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HomeMy WebLinkAbout2016-07-05- ARC MinutesCity of Palm Springs ARCHITECTURAL ADVISORY COMMITTEE Council Chamber, 3200 East Tahquitz Canyon Way, Palm Springs, California 92262 Minutes of July 5, 2016 CALL TO ORDER: Chair Fredricks called the meeting to order at 3:00 pm. ROLL CALL: Committee Members Present: Fauber, Purnel, Secoy-Jensen, Song, Vice -Chair Cassady and Chair Fredricks Committee Members Excused: Lockyer, Miller, Rotman Planning Commissioner Present: Lisa Middleton Also Present: Flinn Fagg, Noriko Kikuchi, GIenn Mlaker, Edward Robertson REPORT OF THE POSTING OF AGENDA: The agenda was available for public access at the City Hall bulletin board (west side of Council Chamber) and the Planning Department counter by 12:00 pm on Thursday, June 30, 2016. ACCEPTANCE OF THE AGENDA: Member Song proposed moving Item 3, Case 3.3725 MAJ, to the Consent Calendar. The agenda was unanimously accepted, as amended. PUBLIC COMMENTS: CONSENT CALENDAR: M/S/C (Fredricks/Secoy-Jensen, 5-0-3 absent Lockyer, Miller, Rotman) Approve Items 1 and 3 as part of the Consent Calendar. 1. APPROVAL OF MINUTES: JUNE 20, 2016 Approved as amended (noting Member Purnel's abstention). Architectural Advisory Committee Minutes City of Palm Springs Tuesday, July 5. 2016 3. 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) Approved as part of the Consent Calendar. NEW BUSINESS: 2. 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-1-13 (CASE 3.3952 MAJ). (GM) Associate Planner Mlaker provided an overview on the proposed hillside house. He reported that staff attended a meeting between the applicant and several residents of the Araby neighborhood and discussed issues as noted in the staff memorandum. Member Secoy-Jensen noted the 3 requests by the neighbors and asked if the applicant is able to reduce the roof height by 2 feet. Member Song questioned if there is future development for the parcels to the east. (Staff responded there is no development proposal at this time.) BRIAN DIEBOLT, project designer, said they have mitigated 4 out of 5 neighborhood concerns with the last one being the roof height. He pointed -out that they are 1.7 foot below the maximum building height and the adjacent house to the south is 5-6 ft. higher. PUBLIC COMMENTS: ALAN CRAIG, owner to the south, commented that the house will impact his views and requested a redesign of the project. MARJORIE LEEK, resides across the street, said house will impact views to the west and is not in keeping with the neighborhood. JEFFREY HUARD, adjacent neighbor, read a letter from a neighbor who resides across the street that could not attend, in opposition of the height of the roof and thinks it should be reduced to a maximum height of 11 feet to respect the neighbors. ROBERT COGLIND, commented that his view will not be affected: however, noted that the architecture in this neighborhood is one of the few areas that has a historic 2 Architectural Advisory Committee Minutes City of Palm Springs Tuesday, July 5, 2016 cabin/cottage ambiance. CHRISTOPHER EPPLER, purchased a lot in the neighborhood; and thinks this is a beautiful home and is within the height limits. He spoke in support of the project. Questions for the Applicant: Member Song requested clarification on the roof design and pitch of roof. Member Purnel had the following questions: • Can the roof slope be reduced? • Was the roof design studied for impact to the outside living space to the south property? Member Secoy-Jensen asked what material is the garage door - (opaque glass). She verified the roof/wall color and materials. Chair Fredricks requested clarification and/or commented on: • What the lowest minimum elevation the roof could be dropped and still accommodate HVAC? - (6" - 8") • To the applicant: Justify why the height would not impact the views. • A photo simulation to see what the impact would be. • Verified the groundcover material. • Concern with the use of pea gravel because it will not blend in with the natural landscape. AAC Comments: Member Song agrees that the house conforms to the zoning code; but thinks the slope is excessive and the clerestory is very close to the double -plate height. She thinks if the project was submitted early on there could have been consideration on how to re- route the duct work. However, at this point in the review process they can make a suggestion in lowering roof height and it would be a good compromise. Member Secoy-Jensen thinks the mechanical system should not dictate the overall building form and there could be a more creative way to rework it and lower the slope of the roof. Vice -Chair Cassady thinks lowering the roof would fit better within the context of the neighborhood and reduce the view impacts. He supports lowering the height as much as possible. k] Architectural Advisory Committee Minutes City of Palm Springs Tuesday, July 5, 2016 Member Purnel concurs with the comments made on lowering the roof. Chair Fredricks agrees with his colleagues that change could be explored further in height reduction not only for the view corridors but the design of the house. MIS/C (Song/Fredricks, 5-0-3 absent Lockyer, Miller, Rotman) Approve the project subject to: • Exercise of lowering the roof slope (realistically possible to accommodate HVAC equipment) from 3.5/12 to 2.5/12 slope. *With a recommendation if the applicant keeps the design as is, it should be staked (story poles) and reviewed by the adjoining neighbors. 4. GREENHOUSE EAST HOME OWNERS ASSOCIATION FOR A MINOR ARCHITECTURAL APPLICATION FOR THE REMOVAL OF 6,150 SQUARE FEET OF TURF AND THE INSTALLATION OF DROUGHT -TOLERANT LANDSCAPE ON ALEJO ROAD BETWEEN HERMOSA DRIVE AND CALLE ROLPH LOCATED AT 1225 EAST ALEJO ROAD, ZONE MBR/HR (CASE 3.1130 MAA). (NK) Assistant Planner Kikuchi presented an overview of the proposed desert conversion as outlined in the staff memorandum. ANGEL BELTRAN, landscape designer, provided details on the landscape plans and was available for questions. Member Song noted the existing slope from the building to the curb and had a concern with surface erosion. She asked if any consideration was given to provide a different design. Chair Fredricks verified the number of trees and areas that will be removed; planting at pedestrian gate; location of groundcover and size and location of the "Euphorbia" relative to the sidewalk. Member Secoy-Jensen verified the grading issue and the 3/8 Mojave Gold groundcover. Member Purnel is not concerned with the grading and thinks it's a nicely composed plan that includes simplicity and organization. He suggested re-laying the massing of "Euphorbia" away from the sidewalk and verified the groundcover materials. Chair Fredricks agreed with Member Purnel that the landscape plan is more interesting 4 Architectural Advisory Committee Minutes City of Palm Springs Tuesday, July 5, 2016 than they usually see - it is very nicely conceived. MISIC (Secoy-Jensen/Fredricks, 5-0-3 absent Lockyer, Miller, Rotman) Approve as submitted. 5. FREEHOLD COMMUNITIES, LLC, FOR AN AMENDMENT TO THE ARCHITECTURAL STANDARDS, OPEN SPACE AND LANDSCAPING PLANS FOR THE AVALON DEVELOPMENT; A PREVIOUSLY APPROVED PROJECT CONSISTING OF 1,150 RESIDENTIAL UNITS, 18-HOLE GOLF COURSE, CLUBHOUSE, POOL, SPA, TENNIS COURTS, AND A PARK LOCATED ALONG THE NORTH SIDE OF SAN RAFAEL DRIVE, EAST OF NORTH INDIAN CANYON DRIVE, SOUTH OF THE WHITEWATER RIVER AND WEST OF SUNRISE WAY, ZONE PDD 290, SECTION 35 (CASE 5.0982-PD 290).(ER) Principal Planner Robertson provided an overview of the proposed changes to the previously approved project. Chair Fredricks clarified what the AAC will be reviewing/approving. Member Secoy-Jensen verified: • The number of residential units. • Is it a gated community? • Was the project originally gated in 2004? BRAD SHUCKHART, Freehold Community, regional development manager, provided background information on the site and an overview of the revised plans. COLIN LIU, Hidey Architects, provided details on the architecture and design of the development. PAUL HADEN, C2 Collaborative Landscape Architects, provided details on the landscape plan throughout the development. PUBLIC COMMENT: PAUL HENDRICKSON, resides across the street, said they've had a positive relationship with the developer; however would like to make sure privacy, height restrictions and traffic issues will be addressed. HARRY COURTWRIGHT, Palermo, board member, spoke in support of the project; however expressed concern about the height (will be surrounded on the east and north side) and traffic issues. 5 Architectural Advisory Committee Minutes City of Palm Springs Tuesday, July 5, 2016 JIM RUSH, Four Seasons, general manager, appreciates that the developer has done the neighborhood outreach and supports the amendment. Member Song verified the details of the clubhouse and walking paths. She asked if retail shops were considered and verified details of the streetscape. Chair Fredricks requested clarification and/or had questions: • The exclusive use of easements. • Will they be fenced off? • Will there be a continuity of fences? Member Secoy-Jensen likes the approach of encouraging an active lifestyle and asked if bike paths were considered. She questioned if parking spaces will be available at the social gathering spaces - (street parking on private streets). Vice -Chair Cassady asked if thought has been given to what the HOA fees will be to maintain the open -space. Member Song requested details on the street parking and five foot setbacks on 50' and 60' lots. Member Secoy-Jensen thinks it a creative approach and likes the references to the local architects. She believes the development could benefit from more tennis courts and thinks that a restaurant could be a great amenity. She noted that this is a windy part of the city and is something to consider with all the trees and decomposed granite. Chair Fredricks said this is a big improvement and agreed that this is windy and dusty area. He suggested a community lap pool for a development of this size and agreed that a restaurant would be great. Member Song expressed concern about the street parking for the 40' lots. She would like to see a massing study to understand the development standards and thinks the 3 styles for the homes may be limiting the design for the 700+ homes. Member Secoy-Jensen requested details on the exterior wall - (can condition as part of the final landscape plan.) Vice -Chair Cassady suggested using the Alexander's as an example for variety in the architectural elevations. Member Purnel said this is a fresh approach for the reuse of the golf course. He likes the citrus connecting to the desert; and suggested dates as part of the orchards as a Architectural Advisory Committee Minutes City of Palm Springs Tuesday, July 5, 2016 connection to the existing agriculture. He supports the restaurant and noted concern with the density of the streetscape. MISIC (Song/Secoy-Jensen, 5-0-3 Lockyer, Miller, Rotman) Approve with conditions: 1. Further studies on the setback and height requirements as a block study. 2. Clarify the master developer's role for improvements (perimeter wall, view fencing) versus individual housing developer. 3. Landscape Master Plan to come back to the AAC and include the perimeter wall. 6. ELECTION OF OFFICERS: 6A. ELECTION OF CHAIR 6B. ELECTION OF VICE -CHAIR Chair Fredricks suggested postponing the Election of Officers until September 6th when the full body is in place. The AAC concurred. COMMITTEE MEMBER COMMENTS: STAFF MEMBER COMMENTS: Planning Director Fagg provided an update on the new appointments made to the AAC. He reported that a Joint AAC/Planning Commission orientation is tentatively scheduled for September 14th. ADJOURNMENT: The Architectural Advisory Committee adjourned at 5:19 pm to the next regular meeting at 3:00 pm on Monday, July 18, 2016, Council Chamber, City Hall, 3200 East Tahquitz Canyon Way, Palm Springs. Flinn Fagg, AICP Director of Planning Services