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Commission approves two-unit infill at 580 East Cottonwood Road; ARC to review design details
Summary
The Planning Commission approved a two-unit attached residential project on a quarter-acre infill lot at 580 East Cottonwood Road, finding the project categorically exempt under CEQA (Class 3 and 32) and forwarding architectural details to the Architectural Review Committee for final design review.
The Palm Springs Planning Commission voted unanimously on Oct. 14 to approve a two-unit residential development at 580 East Cottonwood Road, a quarter-acre infill lot in an R-2 zone.
Staff described the project as two attached, two-story dwellings with two-car garages for each unit, private backyard pools, water-efficient landscaping and proposed rooftop photovoltaic panels. The development permit and an administrative minor modification were recommended for approval after staff concluded the proposal met findings for a categorical exemption under CEQA (Class 3 and Class 32) and that the required development standards findings could be made with conditions.
Why it matters: The proposal converts a vacant urban lot into two new residences using an infill design the commission characterized as well-suited to the surrounding neighborhood; commissioners asked staff and the applicant to refine some design and landscaping details at the Architectural Review Committee (ARC) stage.
Design discussion and conditions
Paul Mostoler, the project designer, said the two attached homes were arranged to provide usable private outdoor space for each unit, and that the design intentionally separates the second-floor massing to reduce the visual impression of a single large building.
Commissioners asked the applicant to provide clearer streetscape and landscape graphics for the Cottonwood frontage, and encouraged the applicant and ARC to evaluate alternative species for the palm trees called out on the landscape plan. Commissioners also recommended ARC consider alternate color palettes to soften what some described as an overly stark white appearance and to assess lowering the height of some back-of-lot landscaping along Cottonwood so it better matches the prevailing neighborhood character.
Vote and procedural note
A motion to adopt the staff recommendation (find the project categorically exempt under CEQA Class 3 and 32, approve the development permit and refer architectural details to ARC with suggested refinements) passed unanimously. The motion included direction to ARC to review species selection for palm trees, reconsider front-yard landscape treatments and consider alternative color and material choices.
Project specifics and context
The applicant presented the following specifics in the staff packet and at the hearing: two attached two-story units with three bedrooms on the upper floor, kitchens and living areas on the ground floor, two-car garages with room for two additional driveway spaces, private backyard pools, water-wise landscaping, and rooftop solar. The site is a legal, nonconforming lot in a neighborhood of largely mid-century homes and small multifamily buildings.
Ending
The Planning Commission approved the permits and forwarded the project to the Architectural Review Committee to finalize design and landscape details before building-permit submittal.
