HomeMy WebLinkAboutPC Resolution _6388- Case 3.272 MAARESOLUTION NO. 6388
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA,
APPROVING CASE 3.272 MAA, A MINOR
ARCHITECTURAL APPLICATION PROPOSING
CONSTRUCTION OF A CARPORT, CASITA,
TRELLISES WITH PHOTO -VOLTAIC PANELS AND
LANDSCAPING AT AN EXISTING SINGLE FAMILY
RESIDENCE ON A HILLSIDE LOT LOCATED AT 3580
ANDREAS HILLS DRIVE (ZONE R-1-C).
WHEREAS, Joshua and Alex Irmberg, ("Applicants") filed an application with the City
pursuant to Section 94.04.00 (Architectural Review) and 93.13.00 (Hillside
Development) of the Palm Springs Zoning Code (PSZC) for construction of a carport,
casita, trellises with photo -voltaic panels and landscaping at an existing single family
residence on a hillside lot located at 3580 Andreas Hills Drive, Zone R-1-C, APN: 686-
450-020; and
WHEREAS, on January 6, 2014, City staff mailed written notice to adjacent property
owners of receipt of the application pursuant to PSZC 93.13.00.B.b and on March 14,
2014, staff again mailed notice to adjacent property owners of the scheduling of the
Planning Commission hearing on the item pursuant to PSZC 93.13.00.B.c, and
WHEREAS, on January 21, 2014 and February 24, 2014, the Architectural Advisory
Committee (AAC) reviewed the proposed project and voted to recommend approval of
the project to the Planning Commission; and
WHEREAS, on March 26, 2014, a public meeting on the application was held by the
Planning Commission in accordance with applicable law; and
WHEREAS, the proposed construction is considered a "project" pursuant to the terms of
the California Environmental Quality Act ("CEQA"), and a Class 3 Categorical
Exemption (single-family residence) pursuant to Section 15303(a) of the CEQA
Guidelines was proposed; 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
Planning Commission Resolution March 26, 2014
Case 3.272 MAA Casita, Carport and other improvements at 3850 Andreas Hills Drive Page 2 of 4
project is a Class III exemption and is categorically exempt per Section 15303(a) (New
single-family residence) of further analysis under CEQA.
Section 2: Architectural Review pursuant to Zoning Code Section 94.04.00
(Architectural Review) and 94.13.00 (hillside development) was conducted. Specific
aspects of design have been examined and the Planning Commission concluded that
the proposed development will provide desirable environment for its occupants as well
as being compatible with the character of adjacent and surrounding developments, and
that it is aesthetically of good composition, materials, textures and colors. Conformance
was evaluated based on consideration of the following:
Item
Guideline:
Conforms?
Staff Evaluation:
1
Does the proposed
Yes
The proposed project provides code -required covered
development provide a
parking, a casita and shade and terrace areas around the
desirable environment for its
proposed pool. Existing vegetation provides visual privacy
occupants?
between adjacent neighbors.
2
Is the proposed development
Yes
The proposed development is sensitive to existing
compatible with the character
topography of the site. The height of the proposed casita
of adjacent and surrounding
is 12 feet as viewed from the public street and thus
developments?
conforms to the height limits of the zone. The structures
are proposed with low flat roofs. From the pool or the
interior portion of the lot, the total height of the casita with
its basement is roughly 16 feet, which conforms to the
maximum 18 feet allowable height for the R-1-C zone.'
As a hillside lot, the applicant may request increase in
height, however by designing the casita into the slope of
the lot, the height is conforming without special
consideration.
3
Is the proposed development
Yes
The modem design includes materials complementary to
of good composition,
the existing structures on the site including warm white
materials, textures, and
stucco walls, tan and brown ground face concrete block.
colors?
Door frames and windows are proposed in dark bronze
tones and exterior doors are a medium tan color. A small
amount of terra cotta colored barrel vault clay tile salvaged
from a previously demolished garage will be used at the
casita entry.
h
Site layout, orientation,
Yes
The site layout is sensitively integrated with the existing
location of structures and
topography; pedestrian and vehicular areas are defined
relationship to one another
with hardscape.
and to open spaces and
topography. Definition of
pedestrian and vehicular
areas; i.e., sidewalks as
distinct from parking lot areas
' Pursuant Zoning Code Section 91 AO.00 basements are not counted as stories as long as more than
half of its height is below grade, which is the case with the casita.
W
Planning Commission Resolution March 26, 2014
Case 3.272 MAA Casita, Carport and other improvements at 3850 Andreas Hills Drive Page 3 of 4
5 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
6 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
7 Building design, materials
and colors to be sympathetic
with desert surroundings
8 Harmony of materials, colors
and composition of those
elements of a structure,
including overhangs, roofs,
and substructures which are
visible simultaneous)
9 Consistency of composition
and treatment
10 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
Yes
The proposed carport, casita, pool terrace and covered
trellis areas are integrated in a unified way with the
existing single family residence via terraces walkways and
landscaping consistent with surrounding development in
the neighborhood. From the street side, most of the
existing front garden wall will remain. Where the driveway
is relocated, the existing area will be in filled with a block
wall matching in height and material as the existing.
Yes Project conforms to development standards of the R-1-C
zone. A new masonry and stucco "portal" is created at the
pedestrian entry and a pair of classic arched -wood entry
gates are proposed at the driveway. (Entry features may
exceed the maximum wall height of the adjacent garden
wall and in this case the total height of the entry feature is
nine feet, which is consistent with similar entry features
commonly found in this neighborhood and elsewhere in
the Ci .
Yes Warm white, tan and brown colors are proposed. Stucco
and masonry are proposed at the carport and casita with
wood timbers at the trellises.
Yes Staff believes harmony of materials, colors and
architectural is achieved with the proposed project.
Yes New and existing structures are integrated in a visually
cohesive manner while providing variety and visual
interest, texture and color throughout the ro'ect.
Yes Most of the existing landscape is to remain and where
necessary plants and trees are being salvaged and
relocated to maintain a mostly naturalized landscape. A
small area of turf is proposed between the casita and the
main house.
Hillside Developments: Pursuant to Section 93.13.00(B)(4) of the Zoning Code, the
Planning Commission considered the following in addition to the architectural review
guidelines:
Item Architectural Guideline; Staff Evaluation:
i. Rock and soil exposure The site has existing landscaping. The proposed project will
enhance the landscape and reuse and relocate several
Planning Commission Resolution March 26, 2014
Case 3.272 MAA Casita, Carport and other improvements at 3850 Andreas Hills Drive Page 4 of 4
F_T
ii. k Size of building pads
iii. Design considerations, such
as supporting stilts, colors
and building arrangement
iv. Screening of parking areas
V. I Landscaping plans
A. Continuity with
development
vii. Sensitivity to
corridors
surrounding
specimen trees.
The proposed casita and carport are of a typical size and
relate appropriately to the existing home on the site.
The new structures are integrated well with the existing
home via trellises and breezeways.
Parking is screened by the perimeter garden wall and
landscaping.
The landscape design is comprised mostly of existing
landscape material. Pruning and cleanup is anticipated,
new material proposed is drought tolerant with a minimal
amount of turf.
The project is well integrated with the existing adjacent
development in the vicinity.
existing view Views from adjacent home sites are not impacted by the
proposed project.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby approves Case 3.272 MAA; for the construction of a carport, casita,
trellises and photo -voltaic panels, and landscaping at an existing single family residence
located at 3580 Andreas Hills Drive, subject to those conditions set forth in the attached
Exhibit A, which are to be satisfied unless otherwise specified.
ADOPTED this 26t' day of March, 2014.
AYES:
7, Commissioner Calerdine,
Lowe, Commissioner Roberts
Hudson and Chair Donenfeld
NOES:
None
ABSENT:
None
ABSTAIN:
None
Director of Planning Services
Commissioner Klatchko, Commissioner
, Commissioner Weremiuk, Vice -Chair
CITY OF PALM SPRINGS, CALIFORNIA
RESOLUTION NO.6388
EXHIBIT A
Case 3.272 MAA
Minor Architectural Approval for addition of a carport and casita and related
improvements at an existing single family residence on a hillside lot located at 3580
Andreas Hills Drive
March 26, 2014
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. Proiect Description. This approval is for the project described per Case 3.272
MAA; 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 December 23, 2013,
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
Case 3.272 MAA — Casita & Carport at 3580 Andreas Hills Drive
Conditions of Approval
Page 2 of 7
officers concerning Case 3.272 MAA. 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
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, signs, 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. Time Limit on Approval. Approval of the Minor Architectural Application
(MAA) shall be valid for a period of two (2) years from the effective date of the
approval. Extensions of time may be granted by the Planning Commission
upon demonstration of good cause.
ADM 8. 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.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Valley Multiple -Species Habitat_ Conservation Plan (CVMSHCP)
Local Development Mitigation Fee (LDMF) NOT required.
ENV 2. Cultural Resource Survey Required. Prior to any ground disturbing activity,
including clearing and grubbing, installation of utilities, and/or any
construction related excavation, an Archaeologist qualified according to the
Secretary of the Interior's Standards and Guidelines, shall be employed to
Case 3.272 MAA — Casita & Carport at 3580 Andreas Hills Drive
Conditions of Approval
Page 3 of 7
survey the area for the presence of cultural resources identifiable on the
ground surface.
ENV 3. Cultural Resource Site Monitoring. There is a possibility of buried cultural or
Native American tribal resources on the site. A Native American Monitor shall
be present during all ground -disturbing activities. (check for duplication in
engineering conditions)
a. A Native American Monitor(s) shall be present during all ground
disturbing activities including clearing and grubbing, excavation, burial of
utilities, planting of rooted plants, etc. Contact the Agua Caliente Band of
Cahuilla Indian Cultural Office for additional information on the use and
availability of Cultural Resource Monitors. Should buried cultural deposits
be encountered, the Monitor shall contact the Director of Planning. After
consultation the Director shall have the authority to halt destructive
construction and shall notify a Qualified Archaeologist to further
investigate the site. If necessary, the Qualified Archaeologist shall
prepare a treatment plan for submission to the State Historic Preservation
Officer and Agua Caliente Cultural Resource Coordinator for approval.
b. Two copies of any cultural resource documentation generated in
connection with this project, including reports of investigations, record
search results and site records/updates shall be forwarded to the Tribal
Planning, Building, and Engineering Department and one copy to the City
Planning Department prior to final inspection.
PLANNING DEPARTMENT CONDITIONS
PLN 1. Flat Roof Requirements. Roof materials on flat roofs (less than 2:12) must
conform to California Title 24 thermal standards for "Cool Roofs". Such roofs
must have a minimum initial thermal emittance of 0.75 or a minimum SRI of
64 and a three-year aged solar reflectance of 0.55 or greater. Only matte
(non-specular) roofing is allowed in colors such as beige or tan.
PLN 2. Maintenance of Awnings & Pro'ections. All awnings shall be maintained and
periodically cleaned.
PLN 3. Screen Roof -mounted Equipment. All roof mounted mechanical equipment
shall be screened per the requirements of Section 93.03.00 of the Zoning
Ordinance.
PLN 4. 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.
Case 3.272 MAA — Casita & Carport at 3580 Andreas Hills Drive
Conditions of Approval
Page 4 of 7
PLN 5. _Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 6. Outside Storage Prohibited. No outside storage of any kind shall be
permitted except as approved as a part of the proposed plan.
PLN 7. No turf outside of front fencing toward the street; only turf areas shown on
plan inside of fence.
PLN 8. All properties shall have smart irrigation controllers and use only rotary
sprinkler nozzles.
POLICE DEPARTMENT CONDITIONS
Developer shall comply with Section II of Chapter 8.04 "Building Security Codes" of the
Palm Springs Municipal Code.
BUILDING DEPARTMENT CONDITIONS
Prior to any construction on -site, all appropriate permits must be secured.
ENGINEERING DEPARTMENT CONDITIONS
Prior to any construction on site, all appropriate permits must be secured.
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
December 23, 2013 . Additional requirements may be required at that time
based on revisions to site plans.
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) Q
Case 3.272 MAA — Casita & Carport at 3580 Andreas Hills Drive
Conditions of Approval
Page 5 of 7
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 — 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.
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
Case 3.272 MAA — Casita & Carport at 3580 Andreas Hills Drive
Conditions of Approval
Page 6 of 7
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.
FID 5 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 6 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 SFR 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 way, a monument, pole or
other sign or means shall be used to identify the structure.
FID 7 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 8 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 horn/strobe.
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 9 Additional Residential Smoke Alarm Requirements (NFPA 72: 29.5.1.3): O
Where the interior floor area for a given level of a dwelling unit, excluding
Case 3.272 MAA — Casita & Carport at 3580 Andreas Hills Drive
Conditions of Approval
Page 7 of 7
garage areas, is greater than 1,000 Sq. Ft., the additional requirements are
that all points on the ceiling shall have:
a. A smoke alarm within a distance of 30 ft. travel distance or
b. An equivalent of one smoke alarm per 500 Sq. Ft. of floor area.
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 10 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
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 11 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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