HomeMy WebLinkAboutRes 06-16 PP/HPD 05-27 APN 771-470-006CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
REQUEST: Consideration of approval of a precise plan of design to allow a
10,856 square foot single family home within the Hillside Planned
Residential Zone. Subject property is located at 630 Pinnacle Crest,
within the Canyons at Bighorn. (APN 771-470-006)
SUBMITTED BY: Ryan Stendell, Assistant Planner
APPLICANT: Kristi Hanson / Architect
72-185 Painters Path, Ste. A
Palm Desert, CA 92260
CASE NO: PP/HPD 05-27
DATE: February 9, 2006
CONTENTS: A. Staff Recommendation
B. Discussion
C. Draft Resolution No. 06-16
D. Plans and Exhibits
E. Ordinance 1046A
Recommendation:
That the City Council adopt Resolution No. 06-16 approving a Precise Plan of
design to allow the construction of a 10,856 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 10,856
square foot single-family home located in the foothills of the Santa Rosa
Mountains within the Canyons at Bighorn Country Club. The home is 130' lower
than the ridge to the east and cannot be seen from the City or adjacent
developments. The project involves an existing 32,175 square foot residential lot
and an additional 5,000 square feet of building area purchased from the
Homeowners Association. The additional building area will require Council to
approve an exception for a pad size in excess of 10,000 square feet. Since the
dwelling unit exceeds the allowed 4,000 square feet prescribed by the HPR zone,
the house will also 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 05-27
Page 2
February 9, 2006
Discussion:
I. BACKGROUND:
A. Ordinance No. 1046A:
On May 13", 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 (130' 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 32,175 square feet and overlooks the golf
course to the northeast.
The applicant is attempting to add an additional 5,000 square feet of
building area to the property. The additional property is located on the
southeast side of the property between the lot and the golf course and has
been sold to the applicant by the homeowners association. The original
Canyons at Bighorn development designated this area as landscaped
common space/open space. The additional building area will allow the
living room and patio to extend further to the east gaining a view of the
golf course below (northeast view corridor). Less than 500 square feet of
the home would be placed on the additional building area.
C. Planning Commission:
At its meeting of January 17, 2006 the Planning Commission adopted its
resolution no. 2374, recommending approval to the City Council by a
Staff Report
PP/HPD 05-27
Page 3
February 9, 2006
unanimous vote (4-0-1, commissioner Finerty absent). The commission
felt the home was very well designed and met the intent of the HPR zone
and exception section.
II. PROJECT DESCRIPTION:
A. Precise Plan:
The precise plan of design for this new home totals 10,856 square feet of
living area. The house has a main living area of 8,878 square feet and a
garage totaling 1,833 square feet. The home covers approximately 29%
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 rooflines and dark bronze
windows. The angled rooflines and varied heights give the home a very
asymmetrical feel and help the home blend into the natural terrain.
Landscaping/Re-naturalization:
The landscape plan includes a wide variety of native trees, shrubs and
vines including Encelia, Black Foot Daisy and Desert Ironwood. All
disturbed areas will be re -naturalized with native plant materials per the
landscape planting and re -naturalization plan.
Architectural Review Commission:
On November 8, 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 surrounding
area very well. The Commission by a 6-0-0-1 vote granted preliminary
approval for the project (Commissioner Hanson abstaining).
III. ANALYSIS:
This project will require the City Council to approve two exceptions:
1. The addition of 5,000 sq. ft. of building area to the previously
approved 32,175 sq. ft. pad.
2. The 10,856 sq. ft. house, which exceeds the maximum dwelling unit
size of 4,000 sq. ft.
Staff Report
PP/HPD 05-27
Page 4
February 9, 2006
The Planning Commission and City Council may approve larger pad and
dwelling unit sizes based on viewshed, topography, color, texture, and
architecture of the structure.
The home is low on the mountain (130' 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.
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:
P*�7-
Ryan Stendell
Assistant Planner
Approval:
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City Mar}ager
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ACM for De a pment Services
Department Head:
Phil Drell'
Director of Community Development
CITY COUNCIL RESOLUTION NO. 06-16
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A PRECISE PLAN TO ALLOW THE
CONSTRUCTION OF A 10,856 SQUARE FOOT SINGLE-FAMILY HOME.
SUBJECT PROPERTY IS LOCATED AT 630 PINNACLE CREST, WITHIN
THE CANYONS AT BIGHORN. (APN: 771-470-006)
CASE NOS.: PP/HPD 05-27
WHEREAS, the City Council of the City of Palm Desert, California, did on the 9th
day of February 2006, hold a duly noticed public hearing to consider the request by Kristi
Hanson / Architect 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 05-27
2. That the above recitations are true and correct and constitute the findings of
the Council in this case.
CITY COUNCIL RESOLUTION NO. 06-16
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
City Council, held on this 9th day of February 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. 06-16
CONDITIONS OF APPROVAL
CASE NOS. PP/HPD 05-27
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. 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. 06-16
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.
5. All grading shall be under direct supervision of a registered soils engineer.
6. Adequate erosion protection shall be provided at all times.
Riverside County Fire Department:
1. With respect to the conditions of approval regarding the above referenced
project, the fire department recommends the following fire protection measures
be provided in accordance with City Municipal Code, NFPA, CFC and CBC or
any recognized Fire Protection Standards:
The Fire Department is required to set a minimum fire flow for the remodel or
construction of all buildings per UFC article 87.
2. A fire flow of 1500 gpm for a 1-hour duration at 20 psi residual pressure must be
made available before any combustible material is placed on the job site.
3. Provide or show there exists a water system capable of providing a gpm flow of:
1500 gpm for single-family dwellings
4. The required fire flow shall be available from a wet barrel Super Hydrant (s) 4" x
2 '/2" x 2 '/2", located not less than 25' nor more than 200' from any portion of a
single family dwelling measured via vehicular travelway.
5. Water Plans must be approved by the Fire Marshal and include verification that
the water system will produce the required fire flow.
6. All buildings shall be accessible by an all-weather roadway extending to within
150' of all portions of the exterior walls of the first story. The roadway shall not be
al
CITY COUNCIL RESOLUTION NO. 06-16
less than 24' of unobstructed width and 13'6" of vertical clearance. Where
parallel parking is required on both sides of the street the roadway must be 36'
wide and 32' wide with parking on one side. Dead-end roads in excess of 150'
shall be provided with a minimum 45' radius turn -around 55' in industrial
developments.
7. Whenever access into private property is controlled through use of gates,
barriers or other means provisions shall be made to install a "Knox Box" key
over -ride system to allow for emergency vehicle access. Minimum gate width
shall be 16' with a minimum vertical clearance of 13'6".
8. Conditions subject to change with adoption of new codes, ordinances, laws, or
when building permits are obtained within twelve months.
Department of Building and Safety
1. Project must conform to the following reference codes:
2001 CALIFORNIA BUILDING CODE (Based on 1997 UBC)
2001 CALIFORNIA MECHANICAL CODE (Based on 2000 UMC)
2001 CALIFORNIA PLUMBING CODE (Based on 2000 UPC)
2004 CALIFORNIA ELECTRICAL CODE (Based on 2002 NEC)
2005 CALIFORNIA ENERGY CODE
2001 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE
2001 CALIFORNIA FIRE CODE
2. All contractors and subcontractors shall have a current City of Palm Desert
Business License prior to permit issuance per Palm desert Municipal Code, Title
5.
3. All contractors and/or owner -builders must submit a valid Certificate of Worker's
Compensation Insurance coverage prior to the issuance of a building permit per
California Labor Code, Section 3700.
4. Address numerals shall comply with Palm Desert Ordinance No. 1006. You may
request a copy of the Ordinance at the Building Department.
5. The plan size must be reduced to 36" x 48". The submittal size requested by
Building and Safety is 24" x 36" to accommodate working surfaces.
CITY
01
PHIHI
DESERT
73-510 FRED WARING DRIVE
PALm DESERT, CALIFORNIA 9226o-2578
TEL:76o 346—o6n
FAX:760 341-7098
infogpalm-dean oig
- - CITY -OF PALM DESERT
PUBLIC NOTICE
CASE NO. PP / HPD 05-27
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 Kristi Hanson / Architect to allow a
10,856 square foot single family home within the Hillside Planned Residential zone. The
subject property is located at 630 Pinnacle Crest, within the Canyons at Bighorn. (APN
771-470-006)
SAID public hearing will be held on Thursday, February 9, 2006, at 4:00 p.m. in the
Council Chambers 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 all items covered by this public hearing notice
shall be accepted up to the date of the hearing. Information concerning 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
January 27, 2006 Palm Desert City Council