HomeMy WebLinkAboutPresentation (Applicant) - Item 2A & 2B 310 + 322 CRESTVIEW I Appeal DeckPLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
3.4215 MAJ - 310 W CRESTVIEW
+
3.4216 MAJ - 322 W CRESTVIEW
PLANNING COMMISSION APPEAL
APRIL 2022
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
Page 1-12 Palm Springs 2007 General Plan
Council on July 20, 2005, the guidelines complement the policies in the Community Design Element. Vision-to-Reality Workshops To receive input from the community on the Land Use Plan, approximately 10 smaller-scale outreach meetings were conducted in various areas of the City. Facilitated by members of City Staff and the General Plan Steering Committee, these workshops provided valuable community feedback to the Steering Committee on the proposed Land Use Plan. Input received from each of the community workshops was reviewed, evaluated, and prioritized by the Steering Committee; refinements were then made to the Land Use Plan prior to its presentation to the Planning Commission and City Council.
GGEENNEERRAALL PPLLAANN PPRRIIOORRIITTIIEESS
General Plans provide policy guidance related to the seven mandatory
elements required by state law. It is common that recurring issues and themes
surface during public outreach efforts and evaluation of the plan that require
more focused attention and future direction above and beyond that mandated
by the state. Focused issues become features of the Plan, and can be used to
prioritize use of staff resources and allocation of budget. The following values
were identified as the highest priority for Palm Springs, and must be
addressed in the General Plan to allow the City to achieve its maximum
potential aesthetically, economically, and socially.
Support Palm Springs as one of the world’s premier desert resorts. Strengthen
and promote those things that make Palm Springs a one-of-a kind resort
destination, including its natural resources, eco-tourism, its pedestrian-
oriented shopping and entertainment districts including Downtown, its
unique architecture, the convenience of its airport and convention center, and
its wide array of lodging and recreational facilities.
Establish the City as a leader in efficient use of resources: land, water, and
energy. Promote energy efficiency and the efficient use of natural resources.
Promote the development of alternative energy industries and use of
alternative energy sources such as wind and solar in new and existing
construction to minimize resource depletion and conserve resources for future
generations.
Diversify the City’s economic foundations and promote Palm Springs as the
“first choice” for businesses. Create employment opportunities that will
maintain a stable and diverse economy, including opportunities for workers to
The following values
were identified as the highest priority for Palm Springs,
its
unique architecture,
THE GENERAL PLAN
The General Plan’s main priority, as it relates to housing and development, is to promote “varying” and
“unique” styles of architecture in order to encourage “new and characteristically different neighborhood
types.”
Furthermore, it describes, in great detail, the process for entitlements and the criteria in which to review and
approve projects, as is described in the Housing and Community Design Elements of the General Plan.
The Architectural Advisory Committee’s role is to thoroughly review conformance with the General Plan and
then recommend approval or denial to the Planning Commission. Furthermore, the Planning Staff’s role is
to implement the plans and codes as adopted by the City Council.
After much effort by both the applicant, the AAC and the Planning Staff, the two projects were revised and
curated to a point that were unanimously approved by both agencies. The Planning Staff describes in great
detail in their Staff Reports how and why the two projects are consistent with the General Plan.
However, going against the process described in the General Plan, and disregarding the reommendations
by the AAC and the Planning Staff, the Planning Commission denied the two projects.
The following presentation will show not only the contradictions between the AAC/Staff recommendations
and the Planning Commission’s determination, but also, how the Planning Commission made every effort
to try and find reasons to support their denial. In the end, they predicated their decision, based solely on
the fact that the two projects do not match exactly the houses along the rim of the canyon, despite the
General Plan directing them to consider projects on a city and neighborhood-wide level AND to promote
architectural diversity amongst new development.
Palm Springs 2007 General Plan Page 1-13
AA DD MM II NN II SS TT RR AA TT II OO NN
live in the communities in which they work. Through land use and other
policies, promote Palm Springs as the first choice for businesses such as
tourism, entertainment, retail, office, medical, educational, professional,
financial, technical, industrial, and other economic and employment
generators.
Develop a full range of retail opportunities for local, regional, and tourist
markets. Encourage diverse and appealing shopping opportunities for
residents, tourists, and the regional market that will generate sales tax
revenues, attract customers from neighboring communities, and enrich the
quality of the life for those living in and visiting Palm Springs.
Provide for a broad range of housing opportunities. Encourage development
of housing units for varying life stages and styles and all economic levels.
Create unique places that strengthen community identity, offer visual
interest, and support lively activity. Concentrate and promote areas of rich
community activity served by efficient multimodal transportation and parking.
Encourage the creative mixing of land uses to promote vibrant neighborhoods
and reduce the need for vehicle use. Combine residential, retail, office, and
other land uses within the Downtown and other key locations, to create
active, full-service neighborhoods that are less dependent on the automobile.
Preserve and uphold the high quality of architecture and the unique visual
and aesthetic form in buildings and neighborhoods that distinguish Palm
Springs from other cities. Promote the identification of unique neighborhoods
while encouraging new and characteristically different neighborhood types to
develop. Recognize the importance of adaptive reuse for architecturally and
historically significant resources.
Provide a circulation system that accommodates the smooth flow of vehicular
traffic, encourages safe bicycle and pedestrian movement, and presents
attractively landscaped corridors. As the City develops, street and roadway
improvements will be necessary to ensure a safe and functioning network of
circulation corridors and intersections. The streets will be attractively
developed and maintained to encourage bicycles, pedestrians, and alternative
forms of transportation. Trails, bikeways, and other forms of circulation
linkages through the city and into surrounding areas must also be developed
and maintained.
Promote development that enhances scenic views and provides both visual
and physical access to the City's surrounding mountains, washes, open space,
and other scenic and natural resources. Unparalleled natural resources can be
found in and near Palm Springs. These resources add value to the City’s
Provide for a broad range of housing opportunities. ff Encourage development
of housing units for varying life stages and styles and all economic levels.
Preserve and uphold the high quality of architecture and f the unique visual
and aesthetic form in buildings and neighborhoods that distinguish Palm
Springs from other cities. Promote the identification of unique neighborhoods
while encouraging new and characteristically different neighborhood types to
develop. Recognize the importance of adaptive reuse for architecturally and
historically significant resources.
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
will serve as a practical guide to City leaders, developers, architects, and
residents as they develop the best possible projects for the City. Its contents
are intended to stimulate rather than stifle design creativity. This part of the
General Plan focuses on Citywide and neighborhood-level details rather than
project- and parcel-based specifics. The objectives of this element are to:
X Preserve and enhance the visual quality of the City.
X Reinforce/strengthen the community identity of Palm Springs.
X Protect and strengthen the sense of place and character of
neighborhoods.
X Enhance vehicular and pedestrian corridors through the use of
consistent design features.
X Enhance the energy, vitality, and urban village character of the
downtown.
X Retain the architectural quality and diversity of Palm Springs.
X Protect the character of historic neighborhoods.
X Protect viewsheds and scenic corridors.
X Encourage environmentally friendly and sustainable design and
building practices.
CC OO MM MM UU NN II TT YY DD EE SS II GG NN FF EE AA TT UU RR EE SS
The City of Palm Springs is visually defined by both its natural and built
environments. Traditionally, the City’s built environment has respected and
complemented the natural environment, creating an attractive and pleasant
place to live and visit. The focus of this element is on maintaining and
strengthening the City’s community design identity—the collection of
streets, buildings, neighborhoods, commercial centers, landscaping and public
spaces which together comprise the image of the City. Figure 9-1, Community
Design Features, identifies key gateways, corridors, and activity centers and
shows how they interrelate. These features serve as a foundation for achieving
the design objectives established by the City. The following are descriptions of
these and additional features that contribute to Palm Springs’ unique identity.
Gateways. Gateways are areas that define one’s entrance to the City or a
specific area within the City. They can consist of a number of design elements,
including signage, landscaping, natural topography, monument features,
water features, trees and other plantings, public art pieces, and specialized
lighting.
Transportation Corridors. Residents and visitors view large parts of Palm
Springs only by travel along corridors. Thus, these roadways provide excellent
opportunities to create a design identity throughout the City. They should
contain consistent design features such as formal landscaping, distinctive
Page 9-2 Palm Springs 2007 General Plan
Retain the architectural quality and diversity of Palm Springs.
Protect the character of historic neighborhoods.
Protect viewsheds and scenic corridors.
Encourage environmentally friendly and sustainable design and
building practices.
Citywide and neighborhood-level details rather than
project- and parcel-based specifics.The objectives of this element are to:
CC OO MM MM UU NN II TT YY DD EE SS II GG NN EE LL EE MM EE NN TT
lighting elements and signage and specialized paving at key intersections to
create a unified sense of place and identity throughout the City. Unique
treatments along secondary and tertiary roads will strengthen the individual
characters of the neighborhoods they serve.
Activity Centers. Activity centers, also called nodes, draw large numbers of
people and serve as important public gathering places and economic centers
of the City. Activity centers can include historical and cultural sites, such as
the Palm Springs Art Museum, as well as commercial, office, mixed-use and
industrial areas, such as the Downtown, the Uptown mixed-use centers, and
Destination Ramon. The Convention Center, the casino, the airport, and
community parks also serve as important activity centers for the City and the
region. Despite the variety of uses and sizes of these activity centers, they all
share the important role of serving as public gathering places. These nodes
should be unique and clearly defined areas that add to the visual quality of
the City while reinforcing the eclectic village character of the City.
Neighborhoods.Palm Springs has a unique and varied collection of easily
identified neighborhoods. These neighborhoods are defined by the mix of
predominant design elements, such as unique architectural styles and
detailing, landscaping, walls, building heights and setbacks, and pedestrian
connectivity that exist within the community. While some neighborhoods are
defined by the surrounding roadways, others with a more defined design
character and architectural style may span several blocks.
Districts. In addition to distinct neighborhoods, Palm Springs is comprised
of a number of unique districts. Districts are defined by a collection of
integrated uses or activities and are larger than neighborhoods. The
Downtown, Uptown, and Section 14 are examples of districts in Palm
Springs.
Architecture. Palm Springs’ architectural eclecticism is essential to the charm
and character of the City. Its large concentration of mid-century buildings
designed by significant architects distinguishes it from any other city of its
size in the nation. Sites and buildings of historical significance should be
preserved when possible. New buildings should be designed to complement
the desert climate and lifestyle, providing opportunities for solar access and
outdoor living. They should also be attractively designed in styles, colors, and
materials appropriate to the City and the surrounding natural environment.
Scenic/View Corridors. Palm Springs’ location at the base of the San Jacinto
and Santa Rosa Mountains creates opportunities for unparalleled mountain
and desert views and multiple means of immediate access into these beautiful
natural areas. Efforts should be taken to protect existing scenic/view corridors
and to create new ones when possible, and to enhance and increase the
character and quality of those natural resource access points.
Palm Springs 2007 General Plan Page 9-3
Pa lm Springs has a unique and varied collection of easily
identified neighborhoods. These neighborhoods are defined by the mix of
predominant design elements, such as unique architectural styles and
detailing, landscaping, walls, building heights and setbacks, and pedestrian
connectivity that exist within the community.W
Neighborhoods.
Architecture. Palm Springs’ architectural eclecticism is essential to the charm
and character of the City. I
New buildings should be designed to complement
the desert climate and lifestyle, providing opportunities for solar access and
outdoor living. T
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
THE PROCESS - ARCHITECTURAL ADVISORY COMMITTEE
310 W CRESTVIEW
* Planning Staff recommends that the AAC provide comments and direction and recommend possible res-
tudy.
AAC #1 - 06.07.21 - voted unanimously for the project to be continued for further study.
* Planning Staff recommends that the Architectural Review Committee (ARC) recommended denial to the
Planning Commission.
AAC #2 - 07.19.21 - voted unanimously for the project to be continued for further study.
* Planning Staff recommends that the Architectural Review Committee (ARC) recommend approval to the
Planning Commission subject to the following conditions of approval:
1. Install additional plant materials in the area between the front property line and the edge of the
street pavement. Depict all proposed plant materials at their maturity on the landscape plan.
2. Reduce the height of the rear (north) portion of the proposed residence by two (2) feet.
AAC #3 - 08.30.21 - voted unanimously 6-0 to recommend approval to the Planning Commission subject to
the conditions of approval. The recommended conditions are:
1) the ARC to review landscape plan that includes additional materials in naturalized appearance
2) Reduce the height of the garage parapet
3) reduce the rear portion of the proposed residence by 2 feet as recommended by staff.
322 W CRESTVIEW
* Planning Staff recommends that the AAC provide comments and direction and recommend possible res-
tudy.
AAC #1 - 06.07.21 - voted unanimously for the project to be continued for further study.
* Planning Staff recommends that the Architectural Review Committee (ARC) recommended approval of
the proposed project to the Planning Commission subject to the following conditions:
1. The proposed garage shall be fully located out of the code-required minimum side yard setback
2. Increase the front yard setback of the proposed garage from 3’ to 10 feet’ subject to AMM
approval in accordance with PSZC the proposed 44-foot rear yard setback is not to be reduced.
3. Submit a slope map, preliminary precise grading plan, and preliminary hydrology plan for Planning
Commission to clearly communicate exactly how the site will be altered and the proposed site
engineering will relate to the hillside.
AAC #2 - 07.19.21 - voted unanimously for the project to be continued for further study.
* Planning Staff recommends That the Architectural Review Committee (ARC) recommend approval to the
Planning Commission subject to the following conditions of approval:
1. Incorporate ARC recommendations on improving the building massing.
2. The site design along the front east side shall be modified so that the steps will not extend beyond
the minor architectural projection allowed under PSZC
3. Include the landscape treatment of the area between the front property line and the edge of
pavement in the landscape plan.
AAC #3 - 08.30.21 - voted unanimously 6-0 to recommend approval to the Planning Commission subject to
the conditions of approval. The recommended conditions are:
1) Incorporate staff comments regarding the side yard setback and landscape;
2) Add landscape materials in the front and rear of the residence and design in natural condition;
3) Reduce the height of the garage parapet
4) Work with staff to lower the overall height of building.
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
470
470475
475480
4 8 04
85485
4
90
490495
495
500
5
0
0
5
0
5
470
470475
475480
4 8 04
85485
4
90
490495
495
500
5
0
0
5
0
5
470
470475
475480
4 8 04
85485
4
90
490495
495
500
5
0
0
5
0
5
AAC PROPOSAL #1
COMMENTS:
- MOVE THE HOUSE TOWARDS THE STREET AS IS
CONSISTENT WITH THE NEIGHBORHOOD
- CREATE MORE VARIETY BETWEEN THE TWO HOUSES BY
CHANGING THE MATERIALS MORE DISTINCTLY
AAC PROPOSAL #2
COMMENTS:
- MASSING FOR 322 SEEMS MORE APPROPRIATE AS 2-STORY
INSTEAD OF 1-STORY
- VARY ROOF LINES TO BE MORE HARMONIOUS WITH THE
HILLSIDE
FINAL APPROVED PROPOSAL (W/ REDUCED HEIGHT CONDITIONS)
APPROVED W/ CONDITIONS:
- REVISE LANDSCAPE
- REDUCE OVERALL HEIGHT BY ~2’, ESPECIALLY AT THE GARAGE
- EXPLORE SOLID FOUNDATION WALLS INSTEAD OF CANTILEVER
WITH PILES
2-STORY 1-STORY 1-STORY
1-STORY
2-STORY
1-STORY
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
THE PROCESS - PLANNING COMMISSION
310 W CRESTVIEW
* Planning Staff recommended approval subject to the conditions of approval:
1. The landscape plan shall be revised for review by the ARC. The overall landscape composition
shall be improved.
2. Utilize piers instead of walls or explore other methods to provide structural support that is better
incorporated into the overall design of the residence and minimize the impact on the adjacent hillside
slope.
PC #1 - 12.08.21 - voted unanimously to continue the project with a condition that the applicant install story
poles and provide additional renderings.
* Planning Staff recommended approval the proposed project subject to the conditions of approval included
in Exhibit A
PC #2 - 01.12.22 - The Planning Commission voted unanimously to continue the project to a date certain
with a condition that the applicant provide the following:
1. Certification of story pole accuracy (including their heights and locations) from the installing
engineer/surveyor.
2. Story pole installation with ribbon/string between the story poles to clearly show the proposed
massing.
3. Revised renderings to accurately depict proposed structures, including the following specific
changes:
a. Pier designs where proposed
b. Reduction of one (1 )-foot-height as outlines in the conditions
4. Provide landscape plan that includes proposed redivisions recommended by the ARC.
* Planning Staff recommended approval the proposed project subject to the conditions of approval included
in Exhibit A
PC #3 - 02.23.22 - The Planning Commission voted 4-2 to deny the project.
322 W CRESTVIEW
* Planning Staff recommended approval subject to the conditions of approval:
1. The landscape plan shall be revised. The landscape should function to soften the contrast of the
simplistic contemporary architecture and existing organic hillside landscape.
2. (null)
3. Reduce the vertical height of the lower level by one (1) foot to remain 8 feet as previously pro-
posed.
PC #1 - 12.08.21 - voted unanimously to continue the project with a condition that the applicant install story
poles and provide additional renderings.
* Planning Staff recommended approval the proposed project subject to the conditions of approval included
in Exhibit A
PC #2 - 01.12.22 - The Planning Commission reviewed and voted unanimously to continue the project to a
date certain with a condition that the applicant provide the following:
1. Certification of story pole accuracy (including their heights and locations) from the installing
engineer/surveyor.
2. Story pole installation with ribbon/string between the story poles to clearly show the proposed
massing.
3. Revised renderings to accurately depict proposed structures, including the following specific
changes:
a. Pier designs where proposed
b. Reduction of one (1 )-foot-height as outlines in the conditions
4. Provide landscape plan that includes proposed redivisions recommended by the ARC.
* Planning Staff recommended approval the proposed project subject to the conditions of approval included
in Exhibit A
PC #3 - 02.23.22 - The Planning Commission voted 4-2 to deny the project.
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
OBJECTION #1 - Site layout, orientation, location of structures and relationship to one another and
to open spaces and topography. Definition of pedestrian and vehicular areas; i.e., sidewalks as dis-
tinct from parking lot areas.
310 CRESTVIEW
Planning Staff recommended approval based on::
The proposed residence will be developed in an L-shape orientation on a standard R-1-C Zone lot with a
garage in front of the residence. An outdoor living space, including a pool, will be accommodated in the
area between the garage and the residence surrounded by a 7-foot-high wall/pool enclosure. Vehicular
access will be provided by a driveway from West Crestview Drive, which leads to the angled, side-facing
garage. A pedestrian path which extends from the driveway leads to the entrance of the residence. The
proposed residence incorporates stepping design in its rear portion to follow the hillside topography.
Planning Commission denied because of:
The proposed residence includes a prominent cantilever which projects into the canyon in the rear. The
Community Design Element of the Palm Springs 2007 General Plan states, “The City of Palm Springs is
visually defined by both its natural and built environments. Traditionally. The City’s built environment has
respected and complemented the natural environment ... “ (Palm Springs 2007 General Plan, Community
Design Element, page 9-2). The rear portion of the proposed residence projects into the canyon far more
than other existing residences in the neighborhood. Therefore, the proposed project is not consistent with
the historic development pattern of the neighborhood and does not meet this finding.
Response:
The Planning Commission requested the project be redesigned to be a cantilever by replacing the
foundation walls with a pier foundation strategy. Furthermore, despite the fact that the General Plan is
intended to be looked at from a neighborhood and city-wide level and not solely at one specific part of the
street/neighborhood, this site constraints of this lot has very little development potential along the front of
the propery. Even so, it only projects beyond one of the neighboring houses on the Rim by ~4’.
APPEAL #1
As part of the adoption of the General Plan in 2007, which is used as the basis for objections 1 and 3
by the Planning Commission, development restrictions were placed on properties that contained slopes
steeper than 30% which were not in place at the time of construction of any of the surrounding homes.
This single-handedly prevents the desired consistency with “the historic development pattern of the neigh-
borhood” where large flat pads could be created on the surrounding hillside lots. The proposed design is a
direct response to this portion of code as the cantilevered design avoids grading on the hillside, maintaining
the natural quality of the hillside as is desired by the Community Design Element. Furthermore, the Com-
munity Design Element of the General Plan contains many additional objectives than are mentioned in the
Planning Commission findings.
322 CRESTVIEW
Planning Staff recommended approval based on::
The site’s topography slopes down from the southwest corner of the parcel towards the northeast corner.
The proposed residence is laid out in an L-shaped orientation, which will be positioned to take advantage of
the view to the north. Vehicular access to the site is provided by the proposed driveway, next to which will
be a Corten steel gate for pedestrian entry.
Planning Commission denied because of:
The proposed residence includes a prominent cantilever which projects into the canyon in the rear. The
Community Design Element of the Palm Springs 2007 General Plan states, “The City of Palm Springs is
visually defined by both its natural and built environments. Traditionally. The City’s built environment has
respected and complemented the natural environment ... “ (Palm Springs 2007 General Plan, Community
Design Element, page 9-2). The rear portion of the proposed residence projects into the canyon far more
than other existing residences in the neighborhood. Therefore, the proposed project is not consistent with
the historic development pattern of the neighborhood and does not meet this finding.
Response:
This project does not include a cantilever at all. In fact, it is built on a continuous foundation wall + slab
as was directed by the Architectural Advisory Committee in order to reduce the overall height to an agreed
upon height. Furthermore, despite the fact that the General Plan is intended to be looked at from a
neighborhood and city-wide level and not solely at one specific part of the street/neighborhood, this site
is sub-standard and has very little development potential along the front of the propery. Even so, it only
projects beyond the neighboring houses on the Rim between 4’-10’
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
PL PLPL
31' - 11"15' - 11"
47' - 9"3' - 0"8' - 8"2'-0"1'-6"2'-0"310 W CRESTVIEW
LEGEND
ORIGINAL AAC PROPOSAL
FINAL APPROVED PROPOSAL (W/ REDUCED HEIGHT CONDITIONS)
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
PL PLPL
31'-7"
43'-7"42"24"24"LEGEND
ORIGINAL AAC PROPOSAL
FINAL APPROVED PROPOSAL (W/ REDUCED HEIGHT CONDITIONS)
322 W CRESTVIEW
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
465.98
29395(
T
7
CRESTVIEW DR REAR BUILDING SETBACK 41' - 1"7.94'1'-7"4'-5"9'-8 7/8"3'-9 1/4"When looking at the existing houses along Crestview, 322 only extends a between ~2’ to ~10’ beyond
the development of the nearest two neighbors along the rim. 310 Crestview only projects further
than one of those, and a maximum of ~4’ beyond the other.
4’ and 10’ projections beyond the existing nearest neighbors is NOT significant ESPECIALLY due to
our specific site constraints, as is specifically stated in the Planning Staff reports..
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
OBJECTION #2 - HARMONIOUS RELATIONSHIP
Planning Staff recommended approval based on::
The architectural style of the two residences is contemporary and very similar in design; however, the
use of similar yet different construction materials and color palette differentiate the two projects visually.
The adjacent properties to the east and south are designed with red clay roof tiles with stucco or plaster.
Although the proposed architectural style is different from the east and south neighboring properties,
different architectural styles and building materials are observed in the neighborhood. Therefore, the
proposed design is contextually appropriate.
Planning Commission denied because of:
The rear portion of the proposed residence extends into the canyon much further than other residences
that are located on the rim of the canyon, and the massing of the proposed residence is greater than other
existing residences in the immediate neighborhood. Therefore, the proposed residence is not harmonious
with its surrounding development, and it does not meet this finding.
Housing Element of the General Plan 2007 specifically states the following:
“Conformance is evaluated based on consideration of the following:
- Harmonious relationship with existing/proposed adjoining USES
“Use” means the purpose for which land or a building is arranged, designed or intended, or for
which either land or building is or may be occupied or maintained.
Planning Commission changed the language of this to read “Harmonious relationship with existing
and proposed adjoining DEVELOPMENTS...”
Additionally, the Planning Commission focuses specifically on the residences along the rim instead
of at the neighborhood as a whole. Nevertheless, there are only 11 properties that would qualify for
residences on the rim. Of those, only 5 are developed. 1 of those 5 has a significant cantilever AND
none of the lots are similarly shaped or have the same topographical constraints. Regardless, the
General Plan promotes diversity and respectful responses to the site characteristics.
HOUSES ALONG “RIM”
HOUSES IN
NEIGHBORHOOD
HOUSES ALONG “RIM”
W/ CANTILEVER
310 CRESTVIEW
PALM SPRINGS, CA JUNE 2021HA + MA HAWKINS+MARSHALL
310 CRESTVIEW
PALM SPRINGS, CA JUNE 2021HA + MA HAWKINS+MARSHALL
310 CRESTVIEW
PALM SPRINGS, CA JUNE 2021HA + MA HAWKINS+MARSHALL
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
OBJECTION 3A - Overall Mass
Planning Staff recommended approval based on::
The projects propose a 3,278- and 3,344-square-foot residence. The building footprint of the eight (8)
existing single-family residences located within the site’s vicinity ranges from 1,950 square feet to 7,749
square feet based on the measurement taken by using the City’s mapping software, with the average
size of 3,465 square feet. The proposed footprint is less than the average; therefore, the proposed
residence is compatible with other residences in the neighborhood. Hence, the project will not disrupt the
development pattern of the site’s vicinity. Planning Commission denied because of:
Planning Commission denied because of:
The massing of the proposed residence is greater than other residences in the neighborhood.
LARGER THAN
PROPOSED HOUSES
SMALLER THAN
PROPOSED HOUSES
AVERAGE SIZE OF BUILDING FOOTPRINT I
3,465SF
~26% OF THE HOMES IN THE MESA ARE LARGER
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
JANUARY 3RD, 2021HA + MA HAWKINS+MARSHALL
FLOOR AREA
2889 SF
GARAGE
776 SF
FLOOR AREA
2989 SF
GARAGE
550 SF
FLOOR AREA
2775 SF
GARAGE
503 SF
PLANNING COMMISSION
FLOOR AREA
MAIN HOUSE = 2775 SF
DETACHED GARAGE = 503 SF
BUILDING TOTAL = 3278 SF
AAC #2
FLOOR AREA
MAIN HOUSE = 2989 SF
ATTACHED GARAGE = 550 SF
BUILDING TOTAL = 3539 SF
AAC #1
FLOOR AREA
MAIN HOUSE = 2889 SF
ATTACHED GARAGE = 776 SF
BUILDING TOTAL = 3665 SF
310 CRESTVIEW I FLOOR AREA CALCULATIONS
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL 310/322 CRESTVIEW I 01.12.21 Planning Commission Renderings JANUARY 3RD, 2021HA + MA HAWKINS+MARSHALL
LOWER
FLOOR AREA
1022 SF
FLOOR AREA
2623 SF
GARAGE
558 SF
01 UPPER LEVEL
FLOOR AREA
1791 SF
GARAGE
533 SF
00 LOWER
FLOOR AREA
1020 SF
UPPER
FLOOR AREA
1855 SF
GARAGE
552 SF
PLANNING COMMISSION
FLOOR AREA
MAIN HOUSE = 2811 SF
ATTACHED GARAGE = 533 SF
BUILDING TOTAL = 3344 SF
AAC #2
FLOOR AREA
MAIN HOUSE = 2623 SF
ATTACHED GARAGE = 558 SF
BUILDING TOTAL = 3181 SF
AAC #1
FLOOR AREA
MAIN HOUSE = 2887 SF
ATTACHED GARAGE = 552 SF
BUILDING TOTAL = 3439 SF
322 CRESTVIEW I FLOOR AREA CALCULATIONS
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
1801 RIDGE RD I
3,504 SF
1777 RIDGE RD I
3,946 SF
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
303 W CRESTVIEW I (BEHIND PRIVACY HEDGE)
6,934 SF
294 W CRESTVIEW I (BEHIND PRIVACY HEDGE)
8,989 SF
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
265 W CRESTVIEW I
2,831 SF
277 W CRESTVIEW I
4,328 SF
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
G5 03.00465.98FF=497.0+'55730.00'40.00'6.00'BLDG503.70BLDG504.42BLDG503.90BLDG504.71BLDG504.29333 W CRESTVIEW
FFL ~505''
T.O.R. EST. ~517'
310 W CRESTVIEW BEYOND
FFL 493.5' -495'
T.O.R. 505' -508.5'
322 W CRESTVIEW
FFL 487.5', 498'
T.O.R. 508.5' - 511.5'VIEW LINE FROM 6' TALL PERSON @ RIDGE ROAD (~518' ELEVATION)
1
SK001
C R E S T V IE W D R
RIDGE RD
333 W
CRESTVIEW
3 2 2 W
C R E S T V I E W 3 1 0 W C R E S T V I E W
SCALE : As indicated
310 W CRESTVIEW DR
PALM SPRINGS, CA 12.08.2021
SUPPLEMENTAL SITE SECTION SECTION SCALE: 1:50
PLAN SCALE: 1:100
310 + 322 W CRESTVIEW DR
OBJECTION 3B - MAXIMUM HEIGHT
310 CRESTVIEW
Planning Staff recommended approval based on::
M1. The approval of the AMM application will not alter the nature of the proposed project or the single-
family residential land use, and it is consistent with the objectives of the General Plan and zoning
ordinance.
M2. The height of the proposed structure itself varies from 11.5 feet to 13.5 feet, which is within the
maximum allowable building height for a standard single-family residence. The maximum height of 23.6
feet is measured at the rear/north end of the proposed residence over a steep sloping topography. The
property abuts to a vacant lot in the rear and the building steps down by 3.25 feet in the rear portion...
Hence, the approval of the AMM application will not adversely affect the neighboring properties.
Planning Commission denied because of:
The proposed project does not meet the maximum building height ...requirements of the zoning code.
In order for the project to meet this finding, the project requires the approval of an Administrative Minor
Modification (AMM) application for the increased building height However, as explained in Findings M1
and M2 of this resolution below, the proposed project does not meet the findings that are required for AMM
approval. Therefore, the proposed project does not meet this finding.
The project proposes the building height of 23.6 feet... As explained in Finding L1 above, AMM approval
is requested for a project which is not consistent with the Community Design Element of the Palm Springs
2007 General Plan that states, “The City of Palm Springs is visually defined by both its natural and built
environments. Traditionally. The City’s built environment has respected and complemented the natural
environment ... “ (Palm Springs 2007 General Plan, Community Design Element, page 9-2). Therefore, the
proposed project does not meet this finding.
322 CRESTVIEW
Planning Staff recommended approval based on::
M1. The approval of the AMM application will not alter the nature of the proposed project or the single-
family residential land use, and it is consistent with the objectives of the General Plan and zoning
ordinance.
M2. The height of the upper-level of the proposed residence varies from 10.5 feet to 13.5 feet. The average
elevation of the top of street in front of the site is 502 feet, and the elevation measured at the top of the
upper level is 511.50 feet. This indicates that the height of the garage measured from the street will be 9.5
feet, which is lower than the height of a typical single-family residence. The property abuts to a vacant lot
in the rear and to the east. The information on Sheets T1.00 and A3.01 indicate that the finished floor of
the proposed project is 10.4 feet lower than the adjacent property to the west, and the top of the proposed
residence extends above the neighbor’s finished floor by 3.08 feet which is below the neighbor’s eye-level
(eye-level is typically measured 5 feet above ground/floor)... Hence, the approval of the AMM application
will not adversely affect the neighboring properties.
Planning Commission denied because of:
The proposed project does not meet the maximum building height ...requirements of the zoning code.
In order for the project to meet this finding, the project requires the approval of an Administrative Minor
Modification (AMM) application for the increased building height However, as explained in Findings M1
and M2 of this resolution below, the proposed project does not meet the findings that are required for AMM
approval. Therefore, the proposed project does not meet this finding.
The project proposes the building height of 25.8 feet... As explained in Finding L1 above, AMM approval
is requested for a project that is not consistent with the Community Design Element of the Palm Springs
2007 General Plan that states, “The City of Palm Springs is visually defined by both its natural and built
environments. Traditionally. The City’s built environment has respected and complemented the natural
environment ... “ (Palm Springs 2007 General Plan, Community Design Element, page 9-2). Therefore, the
proposed project does not meet this finding.
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
OBJECTION 3B - Maximum Height
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
OBJECTION 3B - Maximum Height
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
OBJECTION 3B - Maximum Height
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
LESS THAN 10’ SETBACK
10’ - 15’ SETBACK
15’ - 25’ SETBACK
322 310
OBJECTION 3C - SETBACKS
Planning Staff recommended approval based on::
The Prevailing Setback Diagram (Sheet T0.01) shows that the project site is adjacent to the properties that
are also developed with a reduced front yard setback. Finally, the portion of the residence for which the 10-
foot front yard setback is proposed is limited to the side elevation of the garage. Since the garage is not a
habitable space, it eliminates concern relating to privacy or noise impact on the adjacent properties. Hence,
the approval of the AMM application will not adversely affect the neighboring properties. The approval of the
AMM application will not alter the nature of the proposed project or the single-family residential land use,
and it is consistent with the objectives of the General Plan and zoning ordinance.
Planning Commission denied because of:
The proposed project does not meet the minimum front yard setback requirements of the zoning code.
In order for the project to meet this finding, the project requires the approval of an Administrative Minor
Modification (AMM) application for..reduced front yard setback. However, as explained in Findings M1 and
M2 of this resolution below, the proposed project does not meet the findings that are required for AMM
approval. Therefore, the proposed project does not meet this finding.
M.1 - The project proposes a 10-foot front yard setback. As explained in Finding L 1 above, AMM approval
is requested for a project that is not consistent with the Community Design Element of the Palm Springs
2007 General Plan that states, “The City of Palm Springs is visually defined by both its natural and built
environments. Traditionally. The City’s built environment has respected and complemented the natural
environment ... “ (Palm Springs 2007 General Plan, Community Design Element, page 9-2). Therefore, the
proposed project does not meet this finding.
M.2 - This AMM approval is requested for a proposed residence with a prominent cantilever, which projects
into the canyon in the rear far more than other existing residences on the rim. Since the proposed project is
not consistent with the historic development pattern of the neighborhood, it does not meet this finding.
360380370
303
333
343389
1777
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
303 W CRESTVIEW I
<10’ SETBACK
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
333 W CRESTVIEW I
10’-15’ SETBACK
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
343 W CRESTVIEW I
~15’ SETBACK
360 W CRESTVIEW I
<10’ SETBACK
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
370 W CRESTVIEW I
<10’ SETBACK
360 W CRESTVIEW I
10’-15’ SETBACK
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
389 W CRESTVIEW I
<10’ SETBACK
PLANNING COMMISSION APPEAL
PALM SPRINGS, CA APRIL 2022HA + MA HAWKINS+MARSHALL
1777 RIDGE RD I
<10’ SETBACK