Video index
CALL TO ORDER:
Chair Calerdine called the meeting to order at 1:30 pm.
ROLL CALL:
Roll Call: 6 members present, 1 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 6:00 pm on Thursday, October 6, 2016.
ACCEPTANCE OF THE AGENDA:
Vice-Chair Weremiuk suggested Items 2B and 3A are moved to the front of the agenda.
The agenda was accepted, as amended.
PUBLIC COMMENTS:
Chair Calerdine opened public comments:
ROXANN PLOSS, commented about the use of olive trees proposed for Item 2A are the worst trees plant for allergies. She requested consideration for something other than olive trees.
MC ARVIE CRAWFORD JR., Desert Highland Gateway Estates, spoke in reference to Item 2A, has lived in this neighborhood for 60 years and provided background on the neighborhood. The neighborhood organization found their proposal to be ok and are asking Miralon be a good neighbor and put together a neighborhood project or apprentice program.
There being no further speakers public comments was closed.
1. CONSENT CALENDAR:
1A. APPROVAL OF MINUTES: AUGUST 10, 2016 AND SEPTEMBER 10, 2016 STUDY SESSION MINUTES
Motion to approve Approve minutes of August 10, 2016 and September 28, 2016, as presented. Moved by Commissioner Donenfeld, seconded by Commissioner Middleton.
Vote to approve Approve minutes of August 10, 2016 and September 28, 2016, as presented. (Approved)
2. PUBLIC HEARINGS:
2B. HOME PARTNERS, LLC, FOR A CONDITIONAL USE PERMIT (CUP) AND A MAJOR APPLICATION (MAJ) TO CONSTRUCT FOURTEEN (14) HOTEL VILLAS, A BANQUET HALL AND CAFÉ ON AN UNDEVELOPED 1.8-ACRE PARCEL LOCATED ALONG SOUTH INDIAN CANYON DRIVE ON THE WEST AND SOUTH CALLE ENCILIA ON THE EAST, SECTION 14, ZONE LSC (CASE NOS. 5.1396 CUP / 3.3965 MAJ). (ER)
Principal Planner Robertson provided an overview of the proposed development to construct fourteen (14) hotel villas as outlined in the staff report.
A brief recess was taken at 1:40 pm to set-up the projector.
The meeting resumed at 1:44 pm.
The Commission had technical questions pertaining to:
-The City's purview on Tribal property.
-Conditions in the staff report relative to parking.
-Conditions relative to the pedestrian gates.
-ADA compliance.
-Verification that this development is a hotel.
-Additional parking for special events
-Street and parking on Calle Encilia.
Chair Calerdine opened the public hearing:
PHILIP BATES, applicant, explained the concept of their project is defined as group travel and provided details on the type of market.
BARBARA BETHER, project architect, provided details on the project site, site plan, event space, swimming pools, streetscape elevations, banquet hall, unit types, community amenities and types of materials.
MARVIN ROOS, MSA Consulting, provided details on the proposed angled parking.
PAUL HINRICHSEN, ONE PS, commented about discussion on changing Indian Canyon directional instead of one-way.
RAY JOHNSTON, Las Brisas Hotel, adjacent owner, said he likes the architecture; however, questioned the number of registered units that will affect parking and how will it will be controlled, TOT, public space, and ADA compliance.
PHILIP BATES, applicant response, clarified that there are 14 units and will not be rented out separately. He commented about parking for the cafe, guest and parallel parking.
There being no further speakers the public hearing was closed.
Commissioner Middleton said her biggest concern is the lack of parking for special events that bring in a lot of people.
Commissioner Hirschbein is comfortable with staff and the applicant working on the details on the parking plan. He thinks its a great project and had questions pertaining to: kitchen layout, closet space and shade structure for privacy.
VICKIE THOMAS, project architect, provided details on the area that will be allotted for kitchen space.
Commissioner Donenfeld commented that's it's an exciting project that brings a whole new product to the city and a good way to diffuse vacation rentals. He asked questions pertaining to: location of trash enclosures, perimeter fencing, retractable wall, banquet and staging area and drainage retention.
Commissioner Hudson thought the aesthetic if great for the desert and liked the shared streetscape concept for this community. He suggested breaking up the driveway surface broken-up with different paving materials, possibly allowing a variance to have rooftop structure (will need more sun protection and privacy screens between the buildings), more space for the banquet hall, how to deter the people from wandering into the party, the western sun will be tough in the summer, transition from street frontage, exterior staircases - an opportunity to have a screen element for separation and privacy.
Vice-Chair Weremiuk asked questions:
-Pedestrian gate in the back.
-Provision to add limit of two-vehicle parking space per villa rental.
-Path of travel for ADA accessibilty.
-Allow valet parking for special events.
-Additional shading structures.
-Additional prep space for the banquet hall.
-Concern with the exterior stairwells because of the climate.
Commissioner Hirschbein thinks they are burdening this project too much and is ready to approve the project. He suggested the minor architectural issues could be referred to a subcommittee for review.
Motion to approve To return to the Planning Commissionto come back:
1. Allow 3 parking spaces per unit.
2 Bicycle parking for guests/staff on-site
3. Allow pedestrian access at the back gate.
4. Require valet parking during special events.
5. ADA review by the Building & Safety dept. during review of construction documents.
Subcommittee to review: 1. Treatment of banquet facility.
2. Look at paving materials for the central driving area.
3. Bring back plans for the gates.
4. Screening for exterior stairways.
9. Incorporate AAC Comments: 1. recessing windows, 2. increased tree size and 2. distinguish parking area from the pedestrian area in the central driveway. Moved by Vice-Chair Weremiuk, seconded by Commissioner Hudson.
Vote to approve To return to the Planning Commissionto come back:
1. Allow 3 parking spaces per unit.
2 Bicycle parking for guests/staff on-site
3. Allow pedestrian access at the back gate.
4. Require valet parking during special events.
5. ADA review by the Building & Safety dept. during review of construction documents.
Subcommittee to review: 1. Treatment of banquet facility.
2. Look at paving materials for the central driving area.
3. Bring back plans for the gates.
4. Screening for exterior stairways.
9. Incorporate AAC Comments: 1. recessing windows, 2. increased tree size and 2. distinguish parking area from the pedestrian area in the central driveway. (Approved)
A recess was taken at 3:13 pm.
The meeting resumed at 3:23 pm.
3. NEW BUSINESS:
3A. WELLS FARGO BANK, FOR AN ART MURAL APPLICATION ON THE COMMERCIAL BANK BUILDING LOCATED AT 543 SOUTH PALM CANYON DRIVE; ZONE C-1 (CASE 16-001 MUR). (FF)
Planning Director Fagg provided an overview of the proposed art mural as outlined in the staff report. He recaped the AAC's changes to the mural.
Vice-Weremiuk noted concern with the lack of visibility at this location.
Commissioner Middleton thinks it great addition and does not want to second guess the Public Arts Commission.
Chair Calerdine opened the Public Hearing:
-BETH CURRIE, Wells Fargo Bank representative, commented on the time they've spent working with the Historical Society and Palm Springs Pride hand picking the images. She clarified that the Public Arts Committee meeting held today approved the art mural.
There being no further speakers the public hearing was closed.
Commissioner Donenfeld commented that he attended the Architectural Advisory Committee meeting when this item was discussed and liked the scale was brought down and thinks it will enhance the community.
Commissioner Hirschbein spoke in opposition of the art mural - said it does not speak to the architecture and the lack of visibility for pedestrians and vehicular traffic.
Vice-Chair Weremiuk noted concern with the size of the images relative to the space, monument sign blocks the pedestrian and vehicular view.
The applicant explained that the art mural is not intended for drive-by rather for pedestrian
Commissioner Middleton recapped the Architectural Advisory Committee's comments and spoke in favor of the art mural.
Motion to approve Recommend approval to City Council with Conditions. Moved by Commissioner Middleton, seconded by Chair Calerdine.
Vote to approve Recommend approval to City Council with Conditions. (Approved)
PUBLIC HEARING:
2A. FREEHOLD COMMUNITIES, LLC, REQUEST TO AMEND THE ARCHITECTURAL STANDARDS, OPEN SPACE AND LANDSCAPING PLANS FOR THE AVALON DEVELOPMENT; A PREVIOUSLY APPROVED PROJECT CONSISTING OF 1,150 RESIDENTIAL UNITS, 18-HOLE GOLF COURSE, CLUBHOUSE, POOL, SPA, TENNIS COURTS, AND A PARK LOCATED ALONG THE NORTH SIDE OF SAN RAFAEL DRIVE, EAST OF NORTH INDIAN CANYON DRIVE, SOUTH OF THE WHITEWATER RIVER AND WEST OF SUNRISE WAY, ZONE PDD 290, SECTION 35 (CASE 5.0982-PD 290 / TTM 31848). (ER) (Continued from the September 14, 2016 meeting.)
Planning Director Fagg provided an overview of the proposed development as outlined in the staff report. He reported that the Planning Commission established two subcommittees at their study session to further review the following aspects of the project: 1. Pedestrian/Bicycle/Traffic Issues and 2. Architectural Design Guidelines.
The Commission had comments and/or technical questions pertaining to:
-Have the Engineering Conditions changed since the first approval in 2007.
-Public benefit for neighbors.
-The administrative review process.
Chair Calerdine opened the Public Hearing:
BRAD SHUCKHART, Freehold Communities, provided details on site location, overall landscape plan, selection of trees, olive groves, amenities including dog park, phased land plan, trail access and lot coverage.
JIM RUSH, Four Seasons, general manager, requested more details on the traffic lights and a condition be imposed to provide neighborhood outreach.
DON SCHULTZ, San Rafael Neighborhood Organization , ONE PS, alternate, questioned the traffic count and sideyard setbacks.
PAUL HENRICKSON, San Rafael Neighborhood Organization, representative, spoke in favor of the project; however, noted several items that need to be addressed including that the drawings do not accurately depict the topography.
MC ARVIE CRAWFORD, noted concern with high speed and traffic congestion on Indian Avenue; urged that two traffics signals need to be installed.
ROBERT HENRICH, resides at Park San Rafael, suggested leveling the land to build the one and two-story homes.
MARVIN ROOS, MSA Consulting Inc., addressed the typography of the site; noting that the biggest raised area was on the northwest corner.
BRIAN SHUCKHART, offered the neighbors a tour of the existing site of homes and does not see the undulating typography. He stated that they intend to be a good neighbor and will work towards initiating programs.
There being no further speakers the public hearing was closed.
Chair Calerdine questioned if it's possible to require annual monitoring of the adjacent intersections.
The Commission requested clarification and/or made comments on:
-Public access to the trail system and tree orchard.
-Traffic signals.
-Monitoring the traffic signals.
-Opening/access onto Avenida Caballeros.
-Accessibility to trail system as a Public Benefit.
-Access to Sunrise Way.
-Traffic signals.
Commissioner Middleton supported and encouraged including solar components in the project.
Commissioner Middleton noted that she attended a Desert Highland Community Meeting (conincidently, the Miralon project was being discussed) and the people understood who would be entering/existing the property and were supportive of that. However, their concern was the distance that they had to travel to be able to enter. She noted that the developer has done a great job reach out to the community and asked to have representatives from San Rafael and Desert Highland meet with the developer and city staff to see what kind of arrangements could be worked out to ease the access.
A recess was taken at 5:03 pm.
The meeting resumed at 5:08 pm.
Motion to approve Approve with changed to Conditions per the Subcommittee Recommendations: Moved by Vice-Chair Weremiuk, seconded by Commissioner Donenfeld.
Vote to approve Approve with changed to Conditions per the Subcommittee Recommendations: (Approved)
PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS:
Commissioner Donenfeld and staff provided an update on the construction of the Lawrence Rael project.
PLANNING DIRECTOR'S REPORT:
Planning Director Fagg provided an update on scheduling the joint meeting with the Sustainability Commission.
ADJOURNMENT:
The Planning Commission adjourned at 5:45 pm to Wednesday, October 26, 2016, at 1:30 pm, City Hall, Council Chamber, 3200 East Tahquitz Canyon Way, Palm Springs.
Oct 13, 2016 Planning Commission
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CALL TO ORDER:
Chair Calerdine called the meeting to order at 1:30 pm.
ROLL CALL:
Roll Call: 6 members present, 1 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 6:00 pm on Thursday, October 6, 2016.
ACCEPTANCE OF THE AGENDA:
Vice-Chair Weremiuk suggested Items 2B and 3A are moved to the front of the agenda.
The agenda was accepted, as amended.
PUBLIC COMMENTS:
Chair Calerdine opened public comments:
ROXANN PLOSS, commented about the use of olive trees proposed for Item 2A are the worst trees plant for allergies. She requested consideration for something other than olive trees.
MC ARVIE CRAWFORD JR., Desert Highland Gateway Estates, spoke in reference to Item 2A, has lived in this neighborhood for 60 years and provided background on the neighborhood. The neighborhood organization found their proposal to be ok and are asking Miralon be a good neighbor and put together a neighborhood project or apprentice program.
There being no further speakers public comments was closed.
1. CONSENT CALENDAR:
1A. APPROVAL OF MINUTES: AUGUST 10, 2016 AND SEPTEMBER 10, 2016 STUDY SESSION MINUTES
Motion to approve Approve minutes of August 10, 2016 and September 28, 2016, as presented. Moved by Commissioner Donenfeld, seconded by Commissioner Middleton.
Vote to approve Approve minutes of August 10, 2016 and September 28, 2016, as presented. (Approved)
2. PUBLIC HEARINGS:
2B. HOME PARTNERS, LLC, FOR A CONDITIONAL USE PERMIT (CUP) AND A MAJOR APPLICATION (MAJ) TO CONSTRUCT FOURTEEN (14) HOTEL VILLAS, A BANQUET HALL AND CAFÉ ON AN UNDEVELOPED 1.8-ACRE PARCEL LOCATED ALONG SOUTH INDIAN CANYON DRIVE ON THE WEST AND SOUTH CALLE ENCILIA ON THE EAST, SECTION 14, ZONE LSC (CASE NOS. 5.1396 CUP / 3.3965 MAJ). (ER)
Principal Planner Robertson provided an overview of the proposed development to construct fourteen (14) hotel villas as outlined in the staff report.
A brief recess was taken at 1:40 pm to set-up the projector.
The meeting resumed at 1:44 pm.
The Commission had technical questions pertaining to:
-The City's purview on Tribal property.
-Conditions in the staff report relative to parking.
-Conditions relative to the pedestrian gates.
-ADA compliance.
-Verification that this development is a hotel.
-Additional parking for special events
-Street and parking on Calle Encilia.
Chair Calerdine opened the public hearing:
PHILIP BATES, applicant, explained the concept of their project is defined as group travel and provided details on the type of market.
BARBARA BETHER, project architect, provided details on the project site, site plan, event space, swimming pools, streetscape elevations, banquet hall, unit types, community amenities and types of materials.
MARVIN ROOS, MSA Consulting, provided details on the proposed angled parking.
PAUL HINRICHSEN, ONE PS, commented about discussion on changing Indian Canyon directional instead of one-way.
RAY JOHNSTON, Las Brisas Hotel, adjacent owner, said he likes the architecture; however, questioned the number of registered units that will affect parking and how will it will be controlled, TOT, public space, and ADA compliance.
PHILIP BATES, applicant response, clarified that there are 14 units and will not be rented out separately. He commented about parking for the cafe, guest and parallel parking.
There being no further speakers the public hearing was closed.
Commissioner Middleton said her biggest concern is the lack of parking for special events that bring in a lot of people.
Commissioner Hirschbein is comfortable with staff and the applicant working on the details on the parking plan. He thinks its a great project and had questions pertaining to: kitchen layout, closet space and shade structure for privacy.
VICKIE THOMAS, project architect, provided details on the area that will be allotted for kitchen space.
Commissioner Donenfeld commented that's it's an exciting project that brings a whole new product to the city and a good way to diffuse vacation rentals. He asked questions pertaining to: location of trash enclosures, perimeter fencing, retractable wall, banquet and staging area and drainage retention.
Commissioner Hudson thought the aesthetic if great for the desert and liked the shared streetscape concept for this community. He suggested breaking up the driveway surface broken-up with different paving materials, possibly allowing a variance to have rooftop structure (will need more sun protection and privacy screens between the buildings), more space for the banquet hall, how to deter the people from wandering into the party, the western sun will be tough in the summer, transition from street frontage, exterior staircases - an opportunity to have a screen element for separation and privacy.
Vice-Chair Weremiuk asked questions:
-Pedestrian gate in the back.
-Provision to add limit of two-vehicle parking space per villa rental.
-Path of travel for ADA accessibilty.
-Allow valet parking for special events.
-Additional shading structures.
-Additional prep space for the banquet hall.
-Concern with the exterior stairwells because of the climate.
Commissioner Hirschbein thinks they are burdening this project too much and is ready to approve the project. He suggested the minor architectural issues could be referred to a subcommittee for review.
Motion to approve To return to the Planning Commissionto come back:
1. Allow 3 parking spaces per unit.
2 Bicycle parking for guests/staff on-site
3. Allow pedestrian access at the back gate.
4. Require valet parking during special events.
5. ADA review by the Building & Safety dept. during review of construction documents.
Subcommittee to review: 1. Treatment of banquet facility.
2. Look at paving materials for the central driving area.
3. Bring back plans for the gates.
4. Screening for exterior stairways.
9. Incorporate AAC Comments: 1. recessing windows, 2. increased tree size and 2. distinguish parking area from the pedestrian area in the central driveway. Moved by Vice-Chair Weremiuk, seconded by Commissioner Hudson.
Vote to approve To return to the Planning Commissionto come back:
1. Allow 3 parking spaces per unit.
2 Bicycle parking for guests/staff on-site
3. Allow pedestrian access at the back gate.
4. Require valet parking during special events.
5. ADA review by the Building & Safety dept. during review of construction documents.
Subcommittee to review: 1. Treatment of banquet facility.
2. Look at paving materials for the central driving area.
3. Bring back plans for the gates.
4. Screening for exterior stairways.
9. Incorporate AAC Comments: 1. recessing windows, 2. increased tree size and 2. distinguish parking area from the pedestrian area in the central driveway. (Approved)
A recess was taken at 3:13 pm.
The meeting resumed at 3:23 pm.
3. NEW BUSINESS:
3A. WELLS FARGO BANK, FOR AN ART MURAL APPLICATION ON THE COMMERCIAL BANK BUILDING LOCATED AT 543 SOUTH PALM CANYON DRIVE; ZONE C-1 (CASE 16-001 MUR). (FF)
Planning Director Fagg provided an overview of the proposed art mural as outlined in the staff report. He recaped the AAC's changes to the mural.
Vice-Weremiuk noted concern with the lack of visibility at this location.
Commissioner Middleton thinks it great addition and does not want to second guess the Public Arts Commission.
Chair Calerdine opened the Public Hearing:
-BETH CURRIE, Wells Fargo Bank representative, commented on the time they've spent working with the Historical Society and Palm Springs Pride hand picking the images. She clarified that the Public Arts Committee meeting held today approved the art mural.
There being no further speakers the public hearing was closed.
Commissioner Donenfeld commented that he attended the Architectural Advisory Committee meeting when this item was discussed and liked the scale was brought down and thinks it will enhance the community.
Commissioner Hirschbein spoke in opposition of the art mural - said it does not speak to the architecture and the lack of visibility for pedestrians and vehicular traffic.
Vice-Chair Weremiuk noted concern with the size of the images relative to the space, monument sign blocks the pedestrian and vehicular view.
The applicant explained that the art mural is not intended for drive-by rather for pedestrian
Commissioner Middleton recapped the Architectural Advisory Committee's comments and spoke in favor of the art mural.
Motion to approve Recommend approval to City Council with Conditions. Moved by Commissioner Middleton, seconded by Chair Calerdine.
Vote to approve Recommend approval to City Council with Conditions. (Approved)
PUBLIC HEARING:
2A. FREEHOLD COMMUNITIES, LLC, REQUEST TO AMEND THE ARCHITECTURAL STANDARDS, OPEN SPACE AND LANDSCAPING PLANS FOR THE AVALON DEVELOPMENT; A PREVIOUSLY APPROVED PROJECT CONSISTING OF 1,150 RESIDENTIAL UNITS, 18-HOLE GOLF COURSE, CLUBHOUSE, POOL, SPA, TENNIS COURTS, AND A PARK LOCATED ALONG THE NORTH SIDE OF SAN RAFAEL DRIVE, EAST OF NORTH INDIAN CANYON DRIVE, SOUTH OF THE WHITEWATER RIVER AND WEST OF SUNRISE WAY, ZONE PDD 290, SECTION 35 (CASE 5.0982-PD 290 / TTM 31848). (ER) (Continued from the September 14, 2016 meeting.)
Planning Director Fagg provided an overview of the proposed development as outlined in the staff report. He reported that the Planning Commission established two subcommittees at their study session to further review the following aspects of the project: 1. Pedestrian/Bicycle/Traffic Issues and 2. Architectural Design Guidelines.
The Commission had comments and/or technical questions pertaining to:
-Have the Engineering Conditions changed since the first approval in 2007.
-Public benefit for neighbors.
-The administrative review process.
Chair Calerdine opened the Public Hearing:
BRAD SHUCKHART, Freehold Communities, provided details on site location, overall landscape plan, selection of trees, olive groves, amenities including dog park, phased land plan, trail access and lot coverage.
JIM RUSH, Four Seasons, general manager, requested more details on the traffic lights and a condition be imposed to provide neighborhood outreach.
DON SCHULTZ, San Rafael Neighborhood Organization , ONE PS, alternate, questioned the traffic count and sideyard setbacks.
PAUL HENRICKSON, San Rafael Neighborhood Organization, representative, spoke in favor of the project; however, noted several items that need to be addressed including that the drawings do not accurately depict the topography.
MC ARVIE CRAWFORD, noted concern with high speed and traffic congestion on Indian Avenue; urged that two traffics signals need to be installed.
ROBERT HENRICH, resides at Park San Rafael, suggested leveling the land to build the one and two-story homes.
MARVIN ROOS, MSA Consulting Inc., addressed the typography of the site; noting that the biggest raised area was on the northwest corner.
BRIAN SHUCKHART, offered the neighbors a tour of the existing site of homes and does not see the undulating typography. He stated that they intend to be a good neighbor and will work towards initiating programs.
There being no further speakers the public hearing was closed.
Chair Calerdine questioned if it's possible to require annual monitoring of the adjacent intersections.
The Commission requested clarification and/or made comments on:
-Public access to the trail system and tree orchard.
-Traffic signals.
-Monitoring the traffic signals.
-Opening/access onto Avenida Caballeros.
-Accessibility to trail system as a Public Benefit.
-Access to Sunrise Way.
-Traffic signals.
Commissioner Middleton supported and encouraged including solar components in the project.
Commissioner Middleton noted that she attended a Desert Highland Community Meeting (conincidently, the Miralon project was being discussed) and the people understood who would be entering/existing the property and were supportive of that. However, their concern was the distance that they had to travel to be able to enter. She noted that the developer has done a great job reach out to the community and asked to have representatives from San Rafael and Desert Highland meet with the developer and city staff to see what kind of arrangements could be worked out to ease the access.
A recess was taken at 5:03 pm.
The meeting resumed at 5:08 pm.
Motion to approve Approve with changed to Conditions per the Subcommittee Recommendations: Moved by Vice-Chair Weremiuk, seconded by Commissioner Donenfeld.
Vote to approve Approve with changed to Conditions per the Subcommittee Recommendations: (Approved)
PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS:
Commissioner Donenfeld and staff provided an update on the construction of the Lawrence Rael project.
PLANNING DIRECTOR'S REPORT:
Planning Director Fagg provided an update on scheduling the joint meeting with the Sustainability Commission.
ADJOURNMENT:
The Planning Commission adjourned at 5:45 pm to Wednesday, October 26, 2016, at 1:30 pm, City Hall, Council Chamber, 3200 East Tahquitz Canyon Way, Palm Springs.
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