HomeMy WebLinkAboutRes 06-55 PP-HPD 06-03 APN 771-480-004 Rick Somers ConstructionREQUEST:
SUBMITTED BY:
APPLICANT:
CASE NO:
DATE:
CONTENTS:
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
Consideration of approval of a precise plan of design to allow a
10,521 square foot single family home within the Hillside Planned
Residential Zone. Subject property is located at 623 Indian Cove,
within the Canyons at Bighom. (APN 771-480-004)
Ryan Stendell, Assistant Planner
Rick Somers Construction, Inc.
326 Encinitas Blvd. #100
Encinitas, CA 92024
PP/HPD 06-03
April 13, 2006
A.
B.
C.
D.
E.
Staff Recommendation
Discussion
Draft Resolution No. 06-55
Plans and Exhibits
Ordinance 1046A
Recommendation:
That the City Council adopt Resolution No. 06-55 approving a Precise Plan of
design to allow the construction of a 10,521 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 10,521
square foot single-family home located in the foothills of the Santa Rosa
Mountains within the Canyons at Bighorn Country Club. The home is 150' lower
than the ridge to the east and cannot be seen from the City or adjacent
developments. The project involves an existing 28,837 square foot residential lot
and 10, 521 square foot single family home. Since the dwelling unit exceeds the
allowed 4,000 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.
Staff Report
PP/HPD 06-03
Page 2
April 13, 2006
Discussion:
I. BACKGROUND:
A. Ordinance No. 1046A:
On May 13th, 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.
B. Property Description:
The property is located within the Canyons at Bighorn, low on the
mountain (150' lower than the ridge to the east) and is zoned Hillside
Planned Residential (HPR). The property has very little slope, but does fall
within the HPR zone. For this reason the home is required to be reviewed
and approved by the Planning Commission and City Council. The existing
pad has been rough graded to 28,837 square feet.
C. Planning Commission:
At its meeting of March 21, 2006 the Planning Commission adopted
resolution no. 2382, recommending approval to the City Council by a
unanimous vote (5-0-0). The commission felt the home was very well
designed and met the intent of the HPR zone and exception section.
I1. PROJECT DESCRIPTION:
A. Precise Plan:
The precise plan of design for this new home totals 10,521 square feet of
living area. The house has a main living area of 9,457 square feet and a
garage totaling 1,064 square feet. The home covers approximately 36%
of the gross area of the lot.
Staff Report
PP/HPD 06-03
Page 3
April 13, 2006
Architecture/Design:
The single family home and guesthouse have a pitched roof with dark
charcoal concrete roof tile. The home utilizes exterior rustic ledge stone
and interlocking pavers on exterior patios. The roof plan shows good
variation in rooflines and heights, which help the home blend into the
native terrain.
Landscaping/Re-naturalization:
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 March 14, 2006 the Architectural Review Commission reviewed
architecture and landscaping for the proposed home. The commission felt
that the home was very low and the materials/colors will blend into the
native terrain very well. The Commission by a 6-0-0-1 vote granted
approval for the project (Commissioner Lambe ll absent).
Energy Criteria:
The City has recently adopted an energy conservation policy that has as a
goal of a 30% citywide reduction in energy use over a five-year period.
The new policy will require homes in excess of 4,000 square feet to be
designed so as to not consume more energy than a 4,000 square foot
home. This home has been conditioned to meet the new conservation
policy.
III. ANALYSIS:
Totaling 10,521 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 low on the mountain (150' lower than the ridge) and cannot
be seen from the City or any adjacent developments. Any exposed walls
are designed with stone veneer (native colors) that will help the home
blend into the natural terrain. The finish grading and landscaping will
restore any hillside that was disturbed while cutting the pad.
Assistant Planner
Approval:
City Man
AC for Devel•,.T ent Services
Staff Report
PP/HPD 06-03
Page 4
April 13, 2006
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 architecture
and landscaping of the proposed single family home meets the purpose
and intent of the HPR zone and exception section.
IV. ENVIRONMENTAL REVIEW:
Submitted By:
For the purposes of CEQA, the Director of Community Development has
determined that the proposed project is a Class 3 categorical exemption.
Department Head:
yan Stendell Fhil Drell
Director of Community Development
CITY COUNCIL RESOLUTION NO. 06-55
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A PRECISE PLAN TO ALLOW THE
CONSTRUCTION OF A 10,521 SQUARE FOOT SINGLE-FAMILY HOME.
SUBJECT PROPERTY IS LOCATED AT 623 INDIAN COVE, WITHIN THE
CANYONS AT BIGHORN. (APN: 771-480-004)
CASE NOS.: PP/HPD 06-03
WHEREAS, the City Council of the City of Palm Desert, California, did on the 13th
day of April 2006, hold a duly noticed public hearing to consider the request by Rick
Somers Construction, Inc. 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. 05-52, 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:
1. 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 exceptions 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:
1. That the City Council does hereby approve of PP/HPD 06-03
2. That the above recitations are true and correct and constitute the findings of
the Council in this case.
CITY COUNCIL RESOLUTION NO. 06-55
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
City Council, held on this 13th day of April 2006, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
RACHELLE KLASSEN, Secretary
Palm Desert City Council
JIM C FERGUSON, Mayor
2
CITY COUNCIL RESOLUTION NO. 06-55
CONDITIONS OF APPROVAL
CASE NOS. PP/HPD 06-03
Department of Community Development:
1. 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. Install appropriate energy efficiency mitigation measures required by the City's
Office of Energy Management.
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
CITY COUNCIL RESOLUTION NO. 06-55
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.
5. Access drive shall be subject to the approval of the Fire Marshal and paved to
conform to PM 10 regulations.
Riverside County Fire Department:
1. Sprinklers may be required in residential buildings if the building sets back more
than 150 feet off roadway, if property has underground garage or fire department
access road is too steep for fire department apparatus.
2. Provide (3) sets of plans to the Fire Marshals office.
3. Provide water plans with hydrant and riser locations.
4. No wood/combustibles shall be placed on job site prior to permanent or
temporary water be provided and approved.
5. An all weather surface shall be provided and maintained throughout job site for
emergency services access.
6. All necessary permits shall be obtained prior to start of any work. Approved
plans shall be on job site at all times or no inspection will be preformed.
4
DRAFT
MINUTES
PALM DESERT PLANNING COMMISSION MARC 21 200
Commissioner Campbell said the additional condition was included in her
motion. Chairperson Lopez asked for a second to the motion.
Action:
It was moved by Commissioner Campbell, seconded by Commissioner
Tschopp, approving the findings as presented by staff. Motion carried 4-1
(Commissioner Finerty voted no).
It was moved by Commissioner Campbell, seconded by Commissioner
Tschopp, adopting Planning Commission Resolution No. 2381, approving
Case Nos. PP/CUP 05-05 and VAR 05-04, subject to conditions as
amended. Motion carried 4-1 (Commissioner Finerty voted no).
B. Case No. PP/HPD 06-03 - RICK SOMERS CONSTRUCTION, INC.,
Applicant
Request for a recommendation of approval to the City Council
of a precise plan of design to allow a 10,521 square foot single
family home within the Hillside Planned Residential zone for
property at 623 Indian Cove within the Canyons at Bighorn.
Mr. Stendell reviewed the staff report. He recommended that Planning
Commission recommend to City Council approval of the project. He noted
that new Fire Department conditions were distributed and asked that they
replace the ones that were included in the draft resolution.
Commissioner Tschopp asked for confirmation that the existing pad was
already rough graded to a 2,800 square foot pad as part of the Bighorn
development prior to the hillside development plan. Mr. Stendell concurred,
saying that was why it exceeds the 10,000 square foot maximum currently
in place.
Chairperson Lopez opened the public hearing and asked the applicant to
address the Commission.
MR. TYLER GAULLUADET, 2413 Camino Del Mar in Del Mar,
California, came forward. He said he was present to answer any
questions.
8
DRAFT
MINUTES
PALM D E - T PLANNING COMMISSION MA - CH 21
There were no questions. Chairperson Lopez asked if anyone wished to
speak in FAVOR or OPPOSITION to the proposed project. There was no
one and the public hearing was closed. Chairperson Lopez asked for
Commission comments or action.
Commissioner Campbell moved for approval of the project incorporating the
new Fire Department conditions.
Action:
It was moved by Commissioner Campbell, seconded by Commissioner
Tschopp, approving the findings as presented by staff. Motion carried 5-0.
It was moved by Commissioner Campbell, seconded by Commissioner
Tschopp, adopting Planning Commission Resolution No. 2382, approving
Case No. PP/HPD 06-03, subject to conditions as amended. Motion carried
5-0.
C. Case No. TPM 34614 - VENTURE COMMERCE CENTER, Applicant
Request for approval of a tentative parcel map to map a 4.53-
acre parcel into one parcel for condominium purposes for
property located at 73-700 Dinah Shore Drive.
Mr. Stendell reviewed the staff report and recommended approval, subject
to conditions.
Commissioner Tschopp commented that the parcel map vicinity map showed
the property in the wrong location. Mr. Drell assured him that staff would
make sure the final map got corrected.
Chairperson Lopez opened the public hearing and asked the applicant to
address the Commission.
MR. MARK PERRY, 600 Bel Air Avenue in Mill Valley, California,
came forward. He said this project was already approved last June
and the conditions of approval addressed street widening and some
other issues at that point in time. This was just to allow them to put
together the condominium plan.
9
CITY DE HU DESERT
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760 346--0611
FAX: 760 341-7098
info@palm-deurr.org
CITY OF PALM DESERT
PUBLIC NOTICE
CASE NO. PP I HPD 06-03
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert
City Council to review a Precise Plan of Design by Rick Somers & Associates to allow a
10,521 square foot single family home within the Hillside Planned Residential zone. The
subject property is located at 623 Indian Cove, within the Canyons at Bighorn. (APN 771-
480-004)
SAID public hearing will be held on Thursday, April 13, 2006, at 4:00 p.m. in the Council
Chambers at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert,
Califomia, at which time and place all interested persons are invited to attend and be
heard. Written comments conceming all items covered by this public hearing notice shall
be accepted up to the date of the hearing. Information conceming the proposed project
and/or negative declaration 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. If you challenge the proposed actions in court, you may be
limited to raising only those issues you or someone else raised at the public hearing
described in this notice, or in written correspondence delivered to the Palm Desert City
Council at, or prior to, the public hearing.
PUBLISH: Desert Sun RACHELLE KLASSEN, Secretary
March 31, 2006 Palm Desert City Council
TO:
FROM:
SUBJECT:
DATE:
INTEROFFICE MEMORANDUM
Department of Community Development/Planning
Attention: Ryan Stendell
Phil Joy, Associate Transportation Planner
PP 6-3 Somers Residence on Indian Cove
February 23, 2006
The following shall be considered conditions of approval for the above -referenced project.
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.
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.
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.
(5)
Access drive shall be subject to the approval of the Fire Marshal and paved to conform
to PM 10 regulations.
(jsg\hdp3-1.cnd)
MAR-22-2006 13:11 FROM:
TO:3417098
P.1
Palm Desert Fire Depai
Fire Prevention Bur
In cooperation wide Riverside County Fite Dept
73710 Fred Waring Dr. Suite 102 Palm Desert Ca 92260 760-346-1
tment
au
rent
Fax 760-779-1959
March 9, 2006
To: Ryan Standell
Assistant Planner
Re: PP / HPD 06-03 — (APN: 771-480-004)
623 Indian Cove
Palm Desert Ca 92260
Case # PP / HPD 06-03 (APN: 771-480-004)
With respect to the conditions of approval regarding the above reference
the Fire Department recommends the following fire pmtodion measures
accordance with City Municipal codes, appropriate NFPA Standards, C
recognized Fire Protection Standards.
After reviewing the plans provided to the Fire Marshal ice for the Bui
installed at the above address the Fire Marshal office has Approved the sa
with the following conditions.
plan check,
be provided in
1~ C, CBC and/or
ding to be
bmitted plans
* Sprinklers may be required in residential buildings if the building sefs back more
then 150 feet off roadway or, if fire department access road is to step for fire
department apparatus
* Underground garages.
* Provide (3) sets of plans to the fire Marshals office.
* Provide water Plans with hydrant and riser locations.
* No wood / combustibles shall be placed o job site prior to permane or temporary
water be provided and approved
* An all weather surface shall be provided and maintained throughou job site for
emergency services access.
* All necessary permits shall be obtained prior to start of any work. ' . ved plans
shall be on job site at all times or NO inspection will be preformed.
MAR-22-2006 13:12 FROM:
T0:3417096 P.2
Any questions regarding the meaning of these cond ions should be referred to the
Palm Desert Fire Marshals office at 760-346-1870, ocated at 73710 Fred Waring
Suite #102 Palm Desert, Ca 92260
Respectfully,
Neal Stephenson
Fire Safety Specialist
David A. Avila
Fire Marshal