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HomeMy WebLinkAboutPC Resolution _6274- Case 3.2422 MAARESOLUTION NO. 6274 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING MINOR ARCHITECTURAL APPROVAL CASE NO. 3.2422 — MAA AND ADMINISTRATIVE MINOR MODIFICATION 7.1343 - AMM FOR THE CONSTRUCTION OF A 452-SQUARE FOOT POOL CABANA ADDITION AND SET -BACK REDUCTION OF THE SIDE -FRONT YARD TO SIXTEEN FEET ON A HILLSIDE LOT LOCATED AT 787 W. STEVENS ROAD, ZONE R-1-A, SECTION 10. WHEREAS, Larry Martin ("Applicant") has filed an application with the City pursuant to Section 94.04.00 of the Zoning Ordinance for the addition of a 452-square foot pool cabana located at 787 W. Stevens Road, Zone R-1-A, Section 10; and WHEREAS, the applicant is requesting an Administrative Minor Modification (AMM) for a 20% reduction in the side -front yard set -back from twenty (20) feet to sixteen (16) feet, and WHEREAS, on May 21, 2012, the Architectural Advisory Committee met and voted to recommend approval of the project to the Planning Commission; and WHEREAS, on June 13, 2012, a public meeting on the application for architectural approval was held by the Planning Commission in accordance with applicable law; and WHEREAS, 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 as a Class III exemption (single-family residence) pursuant to Section 15303(a) of the CEQA Guidelines; 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 proposed project is Categorically Exempt under Section 15301(e) (Existing Facility). Section 2: Pursuant to Section 94.04.00 of the Palm Springs Zoning Code, the Planning Commission finds: I. 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 6274 June 13, 2012 Case 3.2422 MAA— 787 W. Stevens Road Page 2 of 4 The location of the 452-square foot pool cabana addition attached to the west end of the existing house will be consistent with the buildings established site layout and orientation. The shape of the hillside corner lot with house fronting W. Stevens Road and large pool in the rear yard limits the location of the addition. 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 surrounding properties are developed with single-family residences. The addition will be consistent in design, materials and height as the existing house. The interior of the property is not visible from surrounding properties due to mature perimeter landscaping. The request for the Administrative Minor Modification (AMM) for a side -front yard set -back reduction will not adversely impact the surrounding neighborhood. The topography and landscaping of the hillside lot provides screening of the new addition from surrounding homes. 3. Building design, materials and colors to be sympathetic with desert surroundings, AND 4. Harmony of materials, colors and composition of those elements of a structure, including overhangs, roofs, and substructures which are visible simultaneously, 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 design of the new addition will utilize aluminum frame doors and windows; exterior walls painted a light gray color consistent through out the exterior will blend in with the desert surroundings. The elevation of the new addition will be similar in roof style, window sizes, and exterior materials as the existing home. 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 perimeter of the lot is heavily landscaped with mature trees, shrubs, boulders and other water efficient plantings. The placement of the new addition will require the removal of one Olive tree located on the interior of the lot and will not adversely affect the overall esthetic look of the property. W_ Planning Commission Resolution 6274 Case 3.2422 MAA — 787 W. Stevens Road June 13, 2012 Page 3 of 4 Section 3: Pursuant to Section 94.06.01 of the Palm Springs Zoning Code, the Planning Commission finds: 9. The requested minor modification is consistent with the General Plan, applicable Specific Plan(s) and overall objectives of the zoning ordinance. There is no General Plan Policy that would be adversely affected by this modification nor are their any specific plans to alter the Policy associated with this property. The Palm Springs Zoning Code (PSZC), Section 94.06.01(A)(5) specifically allows for the requests. 2. The neighboring properties will not be adversely affected as a result of the approval or conditional approval of the minor modification. The set -back reduction request will allow for the construction of a 452-square foot pool cabana attached to the west side of the existing house. The set -back reduction as approved for the side -front yard will place the new structure wall at sixteen (16) feet from the lot line. The property is a hillside irregularly shaped comer lot located at the intersection of two streets with the inside lot angle of approximately forty-five degrees. The existing lot configuration with the forty-five (45) degree angle constrains the buildable area. The proposed new pool cabana at the western end of the structure will be in -line with the existing house and be of the same size and scale. The subject lot consists of a flat pad with the western comer of the lot sloping fifteen (15) feet down to the street below. The large slope and the presence of tall perimeter landscaping will obscure the new addition from neighboring properties. Staff concludes that the finding has been met due to the new addition maintaining a consistency in massing and scale; and screening provided by the large slope and mature landscaping. 3. The 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. All building and renovations will be built to the Uniform Building Code, and Palm Springs Zoning Code as modified by this Administrative Minor Modification, and Fire Code. 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. The modification request is justified due to the irregularly shaped hillside lot which constrains the buildable area for a new addition. The placement of the addition at the west end of the existing building will allow for a better design that continues existing roof lines utilizing similar building materials. Staff has determined the Planning Commission Resolution 6274 Case 3.2422 MAA — 787 W. Stevens Road June 13, 2012 Page 4 of 4 nature of the request is in harmony with the current standards of the neighborhood, and is in keeping with historical development patterns of the Vista Las Palmas neighborhood. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission hereby approves Case No. 3.2422 MAA and Case No 7.1373 AMM, subject to the conditions of approval attached herein as Exhibit A. ADOPTED this 13th day of June 2012. AYES: 6, Roberts, Munger, Calerdine, Klatchko, Hudson and Chair Donenfeld NOES: None ABSENT: 1, Conrad ABSTAIN: None ATTEST: o inP Dir of Pg Services CITY OF PALM SPRINGS, CALIFORNIA E0 K EXHIBIT A RESOLUTION NO. 6274 CITY OF PALM SPRINGS CONDITIONS OF APPROVAL CASE NO. 3.2422 MAA 787 W. STEVENS ROAD ROAD JUNE 13, 2012 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 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. �l ADMINISTRATIVE 1. The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. 2. 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 No. 3.2422 MAA 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 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. GENERAL CONDITIONS/CODE REQUIREMENTS 3. Commencement of use or construction under this Architectural Approval shall be within two (2) years from the effective date of approval. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 4. The appeal period for a Major Architectural Application is 15 calendar days from the date of project approval. Permits will not be issued until the appeal period has concluded. BUILDING DEPARTMENT Prior to any construction on -site, all appropriate permits must be secured. END OF CONDITIONS - W W PW