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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.
REPORT OF POSTING OF AGENDA:
The agenda was posted for public access at the City Hall exterior bulletin board (west side of Council Chamber) and the Planning Services counter by 4:00 pm on Thursday, November 13, 2014. A posting of this Agenda can be found on the City's website at: www.palmspringsca.gov.
ACCEPTANCE OF THE AGENDA:
Director Fagg requested Item 1B be heard prior to Item 1A.
The Commission accepted the agenda, as amended.
PUBLIC COMMENTS:
Chair Hudson opened public comments and with no appearances coming forward public comments was closed.
Vice-Chair Klatchko acknowledged the death of Martha Edgmon who was a former City employee and worked in the Planning Department and was Assistant to the Mayor. She will be greatly missed.
1. PUBLIC HEARINGS:
THIS ITEM WAS HEARD OUT OF ORDER.
1B. WEST COAST HOUSING PARTNERS ON BEHALF OF THE PROPERTY OWNER, THE ERIC BRANDENBURG SEPARATE PROPERTY TRUST, FOR APPROVAL OF A PRELIMINARY AND FINAL PLANNED DEVELOPMENT DISTRICT IN LIEU OF A CHANGE OF ZONE, A MAJOR ARCHITECTURAL APPLICATION, AND A TENTATIVE TRACT MAP PROPOSING A DEVELOPMENT OF 46 SINGLE FAMILY DETACHED UNITS, COMMON PRIVATE STREETS AND OPEN SPACE ON A ROUGHLY 5.23 ACRE SITE LOCATED AT THE SOUTHEAST CORNER OF NORTH PALM CANYON DRIVE AND ALVARADO (CASE 5.1340 PDD 370, 3.3742 MAJ, TTM 36725). (KL)
Associate Planner Lyon presented the the changes made to the project as outlined in the staff report.
Commissioner Calerdine noted bus routes in the vicinity; and suggested thinking about a more transient oriented development.
Commissioner Middleton questioned (page 3 of 17, #4.) if the Planning Commission (in advance of a homeowners decision) has the authority to place a restriction that a development cannot be used as rental units.
Director Fagg responded that this would be reviewed with the City Attorney to see if this is the direction the Commission would like to go.
Commissioner Weremiuk recalls that this issue had to do with the casitas facing Palm Canyon Drive and not with a requirement for the HOA or placed in the CC&R's. Staff responded that is the Commission's concern was not to allow the casitas to be rented separately from the main home. The Commission agreed.
Commissioner Weremiuk expressed concern with the ability of vehicles backing out of their garage. Associate Planner Lyon noted that the streets are very short and as long as people back up in a safe manner staff was not concerned about this issue.
Chair Hudson opened the public hearing portion of the meeting:
WHIT HOLLIS, West Coast Housing Partners, thanked the Commission for holding a special meeting to hear this project.
KRYSTAL NAVARO, Moditive, provided details pertaining to the zoning designation of the site, project amenities and the benefits of permeable paving for public streets (shared among pedestrians, cyclists and vehicles). Ms. Navaro addressed the side-yard setbacks, added a pedestrian gate to the corner oasis with 48" minimun box sizes, added 3 parking spaces, above parking space requirements, pedestrian gates to be opened to the public during the day, variety of garage doors, roof slope for effective solar panel installation and wall for the hvac equipment.
MARVIN ROOS, MSA Associates, provided further details on the project and was available for questions pertaining to engineering.
STEPHEN HESTER, West Coast Housing Partners, commented that they tried to address all of the Commission's issues while retaining the economic viability of the project. They feel this will help revitalize this area and requested approval of project as submitted. Mr. Hester said they are open to limiting the rental of the casitas.
There being no further appearances the public hearing was closed.
Commissioner Calerdine noted that the similar developments on Baristo and Racquet Club work well and thinks this is the right location for density and transit. He noted in more normal times this would have been built as townhouses attached on both sides with zero feet separation; does not have a concern with the 6 foot building separation.
Chair Hudson said he likes the Woonerf concept; it makes a lot of sense in private communities and requires a bit more articulation to make it work in a safe fashion.
Vice-Chair Klatcho said his comments were similar to Commissioner Calerdine's; if the project were done in a different configuration units would have common walls and less open space. Vice-Chair Klatchko commented that he does not have a problem with the density and feels comfortable with the changes made to the projec.t
Commissioner Roberts agrees that he likes the paver concept; it will bring a warmer and more inviting project. However, he has a problem with 6 feet building separation. He struggles with the houses too close and neighbors hearing each other and would like to see a minimum of 10 feet. He said the idea is to created closeness with the neighbors and walk into the surrounding neighborhoods; he would like to eliminate the gates. He would like to see more architectural diversity; likes the casitas that they face the street but are looking like classrooms or medical clinic; give them more ariticulation; window styles on the garage doors; good design does not cost more.
Commissioner Roberts asked the development team if they were comfortable with all the conditions that have been added. ed the development team if they are ok with the conditions. STEPHEN HESTER, respond that they are requesting action be taken today and they are not comfortable with a 10 foot separation because it would not be economically unfeasible; too many units would be lost.
Commissioner Roberts said he thinks this a good project but it needs more work.
Commissioner Weremiuk said she is not comfortable with the revised project; she expressed concern with the street width, the 6 foot building separation and the architecture - it feels like a canyon of garage doors and it is very repetitive.
Commissioner Middleton said she is struggling with this project; she likes a lot of elements of the projects - the pavers are a great addition and the shade and quality of trees are great. She does not like the density and building separation.
Chair Hudson commented that he is not opposed to the density when properly designed esp. along Palm Canyon. This is a 2 part site reflected in the existing zoning; single-family neighborhood behind; he supports the greater density along Palm Canyon. However, he would like a greater variation of unit types to respond better to some of the adjacent single-family homes. He spoke about the similar developments that are successful because the architecture is fairly significant; utilizing zero lot and perhaps townhouse structures that would be a nicer compliment than the casitas/live work units. Too many rows of garage doors; this project needs to more porus to tie-in to the neighborhood.
Motion to approved Approve, subject to conditions, as amended:
1. Delete - condition PLN. 17 pertianing to the 10 ft. sideyard setbacks.
2. Delete PLN. 18 - require color different pavers delinating the pedestrian area.
3. Revise PLN. 25 - to add additional design review by the AAC with direction for more articulation, variations along the street frontage (using the balcony areas) and more variation to the casita frontages along Palm Canyon.
4. Add new condition - to eliminate all pedstrian and vehicular gates. Moved by Commissioner Calerdine, seconded by Vice-Chair Klatchko.
Vote to approved Approve, subject to conditions, as amended:
1. Delete - condition PLN. 17 pertianing to the 10 ft. sideyard setbacks.
2. Delete PLN. 18 - require color different pavers delinating the pedestrian area.
3. Revise PLN. 25 - to add additional design review by the AAC with direction for more articulation, variations along the street frontage (using the balcony areas) and more variation to the casita frontages along Palm Canyon.
4. Add new condition - to eliminate all pedstrian and vehicular gates. (Declined)
Commissioner Weremiuk proposed an amendment that the architecture returns to the Commission and not the AAC and require solar on the units for public benefit.
Commissioner Roberts said he would prefer to send this back to allow the applicant to work on the concerns addressed by the Commission.
Motion to approved To refer back to the applicant to allow the applicant to make changes that are more satisfactory to the Commission. Moved by Commissioner Middleton, seconded by Commissioner Weremiuk.
Vote to approved To refer back to the applicant to allow the applicant to make changes that are more satisfactory to the Commission. (Approved)
1A. CONT'D - CITY OF PALM SPRINGS TO AMEND THE PALM SPRINGS ZONING CODE SECTION 91.00.10 - DEFINITIONS AND SECTIONS 92.00, 92.01, 92.02, 92.03 AND 92.04 - PERMITTED, ACCESSORY AND CONDITIONALLY PERMITTED USES AND TO REPLACE 92.23.14 - ACCESSORY APARTMENT HOUSING IN ITS ENTIRETY (CASE 5.1341 ZTA). (FF)
Director Fagg provided an overview of the proposed zone text amendment.
Commissioner Weremiuk provided history of granny flats to allow an accessory unit (cooking and bath) for aged parents, adult children or disabled children. She spoke about affordable housing to accomodate their family rather than vacation rentals.
Commissioner Calerdine noted his intention when this originally came up was not allow the secondary unit as a vacation rental (less than 30 days). Staff agreed. However, he does not necessarily oppose vacation rentals as low income housing.
Commissioner Middleton suggested the language in 4b. (page 4 of 7) read "Rental of the accessory second unit separate from the primary unit must be for a period of 30 days or more".
Chair Hudson opened the public hearing and with no appearances coming forward the public hearing was closed.
Vice-Chair Klatchko questioned if the City Attorney reviewed this matter and if he came up with alternate wording? Director Fagg responded yes he reviewed the wording but did not provide alternate wording; however, he felt the wording Commissioner Middleton suggested clarifies the the inherent conflict between the two sections of the code and the Planning Commission recommendation, as well.
and take to the City Attorney and if he has alternate language.
Motion to approved To revise section as noted below have the City Attorney review approve wording or provide alternate language.
Revise: Section D. Accessory Second Unit Requirements.
4b. The rental of the accessory second unit separate from the primary unit must be for periods of 30 days or more. Moved by Commissioner Weremiuk, seconded by Commissioner Middleton.
Vote to approved To revise section as noted below have the City Attorney review approve wording or provide alternate language.
Revise: Section D. Accessory Second Unit Requirements.
4b. The rental of the accessory second unit separate from the primary unit must be for periods of 30 days or more. (Approved)
PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS:
The Commississon and Staff discussed the administrative process for an appeal for a project sent back for restudy.
Commissioner Weremiuk requested touring the three similiar developments mentioned in the first project (43 @ Racquet Club, Baristo, )
PLANNING DIRECTOR'S REPORT:
Director Fagg confirmed that no Planning Commission meeting will be held next week and only one meeting on December 10th..
ADJOURNMENT:
The Planning Commission adjourned at 3:09 pm to Wednesday, December 10, 2014, at 1:30 pm ,City Hall, Council Chamber, 3200 East Tahquitz Canyon Way.
Nov 19, 2014 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.
REPORT OF POSTING OF AGENDA:
The agenda was posted for public access at the City Hall exterior bulletin board (west side of Council Chamber) and the Planning Services counter by 4:00 pm on Thursday, November 13, 2014. A posting of this Agenda can be found on the City's website at: www.palmspringsca.gov.
ACCEPTANCE OF THE AGENDA:
Director Fagg requested Item 1B be heard prior to Item 1A.
The Commission accepted the agenda, as amended.
PUBLIC COMMENTS:
Chair Hudson opened public comments and with no appearances coming forward public comments was closed.
Vice-Chair Klatchko acknowledged the death of Martha Edgmon who was a former City employee and worked in the Planning Department and was Assistant to the Mayor. She will be greatly missed.
1. PUBLIC HEARINGS:
THIS ITEM WAS HEARD OUT OF ORDER.
1B. WEST COAST HOUSING PARTNERS ON BEHALF OF THE PROPERTY OWNER, THE ERIC BRANDENBURG SEPARATE PROPERTY TRUST, FOR APPROVAL OF A PRELIMINARY AND FINAL PLANNED DEVELOPMENT DISTRICT IN LIEU OF A CHANGE OF ZONE, A MAJOR ARCHITECTURAL APPLICATION, AND A TENTATIVE TRACT MAP PROPOSING A DEVELOPMENT OF 46 SINGLE FAMILY DETACHED UNITS, COMMON PRIVATE STREETS AND OPEN SPACE ON A ROUGHLY 5.23 ACRE SITE LOCATED AT THE SOUTHEAST CORNER OF NORTH PALM CANYON DRIVE AND ALVARADO (CASE 5.1340 PDD 370, 3.3742 MAJ, TTM 36725). (KL)
Associate Planner Lyon presented the the changes made to the project as outlined in the staff report.
Commissioner Calerdine noted bus routes in the vicinity; and suggested thinking about a more transient oriented development.
Commissioner Middleton questioned (page 3 of 17, #4.) if the Planning Commission (in advance of a homeowners decision) has the authority to place a restriction that a development cannot be used as rental units.
Director Fagg responded that this would be reviewed with the City Attorney to see if this is the direction the Commission would like to go.
Commissioner Weremiuk recalls that this issue had to do with the casitas facing Palm Canyon Drive and not with a requirement for the HOA or placed in the CC&R's. Staff responded that is the Commission's concern was not to allow the casitas to be rented separately from the main home. The Commission agreed.
Commissioner Weremiuk expressed concern with the ability of vehicles backing out of their garage. Associate Planner Lyon noted that the streets are very short and as long as people back up in a safe manner staff was not concerned about this issue.
Chair Hudson opened the public hearing portion of the meeting:
WHIT HOLLIS, West Coast Housing Partners, thanked the Commission for holding a special meeting to hear this project.
KRYSTAL NAVARO, Moditive, provided details pertaining to the zoning designation of the site, project amenities and the benefits of permeable paving for public streets (shared among pedestrians, cyclists and vehicles). Ms. Navaro addressed the side-yard setbacks, added a pedestrian gate to the corner oasis with 48" minimun box sizes, added 3 parking spaces, above parking space requirements, pedestrian gates to be opened to the public during the day, variety of garage doors, roof slope for effective solar panel installation and wall for the hvac equipment.
MARVIN ROOS, MSA Associates, provided further details on the project and was available for questions pertaining to engineering.
STEPHEN HESTER, West Coast Housing Partners, commented that they tried to address all of the Commission's issues while retaining the economic viability of the project. They feel this will help revitalize this area and requested approval of project as submitted. Mr. Hester said they are open to limiting the rental of the casitas.
There being no further appearances the public hearing was closed.
Commissioner Calerdine noted that the similar developments on Baristo and Racquet Club work well and thinks this is the right location for density and transit. He noted in more normal times this would have been built as townhouses attached on both sides with zero feet separation; does not have a concern with the 6 foot building separation.
Chair Hudson said he likes the Woonerf concept; it makes a lot of sense in private communities and requires a bit more articulation to make it work in a safe fashion.
Vice-Chair Klatcho said his comments were similar to Commissioner Calerdine's; if the project were done in a different configuration units would have common walls and less open space. Vice-Chair Klatchko commented that he does not have a problem with the density and feels comfortable with the changes made to the projec.t
Commissioner Roberts agrees that he likes the paver concept; it will bring a warmer and more inviting project. However, he has a problem with 6 feet building separation. He struggles with the houses too close and neighbors hearing each other and would like to see a minimum of 10 feet. He said the idea is to created closeness with the neighbors and walk into the surrounding neighborhoods; he would like to eliminate the gates. He would like to see more architectural diversity; likes the casitas that they face the street but are looking like classrooms or medical clinic; give them more ariticulation; window styles on the garage doors; good design does not cost more.
Commissioner Roberts asked the development team if they were comfortable with all the conditions that have been added. ed the development team if they are ok with the conditions. STEPHEN HESTER, respond that they are requesting action be taken today and they are not comfortable with a 10 foot separation because it would not be economically unfeasible; too many units would be lost.
Commissioner Roberts said he thinks this a good project but it needs more work.
Commissioner Weremiuk said she is not comfortable with the revised project; she expressed concern with the street width, the 6 foot building separation and the architecture - it feels like a canyon of garage doors and it is very repetitive.
Commissioner Middleton said she is struggling with this project; she likes a lot of elements of the projects - the pavers are a great addition and the shade and quality of trees are great. She does not like the density and building separation.
Chair Hudson commented that he is not opposed to the density when properly designed esp. along Palm Canyon. This is a 2 part site reflected in the existing zoning; single-family neighborhood behind; he supports the greater density along Palm Canyon. However, he would like a greater variation of unit types to respond better to some of the adjacent single-family homes. He spoke about the similar developments that are successful because the architecture is fairly significant; utilizing zero lot and perhaps townhouse structures that would be a nicer compliment than the casitas/live work units. Too many rows of garage doors; this project needs to more porus to tie-in to the neighborhood.
Motion to approved Approve, subject to conditions, as amended:
1. Delete - condition PLN. 17 pertianing to the 10 ft. sideyard setbacks.
2. Delete PLN. 18 - require color different pavers delinating the pedestrian area.
3. Revise PLN. 25 - to add additional design review by the AAC with direction for more articulation, variations along the street frontage (using the balcony areas) and more variation to the casita frontages along Palm Canyon.
4. Add new condition - to eliminate all pedstrian and vehicular gates. Moved by Commissioner Calerdine, seconded by Vice-Chair Klatchko.
Vote to approved Approve, subject to conditions, as amended:
1. Delete - condition PLN. 17 pertianing to the 10 ft. sideyard setbacks.
2. Delete PLN. 18 - require color different pavers delinating the pedestrian area.
3. Revise PLN. 25 - to add additional design review by the AAC with direction for more articulation, variations along the street frontage (using the balcony areas) and more variation to the casita frontages along Palm Canyon.
4. Add new condition - to eliminate all pedstrian and vehicular gates. (Declined)
Commissioner Weremiuk proposed an amendment that the architecture returns to the Commission and not the AAC and require solar on the units for public benefit.
Commissioner Roberts said he would prefer to send this back to allow the applicant to work on the concerns addressed by the Commission.
Motion to approved To refer back to the applicant to allow the applicant to make changes that are more satisfactory to the Commission. Moved by Commissioner Middleton, seconded by Commissioner Weremiuk.
Vote to approved To refer back to the applicant to allow the applicant to make changes that are more satisfactory to the Commission. (Approved)
1A. CONT'D - CITY OF PALM SPRINGS TO AMEND THE PALM SPRINGS ZONING CODE SECTION 91.00.10 - DEFINITIONS AND SECTIONS 92.00, 92.01, 92.02, 92.03 AND 92.04 - PERMITTED, ACCESSORY AND CONDITIONALLY PERMITTED USES AND TO REPLACE 92.23.14 - ACCESSORY APARTMENT HOUSING IN ITS ENTIRETY (CASE 5.1341 ZTA). (FF)
Director Fagg provided an overview of the proposed zone text amendment.
Commissioner Weremiuk provided history of granny flats to allow an accessory unit (cooking and bath) for aged parents, adult children or disabled children. She spoke about affordable housing to accomodate their family rather than vacation rentals.
Commissioner Calerdine noted his intention when this originally came up was not allow the secondary unit as a vacation rental (less than 30 days). Staff agreed. However, he does not necessarily oppose vacation rentals as low income housing.
Commissioner Middleton suggested the language in 4b. (page 4 of 7) read "Rental of the accessory second unit separate from the primary unit must be for a period of 30 days or more".
Chair Hudson opened the public hearing and with no appearances coming forward the public hearing was closed.
Vice-Chair Klatchko questioned if the City Attorney reviewed this matter and if he came up with alternate wording? Director Fagg responded yes he reviewed the wording but did not provide alternate wording; however, he felt the wording Commissioner Middleton suggested clarifies the the inherent conflict between the two sections of the code and the Planning Commission recommendation, as well.
and take to the City Attorney and if he has alternate language.
Motion to approved To revise section as noted below have the City Attorney review approve wording or provide alternate language.
Revise: Section D. Accessory Second Unit Requirements.
4b. The rental of the accessory second unit separate from the primary unit must be for periods of 30 days or more. Moved by Commissioner Weremiuk, seconded by Commissioner Middleton.
Vote to approved To revise section as noted below have the City Attorney review approve wording or provide alternate language.
Revise: Section D. Accessory Second Unit Requirements.
4b. The rental of the accessory second unit separate from the primary unit must be for periods of 30 days or more. (Approved)
PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS:
The Commississon and Staff discussed the administrative process for an appeal for a project sent back for restudy.
Commissioner Weremiuk requested touring the three similiar developments mentioned in the first project (43 @ Racquet Club, Baristo, )
PLANNING DIRECTOR'S REPORT:
Director Fagg confirmed that no Planning Commission meeting will be held next week and only one meeting on December 10th..
ADJOURNMENT:
The Planning Commission adjourned at 3:09 pm to Wednesday, December 10, 2014, at 1:30 pm ,City Hall, Council Chamber, 3200 East Tahquitz Canyon Way.
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