Video index
CALL TO ORDER:
Chair Hudson called the meeting to order at 1:30 pm.
ROLL CALL:
Roll Call: 7 members present, 0 members absent, 0 members excused.
REPORT OF POSTING OF AGENDA:
The agenda was available for public access at the City Hall exterior bulletin board (west side of Council Chamber) and the Planning Services counter by 4:00 pm on Thursday, November 6, 2014. A posting of this Agenda can be found on the City's website at: www.palmspringsca.gov.
ACCEPTANCE OF THE AGENDA:
Commissioner Roberts requested Items 1B and 1C pulled from the agenda for further discussion.
Chair Hudson noted his abstention on Item 1A (minutes) as he was not presented at this meeting.
The agenda was accepted unanamously.
PUBLIC COMMENTS:
Chair Hudson opened the public comments portion of the meeting and with no appearances coming forward public comments was closed.
1. CONSENT CALENDAR:
1A. APPROVAL OF MINUTES: OCTOBER 22, 2014
Motion to approved Approve the Planning Commission Minutes of October 22, 2014. Moved by Vice-Chair Klatchko, seconded by Commissioner Weremiuk.
Vote to approved Approve the Planning Commission Minutes of October 22, 2014. (Approved)
ITEMS 1B and 1C WERE HEARD SIMULTANEOUSLY.
1B. 3 SQUARE, LLC, FOR A MAJOR ARCHITECTURAL APPLICATION (MAJ) AND AN ADMINISTRATIVE MINOR MODIFICATION (AMM) TO CONSTRUCT A SINGLE-FAMILY RESIDENCE ON A HILLSIDE LOT LOCATED AT 525 CAMINO CALIENTE, ZONE R-1-A (CASE 3.3771 MAJ / 7.1438 AMM). (KL)
Commissioner Roberts said he is having trouble with staff's recommendation with respect to the Architectural Advisory Review Guidelines and does not think it meets #7, #8 #9 and finds compatibility issues.
Commissioner Weremiuk concurred with Commissioner Roberts.
BRIAN DIEBOLT, Design Concepts, questioned why these issues are being brought up now and not at the architectural level. He clarified that several finishes will have a high level that exceed the neighborhood - they are still choosing the stone and woodwork. He requested to come back in a day or two to show the samples.
Commissioner Roberts commented that the project is not complete.
Commissioner Middleton expressed with the extend of turf in the backyard. The applicant responded that it is artifical turf.
Vice-Chair Klatchko asked about the AAC comments for these projects. Planner Lyon responded that these items were on consent and no comments were made. Vice-Chair Klatchko noted that he agrees that these issues must be resolved since these are substantial homes on hillside.
Commissioner Weremiuk would like to understand the height issues and the way the 2nd story comes up. She does not see the need for the 2nd story and requested it be defined when it comes back to them for review.
Motion to approved To continue to allow the applicant to make changes in the design in the following areas:
Commissioner Roberts expressed the following concerns:
*Compatibility to the neighborhood.
*Surface treaments.
*It needs a greater degree of architectural articulation - it needs to show some movement and character (shoe box shape).
*Variation in surface materials.
*Fenestration could use balancing and reconsideration.
*Height issues and need to get in conformance. Moved by Commissioner Roberts, seconded by Commissioner Weremiuk.
Vote to approved To continue to allow the applicant to make changes in the design in the following areas:
Commissioner Roberts expressed the following concerns:
*Compatibility to the neighborhood.
*Surface treaments.
*It needs a greater degree of architectural articulation - it needs to show some movement and character (shoe box shape).
*Variation in surface materials.
*Fenestration could use balancing and reconsideration.
*Height issues and need to get in conformance. (Approved)
1C. 3 SQUARE, LLC, FOR A MAJOR ARCHITECTURAL APPLICATION (MAJ) AND AN ADMINISTRATIVE MINOR MODIFICATION (AMM) TO CONSTRUCT A SINGLE-FAMILY RESIDENCE ON A HILLSIDE LOT LOCATED AT 587 CAMINO CALIENTE, ZONE R-1-A. (CASE 3.3772 MAJ / 7.1439 AMM). (KL)
Discussion and motion for this item is same as above.
2. PUBLIC HEARINGS:
2A. CONT'D - A REQUEST BY ERIC MCLAUGHLIN OF INTERVENTION 911 FOR APPROVAL OF A CONDITIONAL USE PERMIT (CUP) FOR A SUBSTANCE ABUSE RECOVERY CENTER / ASSISTED LIVING FACILITY USE AT THE ALEXANDER APARTMENTS, AN EXISTING FIVE-UNIT BUILDING LOCATED AT 1425 VIA SOLEDAD, ZONE R-2 (CASE 5.1282 CUP). (KL)
Director Fagg requested Item 2A and 2B to be trailed to the end of the agenda.
Chair Hudson combined Items 2A and 2B and opened the public hearing; and with no appearances coming forward the public hearing was closed.
Director Fagg reported that the mediator for Items 2A and 2B has requested for a continuance to December 10, 2014.
Motion to approved To continue Items 2A and 2B to a date certain of December 10, 2014. Moved by Chair Hudson, seconded by Vice-Chair Klatchko.
Vote to approved To continue Items 2A and 2B to a date certain of December 10, 2014. (Approved)
2B. CONT'D - A REQUEST BY ERIC MCLAUGHLIN OF INTERVENTION 911 FOR APPROVAL OF A CONDITIONAL USE PERMIT (CUP) FOR A SUBSTANCE ABUSE RECOVERY CENTER / ASSISTED LIVING FACILITY USE AT THE PALM TEE HOTEL, AN EXISTING 16-UNIT BUILDING LOCATED AT 1590 EAST PALM CANYON DRIVE ZONE R-2 / R-3 / RESORT COMBINING ZONE (CASE 5.1283 CUP). (KL)
This item was continued, as noted above.
2C. RHSMAX T41, LLC, OWNER FOR A MAJOR ARCHITECTURE APPLICATION AND RE-ADOPTION OF A PREVIOUSLY APPROVED MITIGATED NEGATIVE DECLARATION FOR THE CONSTRUCTION OF A 41-UNIT CONDOMINIUM COMPLEX KNOWN AS VIBRANTE, LOCATED AT 6500 34TH AVENUE, ZONE R-G-A(6), SECTION 30 (CASE 3.3745 MAJ). (GM)
Assistant Planner Mlaker provided background information and presented the proposed project as outlined in the staff report. He outlined the recommendations provided by the AAC at the exhibits and noted a correction to delete condition ENV 3. as noted in the staff memo.
The Commission asked for clarification pertaining to the street width, sideyard setbacks, guest parking and a walk-thru of the project site for the cultural survey.
Commissioner Calerdine noted that this project will be adjacent to the CVAG trail and if any additional landscape will be provided.
Chair Hudson opened the public hearing:
RICK SCOTT, Corman Leigh Companies, stated the minimum street width is 24' and 28' on other street with an over-supply guest parking throughout the project. He addressed the slope and direct access to the bikeway, building separation, technical matters and issues of circulation.
CHARLES MELTON, senior partner, Knitter Partners, provided architectural theme, colors, details for window coverings and shade structures, stucco elements and color concrete block.
CHRIS HERMANN, Hermann Design Group, landscape architect, provided details on the 34th street elevation, entry gates to the rear yards, enhanced landscaping, plant massing and interlocking pavers.
RANDY SCOTT, resides in the neighborhood, expressed concern being surrounded by walls and hoped for more of a community type development.
RICK PURNEL, resides in the neighborhood, spoke about the openess in this neighborhood creating an atmosphere of togetherness.
TRAE DANIEL, resides in the neighborhood, expressed concerned with the gated community and requested a redesign of the project.
WENDY RODGERS, resides in the neighborhood, said she is excited to see this project; however, is concerned with gates and encouraged diversity and improvement of the curb appeal to their neighborhood.
JOANNE HURT, expressed concern with emergency and safety access to the neighborhood other than 34th street.
RICK SCOTT, applicant, explained that this is an approved plan and there are power lines and sewer lines that run throughout 34th Street; this is one of the reasons why the orientation were not facing these lines.
There being no further appearances the public hearing was closed.
Commissioner Weremiuk said listening to the testimony she is in support of having the project redesigned with an extension of Lawrence and Maguerite Streets - so its a continuos neighborhood. The General Plan has a policy not to have gated communities.
Commissioner Roberts asked questions to the applicant pertaining to changing the orientation of seven homes facing the power lines, access to the bike trail and adequate space to build the pools. The applicant responded.
Commissioner Middleton congratulated the applicant for going into this area where there is difficulty and challenges in terms of building. She noted reluctance in approving a project that will gate off a community; she will not support gates.
Commisisoner Calerdine asked about the possibility of narrowing 34th street. The applicant responded about the power poles and major water line and if the road were narrowed it would not be under the roadway. Mr. Calerdine thought this was more street than needed and allow for more landscape.
Savat Khamphou, Assistant Director of Engineering, said there may have been an agreement in the past where the utilities are under the street.
Vice-Chair Klatchko questioned if a redesign of the east entrance would be ameniable to have an open access to the community. The applicant responded that a redesign would be necessary to also make it a secondary primary access point.
Commissioner Calerdine concerned about turning the units around because the entire site plan will have to be redesigned.
Motion to approved To send this project back for a redesign to eliminate the gates based on the General Plan policy and neighborhood testimony; and turn the front units tp face and enter through 34th street. Moved by Commissioner Weremiuk, seconded by Commissioner Middleton.
Vote to approved To send this project back for a redesign to eliminate the gates based on the General Plan policy and neighborhood testimony; and turn the front units tp face and enter through 34th street. (Approved)
A recess was taken at 2:53 pm.
The meeting resumed at 3:03 pm.
2D. PARKER PALM SPRINGS II, LLC, REQUESTING A CONDITIONAL USE PERMIT TO RENOVATE AN EXISTING BANQUET ROOM INTO A RESTAURANT USE LOCATED AT 4200 EAST PALM CANYON DRIVE, ZONE R-3/PD-58 (CASE NO. 5.1354 CUP). (FF)
Planning Director Fagg presented the proposed conditional use permit as outlined in the staff report.
Chair Hudson opened the public hearing:
BRANDAN MC CURLEY, general manager, provided details about converting a banquet space into a restaurant and addressed the parking spaces.
There being no further appearances the public hearing was closed.
Motion to approved Approve subject to conditions. Moved by Commissioner Roberts, seconded by Commissioner Weremiuk.
Vote to approved Approve subject to conditions. (Approved)
2E. A CONDITIONAL USE PERMIT APPLICATION BY SAMUEL RUBIN ON BEHALF OF PAUL BRAZEAU, OWNER FOR APPROVAL OF A MASSAGE OFFICE USE AT AN EXISTING BUILDING LOCATED AT 471 EAST TAHQUITZ CANYON WAY, ZONE: RESORT / ATTRACTION (RA), SECTION 14 SPECIFIC PLAN (CASE 5.1353 CUP). (KL)
Associate Planner Lyon presented the proposed project as outlined in the staff report.
The Commission asked questions pertaining to the floor plan layout.
Chair Hudson opened the public hearing:
SAMUEL RUBIN, certified and licensed massage therapist, commented that all the massage therapists are certified and insured. He indicated that they are based on an on-call basis and explained that he was not aware of the need for a CUP to rent the office space.
PAUL BRAZEAU, building owner, provided details on the floor plan layout and the recent requirement to obtain a CUP; he spoke about the large fees required for a CUP for office space and requested consideration of 2nd story office spcae.
There being no further appearances the public hearing was closed.
Vice-Chair Klatchko requested clarification on continued office uses applying for a CUP and noted concern with small office use and the large fee associated with it.
Motion to approved Approve subject to conditions. Moved by Commissioner Roberts, seconded by Commissioner Weremiuk.
Vote to approved Approve subject to conditions. (Approved)
2F. VIA OLIVERA, LLC FOR A PRELIMINARY PLANNED DEVELOPMENT DISTRICT; MAJOR ARCHITECTURAL AND TENTATIVE PARCEL MAP FOR A FIVE (5) LOT SINGLE-FAMILY RESIDENTIAL SUBDIVISION AT 199 WEST VIA OLIVERA, ZONE R-2, SECTION 3 (CASE NOS. 5.1348 PD 373 / 3.3730 MAJ / TPM 36737). (GM)
Assistant Planner Mlaker presented the proposed project as outlined in the staff report.
Chair Hudson said he was in attendance at the AAC meeting when this project was heard and asked what will be substituted for the gazebo. Planner Mlaker responded the public benefit is that 1/2 of Zanjero Road will be built with curb and gutter.
Chair Hudson opened the public hearing:
project engineer, provided details about replacement of the gazebo with landscaping area per the AAC recommendations.
There being no further appearances the public hearing was closed.
Commissioner Weremiuck expressed concern with the lack of public benefit for the community.
Commissioner Calerdine suggested looking at improving the cross-section road (Zanjero Road) as a public benefit.
Commissioner Middleton noted the lack of landscape and encouraged a greater variety of material and more shading could be provided.
Vice-Chair Klatchko asked about the possibility of an alternative approach for a PDD such as a change of zone.
Assistant Planner Mlaker responded that the gazebo was part of one lot; and when the application was submitted staff asked the applicant to submit a PDD because of the density and original site plan was designed it would not meet the design standards.
The Commission discussed the amount of public benefit proportionate to the project.
Director Fagg noted that without a specific ordinance establishing a specific fee in place which needs to be ESTABLISHIED by City Council.
Director Fagg stated that the concept of proportionality for public benefit - is the amount of the variance being requested proportionatal to what the public benefit is given. This is a small project - streets are not being created and so the public benefit would be less.
Vice-Chair Klatchko noted hesitation because this area is vacant except for the nursing home area directly to the east and this would be a transition from the commercial use to residential. He feels this is a public benefit and an allowance should be given for development in this neighborhood.
Motion to approved Approve subject to conditions and recommend approval to City Council as amended:
-To include a public benefit of solar - 1/4 to 1/2 of the estimated annual use.
-Return with a more irrigated landscape plan - reconsideration be given to the trees to provide shade and withstand the winds. Moved by Commissioner Weremiuk, seconded by Vice-Chair Klatchko.
Vote to approved Approve subject to conditions and recommend approval to City Council as amended:
-To include a public benefit of solar - 1/4 to 1/2 of the estimated annual use.
-Return with a more irrigated landscape plan - reconsideration be given to the trees to provide shade and withstand the winds. (Approved)
2G. ALTA VERDE, LLC, APPLICATION FOR A TENTATIVE TRACT MAP (TTM 36723), TO SUBDIVIDE APPROXIMATELY 7.21 ACRES OF VACANT LAND INTO 14 SINGLE-FAMILY RESIDENTIAL LOTS, A PLANNED DEVELOPMENT DISTRICT (PDD 371) AND MAJOR ARCHITECTURAL APPROVAL TO CONSTRUCT THE PROPOSED 14 SINGLE-FAMILY RESIDENTIAL HOMES WITHIN THE CANYON PARK SPECIFIC AREA LOCATED AT 1000 BOGERT TRAIL, ZONE R-1-B (5.1342-PD 371/TTM 36723). (ER)
Principal Planner Robertson presented the proposed project as outlined in the staff report. He reported that the AAC unanimously recommended approval.
Commissioner Lowe disclosed that he lives on Bogert Trail; however, it is more than 500 feet from the proposed project.
Commissioner Lowe noted there is significant increase in construction on Bogert Trail and side access road and believes the Engineering Dept. needs to take a look at it in terms of additional traffic control.
Commissioner Weremiuk questioned if this project is proposed as gated. Staff responded that is gated and is consistent with the Canyon Specific Plans in this vicinity.
Chair Hudson opened the public hearing:
ANDREW ADLER, Alta Verde Group, president, projects are unique in the area; spoke about the homes being minimal with many sustainable features. He provided details pertaining to the lot layout, site, neighborhood meeting, view corridors and setbacks. Mr. Adler provided an overview on the landscape plan and sustainable features including solar amenities.
SCOTT LYLE, LYLE REALTORS, spoke on behalf Ed and Jill Perry, they attended the neighborhood meeting and the AAC meeting and gave his testimony and approval of the project in maintaining their privacy and especially that its gated.
EMILY HEMPHIL, legal counsel for the applicant, spoke about the public benefit consisting of sustainable features including substantial solar arrays, dual tankless hot water heaters, twin car charging stations in all the homes and all the glass protected by significant overhang. Proposing to bring in the mid-century modern design that Palm Springs has become famous for into the 21st Century with sustainability in mind. In addition, they will be extending the walkway to Bogert Trail. No Casey June beetles on the property.
There being no further appearances the public hearing was closed.
Commissioner Weremiuk expressed concern with the 7 foot high wall and may create a different standard.
Mr. Adler responded that they found with this level of housing and price they thought privacy was very important.
Commissioner Weremiuk said she is supportive of the project with the exception of the 7 foot wall.
Commissioner Roberts commented that this is a beautiful project; however, he has issues with the 7 foot wall and would prefer a 6 foot wall. The applicant said they are ok with the 6 foot wall.
Commissioner Calerdine said he does not have a problem with the 7 foot wall.
Commissioner Middleton said she does not have a concern with the 7 foot wall; however, expressed concern with the gates and doesn't think they are necessary.
Commissioner Roberts said he is not conern with the gates because many of the adjacent properties are gated.
Commissioner Calerine made an amendment to the motion to eliminate the requirement for a six foot wall. No second was made.
Amendment failed.
Motion to approved Approve PDD 371 and recommend the adoption of a Focused EIR and approval of TTM 36723 to the City Council, as amended:
*The wall height shall be 6 feet in height. Moved by Commissioner Weremiuk, seconded by Commissioner Roberts.
Vote to approved Approve PDD 371 and recommend the adoption of a Focused EIR and approval of TTM 36723 to the City Council, as amended:
*The wall height shall be 6 feet in height. (Approved)
2H. PALM SPRINGS PROMENADE, LLC FOR A MAJOR ARCHITECTURAL APPLICATION TO CONSTRUCT A 4-STORY MIXED-USE COMMERCIAL BUILDING CONSISTING OF A 135-ROOM, 71,714-SQUARE FOOT HOTEL AND APPROXIMATELY 5,064-SQUARE FEET OF GROUND FLOOR COMMERCIAL-RETAIL ON BLOCK "F" OF THE MUSEUM MARKET PLAZA SPECIFIC PLAN / DOWNTOWN PALM SPRINGS RENOVATION PROJECT LOCATED AT THE SOUTHWEST CORNER OF BELARDO ROAD AND MAIN STREET, ZONE CBD (CASE 3.3785 MAJ). (DN)
A recess was taken at 4:30 pm.
The meeting resumed at 4:37 pm.
Associate Planner Newell presented the project as outlined in the staff report.
Mr. Newell reported the recommendations made by the Architectural Advisory Committee on its meeting of November 10, 2014. He approached the exhibits and described the changes made to the project.
Associate Planner Newell recommended that the CEQA Analysis be included as an exhibit in the resolution. He noted corrections to the conditions of approval.
The Commission asked questions in reference to:
-Changes made in response to the AAC comments - they are included in the additional overviews provided.
-Has public event space been transfered to the City? - It is City owned and is not the subject of litigation.
-Expansion of museum still under consideration? Will defer to the applicant.
Chair Hudson opened the public hearing:
JOHN WESSMAN, applicant, stated that the overall site plan has not changed. Mr. Wessman pointed out the parcels owned by the City and described the underground parking spaces and the total build-out of the Specific Plan. He introduced the AC Marriott Hotel on Block "F".
CHRIS PARDO, project architect, described the building materials, color palette, balconies, raised pool deck and public event space.
JUDY DEERTRACK, challenged the City to probe more deeply on this development. She questioned to what extend does this project conform to standards of the General Plan. She expressed concern with land use compliance.
FRANK TYSEN, said the building does not belong in Palm Springs and expressed concern with the process of this project and warned the Commission about building the biggest disaster.
EMILY HEMPHILL, legal representation for the developer, addressed public testimony noting that a Specific Plan was done for the entire are in 2009 and yeaers of vision plans; now it is being implemented. She clarified that the Specific Plan does serve as the general plan for this area and a full environmental analysis has been conducted
MICHAEL JOHNSTON, stated that the Museum Market Plaza is the most important project for this city. He requested the proposed hotel not be approved and encouraged hiring an independent urban design consultant who specializes in multi-use public park entertainment spaces that will provide simple guidelines.
There being no further appearances the public hearing was closed.
Chair Hudson disclosed that he had a meeting with Chris Pardo, the architectural designer on this project.
Commissioner Middleton said she attended the AAC meeting in October and noted a vastly improved building particularly in the west end of the building - the drive-through under the building.
Mr. Wessman described the valet parking area and noted that they are currently working with the city for an underground parking garage.
Commissioner Roberts said he attended the AAC meeting when this project was reviewed and clarified that the AAC was very pleased with what came back to them in this round. They had concerns with landscaping and seeing what the other were buildings around - a fly-over of the residential buildings.
Vice-Chair Klatchko brought up the AAC concerns about pedestrian space on the corner of Main Street and needs more public uses along this street. He inquired about this issue. Chris Pardo said they spoke about the railing is a placeholder and will have outdoor active use and 6 feet is too narrow and will reduce where the railing is.
Chair Hudson along the new Main Street towards the museum needs a lot more work; whether pushing the first story back. This view corridor is getting pinched and asked for clarification if there are opportunies to increase the sidewalk experience. John Wessman responded that if they could move it back it will be moved. Chair Hudson suggested that he could work with the city to move over onto the parking structure to allow more leeway for this building.
Commissioner Roberts agreed that what happens with the event space is very critical and is happy to see the residential component of the project. He has concern with the landscaping of the Marriott and it needs to work with the event space landscaping. He said he has to trust the hoteliers that the rooms will sell. He thinks the Marriott will work well and overrall thinks a good design and will work well. He feels comfortable approving the Marriott and moving forward.
Commissioner Weremiuk said she struggled with this; however, she agrees that the hoteliers know if the rooms would sell and would like to see the curb entry sequence a little more dramatic and encouraged pushing the building back is more important than the parking lot. She would like to see it move forward.
Vice-Chair Klatchko shared the concern about about getting the extra foot for pedestrian travel towards the museum pedestrian path by the museum and would like to condition it for the extra two feet.
John Wessman said they can commit to moving the building two feet back.
Commissioner Roberts said he likes the perforated metal and adds shade; he suggested wrapping the outdoor seating around the porte chocere.
Motion to approved To approve, subject to conditions, as amended:
-The entire structure both the ground floor and the hotel room template above will be moved two feet to the south;
-Increase openness at the sidewalk level between the hotel entrance location and the new Belardo Road to provide exterior seating for the adjacent restaurant.
-The west elevation of the building (facing the museum) to recieve more more articulation in the fascade texture change. this will left to the design team.
-Delete ADM 6 - pertaining to the maintenance and repair of sidewalks.
-To incorporate the CEQA findings into the resolution.
-The landscape including the streetscape and the pool area in the back to return as part of an overall plan. Moved by Chair Hudson, seconded by Vice-Chair Klatchko.
Vote to approved To approve, subject to conditions, as amended:
-The entire structure both the ground floor and the hotel room template above will be moved two feet to the south;
-Increase openness at the sidewalk level between the hotel entrance location and the new Belardo Road to provide exterior seating for the adjacent restaurant.
-The west elevation of the building (facing the museum) to recieve more more articulation in the fascade texture change. this will left to the design team.
-Delete ADM 6 - pertaining to the maintenance and repair of sidewalks.
-To incorporate the CEQA findings into the resolution.
-The landscape including the streetscape and the pool area in the back to return as part of an overall plan. (Approved)
2I. CITY OF PALM SPRINGS TO AMEND THE PALM SPRINGS ZONING CODE SECTION 91.00.10 - DEFINITIONS AND SECTIONS 92.00, 92.01, 92.02, 92.03 AND 92.04 - PERMITTED, ACCESSORY AND CONDITIONALLY PERMITTED USES AND TO REPLACE 92.23.14 - ACCESSORY APARTMENT HOUSING IN ITS ENTIRETY (CASE 5.1341 ZTA). (FF)
Commissioner Weremiuk requested a continuance due to the long agenda
Motion to approved To continue to a date certain of November 19, 2014. Moved by Commissioner Middleton, seconded by Commissioner Lowe.
Vote to approved To continue to a date certain of November 19, 2014. (Approved)
3. NEW BUSINESS:
3A. PALM SPRINGS PROMENADE, LLC FOR THE FINAL DEVELOPMENT PLANS OF A PREVIOUSLY APPROVED PLANNED DEVELOPMENT DISTRICT FOR THE CONSTRUCTION OF A 6-STORY HOTEL ON BLOCK "C-1" OF THE MUSEUM MARKET PLAZA SPECIFIC PLAN / DOWNTOWN PALM SPRINGS RENOVATION PROJECT LOCATED AT THE NORTHEAST CORNER OF WEST TAHQUITZ CANYON WAY AND BELARDO ROAD, ZONE CBD (CASE 5.1290 PD-361). (DN)
Associate Planner Newell presented the proposed project as outlined in the staff report and described the modifications made to the project.
Commissioner Calerdine asked about the open space on the corner of Tahquitz Canyon and Palm Canyon. Staff responded that this will be part of the landscape plan coming forward.
Vice-Chair Klatchko asked why the AAC recommend the change to the porte-cochere. Staff responded that is was for more of a preference for the original design - a floating roof.
Director Flinn clarified that the AAC's concern was that the two columns holding up the porte-cochere were different.
Commissioner Weremiuk commented that it's a much better project.
Motion to approved Approve and determined that final development plans are in substantial conformance to preliminary PD. Moved by Commissioner Weremiuk, seconded by Commissioner Lowe.
Vote to approved Approve and determined that final development plans are in substantial conformance to preliminary PD. (Approved)
PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS: None.
PLANNING DIRECTOR'S REPORT:
Director Fagg reported the special meeting will be on November 19th at 11:30 am on the corner of Belardo Road and Museum Way - on the top floor of the parking structure.
ADJOURNMENT:
The Planning Commission adjourned at 6:13 pm to an Adjourned Meeting at 1:30 pm, Wednesday, November 19, 2014, Council Chamber, City Hall, preceded by a tour of the redevelopment progress on the Museum Market Plaza Specific Plan / Palm Springs Downtown Renovation project located northwest of Tahquitz Canyon Way and Palm Canyon Drive.
Nov 12, 2014 Planning Commission
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CALL TO ORDER:
Chair Hudson called the meeting to order at 1:30 pm.
ROLL CALL:
Roll Call: 7 members present, 0 members absent, 0 members excused.
REPORT OF POSTING OF AGENDA:
The agenda was available for public access at the City Hall exterior bulletin board (west side of Council Chamber) and the Planning Services counter by 4:00 pm on Thursday, November 6, 2014. A posting of this Agenda can be found on the City's website at: www.palmspringsca.gov.
ACCEPTANCE OF THE AGENDA:
Commissioner Roberts requested Items 1B and 1C pulled from the agenda for further discussion.
Chair Hudson noted his abstention on Item 1A (minutes) as he was not presented at this meeting.
The agenda was accepted unanamously.
PUBLIC COMMENTS:
Chair Hudson opened the public comments portion of the meeting and with no appearances coming forward public comments was closed.
1. CONSENT CALENDAR:
1A. APPROVAL OF MINUTES: OCTOBER 22, 2014
Motion to approved Approve the Planning Commission Minutes of October 22, 2014. Moved by Vice-Chair Klatchko, seconded by Commissioner Weremiuk.
Vote to approved Approve the Planning Commission Minutes of October 22, 2014. (Approved)
ITEMS 1B and 1C WERE HEARD SIMULTANEOUSLY.
1B. 3 SQUARE, LLC, FOR A MAJOR ARCHITECTURAL APPLICATION (MAJ) AND AN ADMINISTRATIVE MINOR MODIFICATION (AMM) TO CONSTRUCT A SINGLE-FAMILY RESIDENCE ON A HILLSIDE LOT LOCATED AT 525 CAMINO CALIENTE, ZONE R-1-A (CASE 3.3771 MAJ / 7.1438 AMM). (KL)
Commissioner Roberts said he is having trouble with staff's recommendation with respect to the Architectural Advisory Review Guidelines and does not think it meets #7, #8 #9 and finds compatibility issues.
Commissioner Weremiuk concurred with Commissioner Roberts.
BRIAN DIEBOLT, Design Concepts, questioned why these issues are being brought up now and not at the architectural level. He clarified that several finishes will have a high level that exceed the neighborhood - they are still choosing the stone and woodwork. He requested to come back in a day or two to show the samples.
Commissioner Roberts commented that the project is not complete.
Commissioner Middleton expressed with the extend of turf in the backyard. The applicant responded that it is artifical turf.
Vice-Chair Klatchko asked about the AAC comments for these projects. Planner Lyon responded that these items were on consent and no comments were made. Vice-Chair Klatchko noted that he agrees that these issues must be resolved since these are substantial homes on hillside.
Commissioner Weremiuk would like to understand the height issues and the way the 2nd story comes up. She does not see the need for the 2nd story and requested it be defined when it comes back to them for review.
Motion to approved To continue to allow the applicant to make changes in the design in the following areas:
Commissioner Roberts expressed the following concerns:
*Compatibility to the neighborhood.
*Surface treaments.
*It needs a greater degree of architectural articulation - it needs to show some movement and character (shoe box shape).
*Variation in surface materials.
*Fenestration could use balancing and reconsideration.
*Height issues and need to get in conformance. Moved by Commissioner Roberts, seconded by Commissioner Weremiuk.
Vote to approved To continue to allow the applicant to make changes in the design in the following areas:
Commissioner Roberts expressed the following concerns:
*Compatibility to the neighborhood.
*Surface treaments.
*It needs a greater degree of architectural articulation - it needs to show some movement and character (shoe box shape).
*Variation in surface materials.
*Fenestration could use balancing and reconsideration.
*Height issues and need to get in conformance. (Approved)
1C. 3 SQUARE, LLC, FOR A MAJOR ARCHITECTURAL APPLICATION (MAJ) AND AN ADMINISTRATIVE MINOR MODIFICATION (AMM) TO CONSTRUCT A SINGLE-FAMILY RESIDENCE ON A HILLSIDE LOT LOCATED AT 587 CAMINO CALIENTE, ZONE R-1-A. (CASE 3.3772 MAJ / 7.1439 AMM). (KL)
Discussion and motion for this item is same as above.
2. PUBLIC HEARINGS:
2A. CONT'D - A REQUEST BY ERIC MCLAUGHLIN OF INTERVENTION 911 FOR APPROVAL OF A CONDITIONAL USE PERMIT (CUP) FOR A SUBSTANCE ABUSE RECOVERY CENTER / ASSISTED LIVING FACILITY USE AT THE ALEXANDER APARTMENTS, AN EXISTING FIVE-UNIT BUILDING LOCATED AT 1425 VIA SOLEDAD, ZONE R-2 (CASE 5.1282 CUP). (KL)
Director Fagg requested Item 2A and 2B to be trailed to the end of the agenda.
Chair Hudson combined Items 2A and 2B and opened the public hearing; and with no appearances coming forward the public hearing was closed.
Director Fagg reported that the mediator for Items 2A and 2B has requested for a continuance to December 10, 2014.
Motion to approved To continue Items 2A and 2B to a date certain of December 10, 2014. Moved by Chair Hudson, seconded by Vice-Chair Klatchko.
Vote to approved To continue Items 2A and 2B to a date certain of December 10, 2014. (Approved)
2B. CONT'D - A REQUEST BY ERIC MCLAUGHLIN OF INTERVENTION 911 FOR APPROVAL OF A CONDITIONAL USE PERMIT (CUP) FOR A SUBSTANCE ABUSE RECOVERY CENTER / ASSISTED LIVING FACILITY USE AT THE PALM TEE HOTEL, AN EXISTING 16-UNIT BUILDING LOCATED AT 1590 EAST PALM CANYON DRIVE ZONE R-2 / R-3 / RESORT COMBINING ZONE (CASE 5.1283 CUP). (KL)
This item was continued, as noted above.
2C. RHSMAX T41, LLC, OWNER FOR A MAJOR ARCHITECTURE APPLICATION AND RE-ADOPTION OF A PREVIOUSLY APPROVED MITIGATED NEGATIVE DECLARATION FOR THE CONSTRUCTION OF A 41-UNIT CONDOMINIUM COMPLEX KNOWN AS VIBRANTE, LOCATED AT 6500 34TH AVENUE, ZONE R-G-A(6), SECTION 30 (CASE 3.3745 MAJ). (GM)
Assistant Planner Mlaker provided background information and presented the proposed project as outlined in the staff report. He outlined the recommendations provided by the AAC at the exhibits and noted a correction to delete condition ENV 3. as noted in the staff memo.
The Commission asked for clarification pertaining to the street width, sideyard setbacks, guest parking and a walk-thru of the project site for the cultural survey.
Commissioner Calerdine noted that this project will be adjacent to the CVAG trail and if any additional landscape will be provided.
Chair Hudson opened the public hearing:
RICK SCOTT, Corman Leigh Companies, stated the minimum street width is 24' and 28' on other street with an over-supply guest parking throughout the project. He addressed the slope and direct access to the bikeway, building separation, technical matters and issues of circulation.
CHARLES MELTON, senior partner, Knitter Partners, provided architectural theme, colors, details for window coverings and shade structures, stucco elements and color concrete block.
CHRIS HERMANN, Hermann Design Group, landscape architect, provided details on the 34th street elevation, entry gates to the rear yards, enhanced landscaping, plant massing and interlocking pavers.
RANDY SCOTT, resides in the neighborhood, expressed concern being surrounded by walls and hoped for more of a community type development.
RICK PURNEL, resides in the neighborhood, spoke about the openess in this neighborhood creating an atmosphere of togetherness.
TRAE DANIEL, resides in the neighborhood, expressed concerned with the gated community and requested a redesign of the project.
WENDY RODGERS, resides in the neighborhood, said she is excited to see this project; however, is concerned with gates and encouraged diversity and improvement of the curb appeal to their neighborhood.
JOANNE HURT, expressed concern with emergency and safety access to the neighborhood other than 34th street.
RICK SCOTT, applicant, explained that this is an approved plan and there are power lines and sewer lines that run throughout 34th Street; this is one of the reasons why the orientation were not facing these lines.
There being no further appearances the public hearing was closed.
Commissioner Weremiuk said listening to the testimony she is in support of having the project redesigned with an extension of Lawrence and Maguerite Streets - so its a continuos neighborhood. The General Plan has a policy not to have gated communities.
Commissioner Roberts asked questions to the applicant pertaining to changing the orientation of seven homes facing the power lines, access to the bike trail and adequate space to build the pools. The applicant responded.
Commissioner Middleton congratulated the applicant for going into this area where there is difficulty and challenges in terms of building. She noted reluctance in approving a project that will gate off a community; she will not support gates.
Commisisoner Calerdine asked about the possibility of narrowing 34th street. The applicant responded about the power poles and major water line and if the road were narrowed it would not be under the roadway. Mr. Calerdine thought this was more street than needed and allow for more landscape.
Savat Khamphou, Assistant Director of Engineering, said there may have been an agreement in the past where the utilities are under the street.
Vice-Chair Klatchko questioned if a redesign of the east entrance would be ameniable to have an open access to the community. The applicant responded that a redesign would be necessary to also make it a secondary primary access point.
Commissioner Calerdine concerned about turning the units around because the entire site plan will have to be redesigned.
Motion to approved To send this project back for a redesign to eliminate the gates based on the General Plan policy and neighborhood testimony; and turn the front units tp face and enter through 34th street. Moved by Commissioner Weremiuk, seconded by Commissioner Middleton.
Vote to approved To send this project back for a redesign to eliminate the gates based on the General Plan policy and neighborhood testimony; and turn the front units tp face and enter through 34th street. (Approved)
A recess was taken at 2:53 pm.
The meeting resumed at 3:03 pm.
2D. PARKER PALM SPRINGS II, LLC, REQUESTING A CONDITIONAL USE PERMIT TO RENOVATE AN EXISTING BANQUET ROOM INTO A RESTAURANT USE LOCATED AT 4200 EAST PALM CANYON DRIVE, ZONE R-3/PD-58 (CASE NO. 5.1354 CUP). (FF)
Planning Director Fagg presented the proposed conditional use permit as outlined in the staff report.
Chair Hudson opened the public hearing:
BRANDAN MC CURLEY, general manager, provided details about converting a banquet space into a restaurant and addressed the parking spaces.
There being no further appearances the public hearing was closed.
Motion to approved Approve subject to conditions. Moved by Commissioner Roberts, seconded by Commissioner Weremiuk.
Vote to approved Approve subject to conditions. (Approved)
2E. A CONDITIONAL USE PERMIT APPLICATION BY SAMUEL RUBIN ON BEHALF OF PAUL BRAZEAU, OWNER FOR APPROVAL OF A MASSAGE OFFICE USE AT AN EXISTING BUILDING LOCATED AT 471 EAST TAHQUITZ CANYON WAY, ZONE: RESORT / ATTRACTION (RA), SECTION 14 SPECIFIC PLAN (CASE 5.1353 CUP). (KL)
Associate Planner Lyon presented the proposed project as outlined in the staff report.
The Commission asked questions pertaining to the floor plan layout.
Chair Hudson opened the public hearing:
SAMUEL RUBIN, certified and licensed massage therapist, commented that all the massage therapists are certified and insured. He indicated that they are based on an on-call basis and explained that he was not aware of the need for a CUP to rent the office space.
PAUL BRAZEAU, building owner, provided details on the floor plan layout and the recent requirement to obtain a CUP; he spoke about the large fees required for a CUP for office space and requested consideration of 2nd story office spcae.
There being no further appearances the public hearing was closed.
Vice-Chair Klatchko requested clarification on continued office uses applying for a CUP and noted concern with small office use and the large fee associated with it.
Motion to approved Approve subject to conditions. Moved by Commissioner Roberts, seconded by Commissioner Weremiuk.
Vote to approved Approve subject to conditions. (Approved)
2F. VIA OLIVERA, LLC FOR A PRELIMINARY PLANNED DEVELOPMENT DISTRICT; MAJOR ARCHITECTURAL AND TENTATIVE PARCEL MAP FOR A FIVE (5) LOT SINGLE-FAMILY RESIDENTIAL SUBDIVISION AT 199 WEST VIA OLIVERA, ZONE R-2, SECTION 3 (CASE NOS. 5.1348 PD 373 / 3.3730 MAJ / TPM 36737). (GM)
Assistant Planner Mlaker presented the proposed project as outlined in the staff report.
Chair Hudson said he was in attendance at the AAC meeting when this project was heard and asked what will be substituted for the gazebo. Planner Mlaker responded the public benefit is that 1/2 of Zanjero Road will be built with curb and gutter.
Chair Hudson opened the public hearing:
project engineer, provided details about replacement of the gazebo with landscaping area per the AAC recommendations.
There being no further appearances the public hearing was closed.
Commissioner Weremiuck expressed concern with the lack of public benefit for the community.
Commissioner Calerdine suggested looking at improving the cross-section road (Zanjero Road) as a public benefit.
Commissioner Middleton noted the lack of landscape and encouraged a greater variety of material and more shading could be provided.
Vice-Chair Klatchko asked about the possibility of an alternative approach for a PDD such as a change of zone.
Assistant Planner Mlaker responded that the gazebo was part of one lot; and when the application was submitted staff asked the applicant to submit a PDD because of the density and original site plan was designed it would not meet the design standards.
The Commission discussed the amount of public benefit proportionate to the project.
Director Fagg noted that without a specific ordinance establishing a specific fee in place which needs to be ESTABLISHIED by City Council.
Director Fagg stated that the concept of proportionality for public benefit - is the amount of the variance being requested proportionatal to what the public benefit is given. This is a small project - streets are not being created and so the public benefit would be less.
Vice-Chair Klatchko noted hesitation because this area is vacant except for the nursing home area directly to the east and this would be a transition from the commercial use to residential. He feels this is a public benefit and an allowance should be given for development in this neighborhood.
Motion to approved Approve subject to conditions and recommend approval to City Council as amended:
-To include a public benefit of solar - 1/4 to 1/2 of the estimated annual use.
-Return with a more irrigated landscape plan - reconsideration be given to the trees to provide shade and withstand the winds. Moved by Commissioner Weremiuk, seconded by Vice-Chair Klatchko.
Vote to approved Approve subject to conditions and recommend approval to City Council as amended:
-To include a public benefit of solar - 1/4 to 1/2 of the estimated annual use.
-Return with a more irrigated landscape plan - reconsideration be given to the trees to provide shade and withstand the winds. (Approved)
2G. ALTA VERDE, LLC, APPLICATION FOR A TENTATIVE TRACT MAP (TTM 36723), TO SUBDIVIDE APPROXIMATELY 7.21 ACRES OF VACANT LAND INTO 14 SINGLE-FAMILY RESIDENTIAL LOTS, A PLANNED DEVELOPMENT DISTRICT (PDD 371) AND MAJOR ARCHITECTURAL APPROVAL TO CONSTRUCT THE PROPOSED 14 SINGLE-FAMILY RESIDENTIAL HOMES WITHIN THE CANYON PARK SPECIFIC AREA LOCATED AT 1000 BOGERT TRAIL, ZONE R-1-B (5.1342-PD 371/TTM 36723). (ER)
Principal Planner Robertson presented the proposed project as outlined in the staff report. He reported that the AAC unanimously recommended approval.
Commissioner Lowe disclosed that he lives on Bogert Trail; however, it is more than 500 feet from the proposed project.
Commissioner Lowe noted there is significant increase in construction on Bogert Trail and side access road and believes the Engineering Dept. needs to take a look at it in terms of additional traffic control.
Commissioner Weremiuk questioned if this project is proposed as gated. Staff responded that is gated and is consistent with the Canyon Specific Plans in this vicinity.
Chair Hudson opened the public hearing:
ANDREW ADLER, Alta Verde Group, president, projects are unique in the area; spoke about the homes being minimal with many sustainable features. He provided details pertaining to the lot layout, site, neighborhood meeting, view corridors and setbacks. Mr. Adler provided an overview on the landscape plan and sustainable features including solar amenities.
SCOTT LYLE, LYLE REALTORS, spoke on behalf Ed and Jill Perry, they attended the neighborhood meeting and the AAC meeting and gave his testimony and approval of the project in maintaining their privacy and especially that its gated.
EMILY HEMPHIL, legal counsel for the applicant, spoke about the public benefit consisting of sustainable features including substantial solar arrays, dual tankless hot water heaters, twin car charging stations in all the homes and all the glass protected by significant overhang. Proposing to bring in the mid-century modern design that Palm Springs has become famous for into the 21st Century with sustainability in mind. In addition, they will be extending the walkway to Bogert Trail. No Casey June beetles on the property.
There being no further appearances the public hearing was closed.
Commissioner Weremiuk expressed concern with the 7 foot high wall and may create a different standard.
Mr. Adler responded that they found with this level of housing and price they thought privacy was very important.
Commissioner Weremiuk said she is supportive of the project with the exception of the 7 foot wall.
Commissioner Roberts commented that this is a beautiful project; however, he has issues with the 7 foot wall and would prefer a 6 foot wall. The applicant said they are ok with the 6 foot wall.
Commissioner Calerdine said he does not have a problem with the 7 foot wall.
Commissioner Middleton said she does not have a concern with the 7 foot wall; however, expressed concern with the gates and doesn't think they are necessary.
Commissioner Roberts said he is not conern with the gates because many of the adjacent properties are gated.
Commissioner Calerine made an amendment to the motion to eliminate the requirement for a six foot wall. No second was made.
Amendment failed.
Motion to approved Approve PDD 371 and recommend the adoption of a Focused EIR and approval of TTM 36723 to the City Council, as amended:
*The wall height shall be 6 feet in height. Moved by Commissioner Weremiuk, seconded by Commissioner Roberts.
Vote to approved Approve PDD 371 and recommend the adoption of a Focused EIR and approval of TTM 36723 to the City Council, as amended:
*The wall height shall be 6 feet in height. (Approved)
2H. PALM SPRINGS PROMENADE, LLC FOR A MAJOR ARCHITECTURAL APPLICATION TO CONSTRUCT A 4-STORY MIXED-USE COMMERCIAL BUILDING CONSISTING OF A 135-ROOM, 71,714-SQUARE FOOT HOTEL AND APPROXIMATELY 5,064-SQUARE FEET OF GROUND FLOOR COMMERCIAL-RETAIL ON BLOCK "F" OF THE MUSEUM MARKET PLAZA SPECIFIC PLAN / DOWNTOWN PALM SPRINGS RENOVATION PROJECT LOCATED AT THE SOUTHWEST CORNER OF BELARDO ROAD AND MAIN STREET, ZONE CBD (CASE 3.3785 MAJ). (DN)
A recess was taken at 4:30 pm.
The meeting resumed at 4:37 pm.
Associate Planner Newell presented the project as outlined in the staff report.
Mr. Newell reported the recommendations made by the Architectural Advisory Committee on its meeting of November 10, 2014. He approached the exhibits and described the changes made to the project.
Associate Planner Newell recommended that the CEQA Analysis be included as an exhibit in the resolution. He noted corrections to the conditions of approval.
The Commission asked questions in reference to:
-Changes made in response to the AAC comments - they are included in the additional overviews provided.
-Has public event space been transfered to the City? - It is City owned and is not the subject of litigation.
-Expansion of museum still under consideration? Will defer to the applicant.
Chair Hudson opened the public hearing:
JOHN WESSMAN, applicant, stated that the overall site plan has not changed. Mr. Wessman pointed out the parcels owned by the City and described the underground parking spaces and the total build-out of the Specific Plan. He introduced the AC Marriott Hotel on Block "F".
CHRIS PARDO, project architect, described the building materials, color palette, balconies, raised pool deck and public event space.
JUDY DEERTRACK, challenged the City to probe more deeply on this development. She questioned to what extend does this project conform to standards of the General Plan. She expressed concern with land use compliance.
FRANK TYSEN, said the building does not belong in Palm Springs and expressed concern with the process of this project and warned the Commission about building the biggest disaster.
EMILY HEMPHILL, legal representation for the developer, addressed public testimony noting that a Specific Plan was done for the entire are in 2009 and yeaers of vision plans; now it is being implemented. She clarified that the Specific Plan does serve as the general plan for this area and a full environmental analysis has been conducted
MICHAEL JOHNSTON, stated that the Museum Market Plaza is the most important project for this city. He requested the proposed hotel not be approved and encouraged hiring an independent urban design consultant who specializes in multi-use public park entertainment spaces that will provide simple guidelines.
There being no further appearances the public hearing was closed.
Chair Hudson disclosed that he had a meeting with Chris Pardo, the architectural designer on this project.
Commissioner Middleton said she attended the AAC meeting in October and noted a vastly improved building particularly in the west end of the building - the drive-through under the building.
Mr. Wessman described the valet parking area and noted that they are currently working with the city for an underground parking garage.
Commissioner Roberts said he attended the AAC meeting when this project was reviewed and clarified that the AAC was very pleased with what came back to them in this round. They had concerns with landscaping and seeing what the other were buildings around - a fly-over of the residential buildings.
Vice-Chair Klatchko brought up the AAC concerns about pedestrian space on the corner of Main Street and needs more public uses along this street. He inquired about this issue. Chris Pardo said they spoke about the railing is a placeholder and will have outdoor active use and 6 feet is too narrow and will reduce where the railing is.
Chair Hudson along the new Main Street towards the museum needs a lot more work; whether pushing the first story back. This view corridor is getting pinched and asked for clarification if there are opportunies to increase the sidewalk experience. John Wessman responded that if they could move it back it will be moved. Chair Hudson suggested that he could work with the city to move over onto the parking structure to allow more leeway for this building.
Commissioner Roberts agreed that what happens with the event space is very critical and is happy to see the residential component of the project. He has concern with the landscaping of the Marriott and it needs to work with the event space landscaping. He said he has to trust the hoteliers that the rooms will sell. He thinks the Marriott will work well and overrall thinks a good design and will work well. He feels comfortable approving the Marriott and moving forward.
Commissioner Weremiuk said she struggled with this; however, she agrees that the hoteliers know if the rooms would sell and would like to see the curb entry sequence a little more dramatic and encouraged pushing the building back is more important than the parking lot. She would like to see it move forward.
Vice-Chair Klatchko shared the concern about about getting the extra foot for pedestrian travel towards the museum pedestrian path by the museum and would like to condition it for the extra two feet.
John Wessman said they can commit to moving the building two feet back.
Commissioner Roberts said he likes the perforated metal and adds shade; he suggested wrapping the outdoor seating around the porte chocere.
Motion to approved To approve, subject to conditions, as amended:
-The entire structure both the ground floor and the hotel room template above will be moved two feet to the south;
-Increase openness at the sidewalk level between the hotel entrance location and the new Belardo Road to provide exterior seating for the adjacent restaurant.
-The west elevation of the building (facing the museum) to recieve more more articulation in the fascade texture change. this will left to the design team.
-Delete ADM 6 - pertaining to the maintenance and repair of sidewalks.
-To incorporate the CEQA findings into the resolution.
-The landscape including the streetscape and the pool area in the back to return as part of an overall plan. Moved by Chair Hudson, seconded by Vice-Chair Klatchko.
Vote to approved To approve, subject to conditions, as amended:
-The entire structure both the ground floor and the hotel room template above will be moved two feet to the south;
-Increase openness at the sidewalk level between the hotel entrance location and the new Belardo Road to provide exterior seating for the adjacent restaurant.
-The west elevation of the building (facing the museum) to recieve more more articulation in the fascade texture change. this will left to the design team.
-Delete ADM 6 - pertaining to the maintenance and repair of sidewalks.
-To incorporate the CEQA findings into the resolution.
-The landscape including the streetscape and the pool area in the back to return as part of an overall plan. (Approved)
2I. CITY OF PALM SPRINGS TO AMEND THE PALM SPRINGS ZONING CODE SECTION 91.00.10 - DEFINITIONS AND SECTIONS 92.00, 92.01, 92.02, 92.03 AND 92.04 - PERMITTED, ACCESSORY AND CONDITIONALLY PERMITTED USES AND TO REPLACE 92.23.14 - ACCESSORY APARTMENT HOUSING IN ITS ENTIRETY (CASE 5.1341 ZTA). (FF)
Commissioner Weremiuk requested a continuance due to the long agenda
Motion to approved To continue to a date certain of November 19, 2014. Moved by Commissioner Middleton, seconded by Commissioner Lowe.
Vote to approved To continue to a date certain of November 19, 2014. (Approved)
3. NEW BUSINESS:
3A. PALM SPRINGS PROMENADE, LLC FOR THE FINAL DEVELOPMENT PLANS OF A PREVIOUSLY APPROVED PLANNED DEVELOPMENT DISTRICT FOR THE CONSTRUCTION OF A 6-STORY HOTEL ON BLOCK "C-1" OF THE MUSEUM MARKET PLAZA SPECIFIC PLAN / DOWNTOWN PALM SPRINGS RENOVATION PROJECT LOCATED AT THE NORTHEAST CORNER OF WEST TAHQUITZ CANYON WAY AND BELARDO ROAD, ZONE CBD (CASE 5.1290 PD-361). (DN)
Associate Planner Newell presented the proposed project as outlined in the staff report and described the modifications made to the project.
Commissioner Calerdine asked about the open space on the corner of Tahquitz Canyon and Palm Canyon. Staff responded that this will be part of the landscape plan coming forward.
Vice-Chair Klatchko asked why the AAC recommend the change to the porte-cochere. Staff responded that is was for more of a preference for the original design - a floating roof.
Director Flinn clarified that the AAC's concern was that the two columns holding up the porte-cochere were different.
Commissioner Weremiuk commented that it's a much better project.
Motion to approved Approve and determined that final development plans are in substantial conformance to preliminary PD. Moved by Commissioner Weremiuk, seconded by Commissioner Lowe.
Vote to approved Approve and determined that final development plans are in substantial conformance to preliminary PD. (Approved)
PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS: None.
PLANNING DIRECTOR'S REPORT:
Director Fagg reported the special meeting will be on November 19th at 11:30 am on the corner of Belardo Road and Museum Way - on the top floor of the parking structure.
ADJOURNMENT:
The Planning Commission adjourned at 6:13 pm to an Adjourned Meeting at 1:30 pm, Wednesday, November 19, 2014, Council Chamber, City Hall, preceded by a tour of the redevelopment progress on the Museum Market Plaza Specific Plan / Palm Springs Downtown Renovation project located northwest of Tahquitz Canyon Way and Palm Canyon Drive.
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