HomeMy WebLinkAboutRes 05-63 PP/HPD 05-07 - Habitat Architecture/Guy Dreier Designs - 700 Summit CoveCITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
REQUEST: Consideration of approval of a precise plan of design to allow a 10,291
square foot single family home within the Hillside Planned Residential Zone.
Subject property is located at 700 Summit Cove, within the Canyons at
Bighorn. (APN 771-500-001)
SUBMITTED BY: Ryan Stendell, Assistant Planner
APPLICANT: Habitat Architecture/Guy Dreier Designs
41-995 Boardwalk, Suite D
Palm Desert, CA 92211
CASE NO: PP/HPD 05-07
DATE: July 14, 2005
CONTENTS: A. Staff Recommendation
B. Discussion
C. Draft Resolution No. 05-63
D. Plans and Exhibits
E. Ordinance 1046A
Recommendation:
That the City Council adopt Resolution No. 05-63 approving a Precise Plan of design to
allow the construction of a 10,291 square foot single-family home within the Hillside
Planned Residential Zone.
Executive Summary:
The applicant is requesting approval of a precise plan to construct a new 10,291 square
foot single-family home located in the foothills of the Santa Rosa Mountains within the
Canyons at Bighorn Country Club. The project involves an existing 1.74-acre residential
lot with a 16,203 square foot rough graded pad. Since the dwelling unit exceeds the
allowed 4000 square feet prescribed by the HPR zone, the house will require an
exception. The exceptions section requires the Council to consider all circumstances
including viewshed, topography, color, texture, and profile of any structure. The project's
site design, architecture, color, materials, and landscaping effectively achieve the intent
and purpose of the HPR zone and exception section.
Discussion:
I. BACKGROUND:
A. Planning Commission:
At its meeting of June 21, 2005 the Planning Commission adopted its resolution
no. 2337, recommending approval to the City Council (2-1-2, commissioner
Finerty voting no, commissioners Jonathan, and Cambell absent). Chairperson
Tschopp stated, "if this is the level of architecture that justifies an exception, then
Staff Report
PP/HPD 05-07
Page 2
July 14, 2005
I am comfortable with this being the standard." Commissioner Finerty felt that
while this is a very beautiful house, the applicant should comply with the 4000
square foot maximum dwelling unit size that the HPR zone allows.
B. Property Description:
This project is located on an existing 1.74-acre (74,910 square feet) lot at the
base of the Santa Rosa Mountains, within the Canyons at Bighorn. The pad is
vacant and has been rough graded totaling 16,203 square feet. It is zoned
Hillside Planned Residential with a drainage, flood plains and watercourse
overlay.
B. Ordinance No. 1046A:
On May 131h, 2004, the City Council approved Ordinance Number 1046A,
amending the development standards for the Hillside Planned Residential
District. Some of the changes are:
• Density: One (1) unit per five (5) acres.
• Grading: Building Pad Area -maximum of 10,000 square feet. Access
Road/Driveway-maximum of 3,000 square feet.
• Maximum Dwelling Size: Total dwelling unit with garage and accessory
building shall not exceed 4,000 square feet.
• Exceptions: Standards of Section 25.15.030 A, B, and C may be 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 Planning Commission or City
Council may approve.
II. PROJECT DESCRIPTION:
A. Precise Plan:
The precise plan of design for this new home totals 10,291 square feet of living
area. The house has a main living area of 9,291 square feet including garage
and a guesthouse totaling 1,000 square feet. The home covers approximately
13% of the gross area of the lot.
Architecture/Design:
The single family home and guesthouse have a very contemporary design,
utilizing exterior stone veneer, angled/curved copper roofs and bronze glazed
windows. The design incorporates native rocks built up against exterior walls to
help it blend into the native terrain. The varied heights and plains on the building
elevations and curved/angled rooflines will help this home blend into the hillside.
Staff Report
PP/HPD 05-07
Page 3
July 14, 2005
Landscaping/Re-naturalization:
The applicant is not proposing to expand the pad for the home but is proposing
some finish grading that will restore some of the slope that was removed with the
cutting of the pad. This will occur in the eastern portion of the lot around the
guesthouse. The intention is to make the rear yard appear as if the mountain
was never disturbed.
The landscape plan includes a wide variety of native trees, shrubs and vines. All
disturbed areas will be re -naturalized with native plant materials per the
landscape planting and re -naturalization plan.
Architectural Review Commission:
On May 24, 2005 the Architectural Review Commission reviewed architecture
and landscaping for the proposed home. The commission felt the proposed
materials, colors and design will blend into the mountain side very well. The
Commission by a unanimous vote (7-0) granted preliminary approval for the
project.
Ill. ANALYSIS:
This project will require an exception for the dwelling unit size only. The density
and pad size do not require an exception because the lots were created and
graded as a part of Tract Map 28575-3, which was recorded under the old HPR
ordinance.
Totaling 10,291 square feet, this house needs an exception because it exceeds
the maximum dwelling unit size of 4,000 square feet. The Planning Commission
and City Council have the ability to modify the standards based on viewshed,
topography, color, texture, and architecture of the structure.
The home is very low on the hillside and is pushed up against the mountain. Any
exposed walls are designed with slate veneer and will have large rocks built up
against them to blend into the mountain. The roofline incorporates many angles
and curves that helps the home blend into the native mountainside. The finish
grading and landscaping in the rear yard will restore some of the hillside that was
removed while cutting the pad.
The Hagadone house (PP/HPD 04-21) was the first hillside home approved
through the new HPR exceptions process. This proposed home is in the same
area and is much lower on the hillside than the Hagadone house and is not
visible from the City.
The intent and purpose of the HPR zone is to encourage architecture and
landscaping design that blends into the natural terrain and protect viewsheds,
and natural skylines within hillside areas. The proposed single family home
meets the purpose and intent of the HPR zone and exception section.
Staff Report
PP/HPD 05-07
Page 4
July 14, 2005
IV. ENVIRONMENTAL REVIEW:
For the purposes of CEQA, the Director of Community Development has
determined that the proposed project is a Class 3 categorical exemption.
Submitted By:
Ryan Stendell
Assistant Planner
Approval:
Z
ager opment Services
Department Head:
APNI Drell
Director of Community Development
CITY COUNCIL RESOLUTION NO. o5-63
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A PRECISE PLAN TO ALLOW THE
CONSTRUCTION OF A 10,291 SQUARE FOOT SINGLE-FAMILY HOME.
SUBJECT PROPERTY IS LOCATED AT 700 SUMMIT COVE, WITHIN THE
CANYONS AT BIGHORN. (APN: 771-500-001)
CASE NOS.: PP/HPD 05-07
WHEREAS, the City Council of the City of Palm Desert, California, did on the 14th
day of July 2005, hold a duly noticed public hearing to consider the request by Habitat
Architecture/Guy Dreier Designs for approval of the above noted; and
WHEREAS, said application has complied with the requirements of the "City of
Palm Desert Procedure for Implementation of the California Environmental Quality Act",
Resolution No. 04-106, in that the Director of Community Development has determined
that this project is a Class 3 categorical exemption for the purposes of CEQA; 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 to exist to justify approval of said request:
That the proposed location of the single-family home is in accord with the
objectives of the zoning ordinance and purpose of the Hillside Planned
Residential District.
2. That the applicant's proposed use of the property is consistent with the
standards of the Hillside Planned Residential District's goals of preserving
the hillside area to the greatest extent possible.
3. That the project's site design, architecture, color, materials, and
landscaping effectively achieve the HPR's goals of blending development
with the natural terrain.
4. That the proposed use will comply with each provision of the City's Zoning
Ordinance except any approved variances or adjustments provided in the
hillside development plan/precise plan.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm
Desert, California, as follows:
That the City Council does hereby approve of PP/HPD 05-07.
2. That the above recitations are true and correct and constitute the findings of
the City Council in this case.
CITY COUNCIL RESOLUTION NO. 05-63
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
City Council, held on this 141h day of July 2005, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Rachelle Klassen, Secretary
Palm Desert City Council
2
BUFORD A. CRITES, Mayor
CITY COUNCIL RESOLUTION NO. 05-63
CONDITIONS OF APPROVAL
CASE NOS. PP/HPD 05-07
Department of Communitv Development:
The development of the property shall conform substantially with exhibits on file
with the Department of Community Development, as modified by the following
conditions.
2. Construction of said project shall commence within one (1) year from the date of
final approval unless an extension of time is granted, otherwise said approval
shall become null, void and of no effect whatsoever.
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:
Coachella Valley Water District
Palm Desert Architectural Commission
City Fire Marshal
Public Works Department
Evidence of said permit or clearance from the above agencies shall be
presented to the department of building and safety at the time of issuance of a
building permit for the use contemplated herewith.
5. The applicant shall re -naturalize any and all disturbed hillside area of the project
with native landscaping and materials to blend the project into the natural terrain.
6. Applicant agrees to maintain the landscaping required to be installed pursuant to
these conditions. Applicant will enter into an agreement to maintain said
landscaping for the life of the project, which agreement shall be notarized and
which agreement shall be recorded. It is the specific intent of the parties that this
condition and agreement run with the land and bind successors and assigns. The
final landscape plan shall include a long-term maintenance program specifying
among other matters appropriate watering times, fertilization and pruning for
various times of the year for the specific materials to be planted, as well as
periodic replacement of materials. All to be consistent with the Property
Maintenance Ordinance (Ordinance No. 801) and the approved landscape plan.
3
CITY COUNCIL RESOLUTION NO. 05-63
Department of Public Works:
1. In accordance with Palm desert Municipal Code Chapter 27, complete grading
plans and specifications shall be submitted to the Director of Public Works for
checking and approval prior to the issuance of any permits associated with this
project.
2. Proposed building pad elevations are subject to review and modification in
accordance with Chapter 27 of the Palm Desert Municipal Code. Site grading
design shall include consideration of existing topography.
3. Any storm/detention area design and construction shall be contingent upon a
drainage study prepared by a registered civil engineer that is reviewed and
approved by the Department of Public works.
4. All applicable fees shall be paid prior to issuance of permits.
Riverside County Fire Department:
1. Install a complete NFPA13 fire sprinkler system. This applies to all buildings with
a 3000 square foot total cumulative floor area. The Fire Marshall shall approve
the locations of all post indicator valves and fire department connections. All
valves and connections shall not be less than 25' from the building and within 50'
of an approved hydrant. Exempted are one and two family dwelling units.
rd
l CITY Of PtnlM 0 R I
73-51 o FREE) W ARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL- 760 346—o6ii
FAX: 76o 341-7098
info@palm-desert.org
PLANNING COMMISSION MEETING
NOTICE OF ACTION
Date: June 22, 2005
Guy Dreier Designs
Habitat Architecture
41-955 Boardwalk, Suite D
Palm Desert, California 92260
Re: PP/HPD 05-07
The Planning Commission of the City of Palm Desert has considered your request and
taken the following action at its regular meeting of June 21, 2005:
PLANNING COMMISSION RECOMMENDED TO CITY COUNCIL
APPROVAL OF CASE NO. PP/HPD 05-07 BY ADOPTION OF PLANNING
COMMISSION RESOLUTION NO. 2337, SUBJECT TO CONDITIONS.
MOTION CARRIED 2-1-2 (COMMISSIONER FINERTY VOTED NO,
COMMISSIONERS CAMPBELL AND JONATHAN ABSENT).
Any appeal of the above action may be made in writing to the City Clerk, City of Palm
Desert, within fifteen (15) days of the date of the decision.
Philip Drell, cretary
Palm Desert lanning Commission
hm
cc: Coachella Valley Water District
Public Works Department
Building & Safety Department
Fire Marshal
1*1t
/ !O - XZ
N-#
ORDINANCE NO. 1046A
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
PALM DESERT, CALIFORNIA, APPROVING AN
AMENDMENT TO CHAPTER 25.15, HILLSIDE PLANNED
RESIDENTIAL DISTRICT. CASE NO. ZOA 02-06
WHEREAS, the City Council of the City of Palm Desert, California, did on the 13th
day of May, 2004, void a duly noticed pubiic nearing which was continued to dune 1 u,
2004, to consider amending Palm Desert Municipal Code Chapter 25.15, Hillside Planned
Residential District; and
WHEREAS, the Planning Commission by its Resolution No. 2193 has
recommended approval of Alternative `A' without a maximum dwelling unit limit; and
WHEREAS, the general plan designation for this area is Residential - Hillside
Reserve, maximum one dwelling unit per five acres; and
WHEREAS, said application has complied with the requirements of the "City of Palm
Desert Procedure for Implementation of the California Environmental Quality Act,
Resolution No. 02-60," in that the Director of Community Development has determined that
the amendment will not have a significant adverse impact on the environment and a
Negative Declaration of Environmental Impact has been prepared; and
WHEREAS, the City has complied with the provisions of AB 2292 in that the
proposed down -zoning will be more than offset by up -zoning of other properties in the city,
which is being recommended in the general plan update (see additional discussion in staff
report dated March 4, 2003, which is adopted by reference herein); 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 to exist to justify its actions as described below:
1. That the Zoning Ordinance Amendment is consistent with the objectives of
the Zoning Ordinance.
2. That the Zoning Ordinance Amendment is consistent with the general plan
and the West Hills Specific Plan as amended.
3. That the Zoning Ordinance Amendment would better serve the public health,
safety and general welfare than the current regulations.
•
ORDINANCE NO. 1046A
NOW, THEREFORE, BE IT ORDAINED 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 findings of
the City Council in this case.
2. That a Negative Declaration of Environmental Impact, Exhibit A attached, is
hereby --certified.
3. That ZOA 02-06, as delineated in the attached Exhibit B, is hereby ordained.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City
Council, held on this 8th day of July, 2004, by the following vote, to wit:
AYES: BENSON, FERGUSON, and SPIEGEL
NOES: KELLY
ABSENT: CRITES
ABSTAIN: NONE
ROBERT A. SPIEGEL, AYOR
ATTEST:
CHELLE D. KLASSE , CITY CLERK
CITY OF PALM DESERT, CALIFORNIA
2
ORDINANCE NO. 1046A
EXHIBIT "A"
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the Califomia
Code of Regulations.
NEGATIVE DEeLAFbkT-M
CASE NO: ZOA 02-06
APPLICANT/PROJECT SPONSOR: City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
PROJECT DESCRIPTION/LOCATION:
Approval of an amendment to Chapter 25.15 Hillside Planned Residential (HPR) as it
relates to permitted density, limit of grading activity, maximum dwelling unit size and other
matters.
The Director of the Department of Community Development, City of Palm Desert,
California, has found that the described project will not have a significant effect on the
environment. A copy of the Initial Study has been attached to document the reasons in
support of this finding. Mitigation measures, if any, included in the project to avoid
potentially significant effects, may also be found attached.
STEPHEN SMITH
PLANNING MANAGER
7 U5-e'
DATE
3
ORDINANCE NO. 1046A
EXHIBIT "B"
HILLSIDE PLANNED RESIDENTIAL DISTRICT
Sections:
25.15.010 Purpose.
2%S.1 J.02`0 N111 Iltt,ad uses.
25.15.023 Principal uses and structures permitted.
25.15.025 Large family day care homes.
25.15.030 Development standards.
25.15.040 Abandoned uses.
25.15.050 Lighting.
25.15.060 Architectural and landscape design.
25.15.070 Fire protection.
25.15.080 Erosion control.
25.15.090 Preservation of open space.
25.15.100 Submittal requirements for development plan.
25.15.110 Environmental assessment.
25.15.120 Required information.
25.15.130 Optional preliminary approval procedure.
25.15.140 Approval or rejection of precise plan in the Hillside Planned Residential
District
25.15.010 Purpose.
The intent and purpose of the hillside planned residential district is:
A. To encourage only minimal grading in hillside areas that relates to the natural
contours of the land avoiding extensive cut and fill slopes that result in a padding or
staircase effect within the development;
B. Encourage architecture and landscape design which blends with the natural terrain
to the greatest practical extent;
C. Retain and protect undisturbed viewsheds, natural landmarks and features including
vistas and the natural skyline as integral elements in development proposals in hillside
areas. (Ord. 322 (part), 1983)
25.15.020 Permitted uses.
Uses and activities permitted by approved precise plan shall be as follows:
A. Grading;
B. Single-family attached or detached dwellings;
C. Land subdivisions;
D. Remodels and additions only require department of community development
approval. (Ord. 322 (part), 1983)
ORDINANCE NO. 1046A
25.15.023 Principal uses and structures permitted.
The following are permitted uses within any hillside planned residential district and do
not require pre -approval pursuant to a development plan:
A. Small family day care homes. (Ord. 742 § 5, 1994)
25.15.025 Large family day care homes.
Large family day care homes are permitted subject to a use permit pursuant to Chapter
25.72A of this code. (Ord. 742 § 6, 1994)
(Replace Section 25.15.030 in its entirety with the following:)
25.15.030 Development standards.
Development standards shall be as approved by the Planning Commission and City
Council in a public hearing and shall be based on the topographic conditions. It is the
responsibility of the applicant to provide sufficient data supporting their request.
Topographic data must be prepared by a registered civil engineer.
A. 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.
B. Grading.
Location of building pads and access roads shall be evaluated, approved or
adjusted based on consistency with the goals set forth in Section 25.15.010.
1. Building Pad Area. The maximum area permanently disturbed by grading
shall not exceed 10,000 square feet.
2. Access Road/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 goals of 25.15.010.
3. Renaturalization. All cuts, fills orother 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. Renaturalized areas may, in the
discretion of the Council, not be considered disturbed for purposes of Subsection 131 and 2
so long as the re -naturalization is approved as blending with the natural terrain.
C. Maximum Dwelling Unit Size.
Total dwelling unit, garage and accessory building size on any one lot shall not
exceed 4,000 square feet.
D. Exception.
The standards of Section 25.15.030 A, B and C 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 Planning Commission or City Council may determine to be in conformity
with the purposes set forth in Section 25.15.010.
5
ORDINANCE NO. 1046A
25.15.040 Abandoned uses.
If, pursuant to this chapter, an existing building and/or building site is to be abandoned,
the abandoned building shall be removed from the site and properly disposed of and the
site renaturalized pursuant to Section 25.15.030 B3 prior to occupancy of any new
building(s) constructed on the site.
25.15.050 Lighting.
Exterior lighting shall be limited to that which is absolutely necessary for safety and
socurity-and-shaWbe--in--corrtplianmwitfi--C-hapter�2�9-6-ofthe-M-uI 1,,1i al Cud,,. (O. J. 322
(part), 1983)
25.15.060 Architectural and Landscape Design.
Site plan review in accord with Chapter 25.70 is required for all development. Structure
height and setbacks shall be flexible in order to achieve the purposes of this section.
(Ord. 322 (part), 1983).
25.15.070 Fire protection.
In areas where there will be a fire hazard, in the opinion of the fire agency, the following
shall apply:
A. Clearance of brush or vegetative growth from structures and roadways shall be in
accordance with the uniform fire code and approved by the fire agency.
B. Roof shall be of incombustible material approved by the fire agency.
C. All easements for firebreaks shall be dedicated to this purpose through recordation.
D. All buildings shall be equipped with fire suppression automatic sprinkler systems
approved by the fire marshal. (Ord. 322 (part), 1983)
25.15.080 Erosion control.
All manufactured slopes shall be planted or otherwise protected from the effects of
storm runoff and erosion within thirty days after completion of grading. Planting shall be
designed to blend with the surrounding terrain and the character of development. (Ord. 322
(part), 1983)
25.15.090 Preservation of open space.
In order to insure permanent retention of the natural terrain as required in Section
25.15.040, a covenant approved by the city attorney shall be recorded dedicating all
building rights to the city and insuring that the natural areas shall remain as shown on the
plans approved by the city. (Ord. 322 (part), 1983)
25.15.100 Submittal requirements for development plan.
Prior to the issuance of any building or grading permit (unless otherwise provided), or
land subdivision, a Hillside Development Plan shall be reviewed by the
Architectural Review Commission, Planning Commission, and approved by the
City Council. This may include, as determined by the Director of Community Development,
the following information as set out in Sections 25.15.110 through 25.15.130. (Ord. 322
(part), 1983)
l�
ORDINANCE NO. 1046A
25.15.110 Environmental assessment.
All applications shall comply with the provisions of the California Environmental Quality
Act. (Ord. 322 (part), 1983)
25.15.120 Required information.
The Director of Community Development and/or Planning Commission may require any
of the following information:
A-.—Ascufate tepegraphiE-maps4ndisat+ng-the !h lk)wing:
1. Natural topographic features with an overlay of the proposed contours of the
land after completion of the proposed grading.
2. Slope analysis with at least five-foot contour intervals and a slope analysis
showing the following slope categories:
10% - 15% 26% - 30%
16% - 20% 31 % - 35%
21 % - 25% 36% and over,
3. Elevations of existing topographic features and the elevations of any
proposed building pads, street centerlines and property comers,
4. Locations and dimensions of all proposed cut and fill operations,
5. Locations and details of existing and proposed drainage patterns, structures
and retaining walls,
6. Locations of disposal sites for excess or excavated material,
7. Locations of existing trees, other significant vegetation and biological
features,
8. Locations of all significant geological features, including bluffs, ridgelines,
cliffs, canyons, rock outcroppings, fault lines and waterfalls,
9. Locations and sizes of proposed building areas and lot patterns,
10. Any other information required by the Planning Commission;
B. Site plans and architectural drawings illustrating the following:
1. Architectural characteristics of proposed buildings,
2. Vehicular and pedestrian circulation patterns, including street widths and
grades and other easements of public rights -of -way,
3. Utility lines and other service facilities, including water, gas, electricity and
sewage lines,
4. Landscaping, irrigation and exterior lighting plans,
5. Locations and design of proposed fences, screens, enclosures and
structures, including drainage facilities,
6. Any other information required by the Planning Commission;
C. Reports and surveys with recommendations from foundation engineers or geologists
based upon surface and subsurface exploration stating land capabilities, including soil
types, soil openings, hydrologic groups, slopes, runoff potential, percolation data, soil
depth, erosion potential and natural drainage patterns;
7
ORDINANCE NO. 1046A
D. Archeological studies in areas where existing evidence seems to indicate that
significant artifacts of historic sites are likely to be encountered in order to insure that these
artifacts and/or sites are not inadvertently destroyed;
E. Additional information to include:
1. Average natural slope of land,
2. Acreage and square footage calculations,
3. Area of impermeable surfaces,
4. Ratio of parking area to total land area,
5. Rabe of open --space GAeta"and-arcs,
6. Description of maintenance program for proposed developments involving
joint or common ownership,
7. Any other specific information determined to be of special interest relevant
to the applicant's proposal. (Ord. 322 (part), 1983)
25.15.130 Optional preliminary approval procedure.
The applicant may choose to submit information and request a preliminary approval
from the Planning Commission which will assign the appropriate development standard
option, determine density, identify building sites, access roads and locations. No permits
shall be issued until final approval is obtained. (Ord. 322 (part), 1983)
25.15.140 Approval or rejection of precise plan in the Hillside Planned Residential
District:
Any such precise plan of design in the Hillside Planned Residential District may be
rejected, approved, modified and approved, or approved subject to conditions. Any such
precise plan of design after approval may be amended in the same manner as a precise
plan of design is first approved under this chapter. (Ord. 299 (part), 1982)
F:7