HomeMy WebLinkAboutRes 07-7 PP/HPD 05-17 - Baracuda LLC CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
RE�UEST: Consideration of approval of Phase 1 of a Hillside Development Plan
to allow the construction of a property access roadway and tum-
around for percolation and soils investigation. Subject property is
located west of the Palm Valley Storm Channel on Upper Way West.
(APN: 628-130-015)
SUBMITTED BY: Ryan Stendell, Assistant Planner
APPLICANT: Baracuda LLC. C/O Bruce Kuykendall
72-295 Manufacturing Road
Thousand Palms, CA 92276
CASE NO: PP/HPD 05-17
DATE: January 25, 2007
CONTENTS: A. Staff Recommendation
B. Discussion
C. Draft Resolution No. ��-�
D. Plans and Exhibits
E. Ordinance 1046A
Recommendation:
That the City Council adopt Resolution No. ��-� approving Phase 1 of a Hillside
Development Plan to allow the construction of a property access roadway and turn-
around for percolation and soils investigation.
Executive Summary:
The property is located on the west side of the Palm Valley Storm Channel on
Upper Way West. The applicant is requesting approval of Phase 1 of a hillside
development plan, for a single-family residence, to construct an access roadway
and 70-foot diameter turn-around. The turn-around will allow the applicant to get
a soil investigations drilling rig up on the property in order to perform soils and
percolation studies. The percolation study will determine what kind of septic
system is needed and where ii can be located on the properry. The applicant
has agreed that within one-years time all testing will be completed and Phase 2
wil! return, which will include all future improvements. If the applicant is unable to
successfully locate a septic system within the one-year period all improvements
made under Phase 1 will be returned to a natural state. As designed, the project
conforms to the Hillside Planned Residential Zone (HPR). Phase 2 of the project
will return within one-year of final approval and will be subject to the provisions of
the HPR zone or as amended.
Staff Report
PP/HPD 05-17
Page 2
January 25, 2007
Discussion:
I. BACKGROUND:
A. Municipal Code Section 25.15 Hiliside Planned Residential Zone
In May of 2004 the City Council amended the development standards for
the Hillside Planned Residential Zone (HPR) by ordinance number 1046A.
Some of the key changes are:
• Density: 1 unit per 5 acres
• Building Pad: maximum of 10,000 square feet
• Maximum Dwelling Size: 4,000 square feet
• Access Road: The current HPR zone allows up to 3,000
square feet of access road and an additional i 0,000 square
feet of pad area for a total of 13,000 square feet of disturbed
area. Applications in excess of the total disturbed area are
required to file for an exception.
• Exceptions: above standards 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 on a low ridge at the base of the mountain
adjacent to the Palm Valley Storm Channel. The property totals 5-acres
and is zoned Hillside Planned Residential (HPR) with a Drainage, Flood
Plains & Watercourse overlay. The property was previously graded prior
to City annexation. The existing access road was cut up the east side of
the property coming up from the CVWD service road. The road is hardly
noticeable due to the amount of time that has transpired since it was
constructed.
C. Planning Commission:
The Planning Commission reviewed this case at its December 19, 2006
meeting. At the hearing the applicant discussed his plans for the properry
and indicated that he needed to find out where he could perc before
designing a house. The soils testing would essentially dictate what kind
of septic system can be used. The applicant indicated that it might have
to be a leach field system, which would take up about 2500-3000 square
feet or simply a septic tank, which would only need 800 square feet. The
applicant also indicated that he had met with all the surrounding property
Staff Report
PP/HPD 05-17
Page 3
January 25, 2007
owners in an attempt to be a good neighbor to all affected property
owners. Commissioner Campbell thought the applicant was being very
conscientious of what he is doing on the property and to the surrounding
properties. The commission felt comfortable recommending approval to
Council of Phase 1 based on the conditions of having one-year to return
with Phase 2 or return the lot to a natural state.
Several property owners in the area spoke at the hearing regarding any
proposed widening of Upper Way West. The applicant indicated that this
request did not include any plans for widening but he had considered
making it a part of Phase 2. Commissioner Tschopp noted that while the
road widening was not germane to this approval it seemed to be a
concern of the residents and urged the applicant to meet with neighbors
regarding potential widening.
II. PROJECT DESCRIPTION:
A. Precise Plan:
The applicant is requesting approval to construct an access road and turn-
around on his property. The 70-foot diameter turn-around (3,846 square
feet) will allow a drilling rig to perform a soils and percolation test to
determine where a septic system can successfully be installed. The
applicant would like assurance that the site is suitable for development
prior to designing the entire project. Once all testing has been
successfully completed the applicant will return with Phase 2 of the
project, which will include all remaining improvements.
Access Road:
The HPR zone allows for a 3,000 square foot access road. Access road
in excess of 3,000 square feet is deducted from the allowable 10,000
square foot pad. The plan indicates a total of 10,744 square feet of
disturbance in Phase 1. The proposed access road totals 6,898 square
feet, of which 3,898 wiN be deducted from the allowable 10,000 square
foot pad.
Gaining access from Upper Way West is the preferred solution. The road
previously graded had a direct impact on the hillside facing the City. The
proposed access is on the western portion of the property, which will not
be visible from the City.
Staff Report
PP/HPD 05-17
Page 4
January 25, 2007
III. ANALYSIS:
As designed, the plan complies with the HPR zone. When the applicant
identifies an area that percolates he will return with Phase 2. Due to the
amount of disturbed area necessary for the access road, Phase 2 will
likely include an exception request.
In the event that the soils investigations are not successful, the applicant
- will_have one year to provide staff with an alternative solution for a sewage
system. If a successful sewage system cannot be achieved the applicant
will be required to return the property to a natural state.
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.
Submitte By: Department Head:
Ryan Stendell eve Smith
Assistant Planner Acting Director of Community Development
ApprovaL �ITY COUNCIL ACTION:
APPROVED DENIED
RECEIVED,.,_„�,,,,�.� OTHER��ll
MEETING DATE — ■
ACM for Develo en Services AYES:
p NOES.
ABSENT:
ABSTAIN:
� VERIFIED BY:
�riginal on File wi City Clerk's Officf:
City Manager * Application withdrawn; therefore , no action
required or taken.
RESOLUTION NO. o�-�
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING PHASE 1 OF A HILLSIDE
DEVELOPMENT PLAN TO ALLOW THE CONSTRUCTION OF
APROPERTY ACCESS ROADWAY AND TURN-AROUND FOR
PERCOLATION AND SOILS INVESTIGATION. SUBJECT PROPERTY IS
LOCATED ON THE WEST SIDE OF THE PALM VALLEY STORM
CHANNEL ON UPPER WAY WEST. (APN: 628-130-015)
CASE NO. PP/HPD 05-17
WHEREAS, the City Council of the City of Palm Desert, California, did on the 25�'
day of January 2007, hold a duly noticed public hearing to consider the request by
Barracuda LLC. C!O Bruce Kuykendall 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 appficant'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 proposed use will comply with each provision of the Ciry'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 PP/HPD 05-17.
RESOLUTION NO. 0�-7
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert
City Council, held on this 25"' day of January, 2007, by the following vote, to wit:
AYES:
NOES:
ABSENT:
�
ABSTAIN:
RICHARD KELLY, Mayor
ATTEST:
RACHELLE KLASSEN, Secretary
Palm Desert City Council
2
RESOLUTION NO. o�-�
CONDITIONS OF APPROVAL
CASE NO. PP/HPD 05-17
Deaartment of Communftv 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. 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:
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 have one year from the approval date to design a successful
wastelsewer system. In the event that a successful system cannot be achieved
the access road and turn-around shall be returned to a natural state.
5. All future phases shall be subject to the provisions of Palm Desert Municipal
Code 25.15 Hillside Planned Residential District or as amended.
Deaartment 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) In accordance with Palm Desert Municipal Code Section. 25.15, all
manufactured slopes shall be planted or otherwise protected from the
effects of storm water runoff and erosion at all times.
(3) Access drive grades shall be subject to the approval of the Fire Marshal. Access
drive and pad/parking area shall be paved or sealed to conform to PM 10
regulations.
(4) Prior to the issuance of any permits associated with this project, applicant shall
provide evidence of legal access rights.
3
RESOLUTION NO. o�-�
(5) Appficant shall comply with provisions of Palm Desert Municipal Code Section
24.12, Fugitive Dust Control as well as Section 24.20, Storm water Management
and Discharge Control. Developer shall contact the Riverside County Flood
Control District for informational materials.
(6) All grading shall be performed under the direct supervison of a registered soils
engineer.
(7) The applicant shall prepare an export dirt plan indicating haul route and material
disposition site. Said plan to be approved prior to issuance of a grading permit.
4
CIYY Of Pfllm DESERT
73-510 FRED WARING DR(VE
PALM DESERT,CALIFORNIA 92260-2578
rr.t.:760 ;46-06��
Fnx:76o 34i-7o98
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CITY OF PALM DESERT
PUBLIC NOTICE
CASE NO. PP/HPD 05-17
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert
City Council to review a Hillside Development Plan (Phase 1) by Baracuda LLC. C/O
Bruce Kuykendall to allow the construction of a property access roadway and tum-around
for percolation and soils investigation. Subject property is located west of the Palm Valley
Storm Channel on Upper Way West. (APN 62&130-015}
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SAID public hearing will be held on Thursday, January 25, 2007, 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 piace 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
January 12,2007 Palm Desert City Council
� INTEROFFICE MEMORANDUM
TO: Department of Community Development/Planning
Attention: Ryan Stendeli
FROM: Phil Joy, Associate Transportation Planner
SUBJECT: PP 5-17� Kuykendai-Barracuda Hfllside Plan Conditions of Approval
DATE: December 1, 2006
(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) In accordance with Palm Desert Municipal Code Section. 25.15, all manufactured
slopes shall be planted or otherwise protected from the effects of storm water runoff
and erosion at all times.
(3) Access drive grades shall be subject to the approval of the Fire Marshal. Access drive
and pad/parlcing area shall be paved or sealed to confonn to PM 10 regulations.
(4) Prior to the issuance of any permits associated with this project, applicant shall provide
evidence of legal access rights.
(5) Applicant shall comply with provisions of Palm Desert Municipal Code Section 24.12,
Fugitive Dust Control as well as Section 24.20, Storm water Management and
Discharge ConVol. Developer shall contact the Riverside County Flood Control District
for informational materials.
(6) All grading shall be performed under the direct supervison of a registered soils engineer.
(7) The appllcant shall prepare an export dirt plan indicating haul route and material
disposition site. Said plan to be approved prior to issuance of a grading permit.
___��!���_____ w_______ �
Phil Joy
PALM DESERT POLICE DEPARTMENT
Served by the
Riverside County Sheriff s Department
' Bob Doyle, Sheriff-Coroner
/--- 73520 Fred Waring Drive
Palm Desert,CA 92260
(760)836-1600 Fax(760)836-1616
October 19, 2006
City of Palm Desert
Planning Department
73510 Fred Waring Drive
Palm Desert, CA 92260
ATTN: Ryan Stendell, Assistant Planner
Plot Plan/HPD OS-17
APN: 628-130-015
Thank you for the opportunity to comment on the first phase of a hillside development plan to
allow the construction of a property access roadway and turn-around for percolation and soils
investigations. Subject property is located west of the Palm Valley Storm Channel on Upper
Way West.
During this beginning preparation phase of the project Law Enforcement had no comments at
this time. When the preparation phase is completed I would like the chance to comment on the
pre-construction and construction phases of the project. I will also comment on the post
construction and post completion of the project.
If you have any questions regarding this report please call me at the office (760) 836-1627
Respectfully submitted,
�� ��
Deputy James P. Costello
Palm Desert Police Department.
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PALM DESERT PLANNING COMMtSSION DECEMBER 19. 2006
Request for recommendation of approval to the City Council of
Phase 1 of a hillside development plan to allow the
construction of a property access roadway and tum-around for
percolation and soils investigation.
Mr. Stendell reviewed the staff report and recommended that Planning
Commission recommend to City Council approval of Case No. PP/HPD 05-
17. He said both he and the applicant were available to answer any
questions.
Commissioner Tanner asked how much land they were talking about. Mr.
Stendell replied that the total lot is five acres. Commissioner Tanner asked
about the total flat area. Mr. Stendell said that typical of the hillside zone is
there would be no flat. They weren't giving any more flat than what was
allowed in the ordinance. The fact that this was already graded didn't a(low
them an exception already. They would see plans for landscape re-
naturalization in phase finro and it would still be subject to all provisions of the
Hillside Residential zone, which would indude landscape renaturalization
and how this house would not be visible to the city.
Commissioner Tschopp asked if the tum-around that would allow for the
driAir�g rig to be there would be part of the future pad site. Mr. Stendell stated
that the applicant indicated that most of it would end up being for the motor
court where the initial entry would be for the cars and garages. He said the
applicant could elaborate on what he plans to do with the house plans, but
simply before he spends the amount of money for an entire set of
construction drawings and engineering package done, he was requesting
that we allow him this access to his property and determine if it can meet the
perc and soil tests.
Commissioner Tschopp asked about the altematives if it doesn't meet the
tests. Mr. Stendell replied that there were a couple of altematives. He
thought there were other ways other than septic and if money was no object.
Second, Stone Eagle brought sewer up Calle De Los Campesinos. He didn't
know the costs involved, but technically it could come down to that given the
renaturalization plan. It was an altemative. So there are a couple of things
he could try and do. Given the 70-foot diameter, he could drill in several
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different locations and try to find an adequate spot. He thought the applicant
was comfortable that he would find an adequate location.
Commissioner Tschopp asked if the applicant intended for the temporary
access road to be the permanent road when the house was built. Mr.
Stendell said it would be the driveway and that wouldn't change.
Commissioner Tschopp understood that the old road was in bad condition
and asked about the plans for it. Mr. Stendell said there were a couple of
things that would be addressed with house plans. He noted there was a spot
that had visible scarring and that work had been done a long time ago, but
that was all going to be included in the Phase 2 renaturalization. They did not
want to encourage any undo fixing or doing anything until he gets the entire
package approved. When Phase 2 comes back, it will be conditioned and
they would see how those slopes will be fixed and how everything would go
away and they wouldn't see anything.
Comrnissioner Campbell noted that the first road was not constructed by the
applicant and asked who did construct it. Mr. Stendell said it was prior to city
annexation and was a long time ago. If they looked real hard, they could still
see it� but it wasn't really noticeable. Mr. Drell thought it was 30 or 40 years
old. Commissioner Campbell asked if the applicant would be penalized for
renaturalizing that road. She asked if it was on his property. Mr. Stendell
confirmed that it was on his property and said they have the ability to require
him to renaturalize that road. He didn't think the applicant would have a
problem doing that.
Chairperson Lopez asked Mr. Stendell to point out the location of the road.
Mr. Stendell did so. He said it was all coming down to the eventual house
line not being higher than the ridge looking out to the valley. Mr. Drell said
they had that discussion with Council. Every house would be visible on that
ridge unless in unusual cases like the Carvers' house which basically was
built in a canyon, the discussion with Council relative to ridge development
was that the ordinance gives them the ability to look at the entire property
and given all the factors, determine the best location for a house. It showed
that virtually all the land in that area involves ridges, cliffs and canyon
bottoms. The ordinance does provide that they will allow every parcel to have
one house. The task is to determine the best place given our objectives and
the constraints. Mr. Drell said that south side of the ridge, there was a little
bit of a hollow there, which appeared to be the best location and was where
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the applicant was building his tumaround. But he didn't think there should be
any illusion that when the house is built it is going to be invisible.
Chairperson Lopez Q�gpgd the public hearing and asked the applicant to
address the Commission.
MR. BRUCE KUYKENDALL stated that he lives in the Cahuilla Hills
area and has been a grading contractor in the Palm Desert area for
25 years specializing in hillside development. He purchased this
property approximately 4-5 years ago and numerous other properties
in Cahuilla Hills and in the County area. They have done quite a bit of
hillside development based on the hillside requirements. For this
piece of property, he would take the driveway in on the back side of
a prominent knoll and tucked the motorcourt down and in so that cars
won't be visible; however, back to the right he shares a boundary with
Stone Eagle. Once he got the driveway built in there, he planned to
do percolation tests.
The second strategy would be talking with Mr. Lennon in reference to
tying into sewer, if needed. It would be quite cos�y to do that. He was
100% positive he could perc that area based on his experience. The
disturbed area that was pushed over in the 1960's, that would be an
. ideal place to cut that down 14 feet matching the motorcourt area,
leaving up the sides and then just notching out peek-a-boo views of
the city with the proper house setbacks� but he didn't want to spend
$100,000 to design the house until he knew where he was going to
perc and he would use that same driveway,that same motorcourt, cut
that house in there, which he was proposing to be 5,000 square feet
o�less. It would have non-reflective glass, earth tones, and he would
try to blend in with Stone Eagle's architecture. He asked for any
questions.
Commissioner Tanner asked if this was a home that Mr. Kuykendall would
occupy or if it was a spec home.
Mr. Kuykendall said it would be a spec home.
Commissioner Campbell asked if Mr. Kuykendall was comfortable with all the
conditions.
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PALM DESERT PLANNING COMMISSION DECEMBER 19. 2006
Mr. Kuykendall said yes.
Chairperson Lopez asked if anyone wished to speak in FAVOR or
OPPOSITION to this project.
MRS. ANTOINETTE CARVER, 72275 Upper Way West in Cahuil�a
Hills. She stated that she had several concems. If Mr. Kuykendall
elects to sell the pad and doesn't develop it himself, they would like
some assurance that the people who were going to develop it further
would follow the plans that Mr. Kuykendall has, because there is a
portion that they look at from their home on the hill where the
driveway is concemed. Mr. Kuykendall has some very good plans for
it including doing it in pavers that match the rocks and so forth to
minimize its visibility, but they would want to know that it was going to
take place.
Another concem, and it hadn't been mentioned here, is that if they do
this work, there was some talk about widening Upper Way West.
Upper Way West is used by property owners as a driveway and
people cross through everyone else's property, sometimes right
through the middle of peoples property to get to their homes. Their
citizenry often doesn't recognize that this is a driveway and she was
run down on that road and was in a cast for almost six weeks by
someone coming around crazily. Her concem was if they widen this
road in any way that it might be something people would access more
frequently and they would rather not have that happen. She thanked
them.
MR. BILL CARVER noted that there was going to be a significant
amount of grading done here. He didn't know how many cubic yards
were going to.be moved. He hated to see this done piecemeal, but
understood Mr. Kuykendall's problem and wished there was some
other way he could get in and do his testing without the great amount
of grading he was going to have to do to get access to his property.
It was too bad this couldn't come to the Planning Commission all at
one time so that they could all see what was going to be done here.
The way it is they were getting part of the picture, but not the whole
picture.
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MS. JANICE WOOD, 72-375 Upper Way West, stated that her
property lies just west of where Bruce Kuykendall would be entering
his access in order for his tests. The subject she would mostly like to
address, because her own property is in escrow so she was kind of
a neutral person at this point, but she wanted to say that in widening
the road on Upper Way West,they had quite an accident on that road
not long ago. They have very sharp tums, blind tums, and at one
point they have a mirror and it's the only way to see traffic coming
either direction. There was a very young man coming down the road
on his motorcycle and a young man living in her home was going up
the road. It was almost a fatality to both parties. I#was very bad and
they were lucky that no one got hurt. The young man that lives in her
home, his car almost went off the cliff trying to avoid the young man
coming down the hill because it was a situation where they just
collided right at the blind curve. She believed the security factor
wouldn't be quite as good if the road is widened; the security factor
would be greater ff it wasn't widened. But to widen the road would be
a safety factor for all of them that live there. The more homes and
people in that area, they need the road widened and they need to
have the safety living there. It was an important thing for them.
Ms. Wood said they recently received a new resident on Upper Way
West and the Carvers are new. She thought they had 11 homes in the
area in all, but using their road, thought there were four homes. If they
have an additional home, there would be more. So they really needed
to consider widening the road and thought it was an important factor.
MR. MARK GREENWOOD, 72-240 Upper Way West, came forward
to address the widening of the road. He stated he would not like to
see the road widened. It would just have people going faster as Mr.
Drell has argued many times. Widening the road would not solve the
problems. The curve where the miRor is isn't the sharpest curve or the
most blind curve on that road. He said that was really the only
objection he had, the widening of the road.
Mr. Drell didn't believe the application before them today included widening
the road. Mr. Stendell explained that it added an ingress point where the
applicant can tum into the property. It did not include the full widening that
they talked about for Phase 2.
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Commissioner Campbell noted that the staff report didn't address widening
the road. Mr. Stendell explained that it isn't intended to be a portion of Phase
1.
Chairperson Lopez invited Mr. Kuykendall to give rebuttal comments.
Mr. Kuykendall clarified that there is no widening of the main road,
Upper Way West, going through there other than where his driveway
would turn in. He would like to be able to get off the road in a safe
manner and be able to have UPS and delivery trucks pull up to the
gate and be out of the road and also to be able to see uphill traffic
coming down.
Chairperson Lopez closed the public hearing and asked for Commission
comments or action.
Commissioner Tschopp heard someone say that this is not a road, but a
private driveway. He asked for clarification as to whether this is a public
access road or a private driveway. Mr. Stendell said that most of these
properties have the road going through their properties; however� he believed
each property had a 20-foot easement. Mr. Drell said yes, each one of the
five-acre parcels were granted with govemment patents and as part of them
there is a public easement in favor of the "public" around each one of the
parcels to guarantee that there is access from one parcel to another. In most
of them it also acknowledged that the location of them is not absolute and
they could be modified where it was required because of topography. So
technically,the public is everybody. Unfortunately,these govemment patents
weren't that rigorously written so there is some dispute over what they mean.
But they can be read as "the public" so they aren't private roads. One of the
things he urged property owners to initiate with the City was some sort of
definition of what they are and who is going to maintain them. But technically
the easements are to the public, which means all of us. We're using those
easements to put in trails.
Commissioner Tschopp knew the widening of the road was not germane to
the project tonight, but it seemed to be the concem of the neighbors and
there were different opinions. He asked who would instigate any changes to
the road. Mr. Drell said that was a good question. In this particular case, Mr.
Kuykendall is proposing improvements on his own property. He guessed the
City could take the lead in instigating this and say that as far as we are
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PALM DESERT PLANNING COMMISSION DECEMBER 19. 2006
concerned, it is a public road and then take responsibility for it. He thought
they had been reticent to do that and now that the number of people using
the road has increased, the values of these properties has become
significant enough to justif�r investing in that road. He urged the property
owners to organiie themselves and create an assessment district to agree
on an improvement strategy if there is in fact a demonstrated safety hazard
and more importantly, figure out some way it is going to be maintained in the
future. But it is a gray area.
Commissioner Tanner asked if the govemment patent left any room to make
that kind of decision. Mr. Hargreaves said they had to consider the context.
In those easements, the public is the public, the public generally. Mr. Drell
said that this wasn't a dedication to the City. Usually we get a specific
dedication to the City of Palm Desert, not to the federal govemment. It is
probably something that will have to be dealt with sooner or later. Typically
the City in these sorts of cases hopes for the initiative of the property owners
as opposed to the City trying to impose something and looking like the heavy
hand of the govemment forcing people to knuckle under the law of the west.
His feeling was that sooner or later to avoid these sorts of disputes that the
property owners should get together and agree on what they want and then
maybe come to the City and see how the City can participate.
Chairperson Lopez said that obviously it was a very good question and one
although not germane to this particular application this evening, he would
also request that if a Phase 2 should come before them, when it does they
should have a clarification as to what direction the owners have as it pertains
to the widening of the road (i.e., could one owner decide to widen one
section and the others not do anything, or if the City steps in). That needed
clarified as they move forward.
Relative to properties sold, Mr. Stendell said that the way they have written
the one-year time limit window, that would be passed onto any future land
owner. They have given the property owner one year to come back with
Phase 2 or retum the property to a natural state.
Commissioner Tschopp said he had one more question for the applicant.
Chairperson Lopez o e�ned the public hearing and asked the applicant to
come forward.
10
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MINUTES
PALM DESERT PLANNING COMMISSION DECEMBER 19. 2006
Given the value of the land and the ability to someday mitigate any problems
he runs into whether it was a septic tank or not, Commissioner Tschopp
assumed Mr. Kuykendall would proceed in some fashion to build a home.
Since they weren't getting the whole picture, he asked how important it was
to proceed on this part. Couldn't he come forward with a set of plans knowing
he would overcome the sewer problems at some point?
Mr. Kuykendall said it was a gamble. Once he started into some
drawings, and the quotes he was getting were as high as $160,000 to
design a house up there. Based on the hillside, the only area
available to him to reaUy make this a smooth hillside project and get
it approved, he would really need to know where he was going to be
percing before he designed anything. He might have to leach field,
which would take up 2,500-3,000 square feet with an infiltrator
system. He was hoping by getting a drill rig in there now that he can
bore down 26 feet and then he would be able to just tank and fit it,
which would only take up 800 square feet. It would be minimal. He
pointed out the flatter area out front and said his plans were to cut
that down 14 feet and nestle it down in there, but again, he might
have to go out to the tip of that to perc, he wasn't sure. He couldn't
access this property. It was a hike to just walk on this property. They
made a hiking trail and took all his neighbors in there and worked with
Mr. Drell over a year trying to come up with something. He and his
partner, Dave Baron, didn't want to gamble and would like to know
what they have and then pursue it. He said Mr. Lennon is aware of
what they're doing and might have a buyer for them. If they follow that
same architecture, he thought they could build a really nice home out
there.
Commissioner Tschopp indicated that his answer was that it could have a
significant impact on how he architecturally designs the house.
Mr. Kuykendall said yes.
Chairperson Lopez closed the public hearing and asked for comments or
action.
Commissioner Campbell thought the applicant was very conscientious of
what he is doing on the property and to the surrounding neighbors. It seemed
like he has enough experience to know what needs to be done and how it
11
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PALM DESERT PLANNING COMMISSION DECEMBER 19. 2006
needs to be done. She had no problem with having only Phase 1 in front of
them. If he goes though Phase 2, he has to spend so much money for
something he may not be able to build and if he can't build anything, he has
to return the property to its natural state. She moved for approval of the
project.
Commissioner Tschopp concurred and thought the applicar�t has done his
best to try to mitigate any problems to other areas of the hillside. He wished
the applicant good luck.
Commissioner Tanner and Chairperson Lopez concurred. Chairperson
Lopez asked for a second to the motion.
Action:
It was moved by Commissioner Campbell, seconded by Commissioner
Tanner, approving the findings as presented by staff. Motion carried 4-0.
It was moved by Commissioner Campbell, seconded by Commissioner
Tanner,adopting Planning Commission Resolution No.2429, recommending
to City Council approval of Case No. PP/HPD 05-17, subject to conditions.
Motion carried 4-0.
'D. Case No. ZOA 06-02 - CITY OF PALM DESERT, Applicant
Request for recommendation to City Council for approval of an
amendment to the Subdivision Ordinance, Title 26, and a
zoning ordinance amendment relating to residential
condominium conversion approvals.
Mr. Smith recalled that on September 26 the Commission initiated the zoning
ordinance amendment before them which is the residential condominium
conversion ordinance. As staff got into the document it became considerably
more complex than they first anticipated, so staff circulated to Commission
a draft of the ordinance and the recommendation was to take any comments
from the Commission and the public and come back at an appropriate date
with said revisions.
Basically,the amendme�ts to the subdivision ordinance itself are to keep the
two areas of the code consistent and it specifies the mapping process for
12
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