HomeMy WebLinkAboutRes 06-155 PP/HPD 06-13 Kristi HansonCITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
REQUEST: Consideration of approval a Precise Plan of design to allow a 9,642
square foot single family home within the Hillside Planned Residential
Zone. Subject property is located at 869 Rock River Drive, within the
Canyons at Bighorn. (APN 652-160-050)
SUBMITTED BY:
APPLICANT:
CASE NO:
DATE:
CONTENTS:
Recommendation:
Ryan Stendell, Assistant Planner,
Kristi Hanson / Architect
72-185 Painters Path
Palm Desert, CA 92260
PP/HPD 06-13
&FldTlNG DATE
//-/fv-Uf,17'*
TO Id -IV-64P
® PASSED TO 2ND READING
* Continued to the Meeting of
December 14, 2006, with staff further
directed to present a
A. Staff Recommendation of the City's Hillside
B. Discussion that time in order of
C. Draft Resolution No. 06-155 amendment 'process.
D. Plans and Exhibits
E. Ordinance 1046A
November 16, 2006
draft revision
Ordinance at
initiate the
That the City Council adopt Resolution No. 06-155 approving a Precise Plan of
design to allow the construction of a 9,642 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 9,642
square foot single-family home located in the foothills of the Santa Rosa
Mountains within the Canyons at Bighorn. The home is 200' 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 32,157 square feet. 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 06-13
Page 2
November 16, 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 (200' lower than the ridge to the south). The pad has been
rough graded to 32,157 square feet and is zoned Hillside Planned
Residential (HPR) with a drainage, flood plains and watercourse overlay.
C. Planning Commission:
At its meeting of October 17, 2006 the Planning Commission adopted
resolution no. 2422, recommending approval to the City Council by a vote
of 4-1 (Commissioner Finnerty voting no). Commissioner Finerty
commented that, "while it is a lovely home, she was troubled by the fact
that the maximum dwelling unit size is 4,000 sq. ft. and the proposal with
the garage is about two and a half times that."
II. PROJECT DESCRIPTION:
A. Precise Plan:
The precise plan of design for this new home totals 9,462 square feet.
The house has a main living area of 8,457 square feet and a garage
totaling 1,185 square feet. The home covers approximately 29% of the
gross area of the lot.
Staff Report
PP/HPD 06-13
Page 3
November 16, 2006
Architecture/Design:
The single family home has a very contemporary design, utilizing exterior
stone veneer and copper 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.
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 September 27, 2006 the Architectural Review Commission reviewed
architecture and landscaping for the proposed home. The commission felt
that the materials/colors would blend into the native terrain very well. The
Commission by a 6-0-1-0 vote granted approval for the project
(Commissioner Hanson abstained).
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%. Since the proposed home exceeds 4,000
sq. ft. it has been conditioned to conform to the City's Proposed Ordinance
1124.
III. ANALYSIS:
Totaling 9,462 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 (200' 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.
Staff Report
PP/HPD 06-13
Page 4
November 16, 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 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: Department Head:
C
Ryan Stendell P11il Drell
Assistant Planner Director of Community Development
Approval:
City N
ACM
RESOLUTION NO.06-155
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A PRECISE PLAN TO ALLOW
THE CONSTRUCTION OF A 9,642 SQUARE FOOT SINGLE-FAMILY
HOME. SUBJECT PROPERTY IS LOCATED AT 869 ROCK RIVER
DRIVE, WITHIN THE CANYONS AT BIGHORN. (APN: 652-160-050)
CASE NO. PP/HPD 06-13
WHEREAS, the City Council of the City of Palm Desert, California, did on the 16"'
day of November, 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. 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.
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 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 PP/HPD 06-13.
RESOLUTION NO. 06-155
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
City Council, held on this 161h day of November, 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. 06-155
CONDITIONS OF APPROVAL
CASE NO. PP/HPD 06-13
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. 06-155
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.
El
INTEROFFICE MEMORANDUM
TO: Department of Community Development/Planning
Attention: Ryan Stendell
FROM: Phil Joy, Associate Transportation Planner
SUBJECT: PP 6-13, 869 Rock River Drive Conditions of Approval
DATE: September 22, 2006
The following shall be considered conditions of approval for the above -referenced project.
(1) In accordance with Palm desert Municipal Code Chapter 27, complete grading plans
and specifications shall be submitted to the Public Works Department 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.
Phil Joy
Qsg\hdp3-1.cnd)
Palm Desert Fire Department
Fire Prevention Bureau
In cooperation with Riverside County FSre Department
73710 Fred Waring Dr. Suite 102 Palm Desert Ca 92260 760-346-1870 Fax 700-779-1959
R,ECFIVE R(V:� IVEI
October 10, 2006 uu
To: Ryan Stendell CITYOF PAL:;. _ L_ _ .T y
• CITY Ot'
Re: PP iHPD 06-13
Case # Resident-06-511
With respect to the conditions of approval regarding the above reference plan check,
the Fire Department recommends the following fire protection measures be provided in
accordance with City Municipal codes, appropriate NFPA Standards, CFC, CBC and/or
recognized Fire Protection Standards.
After reviewing the plans provided to the Fire Marshal Office for the Building to be
installed at the above address the Fire Marshal office has Approved the submitted plans
with the following conditions.
In reference to the above mentioned property, the fire department finds no probable
impacts on the environment including land, air minerals, flora, fauna, and noise objects
of historical or aesthetic significance at this time.
Any questions regarding the meaning of these conditions should be referred to the Palm
Desert Fire Marshals office at 760-346-1870, located at 73710 Fred Waring Suite 4102
Palm Desert, Ca 92260
Respectfully,
David A. Avila
Fire Marshal
Neal Stephenson
Fire Safety Specialist
CITY OF q [ M
73-510 FRED WARING DRIVE
j PALM DESERT, CALIFORNIA 92260-2578
TEL:760 346-o6n
FAX: 760 341-7098
info@palm-deserr.org
PLANNING COMMISSION MEETING
NOTICE OF ACTION
Date: October 19, 2006
Kristi Hanson
72-185 Painters Path
Palm Desert, California 92260
Re: PP/HPD 06-13
The Planning Commission of the City of Palm Desert has considered your request and
taken the following action at its regular meeting of October 17, 2006:
PLANNING COMMISSION RECOMMENDED TO CITY COUNCIL
APPROVAL OF CASE NO. PP/HPD 06-13 BY ADOPTION OF PLANNING
COMMISSION RESOLUTION NO. 2422, SUBJECT TO CONDITIONS.
MOTION CARRIED 4-1 (COMMISSIONER FINERTY VOTED NO).
If you have any questions regarding this action, please don't hesitate to call.
Stephen R. Smith, Acting Secretary
Palm Desert Planning Commission
/tm
cc: Coachella Valley Water District
Public Works Department
Building & Safety Department
Fire Marshal
L i MWID 01 IKHUO MI
PLANNING COMMISSION RESOLUTION NO.2422
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PALM DESERT, CALIFORNIA, RECOMMENDING APPROVAL TO THE
CITY COUNCIL OF A PRECISE PLAN TO ALLOW THE
CONSTRUCTION OF A 9,642 SQUARE FOOT SINGLE-FAMILY HOME.
SUBJECT PROPERTY IS LOCATED AT 869 ROCK RIVER DRIVE,
WITHIN THE CANYONS AT BIGHORN. (APN: 652-160-050)
CASE NO. PP/HPD 06-13
WHEREAS, the Planning Commission of the City of Palm Desert, California, did
on the 171h day of October, 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. 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 Planning
Commission did find the following facts and reasons to exist to justify recommending to
the City Council 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 Planning Commission of the City
of Palm Desert, California, as follows:
That the above recitations are true and correct and constitute the findings of
the Planning Commission in this case.
PLANNING COIM viISSIONRESOLUTION NO. 2422
2. That the Planning Commission does hereby recommend approval to the
City Council of PP/HPD 06-13.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
Planning Commission, held on this 17t' day of October, 2006, by the following vote, to
wit:
AYES: CAMPBELL, TANNER, TSCHOPP, LOPEZ
NOES: FINERTY
ABSENT: NONE
ABSTAIN: NONE
JA K. LOPEZ rperson
ATTEST:
STEP'EHN R. SMITH Acting Secretary
Palm Desert Planning Commission
2
PLANNING COMMISStuNRESOLUTION NO. 2422
CONDITIONS OF APPROVAL
CASE NO. PP/HPD 06-13
Department of Community 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.
4. The applicant shall re-naturaiize 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
PLANNING COMMISSIGivRESOLUTION NO. 2422 �....
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.
121
RESOLUTION NO.04-43
EXHIBIT "B"
HILLSIDE PLANNED RESIDENTIAL DISTRICT
Sections:
25.15.010 Purpose.
25.15.020 Permitted 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)
4
RESOLUTION NO.04.43
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)
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, or other 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 B1 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
RESOLUTION NO.04-43
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 re -naturalized 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
security and shall be in compliance with Chapter 24.16 of the Municipal Code. (Ord. 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 characterof 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)
0
RESOLUTION NO.04-43
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. Accurate topographic maps indicating the following:
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 orgeologists
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
RESOLUTION NO.04-43
D. Archeological studies in areas where existing evidence seems to indicate that
significant artifacts of historic sites are likelyto be encountered in orderto 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. Ratio of open space to total land area,
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)
t
3
ai
S
R a I A
I
a a o
'! n
I.
•
1 111 �- .'� t
ii
I. ... -I,) Eiji . .
; I,I
4 •
MI
— • i 1
pp
. k_ i. ...— '
71
_ him _,
ti.... s
11
E11 r u..
r'
t
i I
11
��4,-
'11
�� � , 4, ._.. .�r�`1�. ! -p i fit,
..r y. �1� , .1�. I ._ I
�' ',i YII I I I1 I1 YT
rt 1' T �� -1 g Ala
mil- '1 .� r P j4
-�.# i �. ( "fir ,.
1 � Fsa I " ,
�i � � 1t , 11. 1 1. �
b.: ; `11r, _
1 1, A 7a ��
�!`' _ (I /,11i
ii„ a
1 1 i I I li,
1 ' - 4 "�II�) I , , ill ,l: '
1 al
,it Ilk, m i :x
1r lir , ti,2,, I dill�ielual�i�!�I '" c,
7L_ • MEW 1
+1dM•
NI
mulprIvril
{ i 6. 1 G
.A • I31I a, ,1,, 1
A p.m- , ' . '3 41; . lig I ‘vi .
• lam , � !'
IP
iiir - ...1 III ii 1 1
j3 ,
mow
1 • \ I - �,��- .1111111111111111 1 1 + I`
t.
%lip. ,
aiI06111611111 r 0av
1.
r-s; t li , ,
Cj
ra. ` •I lel . i _ .
Cnl i I
1lc , _
rn r.:°rMda._ r' m
.... ,
)--,-
___, , .....,
iurn I
H ..• • _
i i t) 1 i 14
11;4 ili /1 li 11
fj; eif ' ,
Riir
3. 3 w $8 1(., s •ni",, `. 7�
9 4 11\n'°�:Y f� A Custom Residence for ^�1�
"' TL 9 ,_ SELA ENTERPRISES LLC. Sy', �OJ,
• y The Canyons at Bighorn-869 Rock River Drive /^�-
O ISRUEMROFSON. Palm Desert,California 92260 J� ,
nESE orAwJ(a Fa,w.uTAlletl of 4r 1M1D71.11ME nl fr.Of
t=if omn H.HSON,AYNeCRrLI:683 NEMorro1ON#Th H1TV Cr N
Fi111®a,wrwnr,Mollnaar>s®aa ntua�roAMrlMtalmrr
PLOP INTE'.9/I)2(oo W111gor TIE DSOS46ri@1 PFM®C11Cf gl511wMdON MORER;NC
J< y "
1
_ _ / ,..,„ ,,--- ..:
' ' '*:, .-- .i-',,'' '.. - • 1, .1'''''' r. '''.'-'- -1-
14
- ' \-'--:-.------- -.-----''' 11? 1
J(
,. �` mot"
:,:: c: $ !2t
•
•
, �� ,:
r
•"., , . '7' ;4. :: ., ,
-qq yy 'A*
•
. e 114111 • •••,-1 - . e. :' ' N , it- -•-•
•__ c:4,04' .. s, ,:•. • /d �� ram ' �
a
/ I
6 /f�// �"�
r _ 7 7�
J(1 J }
v e
AO -------- 7444111:' — ' '' '44- ,,,Ki\oc.
. ..,1
,, .. .....
, . . , . ,,,
: . 'fil':. , - 1 ' ---- ' ' --- r - - ' '
.,. .. .
. ...., .
. ,,,,.. .7.
-4%;:..1... ,.•,,f• -. ;. •
. it' . Ifi ........_____ .'
•tea.. 1`� r '' �' „„.,.`- ,�, :E . i... '. &� ` a
irk
fil 1:
p .3 I .�eta ` r �i
....:
* { �. . • ,, . '"�,.-+ .�i ,fd>' `,; y ; � , �I x i rt s+'�: +J'�.r' ,,2,"-,. ' .
f
jt� ,:, �
0.
4. - - -ems• > f__' e.�- ''+•..tea'" : i- - .. t.� 'a r \'�[.4 `•j i, ,_- 1,4"'s 1,,,,..4. ik , ' !• _ •
.,-
.
;; s-' ;off y 4.,.. _ , - 1 .• fi. Jl; ,i ..
} _ luu jr
,, ,-, , 4., :.4:1,.., 1-1 4 -
y w .A 44\4.*" 4. 4_ .t. —♦- ♦--�'�d. -� '
°e ,,, �
t. ,'" ', r
' , ; ..,., , V-r....... -. ,,,,.. ..:..441N..4` , .-
\. \I , -
----- . //,' .., 4., :,.„..—.,.....-„----.. ,-,, tVti,,, .'N'1 --,.; -' '-' '
w / :
' i ''''''I' -.Y. r , ' ' : •.'(7---,--?----- --- . •L ! i
' _
t.
Al-II:i6;1: ..,.., :::',,..,:'4'...
41trit7i ' —
��y a ;''! !e4 ::4? fr77
w.�. 1. C'..r......_.
, MsT' Tri` . , i �a ti t
.:
'6 -,'"4.. *; --,y, if-L:1' et' ''` '
•
trhki,. . . .. . ,. .‘, --,
Lill .. __I.,jr,
wn
, ,..:,,,, , • ., , . .._.: -,. .
_._ ^rI ,. ....
:,..,' '+ .P-0.: * .'''',/re"'"'. Ilir AMl rre•r s440
lit
,
,Ailie ., ::4.i,,., .e. „op , .;:.4.0, , ,
F
n
w
�r Dli..
r,,,,,,:i4,:,,,40.
o 4A'?" ,`b
N. ' .
41/*1
w
6
b
• :,.„:,,t."1.f,:,,....
iifto, ''d•fik
i.
I .A, 1 • • 7 • :t& k - a-
v _
�� �' ` x .
tf
, te *4 . 0 . . : ..
ittit
a a .,
l , - .t..„.., 4
P,
�t r
,--i
s�
f
4hee*;\.,,140',,, / ':
.. ,�c
SUBJECT.,', ..'J- . a ' .-: --- ; ' * iik r '' ' .1i''' *'.. tr ,
. 1,0 N .__ ,, ‘t... -.., ,.- ,., , , , , ,
. . . ..ir ..„:..,
. . ..., 3,44PROPERTY
}_. ok
�.. ...., ,,,... ...
V A,,.,, _ � t•' ,� a ..� __,.,
a z
„ .. ,...,:
4.
. ..... .
•
n•
pit
''
\ f
0 : , *sr ,,,. ,
,.n _, !,
...j , .
V I-
- . v
AI
=
) , I I 2
in
,
r Fr y a3 *•v . ;y
Ii iiiilli '
.. ` ' » /iristeri:z.-.4:7...,,,, ,,.� s-; ,I ,�i.f .. ..4,"*.i
,, tot.'.
t xl ] :�� tom.✓tT�N ... .}t M. 1 ,• s. • 1�•
v.., .
it '-,,..:
•
,...i. . ,...4 ,,..., . . t.tlii•-•j CI:,...':-.;..;„,'`Ii.!,',,,,,
•
, • a
xr 1,�
> :„, r !� W q 4 S �a t� �Y VG'• 'DLO 7
--,g ,�}�' �Illi'� � �i ?�'17. 'r �_..,
P/HPD 06-13 )i _, � � '''', 11111'.i.:,. ..?AA' ----,.'-`,4,',;(4:4:/''.-''"''-.. ,..‘-'''', 4.-..,' • ....,-,.. -4 „,
yh ,'
-- -.,f.. ' , ..' ' . *If--;.-. ,...,44,,,,4-,-, ,..- 6,:,,',:',4.,:.,s.'...:„: __.:I.,,,„;-1.1:,,,,,,,,,„, %„.4.,.. '‘.74 -I'll
0 200 400 800 1 ,200
Feet