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HomeMy WebLinkAbout2022-01-12 PC Meeting MinutesPLANNING COMMISSION MINUTES JANUARY 12, 2022 CITY OF PALM SPRINGS, CALIFORNIA 3200 East Tahquitz Canyon Way, Palm Springs, California (Meeting held via Zoom) CALL TO ORDER: Chair Weremiuk called the meeting to order at 5:32 pm. ROLL CALL: Present: Aylaian, Ervin, Hirschbein, Moruzzi, Vice Chair Roberts, Chair Weremiuk Staff Present: Development Services Director Fagg, Attorney Priest, Assistant Planning Director Newell, Administrative Coordinator Hintz, Engineering Associate Minjares, Associate Planner Kikuchi, Principal Planner Robertson REPORT OF POSTING OF AGENDA: The Agenda was available for public access at the City Hall exterior bulletin board (west side of Council Chamber) by 9:00 pm on Thursday, January 6, 2022, and posted on the City's website as required by established policies and procedures. ACCEPTANCE OF THE AGENDA: Chair Weremiuk requested Item 4A be moved to Consent Calendar. Weremiuk, seconded by Roberts to move Item 4A to the Consent Calendar, and accept the agenda, as amended. AYES: AYLAIAN, ERVIN, HIRSCHBEIN, MORUZZI, ROBERTS, WEREMIUK PUBLIC COMMENTS: Chair Weremiuk opened public comments: Planning Commission Minutes January 12, 2022 City of Palm Springs EDWARD ACKERMAN, spoke in reference to Item 4B, questioned the developer's ability to continue the project if he cannot pay minimal small judgement to him regarding a sand issue. ROBERT SPERA, spoke in reference to Item 4A, resides behind this property and are happy to see the house has been changed from a two-story to a one-story structure. JOSEPH BURKE, spoke in reference to Items 3A and 3B, stated these houses do not offer a harmonious relationship with existing development. He said the proposed houses are too similar to each other and too large to blend in with neighborhood. He urged the Commission send these houses back to the ARC for proper review of size, density and placement adhering to topography of the lots. BILL GEARY, spoken in reference to Items 3A and 3B, said he only became aware of the two proposed houses two days ago and requested more time be given for the Commission to review these houses. NEAL MC LENNON, spoke in reference to Items 3A and 3B, requested an environmental impact report be considered and reviewed by the Commission. He thinks the five lots should go through a level of scrutiny with regards to the hydrology considering they cantilever into a wash and wildlife. JIM DUNN, resides nearby to Items 3A and 3B, said he appreciates the story -poles were required and as it was helpful in understanding the footprint of the project. He said he cannot support the proposed houses because the renderings are unclear and don't appear to match up with the story -poles and would like to see conditions imposed and the hydrology issues resolved. LUCIEN WOLFF, resides nearby, spoke in reference to Items 3A and 3B, said he would like to see what will be done with run-off rainwater that goes down Crest View addressed in the hydrology report. There being no further speakers public comments was closed. CONSENT CALENDAR: Roberts, seconded by Moruzzi to approve Items 1A, 1 B and 4A as part of the Consent Calendar. (Noting Vice Chair Roberts' and Commissioner Aylaian's abstention on the Study Session minutes of January 13, 2021 and February 24, 2021; and Commissioner Ervin's abstention on the minutes of January 13, 2021.) AYES: AYLAIAN, ERVIN, HIRSCHBEIN, MORUZZI, ROBERTS, WEREMIUK 2 Planning Commission Minutes January 12, 2022 City of Palm Springs 1A. APPROVAL OF MINUTES: REGULAR MEETING MINUTES OF DECEMBER 8, 2021, STUDY SESSION MINUTES OF FEBRUARY 24, 2021 AND JANUARY 13, 2021 Approved, as submitted under Consent Calendar. 1 B. REQUEST FOR A GENERAL PLAN CONFORMITY FINDING FOR THE VACATION OF A PORTION OF THE PUBLIC RIGHT-OF-WAY OF GRANVIA VALMONTE LOCATED BETWEEN INDIAN CANYON DRIVE AND VIA CHICA IN SECTION 11, TOWNSHIP 4, RANGE 4 EAST (ENG. FILE R 21-21-0276) (FP) Approved, as submitted under consent calendar. 4A. 02 ARCH TECTURE, ON BEHALF OF MIKE FLANNERY, FOR A MAJOR ARCHITECTURAL APPLICATION TO CONSTRUCT A 5,600- SQUARE-FOOT SINGLE-FAMILY RESIDENCE WITH THE MAXIMUM BUILDING HEIGHT OF 16.3 FEET ON A 31,363-SQUARE-FOOT HILLSIDE PARCEL LOCATED AT 775 WEST CHINO CANYON ROAD (APN: 504-212-005), ZONE R-1-A, SECTION 3 (CASE 3.4276 MAJ & CASE 7.1638 AMM) (NK) Approved, as submitted under consent calendar. 2. PUBLIC HEARINGS: 2A. ANA ESCALANTE, ON BEHALF OF DONALD KICK, FOR AN EXTENSION OF TIME FOR A MAJOR ARCHITECTURAL APPROVAL FOR THE CONSTRUCTION OF A NEW 2,513-SQUARE-FOOT SINGLE- FAMILY RESIDENCE ON A 22,328-SQUARE-FOOT UNDEVELOPED HILLSIDE PARCEL LOCATED AT 2100 TUSCAN ROAD (APN: 504- 192-013), ZONE R-1-B (CASE 3.2978 MAJ TE) (NK) Chair Weremiuk opened the public hearing and with no speakers coming forward the public hearing was closed. Roberts, seconded by Moruzzi to approve 2-year time extension. AYES: AYLAIAN, ERVIN, HIRSCHBEIN, MORUZZI, ROBERTS, WEREMIUK 3 Planning Commission Minutes January 12, 2022 City of Palm Springs 2B. CITY OF PALM SPRINGS FOR A ZONE TEXT AMENDMENT TO AMEND CHAPTER 94.05 OF THE ZONING CODE TO ALLOW RESIDENTIAL DENSITIES ON PROPERTIES THAT HAVE HISTORICALLY BEEN PERMITTED ON HOTEL OR COMMERCIAL SITES (CASE 5.1539 ZTA) (DN) Aylaian, seconded by Roberts to continue to date certain of February 9, 2022. AYES: AYLAIAN, ERVIN, HIRSCHBEIN, MORUZZI, ROBERTS, WEREMIUK 3. UNFINISHED BUSINESS: 3A. HAWKINS AND MARSHALL, ON BEHALF OF CARMELITA PROPERTIES LIMITED, FOR MAJOR ARCHITECTURAL AND ADMINISTRATIVE MINOR MODIFICATION APPLICATIONS TO CONSTRUCT A 3,465-SQUARE-FOOT SINGLE-FAMILY RESIDENCE ON A 15,173-SQUARE-FOOT HILLSIDE PARCEL LOCATED AT 310 WEST CRESTVIEW DRIVE (APN: 513-361- 024), ZONE R-1-C, SECTION 27 (CASE 3.4215 MAJ & CASE 7.1632 AMM) (NK) Vice Chair Roberts verified if the story -poles have been certified. Planner Kikuchi responded staff visited the site and confirmed the installation of the story -poles but have not seen certification information. ERIC HAWKINS, applicant, said they hired a licensed surveyor from Fomotor Engineering to set the stakes and erect the story poles according to the data. Mr. Hawkins stated they can get a letter of certification if the Commission so desires. Vice Chair Roberts said he cannot move forward until certification of story -poles has been provided. Chair Weremiuk concurred with Vice Chair Roberts. Vice Chair Roberts said this would apply this condition to Item 313, as well. Discussion followed about modifying the motion to include strings tied from pole to pole and modification of renderings to show the design of the rear of the house with the peers and height reduction. Roberts, seconded by Weremiuk to continue to date certain of January 26, 2022, with direction to the applicant to: 1. Provide certification of story -poles. 4 Planning Commission Minutes January 12, 2022 City of Palm Springs 2. Strings tied from pole to pole to depict the building massing. 3. Renderings shall be revised to show the design of the rear of the house with the peers and reduction of overall height by one foot. AYES: AYLAIAN, ERVIN, HIRSCHBEIN, MORUZZI, ROBERTS, WEREMIUK Weremiuk, seconded by Aylaian to reconsider to reconsider the item. AYES: AYLAIAN, ERVIN, HIRSCHBEIN, MORUZZI, ROBERTS, WEREMIUK Hirschbein, seconded by Aylaian to continue to date certain of January 26, 2022, with direction to the applicant to: 1. Provide certification of story -poles. 2. Tie strings from pole to pole to depict the building massing. 3. The renderings to be revised to show the design of the rear of the house with the peers and reduction of overall height by one foot. 4. Submit landscape plan to Planning Commission for review. 3B. HAWKINS AND MARSHALL, ON BEHALF OF CARMELITA PROPERTIES LIMITED, FOR MAJOR ARCHITECTURAL AND ADMINISTRATIVE MINOR MODIFICATION APPLICATIONS TO CONSTRUCT A TWO-STORY 3,291-SQUARE-FOOT SINGLE-FAMILY RESIDENCE WITH THE MAXIMUM BUILDING HEIGHT OF 25.8 FEET ON A 11,206-SQUARE-FOOT HILLSIDE PARCEL LOCATED AT 322 WEST CRESTVIEW DRIVE (APN: 513-361-003), ZONE R-1-C, SECTION 27 (CASE 3.4216 MAJ & CASE 7.1633 AMM) (NK) Chair Weremiuk verified certification of the story -poles has not been done. Assistant Planning Director Newell responded yes that's correct. Vice Chair Roberts said his only concern is certification of the story -poles. Assistant Planning Director Newell clarified the condition is to explore the use of peers, but if the peers are not feasible based on lowering of the structure, peers might not be part of the design. Vice Chair Roberts said he would prefer to see peers rather than walls. He thinks they will reduce the impact and mass of these houses on the hillside. This will allow undergrowth which will also reduce the impact and mass of these houses. 5 Planning Commission Minutes January 12, 2022 City of Palm Springs Chair Weremiuk said as the maker of the motion she would like to see peers and would like to see the landscape plan even though it will go back to the ARC. Weremiuk, seconded by Roberts to continue to date certain of January 26, 2022, with direction to the applicant to: 1 Provide certification of story -poles. 2. Tie strings from pole to pole to depict the building massing. 3. The renderings to be revised to show the design of the rear of the residence with a preference for peers and height reduction. 4. Submit landscape plan to Planning Commission for review. AYES: AYLAIAN, ERVIN, HIRSCHBEIN, MORUZZI, ROBERTS, WEREMIUK 4. NEW BUSINESS: 4B. AVALON 1150, LLC, FOR THE APPROVAL OF FINAL DEVELOPMENT PLANS FOR 130 SINGLE-FAMILY RESIDENTIAL UNITS ON 50-FOOT- WIDE LOTS WITHIN THE PHASE 2 SECTION OF THE MIRALON DEVELOPMENT LOCATED AT 801 SUNRISE PARKWAY, ZONE PDD 290, SECTION 35 (CASE 5.0982-PD 290 / TTM 31848) (ER) Principal Planner Robertson presented the proposed final development plans, as outlined in the staff report. Chair Weremiuk indicated there have been questions raised regarding conformance of the homes to the design guidelines, as presented. Ms. Weremiuk will take comments from the Commission and set-up a subcommittee that includes two members of the ARC to review placement, massing and conformance to the design guidelines. Commission Comments: Commissioner Hirschbein said he does not see the relationship of the design between what was presented to them as the design for inspiration and the final product. He would be interested in seeing the houses conforming to the guidelines in a more architecturally robust way; and thinks these designs are clunky and awkward. Mr. Hirschbein said he'd like to address the issue of cost since he's noticed that some of the Miralon houses are selling for over 1 million dollars which indicates it's no longer middle-class housing but rather a higher level of design. Commissioner Moruzzi asked staff if these homes were reviewed for conformity. Principal Planner Robertson responded yes it was reviewed for conformity; however, staff was waiting to take it to the ARC for review of the landscape plan and architectural Planning Commission Minutes January 12, 2022 City of Palm Springs design. He explained if the applicant would have requested any relief for any of the development standards for example the height or materials it would have then come before the Planning Commission for their review. Chair Weremiuk said the reason for setting up a subcommittee is because the designs they received are so far away from the intent of the design guidelines. She thinks it would be good to work with the applicant, as they did with the Miralon project and does not think it's at a point where they can make comments to the ARC and come back. She thinks the rooflines are scattered and would not create a harmonious streetscape. She said the Commission did not receive streetscapes in which they would normally look at the golf course phase of the project and side -yards. Vice Chair Roberts concurred with the comments relating to the aesthetics especially with the comment made about the architecture being disappointing and clunky. He said they need something more cohesive and with better shapes that relate well to each other. The proposed houses need more variation in color, texture and better roof lines. He noted that good design is not more expensive than bad design and just takes effort. Mr. Roberts concurred with Commissioner Hirschbein in that this is not affordable housing anymore and hopefully the development prides itself in quality; noting that these houses are not as attractive as the initial ones in this development. Commissioner Aylaian concurred with some of the concerns previously stated and cannot agree that it conforms with the design guidelines particularly the side elevations are very different. Although, she likes to see homes that are affordable she does not think that conforming architecture needs to be expensive to build. Ms. Aylaian questioned if there are ways to make the designs conform with what was presented in the preliminary plan and the design guidelines; and would prefer they continue to build on affordable housing rather than elevate the price point. Chair Weremiuk noted originally houses were going to sell at the $500,00 - $700,00 range and now are priced much higher. She said during the first review they were not asking for expensive materials but rather good design. Commissioner Aylaian would like to see the subcommittee assist the developer at working to keeping the houses at the original lower sales price with good design. Chair Weremiuk said she would like to keep the same subcommittee members (with one new Planning Commission member and add one ARC/landscape architect, if needed) as previous one and include the new urban designer position, as well as the project architects. She said would like to see these houses include review of the environmental standards and suggested several meetings with the subcommittee and Planning Commission Minutes January 12, 2022 City of Palm Springs then come back to the Planning Commission and then go to the Architectural Review Committee for final with recommendations. Member Moruzzi suggested the new urban designer position could provide this this type of review and make the determination that the project does not conform with the original design guidelines and send it back for changes would save a lot of time. Commissioner Moruzzi volunteered to be a part of the subcommittee. Commissioner Hirschbein addressed the project architects; strongly recommending looking at the inspiration pictures that were provided to the Commission from the Design Guidelines booklet and model their architectural elevations, roof lines and treatments of windows and fenestration and privacy screens. He said in the past, they met with the design team and came back to the subcommittee to show them the revisions but thinks since the Commission has already given clear details about the revisions needed, at this point the subcommittee can review the revised elevations section renderings. Chair Weremiuk said she would also like to look at the 50-foot easement abutting the rear yard and look at Plan 3; and give very strong thought to a shared use easement arrangement so there can be adequate use of the side yard as opposed to dividing it five feet by five feet. She said there are good models where Toll Bros has created this along with beautiful side yards on 5000 sq. ft. lots. She suggested looking at the plans that have been developed and the use of the front swimming pools on the lots that don't have the easement on the golf course and capture views from the mountains. Hirschbein, seconded by Moruzzi to continue to date uncertain and appoint a subcommittee with members consisting of: Planning Commission: Hirschbein, Moruzzi and Weremiuk and ARC: Jakway and Rotman to incorporate changes as discussed by the Planning Commission. AYES: AYLAIAN, ERVIN, HIRSCHBEIN, MORUZZI, ROBERTS, WEREMIUK PLANNING COMMISSION REPORTS, REQUESTS AND COMMENTS: Commissioner Hirschbein questioned if there have been any SB9 submittals for Planning Commission. (Director Fagg responded there have not been any and are approved at staff level.) Commissioner Aylaian asked if they can get an update particularly in March or April if there is any idea if they will be participating in meetings via zoom. (Assistant Director Newell reported as of right now there is no discussion of going back to in -person meetings because of the Covid surge.) 8 Planning Commission Minutes January 12, 2022 City of Palm Springs PLANNING DIRECTOR'S REPORT: Director Fagg reported briefly on his new role as Deputy City Manager and will be transitioning away from his role of Development Services Director in the next month or two. In response to Commissioner Ervin's questions about the new urban planner, Director Fagg reported Ken Lyon was recently promoted as a Principal Planner with a special role as the Urban Designer and will be seeing him more in the future. In response to Commissioner Moruzzi's questions about filling the Associate Planner, Director Fagg reported four candidates are being considered and hope to extend an offer to one of these candidates, soon. ADJOURNMENT: The Planning Commission adjourned at 6:55 pm to 5:30 pm, Wednesday, January 26, 2022, 3200 East Tahquitz Canyon Way. 1) �� David Newell, AICP Assistant Planning Director �9