HomeMy WebLinkAboutPP 07-12 - David Nelson Preliminary Building Site IIIY 0r P 0 [ M OESERI
73-510 FRED WARING DRIVF.
PALM DESERT,CALIFORNIA 92260--2578
TEL:760 346—o6n
FAX:76o 341-7098
in[oCzpalrn-desert.org
CITY OF PALM DESERT
PUBLIC NOTICE
CASE NO.PP 07-12
NOTICE IS HEREBY GIVEN that the Palm Desert Planning Commission will consider
approval of preliminary building sites for a 5 acre parcel of land in the Hillside Planned
Residential zone pursuant to the requirements of section 25.15.130 (Optional Preliminary
Approval)of the Palm Desert Municipal Code. Said request does not qualify as a project
under CEQA guidelines, no environmental studies shall be required at this time. Property
is located west of the Palm Valley Storm Channel at 72-340 Upper Way West(APN: 628-
130-008, David Nelson,Applicant).
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SAID review will be held on Tuesday, June 3, 2008, at 6:00 p.m. in the City Council
Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert,
California, at which time and place all interested persons are invited to attend and be
heard. Written comments concerning this notice shall be accepted up to the date of the
review. Information concerning the proposed project is available for review in the
Department of Community Development at the above address between the hours of 8:00
a.m.and 5:00 p.m. Monday through Friday.
PUBLISH: Desert Sun LAURI AYLAIAN, Secretary
May 23,2008 Palm Desert Planning Commission
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
PLANNING COMMISION STAFF REPORT
REQUEST: Consideration of approval of a preliminary building site for a hillside
planned residential property located at 72-340 Upper Way West (APN:
628-130-008).
SUBMITTED BY: Ryan Stendell
Associate Planner
APPLICANT: David Nelson
72-595 Beavertail Street
Palm Desert, CA 92260
CASE NO: PP 07-12
DATE: May 20, 2008
I. EXECUTIVE SUMMARY:
Approval of this request will approve an appropriate building site for a 5-acre lot
within the Hillside Planned Residential Zone (HPR).
II. BACKGROUND:
A. Hillside Planned Residential Zone:
The HPR zone was amended in April of 2007. Key changes to the ordinance
are as follows:
Ridge Top Development — The current HPR ordinance as amended
defines a ridge and also prohibits any development on or across
ridges within the hillside. Ridges are identified on the attached map in
red lines.
Development Standards — The ordinance also states that 'Building
pads and architecture shall be designed to eliminate or minimize any
visual impact on the City to the maximum extent feasible.'
The HPR zone includes a section regarding `Optional Preliminary Approval'
(PDMC 25.15.130 attached). Under this section of the ordinance, applicants
may propose standards of development for the property, including building
Staff Report
PP 07-12
May 20, 2008
Page 2 of 3
site location and access road location. Once a preliminary site is approved
by the Planning Commission the applicant can prepare the necessary
documents for the full Precise Plan submittal as required by the HPR zone.
B. Property Description:
The applicant, David Nelson, purchased this property in 2002. The
topography of the site is very steep and makes it very difficult to develop, and
the applicant prefers a building site located on the relatively flat area indicated
as Proposed Pad #1 on the attached map. The site occurs on a ridge. There
is an existing access to a property to the north that could be used to access
this proposed building site.
With the zoning code update in 2007 the applicant is prohibited from
developing on the ridge where pad #1 is located. The applicant has
attempted to find alternative locations for development on this property but
has found no alternatives. He is now looking for a suitable site for
development.
C. Adjacent Zoning and Land Use:
North: Hillside Planned Residential / Existing Single Family Home
South: Hillside Planned Residential / Existing Single Family Home
East: Hillside Planned Residential /Vacant Property
West: Hillside Planned Residential / Existing Single Family Home
III. PROJECT DESCRIPTION:
The HPR zone allows the Planning Commission to approve a preliminary
building site, which can include the building site, density of development and
access road information. The applicant has stated that his property is very
steep and that the prohibition of developing on a ridge has eliminated his
ability to build a home successfully.
Staff has reviewed the site and believes that there are alternative options for
the development for the parcel. The area indicated on the grading plan as
Proposed Pad #2 is at the south western corner of the property and is
relatively flat and is oriented below the ridge. The existing access road
serving the properties up to the west (uphill) runs directly through this area.
Staff believes that the applicant could reroute the road slightly while providing
himself with an appropriate site to build a home. Pad #2 sits at an
approximate elevation of 750', which is approximately 23 feet lower than the
GAPlanning\Ryan Stendel[Wurd Data\PP-07-I2_PC_R7T.D0C
Staff Report
PP 07-12
May 20, 2008
Page 3 of 3
adjacent ridge. Staff believes the applicant could successfully build a home
at this site that conforms with the HPR zone.
IV. CONCLUSION:
The applicant is searching for an appropriate site for development on his hillside
property. Staff does believe that we can successfully develop this site while
remaining very sensitive towards visual impacts to the City below. Staff has
identified two options for development. Pad #1 is the easiest of all options and
happens to fall on a ridge. While the applicant believes this location could be
developed in a manner consistent with the goals and policies of the HPR zone, staff
discourages development on ridges. Pad #2 is an alternative that would provide the
applicant with a viable building site that would be designed to be lower than the
adjacent ridge. This option would require relocating the access road to the area, but
staff feels that is a reasonable request given the nature of the current HPR zone and
the prohibition on developing on ridges.
V. RECOMMENDATION:
Staff recommends that the Planning Commission direct the applicant to proceed with
the Proposed Pad #2, per the Hillside Planned Residential Zone section 25.15.130
'Optional Preliminary approval.'
VI. ATTACHMENTS:
A. Plans & Exhibits
Submitted By: Department Head:
Ryan endell Lauri Aylaian
Associate Planner Director, Community Develo ent
Approval:
Homer Croy
ACM, Development Services
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