Video index
CALL TO ORDER:
Chair Hudson called the meeting to order at 1:32 pm.
ROLL CALL:
Roll Call: 7 members present, 0 members absent, 0 members excused.
Absent: None
Staff Present: City Attorney Daudt, Planning Director Fagg, Planning Administrative Coordinator Hintz, Assistant Director of Public Works Khamphou, Associate Planner Newell and Principal Planner Robertson
Commissioner Lowe arrived at 1:36 pm.
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, April 16, 2015.
ACCEPTANCE OF THE AGENDA:
Chair Hudson reported that Items 2A and 2E will be moved to the end of the agenda.
Motion to approve The agenda was accepted, as amended. Moved by Commissioner Middleton, seconded by Commissioner Calerdine.
Vote to approve The agenda was accepted, as amended. (Approved)
PUBLIC COMMENTS:
Chair Hudson opened the public hearing:
TRAE DANIEL, Lawrence Crossley Neighborhood Organization, provided a brief history on Mr. Crossley's achievements and requested the street name change from Crossley Road to Lawrence Crossley Road.
MARK WALTHOUR, representing the Desert Highlands Gateway Community, spoke about Mr. Lawrence Crossley's work in the city and in favor of the street name change.
JARVIS CRAWFORD, Palm Springs Black History Committee, president, spoke in support of the street name change from Crossley Road to Lawrence Crossley Road.
BERNARD HOYES, Palm Springs Black History Committee, spoke in support of the street name change from Crossley Road to Lawrence Crossley Road.
LEXINGTON GARRICK, Palm Springs Black History Committee, spoke in support of the street name change from Crossley Road to Lawrence Crossley Road.
There being no further speakers public comments was closed.
1. CONSENT CALENDAR:
1A. APPROVAL OF MINUTES: MARCH 25, 2015 MINUTES
Motion to approve Approve, as amended. Moved by Commissioner Weremiuk, seconded by Commissioner Calerdine.
Vote to approve Approve, as amended. (Approved)
2. PUBLIC HEARINGS:
2B. GANDO PROPERTIES FOR A MAJOR ARCHITECTURAL APPLICATION TO CONSTRUCT AN APPROXIMATE 96,445 SQUARE FEET OFFICE SPACE, WAREHOUSE AND A SELF-STORAGE FACILITY ON AN APPROXIMATE 4.5-ACRE PARCEL AND A VARIANCE APPLICATION SEEKING FOR THE REDUCTION OF SIDE-YARD SETBACKS LOCATED AT THE SOUTH EAST CORNER OF GENE AUTRY TRAIL AND TACHEVAH DRIVE, ZONE M-1-P (CASE 3.3830 MAJ / 6.542 VAR). (ER)
Principal Planner Robertson noted that a revised version of exhibits was distributed at today's meeting and presented the proposed project as outlined in the staff report.
The Commission asked technical questions pertaining to:
-The finished height from grade;
-The zone change arising from a Planned Development District (PDD);
-No articulation along the two buildings (C and D) facing the Escena development.
Commissioner Weremiuk disclosed that she lives at the Escena Development; however, resides more than the 500 feet from the project and has no financial interest other than her home. She also met with a representative of New Valley PS (owner of Escena).
Commissioner Calerdine noted that a driveway is proposed on Gene Autry Trail and confirmed that an encroachment permit from Caltrans would be required.
Chair Hudson opened the public hearing portion of the meeting:
ARIEL VALLI, Valli Architectural Group, project architect, provided details pertaining to the wall height and setback variance along the rear. He was available for questions from the Commission.
L. J. Edgcomb, representing New Valley PS, (owner of Escena), said the reduced setbacks are not proper for this site and expressed concern with the storm drains and height of finished grade.
ARIEL VALLI, applicant, responded to public testimony.
There being no further speakers the public hearing was closed.
Commissioner Roberts clarified that Building C and D would not rise above the grade of the current wall more than 5 or 6 feet. Mr. Valli responded that the maximum is 5.36 feet and made reference to the grading plan and addressed the ridgeline at Building E.
Commissioner Weremiuk stated that she does not feel she can make the finding for #2 to grant special privledge because of the previous zoning designation. She made a motion to deny the Variance request.
Commissioner Calerdine noticed one of the improvements is a trail along Gene Autry Trail and suggested connecting the trail (with temporary asphalt pavement) from the project to the Desert Sun building.
Vice-Chair Klatchko requested staff clarify the adequacy of the storm drainage.
Chair Hudson stated that he sees no hardship for the reduced setbacks from 25 feet to 10 feet on Tachevah. He said that the elevations on Building B need to be studied and the mechanical rooftop equipment will need to be shielded.
Commissioner Roberts said for a project of this size this is a great use for this location. He stated that the way this is being proposed it will not have any visual impact on the neighborhood. Commissioner Roberts suggested increasing the setbacks to 50 ft. (100 ft. is excessive for a one-story) for Building C and D and connecting the trail on Gene Autry.
Commissioner Middleton concurred that this an appropriate use for this site and suggested moving the buildings toward Gene Autry Trail to create move distance from the Escena development.
Motion to approve To continue to a date certain to May 13, 2015; to allow:
1. The applicant to communicate with the neighbor;
2. 50 ft. setbacks along buildings C and D;
3. 25 ft. setbacks along Building B on Tachevah;
4. Articulation of the building facing the residential buildings and buildings facing the street;
5. Connect the meandering sidewalk on Gene Autry Trail between this project and the Desert Sun. Moved by Commissioner Weremiuk, seconded by Commissioner Calerdine.
Vote to approve To continue to a date certain to May 13, 2015; to allow:
1. The applicant to communicate with the neighbor;
2. 50 ft. setbacks along buildings C and D;
3. 25 ft. setbacks along Building B on Tachevah;
4. Articulation of the building facing the residential buildings and buildings facing the street;
5. Connect the meandering sidewalk on Gene Autry Trail between this project and the Desert Sun. (Approved)
2C. SPECTRUM SERVICES (VERIZON WIRELESS) FOR A CONDITIONAL USE PERMIT TO CONSTRUCT A FIFTY-FIVE (55) FOOT TALL MONOPOLE STRUCTURE (DESIGNED AS A PALM TREE) WITH ASSOCIATED EQUIPMENT SHELTER AND A VARIANCE REQUEST TO EXCEED THE MAXIMUM ANTENNA HEIGHT PERMITTED AT A DESERT WATER AGENCY SITE ON SAN JOAQUIN DRIVE, ZONE M-1-P (CASE NOS. 5.1315 CUP & 6.531 VAR). (GM)
Director Fagg reported that staff has requested to continue this item to address a couple of errors in the staff report.
Chair Hudson opened the public hearing and with no speakers coming forward the public hearing was continued.
Commissioner Roberts commented that during a site visit it became apparent the monopole would have no impact to Escena; however, the impact will be to the Dream Homes neighborhood. He suggested landscaping be placed on the east side (San Joaquin).
The Commission further discussed the following items:
-Desert Water Agency will not allow trees on the DWA parcel;
-Redesign of this project and previous version;
-Monopalm design;
-Mitigation of view impacts;
-Establish a subcommittee to review the issues.
Motion to approve To continue to a date certain to May 13 2015; and establish a subcommittee (Roberts and Middleton) to work with the involved parties to resolve the issues. Moved by Commissioner Calerdine, seconded by Commissioner Weremiuk.
Vote to approve To continue to a date certain to May 13 2015; and establish a subcommittee (Roberts and Middleton) to work with the involved parties to resolve the issues. (Approved)
2D. NEW CHURCH II, LLC FOR A GENERAL PLAN AMENDMENT, PLANNED DEVELOPMENT DISTRICT, CONDITIONAL USE PERMIT AND ARCHITECTURAL REVIEW APPLICATION TO RENOVATE EXISTING HISTORIC STRUCTURES AND CONSTRUCT A BANQUET SPACE AND THREE-STORY HOTEL TO OPERATE A 93-ROOM HOTEL WITH RESTAURANT AND ACCESSORY COMMERCIAL USES ON 3.1-ACRES LOCATED AT THE NORTHWEST CORNER OF BARISTO ROAD AND BELARDO ROAD, ZONE R-3 (CASE 5.1345 GPA, PD-372, CUP AND 3.0678 MAJ). (DN)
Associate Planner Newell presented the proposed project consisting of a partial demoliton and construction of a banquet hall and a three-story hotel. He reported this project was reviewed by the Historic Site Preservation Board and was approved with modifications.
Michael Daudt, City Attorney, requested a continuance due to the significant amount of comments were received (including a lengthy letter that came in on April 21, 2015 from the legal representative for the Vineyard Shopping Center) to the first meeting in May. He said the continuance would allow them to provide adequate time and consideration to the response to the comments. Mr. Daudt recommended public the hearing be opened to receive public testimony.
The Commission asked technical questions pertaining to:
-Parking and subterranean driveway width issue;
-Height of adjacent hotels;
-Water impact to the site and mitigation measures to reduce impact;
-High rise ordinance;
-Street and parking spaces for St. Baristo / Parking signs along St. Baristo;
-Waiver requirements for sound decibel levels;
-Rain water system to collect 50% of water for landscaping;
-Minimum street width requirements for the subterranean parking;
-Research prior proposal to close Belardo to accomodate parking issues;
-Restaurant seating capacity and adequate parking.
Chair Hudson opened the public hearing:
RICHARD WEINTRAUB, applicant, said he knows the neighborhood very well and makes an effort to plan project that incorporate into the neighborhood. Mr. Weintraub spoke about acquisition of the property and the costs associated with restoration of the church. He provided details on the restaurant, hotel height, massing and community outreach.
A brief recess was taken at 3:16 pm. The meeting resumed at 3:26 pm.
The public hearing was re-opened:
ARTHUR COON, Miller Starr Regalia, legal representation for Larry Kramer Vineyard Property LLC, said that the mitigated negative declaration is inadequate and a more thorough analysis needs to be done. Mr. Coon said the code was designed to eliminate adverse impact on the surrounding neighborhood and commented on the parking spaces needed, water and air quality usage.
MIKE GUERRA, resides near near proposed project, spoke in support of the Orchid Tree development and renovation of the historic church; however, expressed concern with inadequate parking, the General Plan amendment, mass and entry on Cahuilla.
SAMMY RAFEL, Tennis Club Neighborhood Organization, member, spoke about the parking problems in this area and would like to see at least 200 more parking spaces added.
LARRY KRAMER, Vineyard Shopping Center, owner, said that parking is a major problem and the impact needs to be analyzed more closely.
GREG FRASER, L G's Prime Steakhouse, said they've had ongoing problems parking for 17 years and requested parking be reviewed.
JEANNE YEU, Veneer Dental, office manager, has been in this location for 15 years and due to the increase in tourism and patients - parking is insufficient in this area.
GERARD NOONAN, on behalf of Palm Springs Chamber of Commerce, spoke in full support of the project and pointed out that the existing and new public structure could be utilized.
LARS VIKLUND, Del Marcos Hotel, owner, said he's in favor of the project; however it needs more work relating to the mass and oncerned with the mass, density and parking.
STEPHEN SWAYZ, expressed concern with the General Plan Amendment.
MARIN URSESCU, owns adjacent property, said it's nice something will be built; however, expressed concern with the height and inadequate parking.
ROD CALLAHAN, Desert House Inn, representing the owner, spoke in opposition of the 3-story project and zone change.
RON KASPER, Baristo Condominums, said he is not opposed to the construction and demolition; however is concerned with parking and the zone change.
TIM ERKUES, said Belardo should be the valet parking area and expressed concern with water usage, roof equipment and parking.
JOHN NANOS, expressed concern with the project continually changing and that it will impact the density and traffic and entry on Belardo.
MATT AYLER, spoke in support of the project and noted that there was sufficient parking for the church when it was open. He reiterated that this is downtown.
CAROL HOLMES, said she does not want to see the fabric of the neighborhood changed.
RICHARD WIENTRAUB, said he's worked very hard to comply with the zoning and planning laws and the 300 parking spaces needed is not correct. He spoke about being under tremendous pressure to tear down the church because it is structurally unsafe.
There being no further speakers the public hearing will be continued.
Commissioner Roberts made the following comments:
-The design is beautiful - with the blending of historic and modern;
-Parking needs to be reconsidered;
-Thinks the project could work without rezoning;
-No concerns with the 3-story building except on Belardo.
Commissioner Weremuik made the following comments:
-High-rise ordinance is inappropriate for this area;
-Landscape plan and water issues;
-Consideration that project must be feasible and there is a cost to save the structures;
-Concern with the wall on Belardo.
Commissioner Middleton made the following comments:
-Preserve the neighborhood - one way is preservation of the church and bungalows;
-The project must be financially viable - this project has gorgeous elements;
-Landscape plan to include plant materials - palm trees provide very little shade and artificial grass for large area;
-Solar
-Parking is not adequate for this area; however, it is not the applicant's responsibility to fix all the parking problems. (She suggested possibly working with the city to add a 2nd story for parking to the building across the street.)
-Belardo is the most commercial area; the entry and 3-story is appropriate.
Commissioner Calerdine made the following comments:
Concern with the GPA and change of zone (suggested a PDD);
-Response to comments on environmental document; particularly the analysis on page 17 relating to parking requirements;
-Trade-off will need to be made to preserve the historic church.
Chair Hudson made the following comments:
-The project is much needed and the developer is a perfect match (historic preservation and sensitivity to Palm Springs heritage);
-The project is architecturally breathtaking;
-The 3 story on Belardo is the correct place for this number of rooms; it's a trade-off to preserving buildings and making a project work;
-The contrast between the historic and modern buildings is quite wonderful;
-The AAC comments on possibly pushing back the new building from Cahuilla;
-Parking is the main issue and the traffic on Belardo will continue to become busier esp. with the Downtown project. This project did not cause these problems nor will it solve them. The city needs to confront this issue as a global-wide strategy and consider shared resources of parking.
Commissioner Weremiuk requested the applicant add in the presentation a visual of the view corridors, hotel entry and experience on the various streets.
Mr. Weintraub said for large events (such as weddings) people could use the parking structure (former Desert Fashion Plaza) and get shuttled back to the hotel. He provided details on recycle water use for on-site usage and is happy to work with the city.
Motion to approve To continue the to a date certain of May 13, 2015, to allow the applicant and staff to respond to the written, verbal and legal comments and issues that were raised. Moved by Vice-Chair Klatchko, seconded by Commissioner Weremiuk.
Vote to approve To continue the to a date certain of May 13, 2015, to allow the applicant and staff to respond to the written, verbal and legal comments and issues that were raised. (Approved)
3. NEW BUSINESS:
3A. GANDO PROPERTIES FOR A MAJOR ARCHITECTURAL APPLICATION TO CONSTRUCT AN APPROXIMATELY 116,636-SQ. FT. RV STORAGE, MINI WAREHOUSE AND A 2,090-SQ. FT. OFFICE SPACE ON AN APPROXIMATELY 4.8-ACRE PARCEL LOCATED AT 3690 AIRPORT CENTER DRIVE, ZONE M-1 (3.3838-MAJ). (ER)
Principal Planner Robertson presented the proposed RV storage, mini warehouse and office space.
DAVID GANDOLFO, applicant, said he owns the storage at the airport and he had numerous calls for RV storage.
Commissioner Middleton noted she is an RV owner noted the large size of the storage spaces.
The applicant responded that this is indoor parking for motor homes, RV's and trailers.
Commissioner Weremiuk requested fewer palm trees and more Acaia or Palo Verde trees to provide more shade.
Motion to approve Approve as submitted subject to Conditions, as amended:
-The landscape plan to include Acacia or Palo Verde trees instead of the Palm trees. Moved by Commissioner Weremiuk, seconded by Commissioner Calerdine.
Vote to approve Approve as submitted subject to Conditions, as amended:
-The landscape plan to include Acacia or Palo Verde trees instead of the Palm trees. (Approved)
3B. DOUG JONES FOR A SIGN PROGRAM CONSISTING OF TWO SIGNS AT AN INDUSTRIAL BUILDING LOCATED AT 1258 MONTALVO WAY (CASE 15-001). (GM)
Director Fagg reported that the applicant requested this item be continued to May 13, 2015.
Motion to approve Continue to a date certain of May 13, 2015. Moved by Commissioner Calerdine, seconded by Commissioner Weremiuk.
Vote to approve Continue to a date certain of May 13, 2015. (Approved)
2A. CONT'D - CITY OF PALM SPRINGS FOR A REQUEST TO AMEND THE PALMS SPRINGS ZONING CODE (PSZC) REGARDING THE CULTIVATION OF MEDICAL CANNABIS AND DEVELOPMENT STANDARDS FOR MEDICAL CANNABIS COOPERATIVES OR COLLECTIVES (CASE 51218-D ZTA). (FF)
Director Fagg provided an update on the subcommittee's recommendations relative to the medical cannabis facilities.
Chair Hudson opened the public hearing and with no speakers coming forward the public hearing was closed.
Commissioner Weremiuk asked about placing restrictions for water usage or recycling water.
Director Fagg said this would require further study and would forward the recommendation to the City Council.
Motion to approve Recommend approval to City Council. Moved by Commissioner Weremiuk, seconded by Commissioner Middleton.
Vote to approve Recommend approval to City Council. (Approved)
2E. CITY OF PALM SPRINGS FOR A REQUEST TO AMEND THE PALM SPRINGS ZONING CODE (PSZC) CHAPTERS 92 AND 93 TO MODIFY THE SETBACK REQUIREMENTS AND AESTHETIC STANDARDS FOR CARPORT STRUCTURES IN THE R-2 (LIMITED MULTIPLE-FAMILY RESIDENTIAL AND R-3 (MULTIPLE-FAMILY RESIDENTIAL AND HOTEL) ZONING DISTRICTS (CASE 5.1368 ZTA). (FF)
Director Fagg provided an overview on the proposed zone text amendment relating to carport structures. He pointed out that the encroachment would not be allowed along major and secondary thoroughfares.
Chair Hudson open the public hearing and with no speakers coming forward the public hearing was closed.
Commissioner Calerdine commented that allowing carport structures for the medium density apartments along Andreas (north side of Tahquitz) may be a big improvement.
Commissioner Roberts expressed concern that carports could have a significant impact to the architecture and their neighbors. He thinks the Commission should review these instead of the AAC.
Commissioner Weremiuk concurred and requested the following verbiage:
-Drought tolerent inserted front of the work "ground cover";
-Plantings have drip irrigations and installation of Smart meters.
Commissioners Middleton agreed that having these come for review before the Commission for a trial period on the aesthetics is prudent.
Vice-Chair Klatchko agreed and felt uncomfortable delegating this to the AAC. The AAC should review first and then come to Commission.
Commissioenr Roberts suggested placing these on the consent calender.
Motion to approve Recommend approval to the City Council with the recommendations made by the Commission. Moved by Commissioner Lowe, seconded by Commissioner Middleton.
Vote to approve Recommend approval to the City Council with the recommendations made by the Commission. (Approved)
PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS:
The Commission commented and/or asked for clarification on the following items:
-Add Crossley Road and Vibrante street name change on upcoming agenda;
-Upcoming Water Task board meeting;
-Map for the Crossley track area;
-Water issues: Review new construction is plumbed for gray water for landscaping projects. Consider implementing restrictions on turf on all new construction;
-Cut-off time to accept written public comment;
-Subcommittee could review new water standards coming out in 2016 such as State faucets and toilets, green code and tankless water heaters;
-Costs associated with street name changes;
-The planner's name on staff report;
-Gray water system versus recycled water system.
PLANNING DIRECTOR'S REPORT:
Director Fagg provided an update the on status of the PDD subcommittee.
ADJOURNMENT:
The Planning Commission adjourned at 5:13 pm to Wednesday, May 13, 2015, at 1:30 pm, City Hall, Council Chamber, 3200 East Tahquitz Canyon Way.
Apr 22, 2015 Planning Commission
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CALL TO ORDER:
Chair Hudson called the meeting to order at 1:32 pm.
ROLL CALL:
Roll Call: 7 members present, 0 members absent, 0 members excused.
Absent: None
Staff Present: City Attorney Daudt, Planning Director Fagg, Planning Administrative Coordinator Hintz, Assistant Director of Public Works Khamphou, Associate Planner Newell and Principal Planner Robertson
Commissioner Lowe arrived at 1:36 pm.
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, April 16, 2015.
ACCEPTANCE OF THE AGENDA:
Chair Hudson reported that Items 2A and 2E will be moved to the end of the agenda.
Motion to approve The agenda was accepted, as amended. Moved by Commissioner Middleton, seconded by Commissioner Calerdine.
Vote to approve The agenda was accepted, as amended. (Approved)
PUBLIC COMMENTS:
Chair Hudson opened the public hearing:
TRAE DANIEL, Lawrence Crossley Neighborhood Organization, provided a brief history on Mr. Crossley's achievements and requested the street name change from Crossley Road to Lawrence Crossley Road.
MARK WALTHOUR, representing the Desert Highlands Gateway Community, spoke about Mr. Lawrence Crossley's work in the city and in favor of the street name change.
JARVIS CRAWFORD, Palm Springs Black History Committee, president, spoke in support of the street name change from Crossley Road to Lawrence Crossley Road.
BERNARD HOYES, Palm Springs Black History Committee, spoke in support of the street name change from Crossley Road to Lawrence Crossley Road.
LEXINGTON GARRICK, Palm Springs Black History Committee, spoke in support of the street name change from Crossley Road to Lawrence Crossley Road.
There being no further speakers public comments was closed.
1. CONSENT CALENDAR:
1A. APPROVAL OF MINUTES: MARCH 25, 2015 MINUTES
Motion to approve Approve, as amended. Moved by Commissioner Weremiuk, seconded by Commissioner Calerdine.
Vote to approve Approve, as amended. (Approved)
2. PUBLIC HEARINGS:
2B. GANDO PROPERTIES FOR A MAJOR ARCHITECTURAL APPLICATION TO CONSTRUCT AN APPROXIMATE 96,445 SQUARE FEET OFFICE SPACE, WAREHOUSE AND A SELF-STORAGE FACILITY ON AN APPROXIMATE 4.5-ACRE PARCEL AND A VARIANCE APPLICATION SEEKING FOR THE REDUCTION OF SIDE-YARD SETBACKS LOCATED AT THE SOUTH EAST CORNER OF GENE AUTRY TRAIL AND TACHEVAH DRIVE, ZONE M-1-P (CASE 3.3830 MAJ / 6.542 VAR). (ER)
Principal Planner Robertson noted that a revised version of exhibits was distributed at today's meeting and presented the proposed project as outlined in the staff report.
The Commission asked technical questions pertaining to:
-The finished height from grade;
-The zone change arising from a Planned Development District (PDD);
-No articulation along the two buildings (C and D) facing the Escena development.
Commissioner Weremiuk disclosed that she lives at the Escena Development; however, resides more than the 500 feet from the project and has no financial interest other than her home. She also met with a representative of New Valley PS (owner of Escena).
Commissioner Calerdine noted that a driveway is proposed on Gene Autry Trail and confirmed that an encroachment permit from Caltrans would be required.
Chair Hudson opened the public hearing portion of the meeting:
ARIEL VALLI, Valli Architectural Group, project architect, provided details pertaining to the wall height and setback variance along the rear. He was available for questions from the Commission.
L. J. Edgcomb, representing New Valley PS, (owner of Escena), said the reduced setbacks are not proper for this site and expressed concern with the storm drains and height of finished grade.
ARIEL VALLI, applicant, responded to public testimony.
There being no further speakers the public hearing was closed.
Commissioner Roberts clarified that Building C and D would not rise above the grade of the current wall more than 5 or 6 feet. Mr. Valli responded that the maximum is 5.36 feet and made reference to the grading plan and addressed the ridgeline at Building E.
Commissioner Weremiuk stated that she does not feel she can make the finding for #2 to grant special privledge because of the previous zoning designation. She made a motion to deny the Variance request.
Commissioner Calerdine noticed one of the improvements is a trail along Gene Autry Trail and suggested connecting the trail (with temporary asphalt pavement) from the project to the Desert Sun building.
Vice-Chair Klatchko requested staff clarify the adequacy of the storm drainage.
Chair Hudson stated that he sees no hardship for the reduced setbacks from 25 feet to 10 feet on Tachevah. He said that the elevations on Building B need to be studied and the mechanical rooftop equipment will need to be shielded.
Commissioner Roberts said for a project of this size this is a great use for this location. He stated that the way this is being proposed it will not have any visual impact on the neighborhood. Commissioner Roberts suggested increasing the setbacks to 50 ft. (100 ft. is excessive for a one-story) for Building C and D and connecting the trail on Gene Autry.
Commissioner Middleton concurred that this an appropriate use for this site and suggested moving the buildings toward Gene Autry Trail to create move distance from the Escena development.
Motion to approve To continue to a date certain to May 13, 2015; to allow:
1. The applicant to communicate with the neighbor;
2. 50 ft. setbacks along buildings C and D;
3. 25 ft. setbacks along Building B on Tachevah;
4. Articulation of the building facing the residential buildings and buildings facing the street;
5. Connect the meandering sidewalk on Gene Autry Trail between this project and the Desert Sun. Moved by Commissioner Weremiuk, seconded by Commissioner Calerdine.
Vote to approve To continue to a date certain to May 13, 2015; to allow:
1. The applicant to communicate with the neighbor;
2. 50 ft. setbacks along buildings C and D;
3. 25 ft. setbacks along Building B on Tachevah;
4. Articulation of the building facing the residential buildings and buildings facing the street;
5. Connect the meandering sidewalk on Gene Autry Trail between this project and the Desert Sun. (Approved)
2C. SPECTRUM SERVICES (VERIZON WIRELESS) FOR A CONDITIONAL USE PERMIT TO CONSTRUCT A FIFTY-FIVE (55) FOOT TALL MONOPOLE STRUCTURE (DESIGNED AS A PALM TREE) WITH ASSOCIATED EQUIPMENT SHELTER AND A VARIANCE REQUEST TO EXCEED THE MAXIMUM ANTENNA HEIGHT PERMITTED AT A DESERT WATER AGENCY SITE ON SAN JOAQUIN DRIVE, ZONE M-1-P (CASE NOS. 5.1315 CUP & 6.531 VAR). (GM)
Director Fagg reported that staff has requested to continue this item to address a couple of errors in the staff report.
Chair Hudson opened the public hearing and with no speakers coming forward the public hearing was continued.
Commissioner Roberts commented that during a site visit it became apparent the monopole would have no impact to Escena; however, the impact will be to the Dream Homes neighborhood. He suggested landscaping be placed on the east side (San Joaquin).
The Commission further discussed the following items:
-Desert Water Agency will not allow trees on the DWA parcel;
-Redesign of this project and previous version;
-Monopalm design;
-Mitigation of view impacts;
-Establish a subcommittee to review the issues.
Motion to approve To continue to a date certain to May 13 2015; and establish a subcommittee (Roberts and Middleton) to work with the involved parties to resolve the issues. Moved by Commissioner Calerdine, seconded by Commissioner Weremiuk.
Vote to approve To continue to a date certain to May 13 2015; and establish a subcommittee (Roberts and Middleton) to work with the involved parties to resolve the issues. (Approved)
2D. NEW CHURCH II, LLC FOR A GENERAL PLAN AMENDMENT, PLANNED DEVELOPMENT DISTRICT, CONDITIONAL USE PERMIT AND ARCHITECTURAL REVIEW APPLICATION TO RENOVATE EXISTING HISTORIC STRUCTURES AND CONSTRUCT A BANQUET SPACE AND THREE-STORY HOTEL TO OPERATE A 93-ROOM HOTEL WITH RESTAURANT AND ACCESSORY COMMERCIAL USES ON 3.1-ACRES LOCATED AT THE NORTHWEST CORNER OF BARISTO ROAD AND BELARDO ROAD, ZONE R-3 (CASE 5.1345 GPA, PD-372, CUP AND 3.0678 MAJ). (DN)
Associate Planner Newell presented the proposed project consisting of a partial demoliton and construction of a banquet hall and a three-story hotel. He reported this project was reviewed by the Historic Site Preservation Board and was approved with modifications.
Michael Daudt, City Attorney, requested a continuance due to the significant amount of comments were received (including a lengthy letter that came in on April 21, 2015 from the legal representative for the Vineyard Shopping Center) to the first meeting in May. He said the continuance would allow them to provide adequate time and consideration to the response to the comments. Mr. Daudt recommended public the hearing be opened to receive public testimony.
The Commission asked technical questions pertaining to:
-Parking and subterranean driveway width issue;
-Height of adjacent hotels;
-Water impact to the site and mitigation measures to reduce impact;
-High rise ordinance;
-Street and parking spaces for St. Baristo / Parking signs along St. Baristo;
-Waiver requirements for sound decibel levels;
-Rain water system to collect 50% of water for landscaping;
-Minimum street width requirements for the subterranean parking;
-Research prior proposal to close Belardo to accomodate parking issues;
-Restaurant seating capacity and adequate parking.
Chair Hudson opened the public hearing:
RICHARD WEINTRAUB, applicant, said he knows the neighborhood very well and makes an effort to plan project that incorporate into the neighborhood. Mr. Weintraub spoke about acquisition of the property and the costs associated with restoration of the church. He provided details on the restaurant, hotel height, massing and community outreach.
A brief recess was taken at 3:16 pm. The meeting resumed at 3:26 pm.
The public hearing was re-opened:
ARTHUR COON, Miller Starr Regalia, legal representation for Larry Kramer Vineyard Property LLC, said that the mitigated negative declaration is inadequate and a more thorough analysis needs to be done. Mr. Coon said the code was designed to eliminate adverse impact on the surrounding neighborhood and commented on the parking spaces needed, water and air quality usage.
MIKE GUERRA, resides near near proposed project, spoke in support of the Orchid Tree development and renovation of the historic church; however, expressed concern with inadequate parking, the General Plan amendment, mass and entry on Cahuilla.
SAMMY RAFEL, Tennis Club Neighborhood Organization, member, spoke about the parking problems in this area and would like to see at least 200 more parking spaces added.
LARRY KRAMER, Vineyard Shopping Center, owner, said that parking is a major problem and the impact needs to be analyzed more closely.
GREG FRASER, L G's Prime Steakhouse, said they've had ongoing problems parking for 17 years and requested parking be reviewed.
JEANNE YEU, Veneer Dental, office manager, has been in this location for 15 years and due to the increase in tourism and patients - parking is insufficient in this area.
GERARD NOONAN, on behalf of Palm Springs Chamber of Commerce, spoke in full support of the project and pointed out that the existing and new public structure could be utilized.
LARS VIKLUND, Del Marcos Hotel, owner, said he's in favor of the project; however it needs more work relating to the mass and oncerned with the mass, density and parking.
STEPHEN SWAYZ, expressed concern with the General Plan Amendment.
MARIN URSESCU, owns adjacent property, said it's nice something will be built; however, expressed concern with the height and inadequate parking.
ROD CALLAHAN, Desert House Inn, representing the owner, spoke in opposition of the 3-story project and zone change.
RON KASPER, Baristo Condominums, said he is not opposed to the construction and demolition; however is concerned with parking and the zone change.
TIM ERKUES, said Belardo should be the valet parking area and expressed concern with water usage, roof equipment and parking.
JOHN NANOS, expressed concern with the project continually changing and that it will impact the density and traffic and entry on Belardo.
MATT AYLER, spoke in support of the project and noted that there was sufficient parking for the church when it was open. He reiterated that this is downtown.
CAROL HOLMES, said she does not want to see the fabric of the neighborhood changed.
RICHARD WIENTRAUB, said he's worked very hard to comply with the zoning and planning laws and the 300 parking spaces needed is not correct. He spoke about being under tremendous pressure to tear down the church because it is structurally unsafe.
There being no further speakers the public hearing will be continued.
Commissioner Roberts made the following comments:
-The design is beautiful - with the blending of historic and modern;
-Parking needs to be reconsidered;
-Thinks the project could work without rezoning;
-No concerns with the 3-story building except on Belardo.
Commissioner Weremuik made the following comments:
-High-rise ordinance is inappropriate for this area;
-Landscape plan and water issues;
-Consideration that project must be feasible and there is a cost to save the structures;
-Concern with the wall on Belardo.
Commissioner Middleton made the following comments:
-Preserve the neighborhood - one way is preservation of the church and bungalows;
-The project must be financially viable - this project has gorgeous elements;
-Landscape plan to include plant materials - palm trees provide very little shade and artificial grass for large area;
-Solar
-Parking is not adequate for this area; however, it is not the applicant's responsibility to fix all the parking problems. (She suggested possibly working with the city to add a 2nd story for parking to the building across the street.)
-Belardo is the most commercial area; the entry and 3-story is appropriate.
Commissioner Calerdine made the following comments:
Concern with the GPA and change of zone (suggested a PDD);
-Response to comments on environmental document; particularly the analysis on page 17 relating to parking requirements;
-Trade-off will need to be made to preserve the historic church.
Chair Hudson made the following comments:
-The project is much needed and the developer is a perfect match (historic preservation and sensitivity to Palm Springs heritage);
-The project is architecturally breathtaking;
-The 3 story on Belardo is the correct place for this number of rooms; it's a trade-off to preserving buildings and making a project work;
-The contrast between the historic and modern buildings is quite wonderful;
-The AAC comments on possibly pushing back the new building from Cahuilla;
-Parking is the main issue and the traffic on Belardo will continue to become busier esp. with the Downtown project. This project did not cause these problems nor will it solve them. The city needs to confront this issue as a global-wide strategy and consider shared resources of parking.
Commissioner Weremiuk requested the applicant add in the presentation a visual of the view corridors, hotel entry and experience on the various streets.
Mr. Weintraub said for large events (such as weddings) people could use the parking structure (former Desert Fashion Plaza) and get shuttled back to the hotel. He provided details on recycle water use for on-site usage and is happy to work with the city.
Motion to approve To continue the to a date certain of May 13, 2015, to allow the applicant and staff to respond to the written, verbal and legal comments and issues that were raised. Moved by Vice-Chair Klatchko, seconded by Commissioner Weremiuk.
Vote to approve To continue the to a date certain of May 13, 2015, to allow the applicant and staff to respond to the written, verbal and legal comments and issues that were raised. (Approved)
3. NEW BUSINESS:
3A. GANDO PROPERTIES FOR A MAJOR ARCHITECTURAL APPLICATION TO CONSTRUCT AN APPROXIMATELY 116,636-SQ. FT. RV STORAGE, MINI WAREHOUSE AND A 2,090-SQ. FT. OFFICE SPACE ON AN APPROXIMATELY 4.8-ACRE PARCEL LOCATED AT 3690 AIRPORT CENTER DRIVE, ZONE M-1 (3.3838-MAJ). (ER)
Principal Planner Robertson presented the proposed RV storage, mini warehouse and office space.
DAVID GANDOLFO, applicant, said he owns the storage at the airport and he had numerous calls for RV storage.
Commissioner Middleton noted she is an RV owner noted the large size of the storage spaces.
The applicant responded that this is indoor parking for motor homes, RV's and trailers.
Commissioner Weremiuk requested fewer palm trees and more Acaia or Palo Verde trees to provide more shade.
Motion to approve Approve as submitted subject to Conditions, as amended:
-The landscape plan to include Acacia or Palo Verde trees instead of the Palm trees. Moved by Commissioner Weremiuk, seconded by Commissioner Calerdine.
Vote to approve Approve as submitted subject to Conditions, as amended:
-The landscape plan to include Acacia or Palo Verde trees instead of the Palm trees. (Approved)
3B. DOUG JONES FOR A SIGN PROGRAM CONSISTING OF TWO SIGNS AT AN INDUSTRIAL BUILDING LOCATED AT 1258 MONTALVO WAY (CASE 15-001). (GM)
Director Fagg reported that the applicant requested this item be continued to May 13, 2015.
Motion to approve Continue to a date certain of May 13, 2015. Moved by Commissioner Calerdine, seconded by Commissioner Weremiuk.
Vote to approve Continue to a date certain of May 13, 2015. (Approved)
2A. CONT'D - CITY OF PALM SPRINGS FOR A REQUEST TO AMEND THE PALMS SPRINGS ZONING CODE (PSZC) REGARDING THE CULTIVATION OF MEDICAL CANNABIS AND DEVELOPMENT STANDARDS FOR MEDICAL CANNABIS COOPERATIVES OR COLLECTIVES (CASE 51218-D ZTA). (FF)
Director Fagg provided an update on the subcommittee's recommendations relative to the medical cannabis facilities.
Chair Hudson opened the public hearing and with no speakers coming forward the public hearing was closed.
Commissioner Weremiuk asked about placing restrictions for water usage or recycling water.
Director Fagg said this would require further study and would forward the recommendation to the City Council.
Motion to approve Recommend approval to City Council. Moved by Commissioner Weremiuk, seconded by Commissioner Middleton.
Vote to approve Recommend approval to City Council. (Approved)
2E. CITY OF PALM SPRINGS FOR A REQUEST TO AMEND THE PALM SPRINGS ZONING CODE (PSZC) CHAPTERS 92 AND 93 TO MODIFY THE SETBACK REQUIREMENTS AND AESTHETIC STANDARDS FOR CARPORT STRUCTURES IN THE R-2 (LIMITED MULTIPLE-FAMILY RESIDENTIAL AND R-3 (MULTIPLE-FAMILY RESIDENTIAL AND HOTEL) ZONING DISTRICTS (CASE 5.1368 ZTA). (FF)
Director Fagg provided an overview on the proposed zone text amendment relating to carport structures. He pointed out that the encroachment would not be allowed along major and secondary thoroughfares.
Chair Hudson open the public hearing and with no speakers coming forward the public hearing was closed.
Commissioner Calerdine commented that allowing carport structures for the medium density apartments along Andreas (north side of Tahquitz) may be a big improvement.
Commissioner Roberts expressed concern that carports could have a significant impact to the architecture and their neighbors. He thinks the Commission should review these instead of the AAC.
Commissioner Weremiuk concurred and requested the following verbiage:
-Drought tolerent inserted front of the work "ground cover";
-Plantings have drip irrigations and installation of Smart meters.
Commissioners Middleton agreed that having these come for review before the Commission for a trial period on the aesthetics is prudent.
Vice-Chair Klatchko agreed and felt uncomfortable delegating this to the AAC. The AAC should review first and then come to Commission.
Commissioenr Roberts suggested placing these on the consent calender.
Motion to approve Recommend approval to the City Council with the recommendations made by the Commission. Moved by Commissioner Lowe, seconded by Commissioner Middleton.
Vote to approve Recommend approval to the City Council with the recommendations made by the Commission. (Approved)
PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS:
The Commission commented and/or asked for clarification on the following items:
-Add Crossley Road and Vibrante street name change on upcoming agenda;
-Upcoming Water Task board meeting;
-Map for the Crossley track area;
-Water issues: Review new construction is plumbed for gray water for landscaping projects. Consider implementing restrictions on turf on all new construction;
-Cut-off time to accept written public comment;
-Subcommittee could review new water standards coming out in 2016 such as State faucets and toilets, green code and tankless water heaters;
-Costs associated with street name changes;
-The planner's name on staff report;
-Gray water system versus recycled water system.
PLANNING DIRECTOR'S REPORT:
Director Fagg provided an update the on status of the PDD subcommittee.
ADJOURNMENT:
The Planning Commission adjourned at 5:13 pm to Wednesday, May 13, 2015, at 1:30 pm, City Hall, Council Chamber, 3200 East Tahquitz Canyon Way.
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