HomeMy WebLinkAboutRes 2015-13 PP/HDP 14-289 - 72375 Upper Way West - APN 628-130-027CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
REQUEST: CONSIDERATION OF ADOPTION OF A NOTICE OF EXEMPTION IN
ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT; AND A NEW 674-SQUARE-FOOT DETACHED CASITA AND
FAQADE RENOVATION TO AN EXISTING HOUSE ON A HILLSIDE
PLANNED RESIDENTIAL PROPERTY LOCATED AT 72-375 UPPER
WAY WEST (APN: 628-130-027)
SUBMITTED BY: Kevin Swartz, Assistant Planner
APPLICANT: Mary Connor Limont IRA Sunwest Trust
72-720 Bel Air Road
Palm Desert, CA 92260
CASE NO: PP/HDP 14-289
DATE: March 12, 2015
CONTENTS: 1. Draft Resolution No. 2015-13
2. Notice of Exemption
3. Legal Notice
4. Planning Commission Minutes, dated February 3, 2015
5. Architectural Review Commission Minutes, dated December 9,
2014
7. Letter of Intent from the applicant, dated September 9, 2014
8. Plans and Exhibits: Site Aerial, Site Plan, Floor Plan, Elevations,
Photo Survey
Recommendation
Waive further reading and adopt Resolution No. 2015-13 , adopting a notice of
exemption from the California Environmental Quality Act; and approval of a new
674-square-foot detached casita and exterior modifications to an existing house
located on a hillside planned residential property.
Planning Commission
On February 3, 2015, the Planning Commission recommended approval to the City Council of
the proposed project with a 5-0 vote. The Commission added a condition of approval to remove
the taller existing palm tree, which is located behind the existing house. The applicant agreed to
the condition. The Commission ultimately supported the project and stated that the applicant has
worked well with staff on being sensitive in addressing the hillside requirements.
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Architecture Review Commission
On December 9, 2014, the Architectural Review Commission (ARC) reviewed and approved the
subject project as proposed. The Commission supported the architectural and landscaping design,
and the site location. The Commission stated that the design and materials of the home would
blend into the hillside. The Commission stated that it liked the older classic homestead design and
that the new casita was located behind a large rock outcropping. The Commission also stated that
it liked how the applicant chose a flat location, which will cause minimal site disturbance. The ARC
granted approval with a 7-1 vote, with Commissioner Lambell absent.
Executive Summary
Staff's recommendation would approve a new 674-square-foot casita and an exterior renovation,
including 184 additional square feet to the existing single-family home. The applicant is not
requesting any exceptions to the Hillside Planned Residential (H.P.R.) development standards.
Background
A. Property Description:
The five -acre parcel was developed in the 1950s and graded under the County of
Riverside's jurisdiction prior to formation of the City of Palm Desert. The parcel maintains
an existing 1,847 square -foot residential home with an attached 490 square -foot garage.
The parcel is located in the hillside north of Stone Eagle Development and south of
Homme / Adams Park. The following map below identifies the parcel.
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The site can be accessed from Highway 74 via Thrush Road, Calle De Los Campesinos,
and Upper Way West Drive.
B. Section 25.10.050 Hillside Planned Residential Development Standards:
Hillside planned residential development standards. The following standards must be met
prior to the approval of a hillside development plan as described in Section 25.78.020.
1. Density. Each lot shall be limited to a maximum of one unit per five acres. All lots
will be entitled to at least one unit.
2. Grading. Location of building pads and access roads shall be evaluated, approved,
or adjusted based on consistency with the following:
i. Preserved natural contours of the land to avoid extensive cut and fill slopes
to reduce the need for a staircase effect within developments.
ii. Architecture and landscape design which blends with the natural terrain to
the greatest practical extent.
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iii. Retention and protection of undisturbed viewsheds, natural landmarks, and
features including vistas and the natural skyline as integral elements.
iv. Building Pad Area. The maximum area permanently disturbed by grading
shall not exceed 10, 000 square feet.
v. Access Road or Driveway. Maximum permanent grading disturbance of
natural terrain for development of access to the approved building pad shall
be 3,000 square feet. Roads shall be located and designed to blend with
the natural terrain to the greatest practical extent consistent with the grading
provisions listed in number 2 above.
vi. Renaturalization. All cuts, fills, or other areas temporarily disturbed by
grading shall be re -naturalized, colored, and landscaped to blend with the
adjacent undisturbed natural terrain to the satisfaction of the City Council.
3. Maximum Dwelling Unit Size. Total dwelling unit, garage and accessory building
size on any one lot shall not exceed 4, 000 square feet.
4. Exception. The standards of subsections A. i through A.3 of this section shall be
required unless modified by the precise plan of design, taking into consideration
any and all circumstances, including, but not limited to, viewshed, topography,
color, texture, and profile of any structure that the Commission or Council may
determine to be in conformity with the purposes set forth in this section.
5. Previously approved existing building pads shall be subject to the standard
coverage limitations of 35 percent, which may be increased up to 50 percent with
ARC approval. Any change to an existing approved building pad shall require a
new public hearing subject to the provisions of this chapter.
6. Development on or across ridges is prohibited.
7. Building pads and architecture shall be designed to eliminate or minimize any
visual impact on the City to the maximum extent feasible.
C. Section 25.78.020 Hillside Development Plan:
The purpose of a hillside development plan is to provide for the review of projects within
the H.P.R. district to ensure that the design of projects is consistent with the hillside
conditions on each development site. Within the H. P. R., no building permit shall be issued
for any new building or structure unless a hillside development plan covering the area
within has been approved.
D. Zoning and General Plan Designation:
Zone: H.P.R., Hillside Planned Residential
General Plan: R-HR, Hillside Reserve
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E. Adjacent Zoning and Land Use:
North:
H.P.R., Hillside Planned Residential / Single -Family Residences
South:
H.P.R., Hillside Planned Residential / Stone Eagle Development
East:
H.P.R., Hillside Planned Residential / Mountains
West:
H.P.R., Hillside Planned Residential / Mountains
F. Planning Commission Meeting:
At the February 3, 2015 Planning Commission meeting, staff presented the project to the
Commission. The Commission did not have any comments or concerns regarding the
proposed casita or existing home renovation. Commissioner DeLuna expressed concern
regarding the existing landscaping. Commissioner DeLuna stated that the existing
landscaping is too lush and green and not in keeping with the hillside standards. Staff
presented photos of other homes within the hillside with lush landscaping and some with
minimal landscaping. Staff stated that if the lot were vacant, the existing landscaping would
not be recommended for approval. Staff also stated that they spoke to the applicant about
removing some trees, but the applicant did not want to remove any trees because they
have been established for 30 to 40 years. The applicant also stated that the existing
landscaping may be supporting the slope and removal of the trees' roots could jeopardize
the slope. Ultimately, the applicant stated that if she had to remove most of the trees she
would walk away from the project. The applicant did agree to remove the taller palm tree
behind the existing home, since it is located in a flat area.
The other Commissioners' weighed in and stated that the existing landscaping is not
offensive and has been established for 30 to 40 years. After the brief discussion,
Commissioner DeLuna requested to add a condition of approval to remove the taller
existing palm tree, since the applicant agreed to remove the palm. The Commission asked
the applicant again, if the added condition of approval was acceptable, and the applicant
stated it was.
Overall, the Commission stated that the proposed casita's location behind the large rock
outcropping and architecture, including the existing home renovation, blend into the
hillside. The Commission recommended approval to the City Council, and added a
condition of approval that, "The applicant agreed to remove the taller palm tree, which is
located behind the existing home, provided that the removal of the palm tree does not
damage the structural integrity of the hillside slope or home. If removal of the palm tree is
damaging to the slope or home, the palm tree shall remain", with a 5-0 vote.
Project Description
The proposed 674-square-foot casita consists of a family room, bedroom, bathroom, kitchenette,
and porch / patio area. The applicant is also proposing to renovate the exterior of the existing
2,337-square-foot single-family home. Part of the renovation includes adding 184 square feet,
totaling a 2,521-square-foot home. The home consists of a great room, kitchen, dining room,
master bedrooms, master bathroom, guest bedroom, guest bathroom, two -car garage, and patio
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areas.
The applicant is proposing to grade 4,163 square feet of pervious and impervious area to
accommodate the casita and the additional 184 square feet to the existing home. The casita's
building pad area is proposed at the southern end of the parcel, which is relatively flat. The map
below identifies the casita location by the black square.
Currently, the area is used for the leach line and storage shed. The applicant is proposing to cut
the leach line in half, and add a split leach line system. This would allow ample room to construct
the casita. The southern end is partially screened by a large berm and rock outcropping, which will
remain for screening purposes. The following photos show the casita location and the large rock
outcropping.
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SITE FOR NEW CASETA
IN CHALK UNES
Access to the casita exists by a secondary driveway approach, which was installed through the
County of Riverside. The applicant is proposing to install a six-foot high metal gate to allow vehicle
access.
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A. Architecture:
The proposed casita will maintain a theme of an older classic homestead design. The
design includes adobe style brick, traditional terracotta tile, and smooth stucco finishes
blending into the hillside. The casita is one story high with rooflines between eight (8) feet
and ten (10) feet with an overall height of twelve (12) feet.
The existing home is outdated with flat roof lines. The renovation will be consistent with the
casita. The roof will be primarily a clay tile roof of various brown colorings to match the
hillside. The renovation will use most of the existing footprint, with the exterior walls being
thickened, and the dining area enlarged. The home is one story high with rooflines
between ten (10) feet, fourteen (14) feet with an overall height of seventeen (17) feet.
The renovation of the main house will be the dominant mass and the casita will act as the
support building, making the overall appearance a classic homestead layout and design.
B. Landscaping:
The applicant is not proposing additional landscaping. The existing landscape consists of
two (2) Palo Verde trees, four (4) old growth Mexican Fan Palm trees, one (1) Olive Tree,
and one (1) Acacia Gerrardii tree. The existing landscaping also consists of a variety of
native perennials and accents including Desert Agave, Ocotillo, and Prickly Pear Cactus.
The existing trees and native perennials were planted 30 plus years ago. Today, the
landscaping is very established and mature in size giving the property a very lush green
appearance. Many of the older homes within the hillside were intentionally screened by
landscaping. In recent years, the desire has been to make the home and landscaping
blend into the natural terrain of the hillside rather than to screen the buildings with dense
lush landscaping, which appears unnatural when viewed from the valley floor.
The existing landscaping was discussed at the Planning Commission meeting. Four of the
Commissioners stated that the existing landscaping was dense, but it has been that way
for 30 to 40 years. Based on the Planning Commission action, the applicant has agreed to
remove the taller palm tree, which is located behind the existing house.
Analysis
The purpose of the hillside planned residential district is to encourage minimal grading as it relates
to the natural contours of the land, while avoiding extensive cut and fill slopes in the hillside area.
The development standards also encourage architecture and landscape design that blends with
the natural terrain, and protects undisturbed viewsheds and natural landmarks and features,
including vistas and the natural skyline, as integral in development proposals in hillside areas.
The H.P.R. development standards allow for a maximum dwelling size of 4,000 square feet,
including garage and accessory structures. In addition, the total disturbed area allowed is 10,000
square feet. As proposed, the applicant is not requesting any exceptions to the development
standards. The proposed total of the new building square -footage is 3,195 and the total disturbed
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area is 4,163 square feet. The proposed casita location is not on an approved building pad. The
project request must be approved by the Planning Commission and City Council by taking into
consideration such matters as viewsheds, topography, color, texture, re -naturalization of disturbed
areas, and sensitive building design and orientation.
A. Height / View Shed:
The H.P.R. zone does not have a height limit; it's based on the approved precise plan of
design by the Planning Commission and City Council. The proposed casita is single -story,
with an overall height of twelve (12) feet. The proposed renovation to the existing house is
also single -story with an overall height of seventeen (17) feet. In comparison, other single-
family zones in the area allow a maximum height of 18 to 20 feet.
• South — Stone Eagle Development / Maximum roof height of 20 feet.
• East side of Highway 74 - single-family homes / Maximum roof height of 18 feet.
For this project, a variety of visual studies have been prepared to evaluate the potential
impacts of the proposed project. These studies have included on -site field and
photographic studies to illustrate the future building heights. Staff required the applicant to
provide a viewshed study from distinct areas to illustrate any potential impacts from
Highway 74 looking west. The studies were viewed from Bel Air Road, Haystack Road, and
Skyward Road. The viewshed studies are attached to the staff report.
Staff found that the proposed casita will be screened from the viewing corridors along
Highway 74. The existing home is currently visible from these locations, and will still be
visible after the renovations. The existing home has been visible from the 1950s. The
renovation in new material and colors will help blend the home into the hillside. The
proposed height and site location are supported by staff, as they will not adversely impact
any viewsheds or diminish property values.
B. Grading:
The proposed project will disturb 4,163 square feet of the site. The area is less than the
allowable amount (10,000 square feet) by 5,837 square feet. Site grading is being kept to
a minimum, and the large berm and rock outcropping will remain to provide screening of
the casita.
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C. Land Use Compatibility:
The proposed project is zoned H.P.R. and designated Hillside Reserve in the General
Plan, which requires a maximum of one unit per five acres. These designations are
consistent with the proposed land use and project with the processing and approval of the
precise plan of design.
The project is located in south Palm Desert, where there is a mix of residential
developments. The project does not physically divide an existing community, and does not
conflict with any applicable land use plan, policy, or regulation outlined in the General Plan.
In terms of use, the project is consistent with the City's Zoning Ordinance, by providing a
single-family home and accessory structures, which complies with one unit per five acres.
Conclusion
Staff is very cognizant of the sensitivity of developing within the hillside. The applicant is not
requesting any exceptions and is building to what is allowed by code. The proposed casita will
blend into the natural terrain and protect viewsheds and natural skylines in the hillside areas. Also,
the new architectural design of the existing home will better blend into the hillside. The additional
square -footage and disturbed grading area are minimal, and meet the hillside development
standards. The disturbed areas will be re -naturalized with native landscaping that will also blend
into the natural terrain.
Overall, staff believes the project's site design, architecture, color, and materials effectively
achieve the H.P.R.'s goals of blending development into the natural terrain.
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Environmental Review
According to the California Environmental Quality Act (CEQA), staff must determine whether a
proposed activity is a project subject to CEQA. If the project is subject to CEQA, staff must
conduct a preliminary assessment of the project to determine whether the project is exempt from
CEQA review. If a project is not exempt, further environmental review is necessary. Further
review from a non-exempt project would result in a Negative Declaration, a Mitigated Negative
Declaration, or an Environmental Impact Report (EIR). Generally, an EIR must be prepared if a
project may have a significant impact on the environment.
In this case, the City of Palm Desert (City), in its capacity as the Lead Agency for this project under
the CEQA, has determined that the proposed project request is categorically exempt under Article
19 Section 15303 New Construction or Conversion of small structures (Class 3) of the CEQA;
therefore, no further environmental review is necessary.
Submitted By:
Kevin Swartz, -Assistant Planner
Department Head:
Lauri Aylaian, Director of Community' Development
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RESOLUTION NO.2015-13
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, ADOPTING A NOTICE OF EXEMPTION IN
ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT; AND APPROVING A NEW 674-SQUARE-FOOT DETACHED CASITA
AND FAI;ADE RENOVATION TO AN EXISTING HOUSE ON A HILLSIDE
PLANNED RESIDENTIAL PROPERTY LOCATED AT 72-375 UPPER WAY
WEST (APN: 628-130-027)
CASE NO: PP/HDP 14-289
WHEREAS, the City Council of the City of Palm Desert, California, did on the 121h day
of March, 2015, hold a duly noticed public hearing to consider the request by Mary Connor
Limont IRA Sunwest Trust for approval of the above noted; and
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 171h day of February, 2015, hold a duly noticed public hearing and recommended approval
to the City Council of the project request by Mary Connor Limont IRA Sunwest Trust of the
above noted; and
WHEREAS, according to the California Environmental Quality Act (CEQA), the City
must determine whether a proposed activity is a project subject to CEQA. If the project is
subject to CEQA, staff must conduct a preliminary assessment of the project to determine
whether the project is exempt from CEQA review. If a project is not exempt, further
environmental review is necessary. The application has complied with the requirements of
the "City of Palm Desert Procedure for Implementation of the California Environmental Quality
Act," Resolution No. 2014-41, in the Director of Community Development has determined that
the proposed project request is categorically exempt under Article 19 Section 15303 New
Construction or Conversion of small structures (Class 3) of the CEQA; therefore, no further
environmental review is necessary; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said City Council did find
the following facts and reasons, which are outlined in the staff report reasons to approve the
said request:
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
PALM DESERT, CALIFORNIA, AS FOLLOWS:
1. That the above recitations are true and correct and constitute the approval of the
City Council in this case.
2. That the City Council approves Case No. PP/HDP 14-289, subject to conditions.
RESOLUTION NO. 2015-13
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Palm
Desert, California, at its regular meeting held on the 12th day of March 2015, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Susan Marie Weber, Mayor
ATTEST:
Rachelle Klassen, City Clerk
Palm Desert City Council
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RESOLUTION NO.. 2015-13
CONDITIONS OF APPROVAL
CASE NO: PP/HDP 14-289
DEPARTMENT OF COMMUNITY DEVELOPMENT:
1. The development of the property shall conform substantially with exhibits on file with the
Department of Community Development/Planning, as modified by the following
conditions.
2. The development of the property described herein shall be subject to the restrictions and
limitations set forth herein, which are in addition to all municipal ordinances and state
and federal statutes now in force, or which hereafter may be in force.
3. Prior to issuance of a building permit for construction of any use contemplated by this
approval, the applicant shall first obtain permits and/or clearance from the following
agencies:
Building & Safety Department
City Fire Marshal
Public Works Department
Coachella Valley Water District
Evidence of said permit or clearance from the above agencies shall be presented to the
Department of Building & Safety at the time of issuance of a building permit for the use
contemplated herewith.
4. Applicant shall defend, indemnify and hold harmless the city against any third party legal
challenge to these approvals, with counsel chosen by the City at applicant's expense.
5. Any proposed change to PP 14-289 will require an amendment, which will result in a
new public hearing.
6. All conditions of approval shall be recorded with the Riverside County Clerk's office before
any building permits are issued. Evidence of recordation shall be submitted to the
Department of Community Development/Planning.
PLANNING COMMISSION:
The applicant agreed to remove the taller palm tree, which is located behind the existing
home, provided that the removal of the palm tree does not damage the structural
integrity of the hillside slope or home. If removal of the palm tree is damaging to the
slope or home, the palm tree shall remain.
DEPARTMENT OF PUBLIC WORKS:
1. The applicant shall submit a grading plan to the Department of Public Works for review
and approval. Any changes to the approved civil or landscape plans must be reviewed for
approval prior to work commencing.
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RESOLUTION NO. 2015-13
2. The applicant shall submit a soils report concurrently with the submittal of the precise
grading plan.
3. The grading plan shall identify all proposed and existing utilities.
4. Submit a PM10 application for approval. The applicant shall comply with all provisions of
Palm Desert Municipal Code Section 24.12 regarding Fugitive Dust Control.
5. The applicant shall abide by all provisions of City of Palm Desert Ordinance 843,
Section 24.20 Stormwater Management and Discharge Ordinance.
6. The applicant shall submit an erosion control plan concurrently with the grading plan.
7. The plan shall provide a drainage device for onsite drainage prior to discharge offsite.
8. The applicant shall submit a landscape plan concurrently with the precise grading plan for
review and approval. Applicants are advised to use the City of Palm Desert Design Guide
when designing plans. Landscape plans must meet the following criteria:
A. Must be water efficient in design and meet the City of Palm Desert's Water Efficient
Landscape Ordinance.
B. Planting plans must show location of proposed and existing utilities.
C. Must match approved civil plans.
D. All specs and details must be site specific.
E. Applicants must have CVWD approval of their irrigation plans prior to City approval.
F. Applicants must have a stamp or signature from the County Agricultural
Commissioner before City approval.
DEPARTMENT OF BUILDING AND SAFETY:
1. This project shall comply with the latest adopted edition of the following codes:
A. 2013 California Building Code and its appendices and standards.
B. 2103 California Residential Code and its appendices and standards
C. 2013 California Plumbing Code and its appendices and standards.
D. 2013 California Mechanical Code and its appendices and standards.
E. 2013 California Electrical Code.
F. 2010 California Energy Code. (Until July 1, 2014)
G. 2013 California Green Building Standards Code.
H. Title 24 California Code of Regulations.
I. 2013 California Fire Code and its appendices and standards.
2. All contractors and subcontractor shall have a current City of Palm Desert Business
License prior to permit issuance per Palm Desert Municipal Code, Title 5.
3. An approved automatic fire sprinkler system shall be installed as required per the City of
Palm Desert Code Adoption Ordinance 1265.
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RESOLUTION NO. 2015-13
4. All contractors and/or owner -builders must submit a valid Certificate of Workers'
Compensation Insurance coverage prior to the issuance of a building permit per
California Labor Code, Section 3700.
5. Address numerals shall comply with Palm Desert Ordinance No. 1265 (Palm Desert
Municipal Code 15.28). Compliance with Ordinance 1265 regarding street address
location, dimension, stroke of line, distance from street, height from grade, height from
street, etc ... shall be shown on all architectural building elevations in detail. Any possible
obstructions, shadows, lighting, landscaping, backgrounds or other reasons that may
render the building address unreadable shall be addressed during the plan review
process. You may request a copy of Ordinance 1265 or Municipal Code Section 15.28
from the Department of Building and Safety counter staff.
6. Please contact Ms. Cherie Williams, Building and Safety Technician, at the Department
of Building and Safety (760) 776-6420 regarding the addressing of all building and/or
suites.
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NOTICE OF EXEMPTION
TO: Office of Planning and Research
P. O. Box 3044, Room 212
Sacramento, CA 95812-3044
❑ Clerk of the Board of
Supervisors
or
❑ County Clerk
County of:
Project Title:
FROM: City of Palm Desert
PP/HDP 14-289
2. Project Applicant: Mary Connor Limont
3.
Project Location — Identify street address
and cross streets or attach a map
showing project site (preferably a USGS
15' or 7 1/2' topographical map identified
by quadrangle name):
4. (a) Project Location — City:
(b) Project Location — County:
s. Description of nature, purpose, and
beneficiaries of Project:
6. Name of Public Agency approving
project:
7. Name of Person or Agency undertaking
the project, including any person
undertaking an activity that receives
financial assistance from the Public
Agency as part of the activity or the
person receiving a lease, permit, license,
certificate, or other entitlement of use
from the Public Agency as part of the
activity:
8. Exempt status: (check one)
The five -acre parcel was developed in the 1950s
and graded under the County of Riverside's
jurisdiction prior to formation of the City of Palm
Desert. The parcel maintains an existing 1,847
square -foot residential home with an attached
490 square -foot garage. The parcel is located in
the hillside north of Stone Eagle Development
and south of Homme / Adams Park. The site can
be accessed from Highway 74 via Thrush Road,
Calle De Los Campesinos, and Upper Way West
Drive.
72-375 UPPER WAY WEST (APN: 628-130-
027)
Riverside County
Approval of a new 674-square-foot
detached casita and exterior
modifications to an existing house located
on a hillside planned residential property.
City of Palm Desert
City of Palm Desert
Notice of Exemption FORM "B"
(a) ❑ Ministerial project.
(Pub. Res. Code § 21080(b)(1); State CEQA
Guidelines § 15268)
(b) ❑ Not a project.
(c) ❑ Emergency Project.
(Pub. Res. Code § 21080(b)(4); State CEQA
Guidelines § 15269(b),(c))
(d) ® Categorical Exemption.
The City of Palm Desert (City), in its capacity as
State type and class
the Lead Agency for this project under the
number:
CEQA, has determined that the proposed project
request is categorically exempt under Article 19
Section 15303 New Construction or Conversion
of small structures (Class 3) of the CEQA;
therefore, no further environmental review is
necessary.
(e) ❑ Declared Emergency.
(Pub. Res. Code § 21080(b)(3); State CEQA
Guidelines § 15269(a))
(f) ❑ Statutory Exemption.
State Code section
number:
(g) ❑ Other. Explanation:
9. Reason why project was exempt:
Project is less than two acres and is in -fill
developed. City staff completed the Initial Study
Checklist and there were no impacts.
10. Lead Agency Contact Person:
Kevin Swartz, Assistant Planner
Telephone:
(760) 346-0611
IL If filed by applicant: Attach Preliminary Exemption Assessment (Form "A") before filing.
12. Has a Notice of Exemption been filed by the public agency approving the project? Yes No
13. Was a public hearing held by the lead agency to consider the exemption Yes �No
If yes, the date of the public hearing was:
March 12, 2015
Signature:— G' Date:
Title: P S 5, �)
Signed by Lead Agency Signed by Applicant
Date Received for Filing:
(Clerk Stamp Here)
Authority cited: Sections 21083 and 21100, Public Resources Code.
Reference: Sections 21108, 21152, and 21152.1, Public Resources Code.
Notice of Exemption FORM " B"
PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION FEBRUARY 17, 2015
recommend that the City Council not approve the Land Exchange until all applicants are
in compliance with the Palm Desert Municipal Code for other properties they control.
Motion was seconded by Commissioner Pradetto and carried by a 3-0-2 vote (AYES:
Campbell, Pradetto, and Stendell; NOES: None; ABSENT: DeLuna and Greenwood;
ABSTAIN: None).
Commissioner Campbell moved, by Minute Motion, to waive further reading and
adopt Resolution No. 2645, recommending to the City Council approval of Case Nos.
DA/GPA/CZ/EA 14-332; TPM 36792; and TTM 36793, subject to. conditions. Motion was
seconded by Commissioner Pradetto and carried by a 3-0-2 vote (AYES: Campbell,
Pradetto, and Stendell; NOES: None; ABSENT: DeLuna and Greenwood; ABSTAIN:
None).
Chair Stendell thanked the applicant.
Ms. Aylaian interjected that this project represents almost a year of collaborative
work. She stated that she would like to acknowledge and thank Mr.- Ceja for the
wonderful job he has done. She pointed out that there was no one in the
audience speaking in either for or against the project, which happens a little too
frequently in Palm Desert. She said that staff is aware of that, and they redouble
their efforts to make sure that we look out for the interest of all residents. She
also thanked Mr. Gonzales and Mr. Seldin for all the work they have done in the
past year.
Commissioner Campbell commented that it would not be possible without the
great staff the City has.
Chair Stendell asked Ms. Aylaian if the regional park has a dog park component.
Ms. Aylaian responded that not at this point.
B. REQUEST FOR CONSIDERATION of a recommendation to the City Council
for adoption of a notice of exemption in accordance with the California
Environmental Quality Act (CEQA), and approve a new 674-square-foot
detached casita and fagade renovation to an existing house on a hillside
planned residential property located at 72-375 Upper Way West (APN 628-
130-027). Case No. PP/HDP 14-289 (Mary Connor Limont IRA Sunwest
Trust, 72-720 Bel Air Road, Palm Desert, California 92260, Applicant).
Mr. Kevin Swartz, Assistant Planner, reported that the five -acre parcel was
developed and graded under the County of Riverside's jurisdiction prior to the
formation of the City of Palm Desert. The property has an existing 1,847-square-
foot residential home and a 490-square-foot garage. The parcel is located on the
hillside north of Stone Eagle and south of Homme-Adams Park. He displayed
photos of the site location and the location of the proposed casita. The applicant
is proposing a 674-square-foot casita that consists of a family room, bedroom,
bathroom, kitchenette (no stove), and a porch/patio area. The applicant is also
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proposing to grade 4,163 square feet to accommodate the casita and patio area.
He provided a brief description of the casita design and materials to be used. It
will be one-story between eight and 10 feet, with an overall height of 12 feet. Mr.
Swartz provided the Planning Commission with a materials sample board to
review. He continued to report that the applicant is also proposing to renovate the
exterior of the existing home. The renovation includes adding 184 square feet,
and will be consistent with the casita. It is a single -story home with roof lines
between 10 feet, 14 feet, and an overall height of 17 feet. He presented photos of
the elevations. He noted that the casita would be tucked behind a large rock
outcropping. Mr. Swartz stated that the Architectural Review Commission
approved the proposed project. They supported the architectural design and site
location. He noted that the applicant is not requesting any exceptions to the
Hillside Planned Residential Development Standards. In addition, a variety of
visual studies have been prepared to evaluate the potential impacts of the
proposed project. He stated that staff found the proposed casita will be screened
from the viewing corridors along Highway 74. The existing home is currently
visible, and will still be visible after the renovations. He commented that the
renovation, new material and colors will help blend the home into the hillside. The
proposed height and site location are supported by staff; it will not adversely
impact any view sheds or diminish property values. He stated that staff
recommends approval to the City Council and offered to answer any questions.
Commissioner DeLuna commented that the staff report states that the existing
landscape design is lush and green, and staff asked the applicant regarding
removal of some trees. She asked why the applicant was reluctant to comply with
that request.
Mr. Swartz responded that staff had concerns. If it was a vacant site and an
applicant proposed the lush landscaping today, it would not be approved. Staff
spoke to the applicant regarding removal of some trees; however, the applicant
was reluctant and referred to the question to the applicant. He showed photos of
other homes on the hillside with landscaping.
Vice Chair Greenwood asked if there have been any discussions regarding the
redesign of the leach field that is being modified for the new casita and where it
will be located.
Mr. Swartz replied yes, and referred the question to the architect.
Chair Stendell declared the public hearing open and asked for any public testimony IN
FAVOR or OPPOSITION.
MS. CONNOR LIMONT, Palm Desert, California 92260, stated that the trees
have been on the property for 40+ years, and the root systems are now an
integral part of the overall landing where the house is located. If they have to
remove the trees, it would end the project.
9 pT�
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PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION FEBRUARY 17, 2015
Commissioner DeLuna asked the applicant how it would end the project.
MS. LIMONT responded that the tree roots have grown into the rocks and
throughout. She said that to remove the trees and roots would compromise the
integrity of the platform where the house is located. She stated that the cost to
remove the trees and to restructure with retaining walls would be prohibitive.
Commissioner DeLuna inquired if the tree could be cut to the ground line and do
not remove the roots so it would not affect the structural integrity of the hillside or
the residence.
MS. LIMONT replied she cannot answer that question. She stated that she did
not think the trees were an issue since they have been there so long. Ms. Limont
commented that when she brought in someone to discuss the overall look of the
front yard, the first thing that was said is "don't touch the trees." She said that she
first wanted to take some of the palm trees out; however, they said "don't touch
the palms."
Commissioner DeLuna asked why not touch the palms since they do not have
extensive roots.
MS. LIMONT responded that she cannot, answer that question. She said that the
Planning Commission is welcome to visit the property. She noted that the palm
trees are huge on one side, and a(e against a wall then down the embankment.
Ms. Limont stated that she does not know much about trees. She pointed to a
small palm tree in the photo that could probably be removed.
Commissioner DeLuna asked if there is turf surrounding the house.
MS. LIMONT replied that there is turf in the front, and noted that they have
already removed half of the turf.
Commissioner DeLuna asked what the planting material on the hillside is. Is it ice
plants?
MS. LIMONT replied that she does not know. The planting material has been
there since the previous owner; nothing has been done.
Commissioner DeLuna said that she knows Ms. Limont is conscientious about
the preservation of the hillsides; however, she has a concern with the view shed
from Highway 74. When you look up, you see a green mass on the hillside and it
would not be indigenous to the hillside. She said that adding a massing will
increase the footprint which might not be visible from Highway 74, but it would be
visible from the surrounding streets and residences. She voiced that she is
concerned with the amount of lush landscaping and green trees.
MS. LIMONT stated that they are not adding landscaping.
10
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PALM DESERT PLANNING COMMISSION FEBRUARY 17, 2015
Commissioner DeLuna asked the applicant if she is not willing to remove any of
the trees. She mentioned that trimming the trees to a level where they wouldn't
be seen from the Highway 74 corridor.
MS. LIMONT responded that she does not know if that could be down. She said
that you are looking up so it would be difficult to take down anything you see from
Highway 74, which you would have to take the trees out. She stated that if the
olive tree and the palm trees to the left of the property had to come out; it would
end the project. She said that she could not afford to put in retaining walls at that
level.
Commissioner DeLuna asked if the trees could be taken off without taking them
out, and noted that she does not know the right words for that process.
MS. LIMONT communicated that there is beauty to the way the house has been.
The house has been there since the 194(Y9; and is an original homestead house.
She noted that there have also been non -permitted additions that are. -interesting.
The thought was to leave everything as -is. She mentioned that they- have been
pruning and lost some trees in the process because there were not taken care of.
They had to leave some of the dead trees because they help hold up the hillside
on the Stone Eagle side.
Commissioner DeLuna asked if the trees were cut off or were they left alone.
MS. LIMONT responded that they left the whole tree, and noted that Stone Eagle
does not have a problem with the trees. She offered to take out one tall palm tree
and prune the olive tree.
Commissioner Pradetto commented that if the applicant is willing to take down
the larger palm tree, he feels it is more than generous. He stated that as a
homeowner, he does not feel it is reasonable for the City to tell Ms. Limont to
take down trees that have been there for many years. He said that the tall palm
tree is the one you see the most. He also said that he is very aware of the area
and looking up going through Highway 74. He commented that palm trees do not
bother him. He referred to a photo of another property at the very top that is
egregious and could see for miles around the city, and Ms. Limont's property is
not that way.
Commissioner DeLuna remarked that she was not aware of the concern with the
structure of the house. She was more concerned with the visual impact, and
attempting to preserve the hillsides to their indigenous state to the greatest
degree possible. She asked the applicant if she is willing to remove the turf so
watering of turf is not an issue.
MS. LIMONT replied that half the turf was removed, and only a small plot of
grass remains that cannot be seen. You would have to go up to the cross to see
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PRELIMINARY MINUTES
PALM DESERT PLANNING COMMISSION FEBRUARY 17, 2015
the turf. She mentioned that she had some people look at the landscaping when
there was a bad rainfall a couple of years ago.
Commissioner DeLuna asked if there is a water course when there is heavy
rainfall.
MS. LIMONT replied not in that area.
Vice Chair Greenwood asked Ms. Limont if she has investigated the redesign of
the leach field.
MS. LIMONT responded that she would let the architect address the leach field.
Commissioner Campbell commented that the current landscaping is adequate.
She does see why they need to see a bare home on the hillside. In time things
die and she does not feel the applicant needs to cut off trees.
Commissioner DeLuna clarified that the applicant is willing to take out the tall
palm tree.
MS. LIMONT replied absolutely. She is pretty certain the palm tree has no
bearing on anything.
MR. DOUG HOWARD, Cherokee Homes, Palm Desert, California 92260, stated
that he helped prepare the overall design of the house. He referred to the leach
lines, and said that there are two existing lines and two lines will be added. He
stated that the- casita will have its own small septic tank and seepage pit, which
will be located between the gates and the existing asphalt road of Upper Way
West.
Vice Chair Greenwood asked Mr. Howard if he or his civil engineer see any
issues with percolation. He also asked who the approving body is for leech fields.
MR. HOWARD responded that he believes the County of Riverside and Health
Department make recommendations to the City of Palm Desert when it comes to
septic tanks. He stated that they have talked to the County, Health Department,
and Hammer Plumbing. Hammer Plumbing said that they feel that they can get
an adequate size septic tank for the casita. He noted that the engineering design,
location of the tank, and seepage pit should be on the grading plans that were
submitted.
Vice Chair Greenwood asked Public Works staff if they review or approve leech
fields.
Ms. Christina Canales, Assistant Engineer, responded that they do not. She said
that the Department of Health reviews and approves leech fields.
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PALM DESERT PLANNING COMMISSION FEBRUARY 17, 2015
Vice Chair Greenwood asked Mr. Howard if they would have the Department of
Health approval prior to issuance of a building permit.
MR. HOWARD replied yes.
Chair Stendell inquired if there is plenty of room for expansion of the seepage
pits in the future.
MR. HOWARDS responded that there is.
With no further testimony offered, Chair Stendell declared the public hearing closed.
Commissioner DeLuna moved, by Minute Motion,, to approve recommending to
the City Council of a notice of exemption from the CEQA, and approval of a new 674-
square-foot detached casita and exterior modifications to an existing house located on a
hillside planned residential property, subject to the offer by the applicant to remove the
tall palm tree assuming that it does not affect the structural integrity of the residence.
Motion was seconded by Vice Chair Greenwood and carried by a 5-0 vote (AYES:
Campbell, DeLuna, Greenwood, Pradetto, and Stendell; NOES: None; ABSENT: None;
ABSTAIN: None).
Chair Stendell commented that Ms. Limont stated that the landscaping has been
on the property longer than she has owned it. If you look at the hillside, you see
almost every old house up there with landscaping and know that there is a house
there. He stated that the landscaping was planted for shading or protecting the
house from winds. He also stated that he agrees with the one tall palm tree being
removed because it looks a little out of place. He commented that the rest of the
landscaping serves a purpose and knows that it will be maintained well. Chair
Stendell asked Commissioner DeLuna if she was adding the condition on the
project for the removal of the tall palm tree.
Commissioner DeLuna responded yes, based on the applicant's offer to do so.
Commissioner Pradetto added that Commissioner DeLuna also mentioned that
as long as it was not a structural issue.
Commissioner Campbell concurred with Chair Stendell's comments. She
commented that if it was up to her, she would not remove any landscaping. Since
Ms. Limont agreed to cut down the palm tree; she is alright with it.
Commissioner DeLuna moved, by Minute Motion, to waive further reading and
adopt Resolution No. 2646, recommending to the City council approval of Case No.
PP/HDP 14-289, subject to conditions. Motion was seconded by Vice Chair Greenwood
and carried by a 5-0 vote (AYES: Campbell, DeLuna, Greenwood, Pradetto, and
Stendell; NOES: None; ABSENT: None; ABSTAIN: None).
13
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ARCHITECTURAL REVIEW COMMISSION
MINUTES December 9, 2014
B. Preliminary Plans:
1. CASE NO: PP 14-289
ACTION:
APPLICANT AND ADDRESS: MARY CONNOR LIMONT, 72-720 Bel
Air, Palm Desert, CA 92260
NATURE OF PROJECT/APPROVAL SOUGHT: Consideration to
preliminary approve new construction of a 674 sq. ft. detached casita and
renovation of main house, using the existing footprint.
LOCATION: 72-375 Upper Way West
ZONE: H.P.R.
Mr. Kevin Swartz, Assistant Planner, said this was a proposal for a 674
sq. ft. casita in the Hillside Planned Residential zone. This project will
move on to the Planning Commission and the City Council. The reason it
came before this Commission is because there were no documents from
the county or the city that showed this property having an approved
grading permit or pad permit. Staff looks at the architecture of new
structures when on a hillside and how it blends with the natural terrain of
the hillside in color, materials and architecture and that it is not too visible
from a public street. He described the site plan and presented photos of
the surrounding area and said that part of this approval is a renovation of
the existing home. The home is maintaining the same footprint, but the
architecture will be updated to match the casita. The grading on the site
will be minimal at 88 cubic yards. The code allows disturbance of 10,000
sq. ft. or less. The total new footprint is 2,869 sq. ft. plus the 674 sq. ft.
casita and meets the intent of the hillside ordinance. Staff will advertise
this for the Planning Commission and City Council meetings.
Commissioner Vuksic asked how they are supporting the roof on the
renovation. MR. DOUG HOWARD, architect, said they are using the
original footprint, but it is all new walls.
Commissioner Vuksic said the house has a nice movement to it with the
way the elevation is designed and with different forms. MR. HOWARD
said they are trying to create a homestead house with adobe style brick
and traditional terracotta the to blend in to the hillside. Commissioner
Vuksic said he liked the way they have the renovation of the main house
being the dominant mass and the casita as the support building; making
the look a classic homestead layout and design.
Commissioner Clark moved to preliminary approve. Motion was seconded
by Commissioner Vuksic and carried by a 7-0-1 vote, with Clark,
Colombini, Levin, McAuliffe, McIntosh, Van Vliet and Vuksic voting YES
and Lambell absent.
CHEROKEE
Tuesday, September 9, 2014
City of Palm Desert
Architectural Review Committee
Department of Community Development
73-510 Fred Waring Drive
Palm Desert, CA 92260
RE: LIMONT RESIDENCE
72-375 Upper Way West
Dear Review Committee,
HOMES
We are pleased to be submitting the Connor Limont Residence for your review. We have divided
the project into 2 different building phases. The first being the construction of a 674 square foot
detached casita, and then followed by a second phase of completely renovating the existing main
residence.
For the Casita construction we will be utilizing an existing lower pad section of the property that
currently is used for the leach line and storage shed. By cutting the leach line in half, and then
adding a split leach line system we will have ample room to construct the casita at the most
southern end of the existing pad. The southern end is partially screened by a 4 foot berm and
rock formation which we intend to keep, and only cut into the hidden side of the berm and use the
berm for added screening. Ms. Limont intends to keep the landscape around the casita sparse just
like the natural surroundings of the property and use only desertscape style plantings on an
efficient drip system.
The main house renovation is shown during this submittal so the Committee can see that once the
project is completed the entire property will have a cohesive design theme. Currently the main
residence is a mish-mash of additive elements, nearly flat roof over the main section comprising
of a rolled roofing membrane, and then a trussed concrete tile roof over the garage. The
renovated design theme will be that of an older existing homestead, built partially with adobe
styled bricks and smooth stucco finish. The roof will now be primarily a clay tile roof of various
brown colorings to match the hillsides, with adobe styled columns to hold up the enlarged
covered patios. The renovation will use almost the exact footprint of the existing structure, just
the exterior walls will be thickened, and the dining area is enlarged from the original.
The view corridor from Highway 74 shows the casita itself will nearly be invisible. The
intersection of Belair and 74 the main house is visible but the hillside hides the proposed casita, at
Skyward parts of the casita will be visible but hard to see due to the existing trees along the
School's play yard. Then at Haystack and 74 the entire project hides again behind the hillsides.
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