Reduce the maximum number of hotel rooms to 300 rooms.
Maintain the maximum number of residential units at 650 units.
Remove Block K from the specific plan document and come back at a later time with a separate project/specific plan for Block K.
Height of Block B-1 should be no taller than Block B (40’) in order to keep the visual break in the development.
Line 300: Remove the term “interim connection”.
Line 391: Keep the requirement for maximum mass, as well as the discussion on bulk/massing/human scale on lines 417 and 423.
Line 585: Remove motor scooters and motorbikes as permitted uses, continue to prohibit motorcycle rentals/sales.
Line 587: Allow vintage store, 2^nd hand stores.
Page III-13: Stepback requirements are still unclear.
Maintain view corridors, stepbacks.
Pages IV-1, IV-2: Don’t reduce minimum sidewalk dimension, put in what is actual.

Commissioner Weremiuk:

Remove Block K from the specific plan.
A parking study should be provided.
Lines 124-140: Must make findings #1 – #6 for entitlement approvals.
Line 287: Remove “special events, concerts”.
Line 290: Remove “special events, concerts”.
Page II-7: Doesn’t understand how numbers are calculated – supports a reduction in the number of hotel rooms.
Line 554: Supermarket use should be encouraged.
Table III-1: Consider cannabis uses in the future; require LUP or CUP for vending carts.
Line 584: Allow motor scooters and electric bikes as a permitted use.
Line 587: Allow 2^nd hand stores.
Table III-2: Limit height to 17’ on E, H-1, H-2, and clarify if that height would include mechanicals.
Table III-3: Need explanation of why maximum massing is being eliminated.
Line 682: Clarification needed on the use of stepbacks or the voids/open airspace at discretion of Planning Commission through Major Architectural Application process.
Page III-20: Remove the 10’ limitation for awnings; leave restriction about not extending past the back of curb.
Page III-28: Restrict structures on E, H-1, H-2 to one story in height (except Aluminaire House).
Comments about EIR Addendum:
     o Sustainability – 50% of buildings should meet LEED certification.
     o Recycling should be provided for the residential units.
     o No discussion of solar.
     o Traffic study – no discussion of Complete Streets policies, bike access and parking.
Supports Commissioner Donenfeld’s recommendation of including building face to building face distance in table; and supports Commissioner Calerdine’s recommendation to add view corridor criteria.
Need to stake out the sidewalks and street width and tour site.

Commissioner Calerdine:

Document needs an introduction of why the changes are being proposed, list of amendments, and why we’re making these changes.
Line 140: Add 7^th criterion to address view corridors along Main Street, Andreas.
Page I-6: Provide an explanation as to the change in acreage.
Line 182: Expand the discussion of the change in height to include the switch between Blocks B & E, amend Line 185.
Line 301: Also reference the view of the mountain (This important vista…).
Line 308: Add language that Andreas Road will also provide a view of the mountain.
Line 364: Oppose the reduction of hotel rooms; supports deferral of AC Marriott, also supports market analysis to justify future hotel rooms – the number of hotels should be limited, not the number of units.
Table III-2: Should include setback from back of curb (property line) to face of building in addition to stepback requirements.
Section IV should include discussion of Andreas Road (including streetscape requirements).
Page IV-3: Extension of Main Street through Block K should be identified as “potential”.

Commissioner Middleton:

Dubious of eliminating Block K, but strong and vigilant of “substantial completion” before any action on K-1, K-2.
Block K-1, K-2: Need to see Tribe’s plans before determining development plan, Town & Country will be a link, favors restoration and re-use of Town & Country.
Move forward with residential units.
The specific plan needs clarity in the width of streets and view corridors.
Supportive of the reduction in hotel rooms, but not a 50% reduction (25% reduction would be appropriate).
Line 287: Strike the term “special events, concerts” if redundant, but not if prejudicial.

Commissioner Donenfeld:

The specific plan needs to specify width of streets, view corridors.
Need to include a table that discusses the distance from building face to building face, width of streets, width of sidewalks.
Residential units should be tied to the development of hotel units; require X number of residential units before the next hotel can come online.
Block K should not be eliminated from the plan, but should not be developed until measurable progress is made with development on west side of Palm Canyon.

Commissioner Lowe:

Need an economic analysis before approving a reduction in the number of hotel units.

Chair Klatchko:

Need guidance from consultant on the appropriate number of hotel units and residential units.
Specific plan document needs to clarify both the setback requirements and the stepback requirements.
Need formal guidance from City Attorney on site visits, contact with developers.

Director Fagg reported that several items that the Commission is in agreement can be added to the document and brought back for review for the December 9th meeting. He indicated other items that the Commission is not in agreement may need futher study and research.

Commission Weremiuk suggested setting up a subcommittee to work with staff and review the changes.

Vice-Chair Roberts requested the changes the Commission made be brought back to them for review.

Motion to approve To continue to a date certain of December 9, 2015; and set up a subcommittee to review the changes to the document. Subcommittee to consist of: Weremiuk and Calerdine. Moved by Vice-Chair Roberts, seconded by Chair Klatchko.

Vote to approve To continue to a date certain of December 9, 2015; and set up a subcommittee to review the changes to the document. Subcommittee to consist of: Weremiuk and Calerdine. (Approved)

A recess was taken at 4:54 pm.

The meeting reconvened at 5:05 pm.

2B. CONT'D - PALM SPRINGS PROMENADE, LLC FOR A MAJOR ARCHITECTURAL APPLICATION TO CONSTRUCT A 6-STORY, 112,862-SQ. FT. RESORT HOTEL CONSISTING OF 142-ROOMS, MEETING SPACE, RESTAURANTS, SPA AND FITNESS CENTER ON BLOCK "B-1" OF THE DOWNTOWN PALM SPRINGS PROJECT LOCATED AT THE NORTHEAST CORNER OF BELARDO ROAD AND MAIN STREET, ZONE CBD (CASE 3.3908 MAJ). (DN)

He reported that they were advised that no final action will be taken on this item because it is contingent on Item 2A, Museum Market Plaza Specfic Plan update.

Associate Planner Newell presented the proposed resort hotel as outlined in the staff report.

The Commission commented and/or requested details on:

-Setback requirements for massing on the side streets (Andreas, Main and Market Street).
-Number of residential units.
-Could a condition be placed the additional development be limited to residential?
-Building-to-building widths.

Chair Klatchko opened the public hearing:

JOHN WESSMAN, Wessman Development, provided background details on the hotel; and spoke about the development plans for the project.

CHRIS PARDO, project designer, explained the building to building widths (setbacks) and heights throughout the entire development. Mr. Pardo described the view corridors, the uses, shade study and elevation prespectives using the exhibits and mass model.

JOHN WESSMAN, said they are willing to restrict the total number of hotel rooms to 450 if the Commission desires and commented on the street corner on Tahquitz Canyon.

JUDY DEERTRACK, commented on the CEQA documents that should have went with this project and spoke the mass public expenditure going into this project.

FRANK TYSEN, expressed concern with the height and mass of the development; and urged that economic and parking studies be conducted.

TIM BRUGEMAN, spoke in favor of this hotel; he thinks this hotel will support the downtown corridor and his business.

EMILY HEMPHILL, legal consul for Wessman Development, spoke about attracting the tourist for the up-and-coming generation and commented about the money Wessman has put into this project.

There being no further appearances the public hearing was closed.

Vice-Chair Roberts requested clarification on the minimum sidewalk widths throughout the development. He commented that projects feels off-balance with all the hotels and very little residential. He would like to see a stronger residential residential component.

Commissioner Donenfeld spoke about the building-to-building widths and is not bothered by the "canyon effect". He does not think people with buy downtown residential units. He is inclined to support this and thinks it is a good addition and it makes sense.

Commissioner Middleton said she likes how this will look from the park; this hotel will overlook the park. As you walk out of the museum and look at the park. She cannot find anything else that would be as attractive as the park; will support this use and is inclined on taking up the developer on this being the last hotel for this development.

Commissioner Calerdine said this is an appropriate site for the hotel and wants to move forward.

Commissioner Weremiuk commented the findings specify a balance of commercial and residential development that assures an increasing number of residential homes. She expressed concern with the 3 hotels together on this concern and cannot support it.

Commissioner Lowe said he likes the hotel; however, he would like to get feedback from the City Council because this is a significantly different than was approved in 2009.

Chair Klatchko requested clarification on the car drop off for the hotel, vehicle access points, underground parking and elevators.

Motion to approve To continue to a date certain of December 9, 2015. Moved by Commissioner Lowe, seconded by Commissioner Middleton.

Vote to approve To continue to a date certain of December 9, 2015. (Approved)

2C. PALM SPRINGS COUNTRY CLUB, LLC, FOR A GENERAL PLAN AMENDMENT, PLANNED DEVELOPMENT DISTRICT IN LIEU OF ZONE CHANGE, MAJOR ARCHITECTURAL APPLICATION AND TENTATIVE TRACT MAP FOR THE REDEVELOPMENT OF APPROXIMATELY 125-ACRES OF PREVIOUSLY DISTURBED VACANT LAND FOR 137 ATTACHED RESIDENCES, 292 DETACHED RESIDENCES, STREETS, PRIVATE OPEN SPACE AND PUBLIC PARK LOCATED NORTH OF VERONA ROAD, EAST OF FARRELL DRIVE, NORTH OF JOYCE DRIVE, EAST OF SUNRISE WAY AND SOUTHWEST OF THE WHITEWATER RIVER WASH, SECTION 36 / TOWNSHIP 3 / RANGE 4, AND SECTION 1 / TOWNSHIP 4 / RANGE 4 (CASE NOS. 5.1327 PD-366, ZC, MAJ AND TTM 36691). (DN)

Continued to a date certain of November 18, 2015.

3. UNFINISHED BUSINESS:

3A. PALM SPRINGS PROMENADE, LLC FOR REVIEW OF THE DOWNTOWN PALM SPRINGS RENOVATION PROJECT LANDSCAPE, HARDSCAPE AND LIGHTING, AS REQUIRED BY PROJECT CONDITIONS OF APPROVAL, GENERALLY LOCATED NORTHWEST TAHQUITZ CANYON WAY AND PALM CANYON DRIVE (CASE NOS. 5.1290 PD-361, 3.3605 MAJ, 3.3606 MAJ, 3.3607 MAJ, 3.3785 MAJ). (DN)

Associate Planner Newell provided background information on the proposed landscape, hardscape and lighting concepts for the downtown Museum Market Plaza Specific Plan.

The Commission asked technical questions pertaining to:

-Location and type of bicycle racks that are proposed.
-How will planters will be placed from a walking standpoint?
-The primary tree to the eastside of the Kimpton Hotel on the archway, has it been selected?

Commissioner Weremiuk said she was on the subcommittee that reviewed this project and this is a good project and should go forward. She said the only comment was on Main Street wants to see samples of shade trees that are consistent with the trees on Belardo. And want to see bike racks.

Vice-Chair Roberts questioned if an area on the street should be dilineated for bikes path for Andreas, Main and Belardo. And recycling plan should be a part of this project.

Commissioner Donenfeld questioned on Paseo and Market how will the of planters be placed for an adequate amount of space for pedestrians.

Commissioner Middleton asked if the primary tree to the eastside of the Kimpton Hotel archway has been selected. She is very impressed with hardscape paving.

JOHN WESSMAN, applicant, provided details about the bicycle locations on the property.

TOM DOCZI, landscape architect, provided details on the the overall plant pallette, pavement transition and public seating and benches. He described the pedestrian street on Market Street (hardscape materials consisting of pavers, site furnishings, shade structures, lighting, planters and benches) and proposed bike rack locations. Mr. Doczi answered questions from the Commission.

Motion to approve Approve plans with the following recommendations:

1. Engineering: To incorporate bike lanes on Belardo and bike parking racks into Plan.
2. Site furnishings and lighting to return for review to the AAC and Planning Commission. Moved by Commissioner Weremiuk, seconded by Commissioner Lowe.

Vote to approve Approve plans with the following recommendations:

1. Engineering: To incorporate bike lanes on Belardo and bike parking racks into Plan.
2. Site furnishings and lighting to return for review to the AAC and Planning Commission. (Approved)

4. NEW BUSINESS:

4A. NEW CHURCH II LLC FOR A MAJOR ARCHITECTURAL APPLICATION TO RENOVATE AND MODIFY EXISTING BUILDINGS AND CONSTRUCT A NEW THREE-STORY BUILDING ON AN APPROXIMATELY TWO-ACRE SITE TO OPERATE A 52-ROOM HOTEL LOCATED AT THE NORTHWEST CORNER OF BELARDO ROAD AND BARISTO ROAD (CASE 3.0678 MAJ). (DN)

Continued to a date certain of November 18, 2015.

5. OTHER BUSINESS:

5A. WOODBRIDGE PACIFIC GROUP ON BEHALF OF PALM CANYON 65, LLC FOR THE DEMOLITION OF AN EXISTING COMMERCIAL SITE TO CONSTRUCT A MIXED-USE PROJECT ON 12.4-ACRES CONSISTING OF (60) SINGLE-FAMILY RESIDENCES ON LOTS AVERAGING 5,136-SQUARE FEET IN SIZE, (20) MULTI-FAMILY RESIDENTIAL CONDOMINIUMS AND APPROXIMATELY 17,872-SQUARE FEET OF COMMERCIAL SPACE LOCATED AT 777 SOUTH PALM CANYON DRIVE (CASE NOS. 5.1378 PD-379, ZC 3.3876 MAJ AND TTM 36914). (DN)

Continued to a date certain of November 18, 2015.

PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS:

No comments.

PLANNING DIRECTOR'S REPORT:

Director Fagg recommented on the upcoming 2016 Public Meeting Schedule.

ADJOURNMENT:

The Planning Commission adjourned at 7:11 pm to Wednesday, November 18, 2015, at 1:30 pm, City Hall, Council Chamber, 3200 East Tahquitz Canyon Way.

Nov 12, 2015 Planning Commission

Full agenda
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1A. APPROVAL OF MINUTES: OCTOBER 14, 2015 AND OCTOBER 28, 2015 STUDY SESSION MINUTES

Approve, as submitted.

1B. MEREDITH R. HYATT & RAUL O. ESCAMILLA'S REQUEST FOR A MAJOR ARCHITECTURAL APPLICATION APPROVAL FOR THE CONSTRUCTION OF A ONE-STORY DUPLEX AT 753 EAST COTTONWOOD ROAD, ZONE R-2 (3.2855-MAJ). (ER)

Approve, with changes.

1C. WILLIAM BOLLBACH AND MICHAEL CURCIO FOR A MAJOR ARCHITECTURAL APPLICATION TO CONSTRUCT A 4,756-SQUARE FOOT RESIDENCE ON A VACANT HILLSIDE LOT LOCATED AT 818 WEST STEVENS ROAD, ZONE R-1-A (CASE 3.3798 MAJ AND 7.1481 AMM). (DN)

Continue to a date certain of December 9, 2015.

2. PUBLIC HEARINGS:

2A. CONT'D - APPLICATION BY THE CITY OF PALM SPRINGS TO UPDATE AND AMEND THE MUSEUM MARKET PLAZA SPECIFIC PLAN TO REFLECT PREVIOUS APPROVALS AND MODIFICATIONS, INCLUDING CHANGES TO PERMITTED USES FOR CERTAIN BLOCKS WITHIN THE DEVELOPMENT, CHANGES TO THE MAXIMUM PERMITTED HEIGHT FOR CERTAIN BLOCKS WITHIN THE DEVELOPMENT, REDUCTIONS IN THE OVERALL DEVELOPABLE SQUARE FOOTAGE AND PERMITTED NUMBER OF UNITS, AND OTHER VARIOUS ADMINISTRATIVE CHANGES AND CORRECTIONS (CASE NO. 5.1204 SP A-1). (FF)

Planning Director Fagg provided an overview of the proposed update to the Museum Market Plaza Specific Plan. The Commission discussed and/or requested clarification on the changes.

Vice-Chair Roberts suggested this item be discussed today and perhaps create a subcommitte and then return for review. Commissioners Lowe and Calerdine concurred.

Commissioners Middleton, Donenfeld, Lowe and Chair Klatchko disclosed they toured the site.

Commissioner Lowe disclosed he walked the downtown site.

NICOLE CRISTE, Terrra Nova Planning, (assisted staff with the preparation of the Specific Plan Amendment and EIR Addendum) provided details regarding Block K-1 and K-2 in the extension of the street.

A recess was taken at 3:28 pm.

The meeting reconvened at 3:41 pm.

Vice-Chair Roberts:

Reduce the maximum number of hotel rooms to 300 rooms.
Maintain the maximum number of residential units at 650 units.
Remove Block K from the specific plan document and come back at a later time with a separate project/specific plan for Block K.
Height of Block B-1 should be no taller than Block B (40’) in order to keep the visual break in the development.
Line 300: Remove the term “interim connection”.
Line 391: Keep the requirement for maximum mass, as well as the discussion on bulk/massing/human scale on lines 417 and 423.
Line 585: Remove motor scooters and motorbikes as permitted uses, continue to prohibit motorcycle rentals/sales.
Line 587: Allow vintage store, 2^nd hand stores.
Page III-13: Stepback requirements are still unclear.
Maintain view corridors, stepbacks.
Pages IV-1, IV-2: Don’t reduce minimum sidewalk dimension, put in what is actual.

Commissioner Weremiuk:

Remove Block K from the specific plan.
A parking study should be provided.
Lines 124-140: Must make findings #1 – #6 for entitlement approvals.
Line 287: Remove “special events, concerts”.
Line 290: Remove “special events, concerts”.
Page II-7: Doesn’t understand how numbers are calculated – supports a reduction in the number of hotel rooms.
Line 554: Supermarket use should be encouraged.
Table III-1: Consider cannabis uses in the future; require LUP or CUP for vending carts.
Line 584: Allow motor scooters and electric bikes as a permitted use.
Line 587: Allow 2^nd hand stores.
Table III-2: Limit height to 17’ on E, H-1, H-2, and clarify if that height would include mechanicals.
Table III-3: Need explanation of why maximum massing is being eliminated.
Line 682: Clarification needed on the use of stepbacks or the voids/open airspace at discretion of Planning Commission through Major Architectural Application process.
Page III-20: Remove the 10’ limitation for awnings; leave restriction about not extending past the back of curb.
Page III-28: Restrict structures on E, H-1, H-2 to one story in height (except Aluminaire House).
Comments about EIR Addendum:
     o Sustainability – 50% of buildings should meet LEED certification.
     o Recycling should be provided for the residential units.
     o No discussion of solar.
     o Traffic study – no discussion of Complete Streets policies, bike access and parking.
Supports Commissioner Donenfeld’s recommendation of including building face to building face distance in table; and supports Commissioner Calerdine’s recommendation to add view corridor criteria.
Need to stake out the sidewalks and street width and tour site.

Commissioner Calerdine:

Document needs an introduction of why the changes are being proposed, list of amendments, and why we’re making these changes.
Line 140: Add 7^th criterion to address view corridors along Main Street, Andreas.
Page I-6: Provide an explanation as to the change in acreage.
Line 182: Expand the discussion of the change in height to include the switch between Blocks B & E, amend Line 185.
Line 301: Also reference the view of the mountain (This important vista…).
Line 308: Add language that Andreas Road will also provide a view of the mountain.
Line 364: Oppose the reduction of hotel rooms; supports deferral of AC Marriott, also supports market analysis to justify future hotel rooms – the number of hotels should be limited, not the number of units.
Table III-2: Should include setback from back of curb (property line) to face of building in addition to stepback requirements.
Section IV should include discussion of Andreas Road (including streetscape requirements).
Page IV-3: Extension of Main Street through Block K should be identified as “potential”.

Commissioner Middleton:

Dubious of eliminating Block K, but strong and vigilant of “substantial completion” before any action on K-1, K-2.
Block K-1, K-2: Need to see Tribe’s plans before determining development plan, Town & Country will be a link, favors restoration and re-use of Town & Country.
Move forward with residential units.
The specific plan needs clarity in the width of streets and view corridors.
Supportive of the reduction in hotel rooms, but not a 50% reduction (25% reduction would be appropriate).
Line 287: Strike the term “special events, concerts” if redundant, but not if prejudicial.

Commissioner Donenfeld:

The specific plan needs to specify width of streets, view corridors.
Need to include a table that discusses the distance from building face to building face, width of streets, width of sidewalks.
Residential units should be tied to the development of hotel units; require X number of residential units before the next hotel can come online.
Block K should not be eliminated from the plan, but should not be developed until measurable progress is made with development on west side of Palm Canyon.

Commissioner Lowe:

Need an economic analysis before approving a reduction in the number of hotel units.

Chair Klatchko:

Need guidance from consultant on the appropriate number of hotel units and residential units.
Specific plan document needs to clarify both the setback requirements and the stepback requirements.
Need formal guidance from City Attorney on site visits, contact with developers.