Video index
CALL TO ORDER:
Vice-Chair Calerdine called the meeting to order at 1:34 pm.
ROLL CALL:
Roll Call: 5 members present, 1 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 6:00 pm on Thursday, July 7, 2016.
ACCEPTANCE OF THE AGENDA:
Planning Director Fagg reported additional work is needed on the staff report for Item 2B and will be requesting this item be continued for a date uncertain and will be re-noticed.
Vice-Chair Calerdine noted that Item 3A will be tabled.
Commissioner Hirschbein requested Item 1C pulled from the Consent Calendar for further discussion.
Commissioner Weremiuk commented on the format of the minutes.
Motion to approve Continue Item 2B, Case 5.1394 CUP (Ascension Treatment Centers, LLC) to a date uncertain, table Item 3A, Case 5.1310 PD 365 Amnd (Dakota PS) and continue Item 3D (Election of Officers) to the next meeting. Moved by Commissioner Donenfeld, seconded by Commissioner Weremiuk.
Vote to approve Continue Item 2B, Case 5.1394 CUP (Ascension Treatment Centers, LLC) to a date uncertain, table Item 3A, Case 5.1310 PD 365 Amnd (Dakota PS) and continue Item 3D (Election of Officers) to the next meeting. (Approved)
1. CONSENT CALENDAR:
A recess was taken at 1:40 pm for technical difficulties.
The meeting resumed at 1:44 pm.
Motion to approve Approve Items 1A and 1B as part of the Consent Calendar. Moved by Commissioner Weremiuk, seconded by Commissioner Middleton.
Vote to approve Approve Items 1A and 1B as part of the Consent Calendar. (Approved)
1A. APPROVAL OF MINUTES: JUNE 22, 2016 SPECIAL MEETING MINUTES AND REGULAR MEETING MINUTES
1B. TOM FORD FOR A MAJOR ARCHITECTURAL APPLICATION FOR THE RENOVATION AND CONSTRUCTION OF A 546-SQUARE FOOT CABANA AND GARAGE ADDITION AT A HILLSIDE HOUSE LOCATED AT 1635 RIDGEMORE DRIVE, ZONE R-1-A (CASE 3.3725 MAJ). (GM)
PUBLIC COMMENTS:
(This item was heard out of order.)
Vice-Chair Calerdine opened public comments:
ALLEN WORTHY, spoke about a fundraiser event to restore the Cornelia White House.
RON DIAZ, Rancho El Mirador Condominiums, president, spoke in opposition of Item 2B (Ascension Treat Facility) because there is an inordinate amount of undesirable activity and requested other areas be considered.
DOUG MITCHELL, Rancho El Mirador Condominiums, manager, spoke in opposition of Item 2B, said he and his wife think this facility will add to to the existing problems in the neighborhood.
WALTER UBER, resides in the neighborhood, spoke opposition of Item 2B; pointed-out that burdening one neighborhood with these types of facilities is not a good idea and suggested the hospital as a better use for these clinics.
There being no further speakers public comments was closed.
1C. CHAMPION INSTITUTE OF COSMETOLOGY, INC., REQUEST FOR A PLANNING COMMISSION DETERMINATION THAT AN INSTITUTE OF COSMETOLOGY IS SIMILAR TO OTHER LISTED PERMITTED USES IN THE C-B-D ZONE (CASE 10.479-DET). (ER)
Principal Planner Robertson provided an overview on the request for a determination as outlined in the staff report.
Commissioner Hirschbein questioned if review of the exterior building could go before the Historic Preservation Board or the Architectural Advisory Committee. Staff responded that this building is not designated as a historic structure and would go for review by the AAC for any proposal for any exterior alterations is received. Staff further explained the code enforcement process for maintenance of the building.
Commissioner Donenfeld said he's supportive of this request and questioned if any other regulatory approvals are needed by the State or Local level. Staff responded the certification is transferable to the new location.
Commissioner Weremiuk noted that this building is pre-1965 and questioned if it's appropriate if there are changes to the exterior that the Commission would like it referred to the HSPB? Staff clarified that if it was a Class I structure if would be appropriate but cannot refer it because it's a Class 3 structure.
Motion to approve Determine that a school of cosmetology is similar permitted used in the CBD Zone. Moved by Commissioner Weremiuk, seconded by Commissioner Middleton.
Vote to approve Determine that a school of cosmetology is similar permitted used in the CBD Zone. (Approved)
2. PUBLIC HEARINGS:
2A. GERGIS YOUSEF FOR A CONDITIONAL USE PERMIT TO SELL BEER, WINE AND DISTILLED SPIRITS WITHIN THE EXISTING RETAIL SPACE AT A GASOLINE STATION LOCATED AT 2796 NORTH PALM CANYON DRIVE, ZONE C-1, SECTION 3 (CASE NO. 5.0712 CUP). (DN)
Associate Planner Newell provided an overview on the proposed conditional use permit as outlined in the staff report.
Commissioner Hirschbein questioned if the staff recommendations include the conditions of approval from 1996. Staff responded yes and clarified the requirements for removal of mechanical equipment does not apply because
Vice-Chair Calerdine requested a background history on the City Council's action.
Vice-Chair Calerdine opened the Public Hearing:
GERGIS YOUSEF, applicant, said he is struggling and needs to make a profit since Shell gas pulled their name brand because they don't like the appearance. He explained that he removed the satelite and canopy and is complying with the conditions.
JADE NELSON, on behalf of the Palm Springs Modern Committee, said that the addition of the liquor display cabinet will impact vehicular traffic and pedestrian flow affecting the wear and tear of the building. They requested no modification to original walls be allowed.
ROBERT INGRAM, encouraged the Commission to ensure language is included to indicate that the original Cody building is protected.
JACOB YOUSEF, applicant's sons, clarified that they are strictly requesting a liquor license. He does not understand how the outside traffic will be affected by cabinet inside the store and noted that they are struggling to survive because of the financial impact due to the loss of gas revenue.
There being no further speakers public hearing was closed.
KW, asked about the liquor license? -Approve subject to: -No permanent alternations to the original wall. -Staff to sign-off when the 1996 conditions are met.
DD, clarified that no architectural alternations are being made to the building. KW. happy they are moving forward.
Motion to approve Approve subject to conditions with additional changes as follows:
1. Existing walls shall not be modified under this CUP.
2. Prior to the accessory sale of alcohol, the 1996 CUP conditions shall be completed to the satisfaction of the Director of Planning Services. Moved by Commissioner Weremiuk, seconded by Commissioner Middleton.
Vote to approve Approve subject to conditions with additional changes as follows:
1. Existing walls shall not be modified under this CUP.
2. Prior to the accessory sale of alcohol, the 1996 CUP conditions shall be completed to the satisfaction of the Director of Planning Services. (Approved)
A recess was taken at 2:23 pm.
The meeting resumed at 2:39 pm.
2B. SKIP GOODELL, ON BEHALF OF ASCENSION TREATMENT CENTERS, LLC, FOR A CONDITIONAL USE PERMIT TO OPERATE AN ADDICTION TREATMENT FACILITY AT AN EXISTING HOTEL BUILDING LOCATED AT 280 EAST MEL AVENUE, ZONE R-3 (CASE 5.1394 CUP). (ER)
Continued to a date uncertain. (Acceptance of Agenda)
3. NEW BUSINESS:
3A. DAKOTA PS, LLC. REQUESTING AN AMENDMENT TO AN APPROVED PLANNED DEVELOPMENT DISTRICT TO ELIMINATE ONE UNIT AND CONSTRUCT A PUBLIC PARK SPACE AT THE SOUTHERLY PORTION OF THE 6.37-ACRE DEVELOPMENT LOCATED AT 1501 SOUTH BELARDO ROAD, ZONE PD-365, SECTION 22 (CASE 5.1310 PD-365 AMEND). (DN)
3B. O'CONNER DEVELOPMENT INC., FOR A MAJOR ARCHITECTURAL APPLICATION FOR THE CONSTRUCTION OF A 3,242-SQUARE FOOT HOUSE ON A HILLSIDE LOT LOCATED AT 2371 SOUTH ARABY DRIVE, ZONE R-1-B (CASE 3.3952 MAJ). (GM)
Associate Planner provided an overview on the proposed hillside house and described the proposed new pitch and the other changes proposed by the AAC.
The Commission requested clarification about:
*Is there a requirement that the house have a harmonious relationship to the neighborhood? If so, what standards? Commissioner Middleton noted that there is an electic mix of houses in the neighborhood and there are many different types of styles of homes in this area. She clarified if the house fits within the building envelope.
Weremiuk asked questions:
Did the applicant accept the AAC recommendations?
How much was the wall increased?
Why is a darker color roof being proposed?
How much would solar panels increase the height?
Commissioner Donenfeld clarified that the reason why white color roof colors were changed for hillside homes is because of the reflection to the houses higher up. Was there any alternative to increasing the height of the wall?
BRIAN DIEBOLT, project designer, addressed questions from the Commission regarding the AAC comments about lowering the roof pitch, fitting mechanical equipment, height is allowable by code, electic neighborhood, change in roof color and pointed-out that they have mitigate 4 of the 5 neighborhood concerns. He said lowering the roof by 2 feet is not feasible for the design and they are a full 26" below the allowable height.
KELLY O'CONNER, developer, said he's met with the neighbors twice and noted that they did not have a problem with the house - the only the neighbor to the south was the only one who had concern about the height. Mr. O'Conner addressed further questions from the Commission.
Commissioner Middleton asked the developer if he was okay with a requirement that the casita could not be rented separately from the main home. The applicant said this is not his intention and agreed to the condition and said the market dictates that people are looking for mondern mid-century house with a sloping roof. Mr. O'Conner said it is not his intention to place solar panels to add height to the roof but can added panels to the lower end of the roof.
Commissioner Donenfeld said he is moving to approve the project. He said this is not a easy decision when it affects peoples views but we must balance with people who have ownership rights. He said it's a very electic neighborhood and pitched roofs are a very much part of this city. A good design and in keeping with the neighborhood.
Commissioner Weremiuk said because of the staff's original determination that it wasn't a hillside - she would have rather have seen the roof line reduced. However, she does not want the applicant going through the cost of redoing the design and would support the project.
Commissioners Middleton and Weremiuk requested an amendment to the motion to include that a requirement to pertaining to vacation rentals and solar-ready. calerdine
Motion to approve Approve with conditions and subject to:
1. The accessory second dwelling unit shall be rented or leased to the same person under one lease or rental agreement.
2. House shall be pre-wired for solar panels. Moved by Commissioner Donenfeld, seconded by Vice-Chair Calerdine.
Vote to approve Approve with conditions and subject to:
1. The accessory second dwelling unit shall be rented or leased to the same person under one lease or rental agreement.
2. House shall be pre-wired for solar panels. (Approved)
3C. ED FREEMAN FOR A MAJOR ARCHITECTURAL APPLICATION FOR DEVELOPMENT OF A ROUGHLY 4,400 SQUARE FOOT SINGLE FAMILY RESIDENCE ON A VACANT HILLSIDE LOT LOCATED AT 2025 CELESTIAL COURT, (CASE 3.3946 MAJ / ZONE ESA-SP - PLANNING AREA 4, DESERT PALISADES SPECIFIC PLAN). (KL)
Associate Planner Lyon presented an overview on the proposed first single-family house in the Desert Palisades Specific Plan.
The Commission requested clarification and/or commented on:
-Confirmation that the Desert Palisades Specific Plan for Desert Palisades does not allow the discretion to change the height under the Hillside Ordinance.
-Description of the term "height pillow" in the Specific Plan.
-Length of retaining walls and placement of boulders.
LANCE O'DONNELL, 02 Architecture, project architect, clarified that the long retaining wall allows them to minimize the amount of grading on site. He provided details on the design intent, movement of the boulders, retaining walls, 6" height increase, stepped building pads following the contour of the site, structural, glazing, corridor and clerestory windows.
Commissioner Donenfeld expressed a concern about privacy into adjoining homes that will be built at a later date. Mr. O'Donneld explained that the layout of the homes will be parallel to each other. Commissioner Donenfeld said that until the Commission saw a model of the downtown they able to create a visual for the development and suggested this could be done also for this development and add homes as they come forward.
Commissioner Hirschbein said this is a beautiful house but the struggle is how to move forward with a modifications for future homes.
Mr. O'Donnell stated that the developer wants to create a model that will replicate the hillside that would like include major items such as the roads and guard gate.
MARVIN ROOS, MSA Consulting, clarified that the development team is the body that is looking at the relationship of the site and is the HOA until for example 50% of the lots are sold then the HOA is established. Mr. Roos clarified the HOA process and explained that there are no walls allowed around the houses other than the pool fencing. He brought up condition of approval Env. 3; noting that he believed the Fish & Game Fees were paid at the time the EIR was submitted. He said the streets are all pavers with no concrete or asphalt on this property and will be the hallmark of Palm Springs.
Vice-Chair Calerdine noted interest in a site-visit within the next couple of months.
ALLEN WORTHY, said the house is absolutely stunning.
Commissioner Weremiuk made a motion to continue the project and would like to see a model of how the house sits on the site and because its on an alluvial fan, the first house and modifications from the standards.
The Commission discussed establishing a subcommittee to review a model of the house (
Vice-Chair Calerdine said he would vote in opposition because he thinks a model looking at the whole site would be more beneficial.
Commissioner Donenfeld thinks it will give them a better understanding of how it steps up and how it fits within the 18 foot pillow limitation and is the beginning of the long series of approvals. Ideally he would like to see the entire 112 acres.
Commissioner Weremiuk requested a larger model come in for future applications on this site.
Vice-Chair Calerdine expressed his opposition to the motion because he prefers to see a model of the entire site.
Commissioner Hirschbein said he is in favor of moving forward with the house at this point since it will be reviewed on Monday.
Commissioner Middleton said she would like to move forward since it will be reviewed on Monday but would like to see a complete model of all 110 home site (117 acres) so as the site is being built-out they can see the homes.
Motion to approve Approve with Conditions and subject to:
1. The applicant shall submit a model of the house subject to review by the subcommittee (Donenfeld, Hirschbein and Weremiuk) contingent upon final approve.
2. Vacation rental must be leased/rented to one person.
3. Delete condition Env. 3 relating to Fish and Game Fees if deemed paid. Moved by Commissioner Weremiuk, seconded by Commissioner Donenfeld.
Vote to approve Approve with Conditions and subject to:
1. The applicant shall submit a model of the house subject to review by the subcommittee (Donenfeld, Hirschbein and Weremiuk) contingent upon final approve.
2. Vacation rental must be leased/rented to one person.
3. Delete condition Env. 3 relating to Fish and Game Fees if deemed paid. (Approved)
3D. ELECTION OF OFFICERS:
Tabled.
A. ELECTION OF CHAIR
B. ELECTION OF VICE-CHAIR
PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS:
The Commission made comments on:
-A request for a status update on the construction of the Cameron development.
-A request for staff research into the ability to have a require that a certain percentage of labor be local.
-Provide the list to the Commission and City Attonrey of unmet capital needs that might be able to imposed as community benefits.
-A meeting will be scheduled sometime in September with City Council to discuss current issues. (Planning Director Fagg suggested adding this topic as a Agenda Item for further discussion.)
-Provide a list of approved project.
PLANNING DIRECTOR'S REPORT:
Planning Director Fagg informed the Commission about a joint meeting with the AAC to discuss procedural methods tentatively on September 14th prior to the regular meeting. He provided an overview on property maintenance in the Zoning Code.
ADJOURNMENT:
The Planning Commission adjourned 4:40 pm to Wednesday, July 27, 2016, at 1:30 pm, City Hall, Council Chamber, 3200 East Tahquitz Canyon Way.meeting adjourned at 4:40 pm.
Jul 13, 2016 Planning Commission
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CALL TO ORDER:
Vice-Chair Calerdine called the meeting to order at 1:34 pm.
ROLL CALL:
Roll Call: 5 members present, 1 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 6:00 pm on Thursday, July 7, 2016.
ACCEPTANCE OF THE AGENDA:
Planning Director Fagg reported additional work is needed on the staff report for Item 2B and will be requesting this item be continued for a date uncertain and will be re-noticed.
Vice-Chair Calerdine noted that Item 3A will be tabled.
Commissioner Hirschbein requested Item 1C pulled from the Consent Calendar for further discussion.
Commissioner Weremiuk commented on the format of the minutes.
Motion to approve Continue Item 2B, Case 5.1394 CUP (Ascension Treatment Centers, LLC) to a date uncertain, table Item 3A, Case 5.1310 PD 365 Amnd (Dakota PS) and continue Item 3D (Election of Officers) to the next meeting. Moved by Commissioner Donenfeld, seconded by Commissioner Weremiuk.
Vote to approve Continue Item 2B, Case 5.1394 CUP (Ascension Treatment Centers, LLC) to a date uncertain, table Item 3A, Case 5.1310 PD 365 Amnd (Dakota PS) and continue Item 3D (Election of Officers) to the next meeting. (Approved)
1. CONSENT CALENDAR:
A recess was taken at 1:40 pm for technical difficulties.
The meeting resumed at 1:44 pm.
Motion to approve Approve Items 1A and 1B as part of the Consent Calendar. Moved by Commissioner Weremiuk, seconded by Commissioner Middleton.
Vote to approve Approve Items 1A and 1B as part of the Consent Calendar. (Approved)
1A. APPROVAL OF MINUTES: JUNE 22, 2016 SPECIAL MEETING MINUTES AND REGULAR MEETING MINUTES
1B. TOM FORD FOR A MAJOR ARCHITECTURAL APPLICATION FOR THE RENOVATION AND CONSTRUCTION OF A 546-SQUARE FOOT CABANA AND GARAGE ADDITION AT A HILLSIDE HOUSE LOCATED AT 1635 RIDGEMORE DRIVE, ZONE R-1-A (CASE 3.3725 MAJ). (GM)
PUBLIC COMMENTS:
(This item was heard out of order.)
Vice-Chair Calerdine opened public comments:
ALLEN WORTHY, spoke about a fundraiser event to restore the Cornelia White House.
RON DIAZ, Rancho El Mirador Condominiums, president, spoke in opposition of Item 2B (Ascension Treat Facility) because there is an inordinate amount of undesirable activity and requested other areas be considered.
DOUG MITCHELL, Rancho El Mirador Condominiums, manager, spoke in opposition of Item 2B, said he and his wife think this facility will add to to the existing problems in the neighborhood.
WALTER UBER, resides in the neighborhood, spoke opposition of Item 2B; pointed-out that burdening one neighborhood with these types of facilities is not a good idea and suggested the hospital as a better use for these clinics.
There being no further speakers public comments was closed.
1C. CHAMPION INSTITUTE OF COSMETOLOGY, INC., REQUEST FOR A PLANNING COMMISSION DETERMINATION THAT AN INSTITUTE OF COSMETOLOGY IS SIMILAR TO OTHER LISTED PERMITTED USES IN THE C-B-D ZONE (CASE 10.479-DET). (ER)
Principal Planner Robertson provided an overview on the request for a determination as outlined in the staff report.
Commissioner Hirschbein questioned if review of the exterior building could go before the Historic Preservation Board or the Architectural Advisory Committee. Staff responded that this building is not designated as a historic structure and would go for review by the AAC for any proposal for any exterior alterations is received. Staff further explained the code enforcement process for maintenance of the building.
Commissioner Donenfeld said he's supportive of this request and questioned if any other regulatory approvals are needed by the State or Local level. Staff responded the certification is transferable to the new location.
Commissioner Weremiuk noted that this building is pre-1965 and questioned if it's appropriate if there are changes to the exterior that the Commission would like it referred to the HSPB? Staff clarified that if it was a Class I structure if would be appropriate but cannot refer it because it's a Class 3 structure.
Motion to approve Determine that a school of cosmetology is similar permitted used in the CBD Zone. Moved by Commissioner Weremiuk, seconded by Commissioner Middleton.
Vote to approve Determine that a school of cosmetology is similar permitted used in the CBD Zone. (Approved)
2. PUBLIC HEARINGS:
2A. GERGIS YOUSEF FOR A CONDITIONAL USE PERMIT TO SELL BEER, WINE AND DISTILLED SPIRITS WITHIN THE EXISTING RETAIL SPACE AT A GASOLINE STATION LOCATED AT 2796 NORTH PALM CANYON DRIVE, ZONE C-1, SECTION 3 (CASE NO. 5.0712 CUP). (DN)
Associate Planner Newell provided an overview on the proposed conditional use permit as outlined in the staff report.
Commissioner Hirschbein questioned if the staff recommendations include the conditions of approval from 1996. Staff responded yes and clarified the requirements for removal of mechanical equipment does not apply because
Vice-Chair Calerdine requested a background history on the City Council's action.
Vice-Chair Calerdine opened the Public Hearing:
GERGIS YOUSEF, applicant, said he is struggling and needs to make a profit since Shell gas pulled their name brand because they don't like the appearance. He explained that he removed the satelite and canopy and is complying with the conditions.
JADE NELSON, on behalf of the Palm Springs Modern Committee, said that the addition of the liquor display cabinet will impact vehicular traffic and pedestrian flow affecting the wear and tear of the building. They requested no modification to original walls be allowed.
ROBERT INGRAM, encouraged the Commission to ensure language is included to indicate that the original Cody building is protected.
JACOB YOUSEF, applicant's sons, clarified that they are strictly requesting a liquor license. He does not understand how the outside traffic will be affected by cabinet inside the store and noted that they are struggling to survive because of the financial impact due to the loss of gas revenue.
There being no further speakers public hearing was closed.
KW, asked about the liquor license? -Approve subject to: -No permanent alternations to the original wall. -Staff to sign-off when the 1996 conditions are met.
DD, clarified that no architectural alternations are being made to the building. KW. happy they are moving forward.
Motion to approve Approve subject to conditions with additional changes as follows:
1. Existing walls shall not be modified under this CUP.
2. Prior to the accessory sale of alcohol, the 1996 CUP conditions shall be completed to the satisfaction of the Director of Planning Services. Moved by Commissioner Weremiuk, seconded by Commissioner Middleton.
Vote to approve Approve subject to conditions with additional changes as follows:
1. Existing walls shall not be modified under this CUP.
2. Prior to the accessory sale of alcohol, the 1996 CUP conditions shall be completed to the satisfaction of the Director of Planning Services. (Approved)
A recess was taken at 2:23 pm.
The meeting resumed at 2:39 pm.
2B. SKIP GOODELL, ON BEHALF OF ASCENSION TREATMENT CENTERS, LLC, FOR A CONDITIONAL USE PERMIT TO OPERATE AN ADDICTION TREATMENT FACILITY AT AN EXISTING HOTEL BUILDING LOCATED AT 280 EAST MEL AVENUE, ZONE R-3 (CASE 5.1394 CUP). (ER)
Continued to a date uncertain. (Acceptance of Agenda)
3. NEW BUSINESS:
3A. DAKOTA PS, LLC. REQUESTING AN AMENDMENT TO AN APPROVED PLANNED DEVELOPMENT DISTRICT TO ELIMINATE ONE UNIT AND CONSTRUCT A PUBLIC PARK SPACE AT THE SOUTHERLY PORTION OF THE 6.37-ACRE DEVELOPMENT LOCATED AT 1501 SOUTH BELARDO ROAD, ZONE PD-365, SECTION 22 (CASE 5.1310 PD-365 AMEND). (DN)
3B. O'CONNER DEVELOPMENT INC., FOR A MAJOR ARCHITECTURAL APPLICATION FOR THE CONSTRUCTION OF A 3,242-SQUARE FOOT HOUSE ON A HILLSIDE LOT LOCATED AT 2371 SOUTH ARABY DRIVE, ZONE R-1-B (CASE 3.3952 MAJ). (GM)
Associate Planner provided an overview on the proposed hillside house and described the proposed new pitch and the other changes proposed by the AAC.
The Commission requested clarification about:
*Is there a requirement that the house have a harmonious relationship to the neighborhood? If so, what standards? Commissioner Middleton noted that there is an electic mix of houses in the neighborhood and there are many different types of styles of homes in this area. She clarified if the house fits within the building envelope.
Weremiuk asked questions:
Did the applicant accept the AAC recommendations?
How much was the wall increased?
Why is a darker color roof being proposed?
How much would solar panels increase the height?
Commissioner Donenfeld clarified that the reason why white color roof colors were changed for hillside homes is because of the reflection to the houses higher up. Was there any alternative to increasing the height of the wall?
BRIAN DIEBOLT, project designer, addressed questions from the Commission regarding the AAC comments about lowering the roof pitch, fitting mechanical equipment, height is allowable by code, electic neighborhood, change in roof color and pointed-out that they have mitigate 4 of the 5 neighborhood concerns. He said lowering the roof by 2 feet is not feasible for the design and they are a full 26" below the allowable height.
KELLY O'CONNER, developer, said he's met with the neighbors twice and noted that they did not have a problem with the house - the only the neighbor to the south was the only one who had concern about the height. Mr. O'Conner addressed further questions from the Commission.
Commissioner Middleton asked the developer if he was okay with a requirement that the casita could not be rented separately from the main home. The applicant said this is not his intention and agreed to the condition and said the market dictates that people are looking for mondern mid-century house with a sloping roof. Mr. O'Conner said it is not his intention to place solar panels to add height to the roof but can added panels to the lower end of the roof.
Commissioner Donenfeld said he is moving to approve the project. He said this is not a easy decision when it affects peoples views but we must balance with people who have ownership rights. He said it's a very electic neighborhood and pitched roofs are a very much part of this city. A good design and in keeping with the neighborhood.
Commissioner Weremiuk said because of the staff's original determination that it wasn't a hillside - she would have rather have seen the roof line reduced. However, she does not want the applicant going through the cost of redoing the design and would support the project.
Commissioners Middleton and Weremiuk requested an amendment to the motion to include that a requirement to pertaining to vacation rentals and solar-ready. calerdine
Motion to approve Approve with conditions and subject to:
1. The accessory second dwelling unit shall be rented or leased to the same person under one lease or rental agreement.
2. House shall be pre-wired for solar panels. Moved by Commissioner Donenfeld, seconded by Vice-Chair Calerdine.
Vote to approve Approve with conditions and subject to:
1. The accessory second dwelling unit shall be rented or leased to the same person under one lease or rental agreement.
2. House shall be pre-wired for solar panels. (Approved)
3C. ED FREEMAN FOR A MAJOR ARCHITECTURAL APPLICATION FOR DEVELOPMENT OF A ROUGHLY 4,400 SQUARE FOOT SINGLE FAMILY RESIDENCE ON A VACANT HILLSIDE LOT LOCATED AT 2025 CELESTIAL COURT, (CASE 3.3946 MAJ / ZONE ESA-SP - PLANNING AREA 4, DESERT PALISADES SPECIFIC PLAN). (KL)
Associate Planner Lyon presented an overview on the proposed first single-family house in the Desert Palisades Specific Plan.
The Commission requested clarification and/or commented on:
-Confirmation that the Desert Palisades Specific Plan for Desert Palisades does not allow the discretion to change the height under the Hillside Ordinance.
-Description of the term "height pillow" in the Specific Plan.
-Length of retaining walls and placement of boulders.
LANCE O'DONNELL, 02 Architecture, project architect, clarified that the long retaining wall allows them to minimize the amount of grading on site. He provided details on the design intent, movement of the boulders, retaining walls, 6" height increase, stepped building pads following the contour of the site, structural, glazing, corridor and clerestory windows.
Commissioner Donenfeld expressed a concern about privacy into adjoining homes that will be built at a later date. Mr. O'Donneld explained that the layout of the homes will be parallel to each other. Commissioner Donenfeld said that until the Commission saw a model of the downtown they able to create a visual for the development and suggested this could be done also for this development and add homes as they come forward.
Commissioner Hirschbein said this is a beautiful house but the struggle is how to move forward with a modifications for future homes.
Mr. O'Donnell stated that the developer wants to create a model that will replicate the hillside that would like include major items such as the roads and guard gate.
MARVIN ROOS, MSA Consulting, clarified that the development team is the body that is looking at the relationship of the site and is the HOA until for example 50% of the lots are sold then the HOA is established. Mr. Roos clarified the HOA process and explained that there are no walls allowed around the houses other than the pool fencing. He brought up condition of approval Env. 3; noting that he believed the Fish & Game Fees were paid at the time the EIR was submitted. He said the streets are all pavers with no concrete or asphalt on this property and will be the hallmark of Palm Springs.
Vice-Chair Calerdine noted interest in a site-visit within the next couple of months.
ALLEN WORTHY, said the house is absolutely stunning.
Commissioner Weremiuk made a motion to continue the project and would like to see a model of how the house sits on the site and because its on an alluvial fan, the first house and modifications from the standards.
The Commission discussed establishing a subcommittee to review a model of the house (
Vice-Chair Calerdine said he would vote in opposition because he thinks a model looking at the whole site would be more beneficial.
Commissioner Donenfeld thinks it will give them a better understanding of how it steps up and how it fits within the 18 foot pillow limitation and is the beginning of the long series of approvals. Ideally he would like to see the entire 112 acres.
Commissioner Weremiuk requested a larger model come in for future applications on this site.
Vice-Chair Calerdine expressed his opposition to the motion because he prefers to see a model of the entire site.
Commissioner Hirschbein said he is in favor of moving forward with the house at this point since it will be reviewed on Monday.
Commissioner Middleton said she would like to move forward since it will be reviewed on Monday but would like to see a complete model of all 110 home site (117 acres) so as the site is being built-out they can see the homes.
Motion to approve Approve with Conditions and subject to:
1. The applicant shall submit a model of the house subject to review by the subcommittee (Donenfeld, Hirschbein and Weremiuk) contingent upon final approve.
2. Vacation rental must be leased/rented to one person.
3. Delete condition Env. 3 relating to Fish and Game Fees if deemed paid. Moved by Commissioner Weremiuk, seconded by Commissioner Donenfeld.
Vote to approve Approve with Conditions and subject to:
1. The applicant shall submit a model of the house subject to review by the subcommittee (Donenfeld, Hirschbein and Weremiuk) contingent upon final approve.
2. Vacation rental must be leased/rented to one person.
3. Delete condition Env. 3 relating to Fish and Game Fees if deemed paid. (Approved)
3D. ELECTION OF OFFICERS:
Tabled.
A. ELECTION OF CHAIR
B. ELECTION OF VICE-CHAIR
PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS:
The Commission made comments on:
-A request for a status update on the construction of the Cameron development.
-A request for staff research into the ability to have a require that a certain percentage of labor be local.
-Provide the list to the Commission and City Attonrey of unmet capital needs that might be able to imposed as community benefits.
-A meeting will be scheduled sometime in September with City Council to discuss current issues. (Planning Director Fagg suggested adding this topic as a Agenda Item for further discussion.)
-Provide a list of approved project.
PLANNING DIRECTOR'S REPORT:
Planning Director Fagg informed the Commission about a joint meeting with the AAC to discuss procedural methods tentatively on September 14th prior to the regular meeting. He provided an overview on property maintenance in the Zoning Code.
ADJOURNMENT:
The Planning Commission adjourned 4:40 pm to Wednesday, July 27, 2016, at 1:30 pm, City Hall, Council Chamber, 3200 East Tahquitz Canyon Way.meeting adjourned at 4:40 pm.
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