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HomeMy WebLinkAboutSupplemental Staff Report - Received August 23, 2011CITY OF PALM DESERT OFFICE OF THE CITY MANAGER INTEROFFICE MEMORANDUM To: Honorable Mayor and Members of the City Council From: John M. Wohlmuth, City Manager Date: August 23, 2011 Subject: Report on Use of Story Poles I placed a report on the August 25, 2011 City Council agenda under XVIII: REPORTS AND REMARKS, A. CITY MANAGER, 2. Report Regarding Use of Story Poles for Future Land Use Applications. Please find attached a memorandum from Tony 8agato, Principal Planner. I am sending this research memo to you today to allow you to read the memo prior to the City Council meeting. I will also bring copies of the report to the Council meeting. The memo discusses what other cities have done/are doing to provide information regarding the state of the industry that most accurately represents the impact of heights over the zoning code. Ultimately, staff is seeking direction from Council whether photo simulations, balloon studies, or story poles should be the standard for Palm Desert to utilize to provide information to the Council to assist in making an informed decision. Once staff receives direction, I will work with staff to implement this direction, which should be codified in the Zoning Code. If you wish, I would be happy to agendize this for a more formal consideration or conduct additional research, if requested. M. WOHLMUTH anager Ap Attachment CITY OF PALM DESERT INTEROFFICE MEMORANDUM To: John M. Wohlmuth, City Manager From: Tony Bagato, Principal Planner Date: August 23, 2011 Subject: Story Poles Requirement Discussion This memo is in response to the discussion about story poles for the Rosewood Hotel project currently under review. When the project was under review, staff informed the applicant that the City, at times, has requested other projects to provide balloon studies, and in some cases actual poles to review the height of a potential project. During the architectural review process, the applicant conducted a balloon study with staff and residents from Sandpiper present. Photos of that study were provided to the City Council members. When the project was being prepared for the June 21, 2011 Planning Commission meeting, staff requested accurate, visual simulations to illustrate the proposed project in context with the surrounding area and to identify potential impacts to the adjacent property owners. In addition, staff informed the applicant that story poles might be requested by the Planning Commission and/or City Council. After the Planning Commission approval, staff received a request for story poles. The applicant stated concerns overthe cost and safety of installing the poles; in addition, concerns over the fact that the poles do not show the entire project in context with the adjacent properties as the visual simulations do. The City does not require story poles for the review of projects; however, previous projects have provided balloon studies to study height impacts. Recently, staff has requested more 3D photo simulations to provide the most accurate representation of a project. Based on the story pole discussion, staff researched other cities for possible requirements in the future. The following information reflects other cities' requirements: Rancho Mirage: The City of Rancho Mirage does not require story poles specifically; however, there is a requirement for an applicant to provide height studies for projects over 20 feet in height. Story poles have been used for some projects, but are not the only method used. Photo simulations have been accepted for height as well. Memo Story Poles August 23, 2011 Page 2 of 3 Cathedral City: Cathedral City does not require any story poles for height studies. La Quinta: La Quinta does not require any story poles by ordinance, however, has required them on a case by case basis. Palm Springs: Palm Springs does not require story poles for height studies, and according to Craig A. Ewing, Director of Planning Services, story poles have only been used once since he has been with the City of Palm Springs. Story poles were used in addition to hydraulic boom trucks, which were needed to illustrate the tallest (50) portions of a hotel proposed by Wessman Development. Laguna Beach: Laguna Beach requires a staking silhouette for construction over 5 feet tall, which requires a hearing before the Planning Commission or City Council. Staff contacted the city's Planning Department to find out if they have height problems with taller projects. The planner stated that there maximum height limit is 36 feet and all projects are 36 feet or less. Staking has been required on all projects and has not been a problem. The planner did refer me to a staking company to find out how they would install story poles for a 60- foot tall building. I called the company called Staking Laguna and spoke with the owner of the company. He stated that they typically stake buildings between 20 feet and 30 feet. Anything above 30 feet is more difficult and less safe. He stated anything between 30 feet and 45 feet would require significant framing of the building and above 45 feet would not be possible with a staking system. Rancho Palos Verdes: Rancho Palos Verdes requires a temporary framework silhouette for all multi -family and non residential projects as part of the review process. I contacted the city's Planning Department to find out how they deal with taller projects when story poles are difficult to install, and was informed that they have used balloon systems for the taller projects. Cupertino: Cupertino has required story poles for all two story projects since 2005; however, the City Council recently eliminated this requirement in favor of requiring 3D photo simulations of the project. G:IPLANNINWONY BAGATOIWORD FILESIMEMOSILTR CM STORY POLES (2).DOC Memo Story Poles August 23, 2011 Page 3 of 3 Conclusion: In researching possible requirements for requiring story poles for future projects, examples are available. However, these examples demonstrate that requiring story poles for taller projects, which is the type we would process, are very difficult, unsafe and not possible for projects over 45 feet tall. Giving the difficulty to provide story poles with taller projects, staff has requested 3D photos simulations to show projects in context with the surrounding buildings. Staff believes these simulations provide the most accurate illustration of a proposed project. As mentioned above, the City of Cupertino has removed their requirement for story poles in exchange for 3D photo simulations. Please contact me at extension 480 if you have any questions. Sincerely, Tony Bagato, Principal Planner cc: Lauri Aylaian, Director of Community Development WPLANNINGITONY BAGATONORD FILESIMEMOSILTR_CM STORY POLES (2).DOC