CALL TO ORDER:
Chair Klatchko called the meeting to order at 1:37 pm.
Roll Call: 7 members present, 0 members absent, 0 members excused.
Staff Liaisons: Flinn Fagg, AICP, Director of Planning Services Michael Daudt, City Attorney Terri Hintz, Planning Administrative Coordinator Savat Khamphou, Assistant Director of Public Works David Newell, Associate Planner
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 9:00 pm on Thursday, November 12, 2015.
ACCEPTANCE OF THE AGENDA:
The agenda was accepted, as presented.
Chair Klatchko opened public comments:
MIKE GUERRA, (in reference to Item 2A, spoke in support of the development and requested approval.
STEVE HOFFMAN, (in reference to Item 2A) spoke in favor of the Orchid Tree proposal.
FRANK TYSEN, chairman, TRENO, (in reference to Item 2A), spoke in support of the Orchid Tree proposal. He urged projects be built according to the rules.
ALLEN WORTHY, spoke in opposition to the Downtown project and urged more affordable housing in the city.
SETTIE GARVER, (in reference to Item 1A) expressed concern with increased noise and traffic that with the proposal.
There being no further speakers the public comments was closed.
1. PUBLIC HEARING:
1A. 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)
Associate Planner Newell described the existing development and presented the proposed development. He provided an overview of the phasing plan, access roads and conceptual plans and developmental proposal.
The Commission commented and/or asked technical questions relating to:
-Alternative road to access the CV link route;
-Proposed off-site traffic improvements and drainage;
-Alignment of streets with existing development;
-Height of the mobile homes on the north side;
-Details on the outreach neighborhood meetings with adjacent surrounding developments;
-Concern with gated development;
-Phasing and development standards;
Associate Planner Newell directed the Commission to page 9 of the staff report and summarized the public benefits for the project.
Chair Klatchko opened the public hearing:
ERIC TAYLOR, applicant, provided details on the history of the golf course, neighborhood outreach meetings, upkeep of property, pedestrian and street connectivity and land plan design. Mr. Taylor provided an overview on lot line adjustments, CV link alignment, gates, emergency access roads, building height, design, density and public benefit.
A recess was taken at 3:43 pm.
The meeting reconvened at 3:57 pm.
Chair Klatchko re-opened the public hearing:
TONY BARDEN, commended the applicant for going before the HOA's; however, questioned mitigation issues for increased traffic from Whitewater Club Drive.
DONNA BUCKINGER, resides in PS Country Club, said she would be happy to have this gated-community next adjacent to them and likes what has been presented so far.
FRED FABRICANT, resides in PS Country Club, said there has been no official board action regarding discussion with the applicant in reference to property line and type of fence or wall separating his property from the Phase II property.
TERI MC COPPIN, resides in phase I of PS Country Club, appreciates the idea of development; however, expressed concern with the density (including green area in the wash), increased traffic and increased water usage.
JIM RUSH, Four Seasons, general manager, said the benefit to their community is that this development will get rid of sand and motorcycles in the abandoned golf course; he said Golden Sands - is hoping a road will be addressed in the future.
BILL BARRY, member, Four Seasons CV Link Committee, spoke in support of Serena Park development especially the redirection of the northern CV link through their community and the levy.
DENISE JANSSEN EAGER, Phase I, PS Country Club, expressed concern with the density that will severly impact the traffic congestion.
NORA WILLIAMS, Alexander Estates II HOA, president, said it appears that alot has been done to minimize the impact to their homes. She expressed concern that nothing has been codified and would like to see something more concrete.
KENNETH LEE, resides at Alexander Club Estates, does not think this is low density and ground coverage should not exceed 35% maximum lot coverage.
RICHARD PEREYRA, Palm Springs Country Club, Phase III, homeowner, said all the roads are up against Palm Springs Country Club and suggested diverting the road to the outer edge of the property.
DEAN WEBER, representing the president of HOA, Phase I, PS Country Club, said the developer have been good neighbors and agreed to what they have asked for; he requested extreme consideration be given to move this project along.
VICTOR DUFOUR, resides in Palm Springs Country Club, spoke in support of the General Plan Amendment; said the the density is low and likes the likes the cluster of living units.
KRISTY ANDERSON, she would like the developer to go back to original plan to mitigate crime and keep her views.
BILL BOWDEN, Phase V, PS Country Club, does not think it will be a great benefit because they will lose the open-space.
CHRIS EAGER, Phase I of Palm Springs Country Club, concerned with increased traffic and density of the project.
FRANK TYSEN, on behalf of ABCD, A Better Community for Development, questioned if the community is being over-developed and the benefits to the community.
LES YOUNG, Four Seasons resident, said this development will benefit them from the sand blowing and noted that it is not a beautiful view.
ERIC TAYLOR, applicant, responded to public testimony, said they are willing to put it writing and are happy to do it.
There being no further appearances the public hearing was closed.
Chair Klatchko said with the questions from the Commission he's sensing this should come back as a study session for further discussion.
Commissioner Caledine thinks a study session is very appropriate. There are big issues that need to be addressed and need to get a better handle on them.
Chair Klatchko suggested each Commissioner submit their questions to the Planning Director.
Commissioner Weremiuk suggested framing the study session as to what they would look at for a General Plan Amendment when a golf course is being converted into a different use.
Commissioner Lowe would the Engineering Department take part in this study session with the numerous traffic concerns.
Commissioner Middleton wants to see if it's feasible to extend Barona Road to Gene Autry Trail that would substantially mitigate the traffic heading south in Gene Autry neighborhood. Also, wants to re-emphasize that the developer who has done extraordinary effort reach out to the community.
The Commission requested the following items:
-Letters from the adjacent HOA's stating if they are in in support of this development or their concerns.
-Full-size exhibits are needed to understand this development.
-Provide in writing to the adjacent HOA's what the developer has agreed to do.
-Looking at standards in ways of maximizing the placement of the house on the lots for placement of swimming pools etc.
-Update on plans on revisions made.
-Staff communicate with CVAG for their opinion comments on the CV link.
-A comparison of standards with the Small Lot Ordinance.
Motion to approve To continue to a date uncertain to schedule a study session. Moved by Commissioner Calerdine, seconded by Commissioner Donenfeld.
Vote to approve To continue to a date uncertain to schedule a study session. (Approved)
A five minute recess was taken at 4:52 pm.
The meeting resumed at 4:58 pm.
2. NEW BUSINESS:
2A. 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)
Associate Planner Newell presented the proposed renovation, partial demolition and construction as outlined in the staff report.
The Commission commented and/or requested asked technical questions pertaining to:
-Are three windows along the Belardo elevation all hallways?
-How will the tandem parking be used by the hotel guests?
-Commend the applicant for a beautiful project that fits well into the neighborhood.
-Have the issues been resolved with the AAC in terms of the landscape?
-What will happen to the church in the interim?
-Has the minimum landscape been defined?
-Does the applicant agree with the HSPS's comment on the repetitive nature?
RICHARD WEINTRAUB, applicant, said they received unanimous support from the the surrounding neighborhoods. Mr. Weintraub commented on the parking, windows along the Belardo elevation, landscaping including a gray water system to allow very lush, exotic plantings, photovoltaic and restoration of the church.
require: go back to AAC for landscape and PC with grey water and lush material to go back to the AAC. as a consent calendar.
Motion to approve Approve, with conditions subject to:
-The landscape to return to the AAC and Planning Commission (consent calendar) with the inclusion if the gray water system can be installed to provide lush landscaping in the interior and zero scape on the exterior. Moved by Commissioner Weremiuk, seconded by Commissioner Lowe.
Vote to approve Approve, with conditions subject to:
-The landscape to return to the AAC and Planning Commission (consent calendar) with the inclusion if the gray water system can be installed to provide lush landscaping in the interior and zero scape on the exterior. (Approved)
3. OTHER BUSINESS:
3A. 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)
Planning Director Fagg provided a comparison of the proposed small lot ordinance and the proposed development.
TODD CUNNINGHAM, president, Woodbridge Pacific Group, provided details on the site and floor plans, the second-floor element, elevations, open-space, and original concept for the trail. Mr. Cunningham addressed the live-work units and parking spaces; noting that the speed limit is 40 miles per hour on Palm Canyon compared to downtown. He emphasized that this area is not walkable and needs to be treated differently.
Vice-Chair Roberts commented and/or requested clarification on:
-Looks like a great project;
Director Fagg explained that there is not a market live/work units in Palm Springs - across the street at the Cameron and would be saturating the area where there is not a market. More in support of the commercial space - the context on south Palm Canyon front directly on the street - prefers to preserve this pattern. It is not a pedestrian friendly area - prefers to see the parking behind the building. Can look at having on-street parking for the first floor.
Commissioner Donenfeld said its no question that it should be retail and we are not ready for live/work units. He noted that a lot of merchants like to have store-front at the sidewalk but more destination providers prefer parking in front. He thinks the buffer is good but squeezing the project a bit and would like to see the streets a little wider and more openness.
Commissioner Middleton questioned if the City is looking at a reduction of speed limits in this part of town. She concurred that live/work does not make sense in this area but retail does. She would support it if the only way is to have parking in front and noting that the Cameron across the street is gates and will be supportive of allowing gates for this project.
MICHAEL KASSINGER, commercial real estate broker, spoke about live/work units in the city that has mixed-parking. His opinion is that you you cannot mix the parking with commercial and residential because it doesn't work. A complete separation is needed to provide privacy for the residents.
Chair Klatchko left the Council Chamber at 6:19 pm.
Commissioner Lowe said he was not around when the project across the street was approved in terms of a comparison. He this is a great project and would to keep the commercials buildings on front as a continuation of downtown.
Commissioner Weremiuk comments:
-Would like to maintain the street pattern;
-Project could be opened up by eliminating two units (possibly for a dog park);
-Individual gate on Belardo for the houses;
Vice-Chair Roberts prefers to keep the retail on the street because live/work will not work.
Commissoner Donenfeld thinks arking in front of the retail is better because of the speed limit if the nature of the traffic cannot be slowed down.
Commissioner Middleton concurred with Donenfeld and is in not in favor of live/work units for this project.
Commission Lowe prefers with parking on the street but if it doesn't work is agreeable to parking in the front.
Commissioner Weremiuk prefers eliminating the residential above and keep the parking behind to keep the streetscape. She thinks the houses near the wash would be nicer with courtyards.
Commissioner Calerdine thinks with bridge widening the speed will be increased. He said in general the parking would be more successful in the front and questioned if there is an option for a frontage road.
Vice-Chair suggested sending this back for the applicant to work with Planning and Engineering staff to work on the parking issues.
PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS:
The Commisison wished him the best as a new member of the City Council.
PLANNING DIRECTOR'S REPORT:
The Planning Commission adjourned at 6:38 pm to Wednesday, December 9, 2015, at 1:30 pm, City Hall, Council Chamber, 3200 East Tahquitz Canyon Way.
Nov 18, 2015 Planning Commission