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Home My WebLink AboutPP-CUP 98-21 Amendment 1 Royce International r CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Mayor and City Council II. REQUEST: Consideration of approval of an amendment to the approved precise plan / conditional use permit to increase the permitted height for the casitas from 15 feet to 17 feet, 4 inches with towers to 22 feet, 3 inches and the villas from 24 feet to 29 feet, 3 inches for a development on 75 acres southwest of Portola Avenue and Country Club Drive. Said request is filed pursuant to M.C. Section 25.24.310 "Exceptions" to the PR zone standards. III. APPLICANT: Royce International Investments Co. (Portofino) Michael C. LaMelza 249 Las Entradas Drive Santa Barbara, CA 93108 IV. CASE NOS: PP/CUP 98-21 Amendment #1 V. DATE: October 26, 2000 VI. CONTENTS: A. Staff Recommendation B. Discussion C. Architecture Commission Minutes involving this case D. Related Maps and Exhibits A. STAFF RECOMMENDATION: 1 . That by minute motion, the City Concil approve the revisions to the casita units at Portofino. 2. That by minute motion, the City Council deny the requested height exception for the villas and direct the applicant to revise the villa plans and the grading so that the building height when viewed from Country Club Drive adjacent to the building will not exceed 24 feet. STAFF REPORT CASE NO. PP/CUP 98-21 Amendment #1 OCTOBER 26, 2000 B. DISCUSSION: 1 . BACKGROUND: February 11 , 1999, City Council approved a precise plan and conditional use permit for a health and wellness residential resort for seniors, referred to as Portofino, consisting of a 161 bed skilled nursing facility, 150 bed assisted living facility, 288 villa units and 182 casita units, with a development agreement on 75 acres southwest of Country Club Drive and Portola Avenue. At that time, the two-story villas were 24 feet in height with some tower projections extending to 28 feet. The architecture of these buildings was Mediterranean with low profile mansard tile roofs. At the time of the 1999 approval, the single story casitas were shown at 15 feet in height with projections extending to 19 feet. The architecture for these units was shown with flat roofs with cornice detailing around the roof edge. Over the entries and lower building sections were finished with tile shed roofs. The PR zone provides for a maximum height of two stories and 24 feet. 2. CURRENT PROPOSAL: The applicant submitted revised architectural plans for the casitas and villas to Architectural Review Commission at its meeting of October 10, 2000. Casitas The revised casita plans included full tile roofs which rasied the height from 15 feet to 17 feet 4 inches with tower elements to 22 feet 3 inches. These units are located on the south end of the site which is the lowest part of the site. These units comply with the height limit of the PR zone. Villas The revised villa plans included full tile roofs which raised the height from 24 fet to 29 feet 3 inches. These units are located adjacent to Country Club Drive and the interior of the site. These units do not comply with the height limit and an "exception", pursuant to M.C. Section 25.24.310 is requested. 2 STAFF REPORT CASE NO. PP/CUP 98-21 Amendment #1 OCTOBER 26, 2000 C. ANALYSIS: (The PR zone standards limit building height to 24 feet and two-stories. M.C. Section 25.24.310 "Exceptions" allows the City Council to grant exceptions to the zone standards.) 1 . ARCHITECTURAL REVIEW COMMISSION: Architectural Review Commission at its October 10, 2000 meeting, determined that the revised plans were far superior to the original plans and the architectural integrity of the plans warranted an exception to the height limit, especially considering that the site will be depressed from two feet to ten feet below Country Club Drive and the villas will be setback a minimum of 55 feet from Country Club Drive. The villas are located on the north portion of the site while the casitas are located on the southern portion. The applicant is preparing drawings which will depict the view of the project from Country Club Drive where the two-story villas are closest to the street (minimum setback is 55 feet from Country Club Drive). 2. STAFF RECOMMENDATION: Staff agrees that the revised architecture represents an improvement. The casitas comply with the ordinance height limit and are set back away from the street. The revised plans provide superior architectural design and staff will recommend that the City Council approve these plans. The villas do not comply with ordinance height limit. The villas, as designed, provide for ten-foot floor to ceiling room sections. These could be reduced to nine feet without seriously impacting on the units or the architecture. This would lower the building height by two feet to 27 feet 3 inches. The remainder of height exception should be mitigated through amendment to the grading plan. The goal would be to lower the grade, particularly at the west end so as to lower the building height to a maximum of 24 feet above Country Club Drive adjacent to each particular building. 3 STAFF REPORT CASE NO. PP/CUP 98-21 Amendment #1 OCTOBER 26, 2000 Prepared by: Steve Smith Reviewed and Approved by: Philip Drell /gs CITY COUNCIL ACTION: *By Minute Motion, approved: 1) APPROVED V DENIED Buildings as proposed to and RECEIVED OTHER recommended by the Architectural Review Commission; 2 reduction MEETING DATE. 9- of the padgrade byan average AYES: L+ �a-aiw? ' K �L.e1 9- g _ -I" NOES: �� of three feet, as proposed by ABSENT• -1A Or v Applicant. ABSTAIN: _,✓LAAA 0) VERIFIED BY: a J7 AY 0 ) Original on File with CiCty Crk's Office 001017 pp98-21-1.cc 4 ARCHITECTURAL REVIEW COMMISSION OCTOBER 10, 2000 MINUTES B. Preliminary Plans 1. CASE NO.: PP/CUP 98-21 APPLICANT (AND ADDRESS): ROYCE INTERNATIONAL INV. CO., 249 Las Entradas Drive, Santa Barbara, CA 93108 (Portofino) NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of revised architectural plans for villas and casitas LOCATION: Southwest corner of Country Club Drive and Portola Avenue to ARCHITECTURAL REVIEW COMMISSION OCTOBER 10, 2000 MINUTES ZONE: PR-5, S.O. Staff presented revised plans for the villas and casitas at Portofino. The height for the villas was increased from 24 feet to 29 feet 3 inches and the casitas height was increased from 15 feet to 17 feet 4 inches. With tower elements to 22 feet 3 inches. Buildings in excess of 24 feet must be approved through a height exception process. The site slopes from west to east (high to low). At the midpoint, the site is at street level. Units to the east will appear lower (as much as ten feet below Country Club), while units to the west end will be at or above street level. Staff noted that the applicant can either amend the villa plans back to 24 feet or go through the "exception" process. Commission felt that the revised architecture of the villas and casitas was far superior to that previously approved. Commissioner Hanson noted that the revised architecture represented a significant improvement to the project and the beauty of the project warrants a "height exception." Commissioner Vuksic stated that he was not inclined to ask the applicant to modify the architecture because the scale of buildings works. In context to the overall project, he doesn't see where the height of the buildings, especially those in the interior of the project, impacts on anyone. San Tropez to the west won't be impacted and Palm Desert Greens is 7-8 feet above Country Club which is 2 feet over Portofino's closest building. 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A T ? +• b f mow' ` G • • ,i 1 It — JONES lv l!'1L 1 p i� ` N A Jvaxq Lm.p..d 75W E.McKFUght Avawe,4.m64 Amona 85251 m acauon moil THE ROBERT C.BIGLER CORPORATION T p,`p J 9 Amhara •nm.�u,�.V v.....c..wi.r......mcc � �� 4110 Department of Community Development/Planning City of Palm Desert`73-510 Fred Waring Drive, , 2 3 2000 Palm Desert,CA 92260-2578 19 October,2000 uoh3AfUNrrr CLVELC''►' i€;4Y OFPAk},t t•. CRY Oi'PALM DESERT RE: Legal Notice No.PP/CUP 98-21 Amendment#1 Dear Council Members: We wish to express our opposition to the above cited amendment to the "Portofino" development proposed by Royce International Investments. We purchased our home with the understanding it was a residential area without high density development in the immediate area. Higher buildings will not be conducive to this concept of low density residential neighborhoods. Sincerely yours, -7-4-jce-ir-6-1-- Sy ey R. nneborn Sandra P. Sonneborn 41-711 Colada Ct. Palm Desert,CA 92260-0339 Q E. a , o C) ---4 rvi ND rn -v < dD 3 rn -n ca -n ►—A mii N tr* SILVER SANDS RACQUET CLUB C/O DESERT MANAGEMENT 42427 RANCHO MIRAGE LANE RANCHO MIRAGE,CA 92270 (760)862-1202 FAX(760) 862-1219 c'> o October 24, 2000 C, City of Palm Desertrnr rn 73-510 Fred Waring Drive rn Palm Desert, Ca 92260-2578 0 m - c7 N rn t--� Re: City of Palm Desert Legal Notice Case No.: PP/CUP 98-21 Amendment #1 To the Palm Desert City Council: We the Board of Directors of Silver Sands Homeowners Association, representing 256 homeowners, strongly urge the Palm Desert City Council to deny the request by Royce International Investments (Portofino) Case NO PP/CUP 98-21 Amendment #1 to alter the height of the Villas from 24ft. To 29ft. 3 in. Furthermore, we urge that you NOT grant an exemption from current code height restrictions. We understand that this will constitute a change in existing building height restrictions: thus, we oppose any change to the plans as approved. Sincerely, Gayle Baum, President Jonne Arkin Lerner, lst Vice President .. ,,. / _ . 4 / Darrell Pastrell, 2nd Vice President f r , 6.:„,4„e_e Robert Williams, Treasurer _ k(` (eiy' • 11E ,4,' John Stone, Secretary P °