HomeMy WebLinkAbout2008-07-02 PC MinutesCITY OF PALM SPRINGS
PLANNING COMMISSION STUDY SESSION
MINUTES OF JULY 2, 2008
Large Conference Room, City Hall
3200 East Tahquitz Canyon Way
Palm Springs, CA 92262
CALL TO ORDER:
The meeting was called to order at 2:00 p.m.
ROLL CALL:
Present
Present
Year: FY 2008/2009
This Meeting:
to Date:
Excused Absences:
Chairman Hochanadel
X
1
0
Vice Chairman Cohen
0
1
Ringlein
X
1
0
Caffery
0
1
Scott
X
1
0
Conrad
X
1
0
Donenfeld
X
1
0
REPORT OF POSTING OF AGENDA:
The agenda was available for public access at the City Hall exterior bulletin board (west
side of Council Chamber) and the Planning Services counter by 5:00 p.m. on Friday,
June 27, 2008.'
1. PUBLIC COMMENTS: Vice Chairman Hochanadel opened Public Comments.
The Director of Planning Services read a Certificate of Commendation presented to
Dianne Marantz for her six (6) years of service to the City, as a member of the Palm
Springs Planning Commission.
M/S/C (Ringlein/Conrad, 5-0, 2 absent Cohen and Caffery) To adopt the
Commendation recognizing Dianne Marantz for her service.
City of Palm Springs
Planning Commission Study Session
Minutes of July 2, 2008
2. ELECTION OF OFFICERS:
CHAIR AND VICE CHAIR
M/S/C (Scott/Conrad, 5-0, 2 absent Cohen and Caffery) To elect Larry Hochanadel as
Chair.
M/S/C (Scott/Donenfeld, 5-0, 2 absent Cohen and Caffery) To elect Leo Cohen as
Vice Chair.
3. DISCUSSION - ZONING CODE AMENDMENTS
A. Section 93.13.A — Definition of "Hillside area"
Mr. Ewing provided background information on the definition of "hillside areas" as
defined in the zoning ordinance. Staff noted that the term "hillside areas" is used in the
zoning code to identify properties which are subject to hillside development. (A set of
standards and requirements applies to any property that meets this definition.) Staff
noted that many requirements of Section 93.13.00 refer to public improvements and
utility fire protection which apply mostly to subdivisions. Staff commented that the
majority of "hillside areas" are single family homes on lots that qualify as hillside. Staff
noted that the actual provision for additional height on a hillside lot is contained in
Section 94.06.01 (Minor Modifications).
Staff noted a couple of key points:
1. "Hillside area" is defined on a lot -by -lot basis regardless of its relative
location to flat or mountainous areas.
2. The defining characteristic is "any portion" that has a grade of ten percent
or more regardless of its size or origins.
Staff noted that no other language is given to provide guidance to identify how small
"any portion" might be, and this has created some problems. Staff suggested the
Commission may wish to consider some options for redefining "hillside area" such as:
Lot -by -Lot vs. Mapped Hillside Area - Staff provided details on an old
City zoning map and a modern map identifying slopes and other surface
features (10% to 30% slope areas and less than 10% areas). Staff noted
that modern technology provides the ability to accurately map the city's
topographic characteristics. Staff asked the Commission if they would like
to continue using the lot -by -lot definition or create a map that identifies lots
on a 10% slope. Staff noted a disadvantage of creating a map is that
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City of Palm Springs
Planning Commission Study Session
Minutes of July 2, 2008
some lots might be excluded, even though they are within a hillside
neighborhood; therefore a map might need further refinement.
The Commission discussed man-made versus natural grades, multiple paths for
submittal of projects, the advantages of delineation of a map and the Commission's
discretion on projects that meet the requirements. Further discussion occurred on
measurement of existing grade and allowable heights on hillside areas.
The Commission was in consensus of the following change:
1. Replace the verbiage "any portion thereof' with "an average of ten (10) percent
or more".
Staff noted that there is a lot of discussion between staff and an applicant prior to a
project coming before the Commission. However, staff does not have clear guidance to
share with an applicant regarding hillside design, such as, roof sloping and paving of the
grade to match the natural topography. Commission Donenfeld questioned if the
Commission could adopt a set of guidelines that are acceptable. Staff responded that
the principals for hillside development could be brought forward by codification or
resolution. Staff noted that they could provide several examples of hillside ordinances
from other cities to show the issues they have faced.
Discussion occurred on additional height, protection of ridge lines and measurement of
grade as provisions for hillside development.
Staff stated they would return to the Commission with examples of topography maps
with sloped land and the average percentage. Staff noted the process of initiating a
zone text amendment as follows:
Bring back options for a new hillside ordinance to the Commission for
review. Based on Commission direction, staff would schedule a public
hearing, the Commission would adopt a recommendation and forward it to
the City Council
4. COMMISSION/STAFF REPORTS AND REQUESTS -
Staff provided an update on the planning items going before the City Council next week.
Staff provided clarification on staffs position on appeals, final motions and
recommendations by the Planning Commission to the City Council
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City of Palm Springs
Planning Commission Study Session
Minutes of July 2, 2008
Commissioner Ringlein noted that she would be on vacation for the July 23rd meeting
and Commissioner Cohen has agreed to cover her scheduled AAC meeting of July 21 st
5. ADJOURNMENT: There being nofurthercomments the meeting adjourned at
3:30 p.m.
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