HomeMy WebLinkAboutPC Resolution _6261- Case 3.3553 SFRRESOLUTION NO.6261
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA,
APPROVING CASE 3.3553 SFR; AN APPLICATION
FOR A 3,145 SQUARE FOOT SINGLE FAMILY
RESIDENCE AND A 370 SQUARE FOOT SECOND
UNIT ON A ROUGHLY 17,866 SQUARE FOOT LOT AT
3223 ESTABAN WAY; ZONE R-1-13; PD 262
"ESTANCIAS"; TRACT 29632, LOT 48, CANYON
SOUTH SPECIFIC PLAN (SP-1), APN 512-320-037,
SECTION 35.
WHEREAS, Zernickow Family Investments, (the "Applicant") has filed an application
with the City pursuant to Section 94.04.00 of the Palm Springs Zoning Code (PSZC) for
a Major Architectural application to allow the construction of a single family residence on
a lot at 3223 Estaban Way, Zone R-1-13, PD 262, Tract Map 29632, APN: 512-320-037;
and
WHEREAS, on March 12, 2012, the Architectural Advisory Committee (AAC) reviewed
the proposed project and voted unanimously to recommend approval of the project to
the Planning Commission; and
WHEREAS, on March 28, 2012, a public meeting for Major Architectural Application
Case 3.3553 SFR was held by the Planning Commission in accordance with applicable
law; and
WHEREAS, the Planning Commission has carefully reviewed and considered all of the
evidence presented in connection with the hearing on the project, including but not
limited to the staff report and all written and oral testimony presented.
THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to the California Environmental Quality Act (CEQA) Guidelines, the
project is a Class III exemption and is categorically exempt per Section 15303(a) (New
single-family residence).
Section 2: Architectural Review is required for development of each lot in Tract 29632
pursuant to Zoning Code Section 94.04.00. Specific aspects of design have been
examined to determine whether the proposed development will provide desirable
environment for its occupants as well as being compatible with the character of adjacent
and surrounding developments, and whether aesthetically it is of good composition,
materials, textures and colors. Conformance is evaluated based on consideration of the
following:
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 areas,
Planning Commission Resolution No. 6261 March 28, 2012
Case 3.3553 SFR Single Family Residence at 3223 Estaban Way Page 2 of 3
The project proposes a single family house, detached casita and related landscaping,
paved drives, and terraces surrounding a swimming pool. The project conforms to the
setbacks and requirements for open space and yards. The landscaping is designed to
maintain privacy while not blocking views. The project conforms to this statement.
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,
The project is located in a neighborhood of large custom designed homes, each
individual in their design and orientation on the lots. The proposed house is
complementary to the existing development, and is respectful of views from adjacent
unbuilt lots. The project conforms to this statement.
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 residence conforms to all setbacks, height limits, minimum and maximum
area limits. Perimeter walls conform to the development standards of the Zoning Code.
Therefore the project conforms to this statement.
4. Building design, materials and colors to be sympathetic with desert
surroundings; AND
5. Harmony of materials, colors and composition of those elements of a
structure, including overhangs, roofs, and substructures which are visible
simultaneously,
AND
6. Consistency of composition and treatment,
The project is proposed with a traditional "Spanish ranch style" motif clad in stucco with
two-piece barrel tile on gable roofs. The materials and colors are warm hued colors
considered to be complementary to the desert. The project is consistent with these
statements.
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 project proposes mostly drought -tolerant plant species deemed appropriate to the
desert environment. There are no landmark or specimen plants or trees on the site.
The project is therefore deemed in conformance with this statement. 0
Planning Commission Resolution No. 6261 March 28, 2012
Case 3.3553 SFR Single Family Residence at 3223 Estaban Way Page 3 of 3
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby approves Case 3.3553 SFR; a 3,145 square foot single family
home with a 370 square foot second unit on a roughly 17,866 square foot lot, subject to
those conditions set forth in the attached Exhibit A, which are to be satisfied unless
otherwise specified.
ADOPTED this 28 h day of March 2012.
AYES: 6, Roberts, Munger, Calerdine, Klatchko, Hudson and Chair Donenfeld
NOES: None
ABSENT: 1, Conrad
ABSTAIN: None
ATTEST:
Wig , Dire Plan;
CITY OF PALM SPRINGS, CALIFORNIA
RESOLUTION NO.6261
EXHIBIT A
Case 3.3553 SFR
3223 Estaban Way
March 28, 2012
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Director of
Building and Safety, the Chief of Police, the Fire Chief or their designee, depending on
which department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
ADMINISTRATIVE CONDITIONS
ADM 1. Project Description. This approval is for the project described per Case
3.3553 SFR; except as modified with the conditions below;
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, date stamped February 23, 2012,
including site plans, architectural elevations, exterior materials and colors,
landscaping, and grading on file in the Planning Division except as modified
by the conditions below.
ADM 3. Conform to all Codes and Regulations. The project shall conform to the
conditions contained herein, all applicable regulations of the Palm Springs
Zoning Ordinance, Municipal Code, and any other City County, State and
Federal Codes, ordinances, resolutions and laws that may apply.
ADM 4. Minor Deviations. The Director of Planning or designee may approve minor
deviations to the project description and approved plans in accordance with
the provisions of the Palm Springs Zoning Code.
ADM 5. Indemnification. The owner shall defend, indemnify, and hold harmless the
City of Palm Springs, its agents, officers, and employees from any claim,
action, or proceeding against the City of Palm Springs or its agents, officers
or employees to attach, set aside, void or annul, an approval of the City of
Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Case 3.3553 SFR. The City of Palm Springs will promptly
notify the applicant of any such claim, action, or proceeding against the City
of Palm Springs and the applicant will either undertake defense of the matter
and pay the City's associated legal costs or will advance funds to pay for
101
Resolution No. 6261
Conditions of Approval
Case 3.3553 SFR Single Family Residence at 3223 Estaban Way
Page 2 of 8
March 28, 2012
defense of the matter by the City Attorney. If the City of Palm Springs fails to
promptly notify the applicant of any such claim, action or proceeding or fails to
cooperate fully in the defense, the applicant shall not, thereafter, be
responsible to defend, indemnify, or hold harmless the City of Palm Springs.
Notwithstanding the foregoing, the City retains the right to settle or abandon
the matter without the applicant's consent but should it do so, the City shall
waive the indemnification herein, except, the City's decision to settle or
abandon a matter following an adverse judgment or failure to appeal, shall not
cause a waiver of the indemnification rights herein.
ADM 6. Maintenance and Repair. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including
and without limitation all structures, sidewalks, bikeways, parking areas,
landscape, irrigation, lighting, walls, and fences between the curb and
property line, including sidewalk or bikeway easement areas that extend onto
private property, in a first class condition, free from waste and debris, and in
accordance with all applicable law, rules, ordinances and regulations of all
federal, state, and local bodies and agencies having jurisdiction at the
property owner's sole expense. This condition shall be included in the
recorded covenant agreement for the property if required by the City.
ADM 7. Right to Appeal. Decisions of an administrative officer or agency of the City
of Palm Springs may be appealed in accordance with Municipal Code
Chapter 2.05.00. Permits will not be issued until the appeal period has
concluded.
ADM 8. Public Art Fees. This project shall be subject to Chapters 2.24 and 3.37 of
the Municipal Code regarding public art. The project shall either provide
public art or payment of an in lieu fee. In the case of the in -lieu fee, the fee
shall be based upon the total building permit valuation as calculated pursuant
to the valuation table in the Uniform Building Code, the fee being 112% for
commercial projects or 114% for residential projects with first $100,000 of total
building permit valuation for individual single-family units exempt. Should the
public art be located on the project site, said location shall be reviewed and
approved by the Director of Planning and Zoning and the Public Arts
Commission, and the property owner shall enter into a recorded agreement to
maintain the art work and protect the public rights of access and viewing.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Valley Multiple -Species Habitat Conservation Plan (CVMSHCP)
Local Development Mitigation Fee LDMF NOT required.
ENV 2. Notice of Exemption. The project is exempt from the California Environmental
Quality Act (CEQA); therefore, an administrative fee of $64 shall be submitted
Resolution No. 6261
Conditions of Approval
Case 3.3553 SFR Single Family Residence at 3223 Estaban Way
Page 3 of 8
March 28, 2012
by the applicant in the form of a money order or a cashier's check payable to
the Riverside County Clerk within two business days of the Commission's
final action on the project. This fee shall be submitted by the City to the
County Clerk with the Notice of Exemption. Action on this application shall
not be considered final until such fee is paid (projects that are Categorically
Exempt from CEQA).
PLANNING DEPARTMENT CONDITIONS
PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a
photometric site plan showing the project's conformance with Section
93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance,
shall be submitted for approval by the Department of Planning prior to
issuance of a building permit. Manufacturer's cut sheets of all exterior lighting
on the building and in the landscaping shall be included. If lights are proposed
to be mounted on buildings, down -lights shall be utilized. No lighting of
hillsides is permitted.
PLN 2. Water Efficient Landscaping Conformance. The project is subject to the
Water Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs
Municipal Code and all other water efficient landscape ordinances. The
applicant shall submit a landscape and irrigation plan to the Director of
Planning for review and approval prior to the issuance of a building permit.
Landscape plans shall be wet stamped and approved by the Riverside
County Agricultural Commissioner's Office prior to submittal. Prior to
submittal to the City, landscape plans shall also be certified by the local water
agency that they are in conformance with the water agency's and the State's
Water Efficient Landscape Ordinances.
PLN 3. Conditions Imposed from AAC Review. The applicant shall incorporate the
following comments from the review of the project by the City's Architectural
Advisory Committee:
PLN 4. Flat Roof Requirements. Roof materials on flat roofs must conform to
California Title 24 thermal standards for "Cool Roofs". Such roofs must have
a minimum initial thermal emittance of 0.75 and minimum initial solar
reflectance of 0.70. Only matte (non-specular) roofing is allowed in colors
such as beige or tan.
PLN 5. Maintenance of Awnings & Proiections. All awnings shall be maintained and
periodically cleaned.
PLN 6. Screen Roof -mounted Equipment. All roof mounted mechanical equipment
shall be screened per the requirements of Section 93.03.00 of the Zoning
Ordinance.
Resolution No. 6261
Conditions of Approval Page 4 of 8
Case 3.3553 SFR Single Family Residence at 3223 Estaban Way March 28, 2012
PLN 7. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be
permitted on any facade on the proposed building(s) that are visible from
adjacent streets or residential and commercial areas.
PLN 8. Pool Enclosure Approval Required. Details of fencing or walls around pools
(material and color) and pool equipment areas shall be submitted for approval
by the Planning Department prior to issuance of Building Permits.
PLN 9. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 10. Outside Storage Prohibited. No outside storage of any kind shall be
permitted except as approved as a part of the proposed plan.
PLN 11. No off -site Parking. Vehicles associated with the operation of the proposed
development including company vehicles or employees vehicles shall not be
permitted to park off the proposed building site unless a parking management
plan has been approved.
PLN 12. add any additional conditions imposed by the Planning Commission or City
Council here
POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security
Codes" of the Palm Springs Municipal Code.
BUILDING DEPARTMENT CONDITIONS
BLD 1. Prior to any construction on -site, all appropriate permits must be secured.
ENGINEERING DEPARTMENT CONDITIONS
none
FIRE DEPARTMENT CONDITIONS
These Fire Department conditions may not provide all requirements. Detailed plans are
still required for review.
FID 1 These conditions are subject to final plan check and review. Initial fire
department conditions have been determined on the site plan dated
February 23rd , 2012 . Additional requirements may be required at that
time based on revisions to site plans.
O
Resolution No. 6261
Conditions of Approval Page 5 of 8
Case 3.3553 SFR Single Family Residence at 3223 Estaban Way March 28, 2012
FID 2 Fire Department Conditions were based on the 2010 California Fire Code.
Four complete sets of plans for private fire service mains, fire alarm, or fire
sprinkler systems must be submitted at time of the building plan submittal.
FID 3 PLOT PLAN: Prior to completion of the project, an 8.5"x11" plot plan or
drawing, and an electronic version in an industry standard file format
capable of being used in a geographical information system (GIs)
preferably an ESRI shape file(s) shall be provided to the fire department.
The GIs file shall be projected in the California State Plane Zone VI
coordinate system and capable of being re -projected into the North
American Datum 1983 coordinate system. PDF files by themselves will not
meet this requirement. The GIs and ESRI shape file(s) shall clearly show
all access points, fire hydrants, KNOXTm box locations, fire department
connections, dwelling unit or suite identifiers, main electrical panel
location(s), sprinkler riser and fire alarm locations. Industry standard
symbols used in emergency management and pre -fire planning are
encouraged. Large projects may require more than one page. AutoCAD
files will be accepted but must be approved prior to acceptance.
FID 4 PLANS AND PERMITS
When there are significant changes in occupancy, water supply, storage
heights, type, and quantity of storage, storage configurations, Tenant
Improvements or any other changes which may affect the fire sprinkler
system design, the owner, tenant or contractor shall submit plans and
secure permits.
Complete plans for private fire service mains or fire sprinkler systems
should be submitted for approval well in advance of installation. Plan
reviews can take up to 20 working days. Submit a minimum of four (4)
sets of drawings for review. Upon approval, the Fire Prevention Bureau
will retain two sets.
Plans shall be submitted to:
City of Palm Springs
Building and Safety Department
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Counter Hours: M — TH, 8:00 AM —11:00 AM and 2:00 PM -- 6:00 PM
A deposit for Plan Check and Inspection Fees is required at the time of
Plan Submittal. The minimum fee is $ 208.00. These fees are established
by Resolution of the Palm Springs City Council.
Resolution No, 6261
Conditions of Approval
Case 3.3553 SFR Single Family Residence at 3223 Estaban Way
Page 6 of 8
March 28, 2012
Complete listings and manufacturer's technical data sheets for all system
materials shall be included with plan submittals. All system materials shall
be UL listed or FM approved for fire protection service and approved by
the Fire Prevention Bureau prior to installation.
Plans shall indicate all necessary engineering features, including all
hydraulic reference nodes, pipe lengths and pipe diameters as required by
the appropriate codes and standards. Plans and supportive data
(calculations and manufacturer's technical data sheets) shall be submitted
with each plan submittal. Complete and accurate legends for all symbols
and abbreviations shall be provided on the plans.
Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan and an
electronic CAD version shall be provided to the fire department. This shall
clearly show all access points, fire hydrants, knox box locations, fire
department connections, unit identifiers, main electrical panel locations,
sprinkler riser and fire alarm locations. large projects may require more
than one page.
FED 5 ACCESS DURING CONSTRUCTION (CFC 503): Access for firefighting
equipment shall be provided to the immediate job site at the start of
construction and maintained until all construction is complete. Fire
apparatus access roads shall have an unobstructed width of not less than
20 feet and an unobstructed vertical clearance of not less than 13'6". Fire
Department access roads shall have an all weather driving surface and
support a minimum weight of 73,000 lbs.
FID 6 ACCESS ROAD DIMENSIONS (CFC 503.2.1): Fire apparatus access
roads shall have an unobstructed width of not less than 20 feet and an
unobstructed vertical clearance of not less than 13'6". Fire Department
access roads shall have an all weather driving surface and support a
minimum weight of 73,000 lbs.
FID 7 FIRE APPARATUS ACCESS GATES (8.04.260 PSMC): Entrance gates
shall have a clear width of at least 15 feet and be equipped with a
frangible chain and padlock.
FID 8 PREMISES IDENTIFICATION (505.1): New and existing buildings shall
have approved address numbers, building numbers or approved building
identification placed in a position that is plainly legible and visible from the
street or road fronting the property. These numbers shall contrast with
their background Address numbers shall be Arabic numbers or
alphabetical letters. Numbers shall be a minimum of 4 inches high for R-3
occupancies and 6" -12" for all other occupancies depending on distance
from street with a minimum stroke width of 0.5 inch. Where access is by
means of a private road and the building cannot be viewed from the public
Resolution No. 6261
Conditions of Approval
Case 3.3553 SFR Single Family Residence at 3223 Estaban Way
Page 7 of 8
March 28, 2012
way, a monument, pole or other sign or means shall be used to identify
the structure.
FID 9 NFPA 13D FIRE SPRINKLERS REQUIRED: An automatic fire sprinkler
system is required. Only a C-16 licensed fire sprinkler contractor shall
perform system design and installation. System to be designed and
installed in accordance with NFPA standard 13D, 2010 Edition, as
modified by local ordinance. The contractor should submit fire sprinkler
plans as soon as possible. No portion of the fire sprinkler system may be
installed prior to plan approval.
FID 10 RESIDENTIAL SMOKE AND CARBON MONOXIDE ALARMS
INSTALLATION WITH FIRE SPRINKLERS (CFC 907.2.10.1.2, 907.2.10.2
& 907.2.10.3; CRC R315): Provide and install Residential Smoke and
Carbon Monoxide Alarms (Kidde SM120X Relay 1 Power Supply Module
connected to multi -station Kidde smoke and carbon monoxide alarms or
equal system and fire sprinkler flow switch). Alarms shall receive their
primary power from the building wiring, and shall be equipped with a
battery backup. In new construction, alarms shall be interconnected so
that operation of any smoke alarm, carbon monoxide alarm or fire
sprinkler flow switch causes all smoke and carbon monoxide alarms within
the dwelling to sound and activate the exterior hom/strobe.
i. The wiring of this system shall be in accordance with Kidde SM120X
Relay 1 Power Supply Module manual and Figure 2 (see attached). The
120 volt device wired to turn on when alarm sounds is the exterior horn 1
strobe. The pull for fire device is the fire sprinkler flow switch.
FID 11 ADDITIONAL RESIDENTIAL SMOKE ALARM REQUIREMENTS (NFPA
72: 29.5.1.3): Where the interior floor area for a given level of a dwelling
unit, excluding garage areas, is greater than 1,000 Sq. Ft., the additional
requirements are that all points on the ceiling shall have:
(1) A smoke alarm within a distance of 30 ft travel distance or
(2) An equivalent of one smoke alarm per 500 Sq. Ft. of floor area.
(3) One smoke alarm per 500 Sq. Ft. is evaluated by dividing the
total interior square footage of floor area per level by 500 Sq. Ft.
FID 12 CARBON MONOXIDE ALARM OR DETECTOR LOCATIONS (NFPA 720:
9.4.1.1 & 9.4.1.2; CRC R315.3): Carbon monoxide alarms or detectors
shall be installed as follows:
(1) Outside of each separate dwelling unit sleeping area in the
immediate vicinity of the bedrooms
(2) On every occupiable level of a dwelling unit, including basements,
excluding attics and crawl spaces
(3) Other locations where required by applicable laws, codes, or
standards
Resolution No. 6261
Conditions of Approval Page 8 of 8
Case 3.3553 SFR Single Family Residence at 3223 Estaban Way March 28, 2012
(4) Each alarm or detector shall be located on the wall, ceiling, or other
location as specified in the manufacturer's published instructions
that accompany the unit.
FID 13 AUDIBLE RESIDENTIAL WATER FLOW ALARMS (CFC 903.4.2): An
approved audible sprinkler flow alarm (Wheelock horn/strobe # MT4-115-
WH-VFR with WBB back box or equal) shall be provided on the exterior of
the building in an approved location. The horn/strobe shall be outdoor
rated.
END OF CONDITIONS
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