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Home My WebLink AboutRes 06-163 PP/HPD 06-16 Mark SchneiderCITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT REQUEST: Consideration of approval a Hillside Development Plan/Precise Plan to allow the construction of a new 8,289 square foot single family home within the Hillside Planned Residential zone. The subject property is located at 617 Indian Cove, within the Canyons at Bighorn. (APN 771-480-003). SUBMITTED BY: Tony Bagato, Associate Planner APPLICANT: Mark Schneider, Graystone Construction 79-405 Highway 111, Suite 9-414 La Quinta, CA 92253 CASE NO: PP/HPD 06-16 DATE: December 14, 2006 CONTENTS: Staff Recommendation Executive Summary Discussion Draft Resolution No.06-163 for HDP/PP 06-16 Legal Notice Plans and Exhibits Ordinance 1046A Recommendation: That the City Council adopt Resolution No.06-163 approving Hillside Development Plan/Precise Plan 06-16, subject to conditions attached. Executive Summary: The applicant is requesting approval of a hillside development plan/precise plan to construct a new 8,289 square foot single-family home located in the foothills of the Santa Rosa Mountains within the Canyons at Bighorn. The home is 121 feet lower than the ridge to the south and cannot be seen from the City or adjacent developments. The project involves an existing graded pad of 32,899 square feet. Since the dwelling unit exceeds the allowed 4,000 square feet prescribed by the HPR zone, approval of the home requires an exception. The exceptions section states that the Council shall 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 06-16 Page 2 December 14, 2006 Discussion: I. BACKGROUND: A. Ordinance No. 1046A: On May 13t', 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 (121 feet lower than the ridge to the south). The pad has been rough graded to 32,899 square feet and is zoned Hillside Planned Residential (HPR) with a drainage, flood plains and watercourse overlay. II. PROJECT DESCRIPTION: A. Precise Plan: The precise plan of design for a new 8,289 square feet single-family home. The living area consists of a 1,962 square foot basement, 5,884 square feet living area and a 743 square foot casita. The home covers approximately 30 percent of the lot. Architecture/Design: The home's contemporary design includes a smooth plaster finish, exterior stone veneer, concrete tile and copper seam roofs. The varied heights and plains of the home and native colors used in the design will help the home blend into the natural terrain. Staff Report PP/HPD 06-16 Page 3 December 14, 2006 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 November 14, 2006 the Architectural Review Commission reviewed and approved on a 7-0 vote the architecture and landscaping for the proposed home. The commission felt that the materials/colors would blend into the native terrain very well. Energy Criteria: The City has recently adopted an energy conservation policy that has 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 to meet and exceed the 2005 California Building Energy Efficiency Standards by 15%. The applicant is aware of the City's draft energy ordinance and will design the home to meet the standards. III. ANALYSIS: The home totals 8,289 square feet requring an exception from the maximum dwelling unit size of 4,000 square feet in the hillside planned residential zone. The City Council has the ability to modify the standards based on viewshed, topography, color, texture, and architecture of the structure. The home is low on the mountain (121 feet lower than the ridge) and cannot be seen from the City. 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. 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 superior architecture and landscaping of the proposed single family home meets the purpose and intent of the HPR zone and exception section. Staff Report PP/HPD 06-16 Page 4 December 14, 2006 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 and no further review is necessary. Submitted By: Department Head: Tony BYagaao /Y Phil Drell Associate Planner Director of Community Development Approval: 3ITY COUNCILXTION: DENIED APPROVED VED OTRERddZPW � -A10. 00-1u0 NEETIN DATE anj tl City Man ger AYES: NOES: ABSENT: �/� ABST�iIN:B b if 1 VERIFIED� At�/I for Del p nt Services Original on File *ith City Clerk's Of f ire RESOLUTION NO. n6-1 r,-, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A HILLSIDE DEVELOPMENT PLAN/PRECISE PLAN TO ALLOW THE CONSTRUCTION OF A NEW 8,289 SQUARE FOOT SINGLE FAMILY HOME WITHIN THE HILLSIDE PLANNED RESIDENTIAL ZONE. THE SUBJECT PROPERTY IS LOCATED AT 617 INDIAN COVE, WITHIN THE CANYONS AT BIGHORN. (APN 771-480-003). CASE NO. PP/HPD 06-16 WHEREAS, the City Council of the City of Palm Desert, California, did on the 141' day of December, 2006, hold a duly noticed public hearing to consider the request by Mark Schneider, Graystone Construction 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. 06-78, 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. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert, California, as follows: That the above recitations are true and correct and constitute the findings of the City Council in this case. 2. That the City Council does hereby approve of case Hillside Development Plan/Precise Plan 06-16. RESOLUTION NO. 06-163 PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert City Council, held on this 14'h day of December, 2006, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: RACHELLE KLASSEN, Secretary Palm Desert City Council JIM C FERGUSON, Mayor 2 RESOLUTION NO. CONDITIONS OF APPROVAL CASE NO. PP/HPD 06-16 Department of Communitv 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. 4. 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. 5. 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. 6. The home shall be designed to meet and exceed the 2005 California Building Energy Efficiency Standards by at least 15%. 3 RESOLUTION NO. 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. Cli? OF Mill DESERT 73-510 FRFU WARING I)Rlvr PALM DESERT, CAI.IFORNIA 92260-2578 TEL: 760 346-0611 FAX: 760 341-7098 info@palm-dcurt.org CITY OF PALM DESERT PUBLIC NOTICE CASE NO. PP / HPD 06-16 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert City Council to review a Hillside Development Plan/Precise Plan by Graystone Construction Co. to allow an 8,289 square foot single family home within the Hillside Planned Residential zone. The subject property is located at 617 Indian Cove, within the Canyons at Bighom. (APN 771-480-003). SAID public hearing will be held on Thursday, December 14, 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 concerning 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 December 3, 2006 Palm Desert City Council C SHEET INDEX COVER SHEET S1 SITE PLAN 1 FIRST FLOOR PLAN 2 BASEMENT/CASITAS 3 ELEVATIONS 4 ELEVATIONS 5 ROOF PLAN 6A FOUNDATION 66 FOUNDATION 7 FRAMING 8 CEILING FRAMING 9 ROOF FRAMING 10 SECTIONS 11 SECTIONS 12 SECTIONS 13 ELECTRICAL 14 ELECTRICAL 15 MECHANICAL 16 MECHANICAL 17 ISOMETRIC PLAN T TITLE 24 CALCULATIONS AD1 D1 ARCH. DETAILS FOUNDATION DETAILS D2 FRAMING DETAILS D3 =RANTING DETAILS D4 FRAMING DETAIL U UNIVERSAL DESIGN G1 GRADING NOTES G2 GRADING PLAN CI LANDSCAPING COVER P1 PLANTING PLAN P2 SPECIFICATIONS 11 IRRIGATION PLAN 12 IRRIGATION DETAIL 13 SPECIFICATION L1 LIGHTING PLAN BUILDING UA I A CONSULTANTS OWNER VICINITY MAP ARCHITECT. DAVID YCRKARLHITELT #I2 W. AVENIDA SAN OABRIEL SAN CLEM_NTE, LA 92672 (949)557-9054 CIVIL EN31hEER. ES51 SHAM-IMIDEJI 45-175 PANORAMA, SUITE E PALM DESERT OA, 91190 (760) 940-5597 LANDSAPE ARCHITECT. RAY MARTIN DESIGN 75-1560 LA 1 F TAMPICO SUITE ZOO✓G LA Q/NTA, LA 92255 (760)-771-w17 OWNER. 5IS HORN LLL SIONATl.RE ESTATES 1501 AVENIDA SALVADOR SAN CLEM NTE CA 92672 (949) 950-1045 MISER H.2Ay5T6NE CONSTRUCTION MARK SLHNEIDER 79-40 HWY 111. `SUITE 9-414 LA QIINTA, CA 91255 ((7) 239-0411 • FAX (760) 564-4'74 FIRST FLOOR SBG SO. Ft BASEMENT 1002 SO. Ft CASITAS 743 SO. FT. TOTAL USING 0200 SCL F7 LOT AREA. CU2_ION0 FOOTPRINT PER. Cr LOJERAGE LEGAL DESCRIPTION TRACT 29294-5 LOT 11 OCCAFANY 1 TI't 1 TYt GF LCNSTRL'TION 52590 SF 10175 SF 3O% R-5/Il-1 VN BUILDING CODES C$JFatNA dADat9 cas (LN:) 20a EPIYILN CALIFORNIA A£Lti GCSE (LNG) 2061 FD?ILN &AUPORNA FUWSS4 COPE (LPL) 204I EPITOI CILNaWA ELECTRIC axe (LFL) 2065 13731a1 2005 LALPLRMA Em.-ROY LOGE CITY PE PAN BESERT MNLPIL oat 11/07/o4 C 30 co m rn m N 03 0 U W 1- Z w w w 0 v Z to -1 w Fe 0 rt N 0 Z M 1- 0 W H S 0 0 0 0 SCA E I" = Sd FIRST FLOOR 55S4 SO. FT. BASEMENT 1002 00 FT. CASH S 743 SO. FT. TOTAL LIVING 8209 SO. Fr S1 DAVID YORK, ARCHITECT #12 W. AVENIDA SAN GABRIEL, SAN CLEMENTE, CA. 92672 (949) 887-8034 FIRST FLOOR PLAN 1 DAVID YORK, ARCHITECT #12 W. AVENIDA SAN GABRIEL, SAN CLEMENTE, CA. 92672 (949) 887-8034 CASITAS LI 0 rR 79916 I FP 79850 rw.e. Thai 4 „,m,, ,.,,,..I. �, ... —,w.. —1 .I. iI. Iv. w lug I+ , m® MI a® ICS a nm +v as w 1 I nxes '1 BASEMENT 4 BASEMENT / CASITAS 2 DAVID YORK, ARCHITECT #12 W. AVENIDA SAN GABRIEL, SAN CLEMENTE, CA. 92672 (949) 887-8034 NORTH ELEVATION CASITAS EAST ELEVATION NORTH ELEVATION ExrERICF ELEVATION N2T2fl9 N, :O ft..J &ATE< vzr . LCD tnwi t0Z , A,m,10F C.,EZMA,C1 • u1 aw r+n.len rte.": a fn rt0 , ueeer+.armrxeu. P'fC2 xwa b0' ..era' A:IRMO tma • ap r, Lsket LL'r.S 4D nmP1 P<:2 PaLArt <thr • G'R4'C P."lF FL.W_^ LCT& ▪ <06T9 CeR fWPG • itDlvnrp t0flP b Unt Vt. ELEVATIONS FOR CONSTRUCTION 3 DAVID YORK, ARCHITECT #12 W. AVENIDA SAN GABRIEL, SAN CLEMENTE, CA. 92672 (949) 887-8034 I • 1 r , ttretti.4-' St; atm, RC, ttt&I `Ct t-t-ttti-t WEST ELEVATION SOUTH ELEVATION NORTH ELEVATION CASITAS fl 4 DAVID YORK, ARCHITECT #12 W. AVENIDA SAN GABRIEL, SAN CLEMENTE, CA. 92672 (949) 887-8034 0 • M. mrtnaw WU. 5 L DAVID YORK, ARCHITECT #12 W. AVENIDA SAN GABRIEL, SAN CLEMENTE, CA. 92672 (949) 887-8034