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HomeMy WebLinkAbout25042RESOLUTION NO. 25042 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ' PALM SPRINGS, CALIFORNIA, OVERTURNING THE PLANNING COMMISSION'S DECISION TO DENY AND APPROVING MAJOR ARCHITECTURAL (MAJ) AND ADMINISTRATIVE MINOR MODIFICATION (AMM) APPLICATIONS, CASE 3.4215 MAJ AND CASE 7.1632 AMM, FOR THE CONSTRUCTION OF A 3,278-SQUARE- FOOT SINGLE-FAMILY RESIDENCE WITH THE FRONT YARD SETBACK OF 10 FEET AND A MAXIMUM BUILDING HEIGHT OF 23.6 FEET ON AN UNDEVELOPED HILLSIDE PARCEL LOCATED AT 310 WEST CRESTVIEW DRIVE, ZONE R-1-C, SECTION 27. WHEREAS, Eric Hawkins of Hawkins + Marshall ("Applicant") filed a Major Architectural (MAJ) application, Case 3.4215 MAJ, with the Planning Division of the City of Palm Springs Development Services Department on behalf of Carmelita Properties Limited, property owner, pursuant to Section 94.04.00 (Architectural Review) of the Zoning Ordinance for the construction of a new 3,278-square-foot single-family residence on a 15,173-squaref-foot undeveloped hillside parcel located at 310 West Crestview Drive, Zone R-1-C, Section 27. WHEREAS, Eric Hawkins of Hawkins + Marshall ("Applicant") filed an ' Administrative Minor Modification (AMM) application, Case 7.1632 AMM, with the Planning Division of the City of Palm Springs Development Services Department on behalf of Carmelita Properties Limited, property owner, pursuant to Section 94.06.01(A)(10). The AMM application was filed for: 1) a 10-foot front yard setback instead of the code -required 25-foot-minimum; and 2) the maximum building height of 23.6 feet instead of the code -required maximum 18 feet. WHEREAS, on June 7, 2021, the Architectural Advisory Committee (AAC) reviewed the project and voted 6-0 (2 absent: Lockyer and Poehlein) for the project to be continued for further study. WHEREAS, on July 19, 2021, the Architectural Advisory Committee (AAC) reviewed the project and voted unanimously for the project to be continued for further study. WHEREAS, on August 30, 2021, the Architectural Review Committee (ARC) reviewed the project and voted 6-0 (1 absent: Doczi, 1 abstain: Jakway) to recommend approval to the Planning Commission subject to the conditions of approval. The conditions of approval are: 1. The ARC to review landscape plan that includes additional materials in ' naturalized appearance. 2. Lower the height of garage parapet. 3. Reduce the rear portion of the proposed residence by 2 feet as recommended Resolution No. 25042 Page 2 by staff. WHEREAS, on December 8, 2021, the Planning Commission reviewed and voted unanimously to continue the project to a date certain of January 12, 2022 with a condition that the applicant install story poles and provide additional renderings. WHEREAS, on January 12, 2022, the Planning Commission reviewed and voted unanimously to continue the project to a date certain of January 26, 2022 with a condition that the applicant provide the following: 1. Certification of story pole accuracy (including the 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 revisions recommended by the ARC. WHEREAS, on January 26, 2022, the Planning Commission voted 6-0 (1 Absent: Hirschbein) to continue the project to a date certain of February 9, 2022. WHEREAS, on February 9, 2022, the Planning Commission voted unanimously to continue the project to a date certain of February 23, 2022. WHEREAS, on February 23, 2022, the public meeting on the applications, Case 3.4215 MAJ and Case 7.1632 AMM, was held by the Planning Commission in accordance with applicable law, and the Planning Commission voted 4-1 (Noes: Roberts, 2 absent: Ervin & Moruzzi) to deny the applications based on the findings that the proposed project is neither consistent with the intent of the General Plan Community Design Element nor compatible with the surrounding development and the development pattern of the neighborhood. WHEREAS, on March 3, 2022, Eric Krut of Carmelita Properties Limited timely filed an appeal to the City Council of the February 23, 2022 Planning Commission's decision to deny Case 3.4215 MAJ and Case 7.1632 AMM in accordance with applicable law. WHEREAS, on April 7, 2022, an appeal hearing on Case 3.4215 MAJ and Case 7.1632 AMM was held by the City Council in accordance with applicable law. The City Council voted 3-1 (Noes: Middleton) to overturn the Planning Commission's decision to ' deny Case 3.4215 MAJ and Case 7.1632 AMM and approve the project with a direction for staff to substantiate the determination that proposed project is categorically exempt from further CEQA (California Environmental Quality Act) review under CEQA Guidelines Section 15303(a) (Class 3, New Construction or Conversion of Small Resolution No. 25042 Page 3 Structures). ' WHEREAS, on July 28, 2022, the City Council reviewed the supplemental information prepared by Terra Nova Planning & Research, Inc. which supports the staffs determination that the proposed project is categorically exempt from further CEQA (California Environmental Quality Act) review under CEQA Guidelines Section 15303(a) (Class 3, New Construction or Conversion of Small Structures) in accordance with applicable law. WHEREAS, the proposed project is considered a "project' pursuant to the California Environmental Quality Act ("CEQA") and been determined to be categorically exempt pursuant to Section 15303(A) of the CEQA Guidelines (Class 3, New Single - Family Residence). WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in connection with the meeting on the Project, including but not limited to, the staff report, all environmental data including the environmental assessment prepared for the project and all written and oral testimony presented. WHEREAS, pursuant to Section 94.04.00 (Architectural Review) of the Palm Springs Zoning Code, the City Council finds that, based upon the following factors, the proposed project will provide a desirable environment for its occupants as well as being ' compatible with the character of adjacent and surrounding developments: 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 distinct from parking lot areas. 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. 2. Harmonious relationship with existing and proposed adjoining developments and in the context of the immediate neighborhood/community, avoiding both excessive variety and monotonous repetition, but allowing similarity of style, if warranted In addition to this MAJ application, the Planning Division has received a MAJ ' application (Case 3.4216 MAJ) for the adjacent parcel to the west, which is owned by the same property owner. The architectural style of the two residences is contemporary and very similar in design; however, the use of similar yet Resolution No. 25042 Page 4 ' 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. 3. Maximum height, area, setbacks and overall mass, as well as parts of any structure (buildings, walls, screens, towers or signs) and effective concealment of all mechanical equipment; The proposed project generally meets the applicable development standards. The building extends above the R-1-C Zone building envelope standard, which includes a building height of 12 feet at the setback and the 18-foot-maximum at the slope of 4:12 ratio as proposed. However, the building height may be increased up to 30 feet with AMM approval given that such modifications will not have detrimental impact on the adjacent properties pursuant to Palm Springs Zoning Code Sections 92.01.03(B)(5) and 94.06.01(A)(10). The applicant has submitted an AMM application (Case 7.1632 AMM) requesting modifications to the building envelope. The project proposes a designated equipment area between the garage and the front pool enclosure/wall. The equipment area will be screened with a 7-foot-high gate which will be constructed of black powder coated aluminum vertical slats. The angled gate opening is side -facing, and it will not be visible from the street or the adjacent property to the east. Solar panels will be installed on the garage roof behind the parapet. 4. Building design, materials and colors to be sympathetic with desert surroundings; The proposed materials, such as panel formed concrete, black powder coated metal, plaster, and wood, are commonly observed construction materials in the City, and the project proposes desert -neutral color palette. 5. Harmony of materials, colors and composition of those elements of a structure, including overhangs, roofs, and substructures which are visible simultaneously, The proposed color palette consists of desert -neutral colors such as black (black anodized aluminum powder coated steel), light brown (Accoya wood), light gray (panel formed concrete), and white (Stucco — Merlex Plaster P-6 El Dorado). The simplistic architectural design will showcase the detail and unique character of each construction material, and the materials and colors are complementary to each other. 1 6. Consistency of composition and treatment; Resolution No. 25042 Page 5 The project proposes the consistent architectural treatment on all four sides as I exemplified by the application of rectilinear form and repeated use of identical construction materials. 7. Location and type of planting, with regard for desert climate conditions. Preservation of specimen and landmark trees upon a site, with proper irrigation to insure maintenance of all plant materials; The proposed plant palette consists of plant materials that are included in the Lush and Efficient gardening book for the Coachella Valley as required in PSMC Section 8.60.060(b)(a). No turf is proposed for the project. The revised landscape plan includes additional planting materials as required by the ARC; however, the proposed tree placement in the rear yard is too orderly for the existing natural hillside landscape. As conditioned, the project would comply with this finding. WHEREAS, pursuant to Section 93.13.00 (Hillside Developments) of the Palm Springs Zoning Code, the City Council finds that, based upon the following factors, the proposed project will provide a safe, orderly and aesthetically appealing development to the hillside area: 1. Rock and soil exposure; The project site is currently undeveloped. The site's condition appears to be very similar to other undeveloped hillside lots in the City; there is no rock or soil exposure that is particularly unique to the site. The existing hillside landscape will be retained around the perimeter of the proposed residence. 2. Size of building pad; The proposed single -story 3,278-square-foot residence which includes 2,775 square feet of living space, a 503-sq. ft. garage, outdoor living space, and a pool on a 15,173-squre-foot lot. As shown on the Grading & Slope Band Diagram on Sheet T0.01, the proposed building pad is generally located in the front portion of the lot. The size of the building pad is approximately 3,420 square feet in area, which is equivalent to 22% of the total lot size. 3. Design considerations, such as supporting stilts, colors and building arrangement; The project proposes piers for structural support to minimize the visual impact of the project when viewed from the rear/north. The proposed color palette is desert -neutral, which is appropriate for the site and its surrounding. The proposed residence will be located towards the front of the property to avoid the ' steep slope area and retain the natural topography as much as possible. 4. Screening of parking areas; Resolution No. 25042 Page 6 IThe project proposes a two -car parking garage. The garage opening is slightly angled, and it is side (east) -facing. 5. Landscaping plans; The project proposes the installation of drought -tolerant plant materials. Although the revised landscape plan shows additional planting materials in the rear yard, the proposed lineal tree placement appears too orderly for the existing natural hillside landscape and topography. The project is subject to a condition of approval, which requires the improvement of the tree placement in the rear yard subject to ARC review. With the implementation of this condition, the project meets this finding. 6. Continuity with surrounding development; The project proposes a 3,278-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. Therefore, the proposed residence is compatible with other residences in the neighborhood, and the project will not disrupt the development pattern of the site's vicinity. 7. Sensitivity to existing view corridors. The vertical height of the proposed residence varies from 11.5 feet to 13.5 feet. The average elevation measured near the center line of Crestview Drive is 498.5 feet, and the elevation measured at the top of the 12-foot-high garage is 507 feet. This indicates that the height of the garage measured from the street will be only 8.5 feet, which is lower than the height of a typical single-family residence. The topography slopes down as it moves towards the rear of the property, and the top of the rear portion of the residence drops by 3.25 feet measured from the central area of the residence. The adjacent property to the south is located at higher elevation, and the property to the east is located at lower elevation. Sensitivity to the existing view corridors is demonstrated through the residence's stepping design. WHEREAS, pursuant to Section 94.06.01 (Minor Modifications) of the Palm Springs Zoning Code, the City Council finds: 1. The requested minor modification is consistent with the general plan, applicable specific plan(s) and overall objectives of the zoning ordinance. ' The approval of this AMM application is requested for an increase in the maximum allowable building height and a front yard setback reduction for a hillside single-family residence in accordance with Palm Springs Zoning Code Resolution No. 25042 Page 7 Sections 92.01.03(B)(5) and 94.06.01(A)(10). The project proposes the building , height of 23.6 feet, and it is less than the 30-foot-maximim allowed per PSZC Section 94.06.01(A)(10). PSZC Section 94.06.01(A)(10) allows a 10-foot front yard setback. 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. 2. The neighboring properties will not be adversely affected as a result of the approval or conditional approval of the minor modification. 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. Additionally, 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. , 3. The approval or conditional approval of the minor modification will not be detrimental to the health, safety, or general welfare of persons residing or working on the site or in the vicinity. The approval of this AMM application will not affect or alter the single-family residential use of the subject property. The proposed residence will be required to be constructed in accordance with the applicable zoning code regulations and the California Building Code for safety compliance. Therefore, it will not adversely affect the individuals who live or work on the site or in its vicinity. 4. The approval of the minor modification is justified by environmental features, site conditions, location of existing improvements, or historic development patterns of the property or neighborhood. Although the project site is standard in terms of its size and dimensions, the site's viable space for development is limited to the front portion of the lot due to the steep topography in the rear. Hence, the approval of this AMM application is justified by the site's physical condition. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY , RESOLVE AS FOLLOWS: SECTION 1. That the foregoing Recitals are true and correct and are Resolution No. 25042 Page 8 ' incorporated herein by this reference. SECTION 2. That the proposed project is considered a "project' pursuant to the terms of the California Environmental Quality Act ("CEQA"),and has been determined to be categorically exempt pursuant to Section 15303(a) of the CEQA Guidelines (Class 3, New Single -Family Residence), based on the supplemental CEQA analysis presented to City Council as part of the staff report, dated July 28, 2022. SECTION 3. That the City Council hereby overturns the February 23, 2022 Planning Commission decision to deny and hereby approves Major Architectural (MAJ) and Administrative Minor Modification (AMM) applications, Case 3.4215 MAJ and Case 7.1632 AMM subject to the conditions of approval included in Exhibit A, for the construction of a 3,278-square-foot single-family residence with the front yard setback of 10 feet and the maximum building height of 23.6 feet on an undeveloped hillside parcel located at 310 West Crestview Drive, Zone R-1-C, Section 27. ADOPTED THIS 28TH DAY OF JULY. 2022. AaAA,-rr TERESA GALLAVAN INTERIM CITY MANAGER ATTEST: BRE A PR E, MMC, CERA CITY CLERK Resolution No. 25042 Page 9 CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE) ss. CITY OF PALM SPRINGS) I, BRENDA PREE, City Clerk of the City of Palm Springs, hereby certify that Resolution No. 25042 is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on July 28, 2022, by the following vote: AYES: Councilmembers Kors, Woods, Holstege and Mayor Pro Tem Garner NOES: Mayor Middleton ABSENT: ABSTAIN: IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Palm Springs, California, this 2-q day of 0d-ahr_< Z Z rends ree, MMC, CERA, City Clerk City of Palm Springs, California I-]