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HomeMy WebLinkAbout2014-03-04 PC Regular Meeting Agenda Packet CITY OF PALM DESERT PALM DESERT PLANNING COMMISSION PRELIMINARY MINUTES TUESDAY, FEBRUARY 18, 2014 – 6:00 P.M. COUNCIL CHAMBER 73-510 FRED WARING DRIVE, PALM DESERT, CA 92260 ______________________________________________________________________ I. CALL TO ORDER Chair Roger Dash called the meeting to order at 6:00 p.m. II. ROLL CALL Present: Commissioner Nancy DeLuna Commissioner John Greenwood Commissioner Sonia Campbell Vice Chair Ken Stendell Chair Roger Dash Staff Present: Jill Tremblay, City Attorney Lauri Aylaian, Director of Community Development Tony Bagato, Principal Planner Eric Ceja, Associate Planner Kevin Swartz, Assistant Planner Christina Canales, Assistant Engineer Monica O’Reilly, Administrative Secretary III. PLEDGE OF ALLEGIANCE Vice Chair Ken Stendell led the Pledge of Allegiance. IV. SUMMARY OF COUNCIL ACTION Ms. Lauri Aylaian, Director of Community Development, reported that at the meeting of February 13, the City Council reappointed Vice Chair Stendell to the Planning Commission for a four-year term. PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 18, 2014 2 G:\Planning\Monica OReilly\Planning Commission\2014\Minutes\2-18-14 min.docx V. ORAL COMMUNICATIONS None VI. CONSENT CALENDAR A. MINUTES of the Planning Commission meeting of January 21, 2014. Rec: By Minute Motion, approve as presented. B. REQUEST FOR CONSIDERATION of a lot line adjustment to combine Lots 38 & 39 into one parcel (APN 771-540-017 & 771-540-016) at Ironwood Country Club. Case No. PMW 13-442 (Jack and Carissa Schlosser, 11215 Cashmere Street, Los Angeles, CA 90049, Applicant). Rec: By Minute Motion, approve a lot line adjustment, Case No. PMW 13- 442. Upon a motion by Commissioner Campbell, second by Commissioner DeLuna, and a 5-0 vote of the Planning Commission (AYES: Campbell, Dash, DeLuna, Greenwood, and Stendell; NOES: None), the Consent Calendar was approved as presented. VII. CONSENT ITEMS HELD OVER None VIII. NEW BUSINESS None IX. PUBLIC HEARINGS A. REQUEST FOR CONSIDERATION of modifications to an approved grading plan regarding pad height elevations and construction of 211 new units on Lot 1 of Tract Map 36404 within Villa Portofino (APN 622-020-094). Case No. PP 13-279 (Comstock Homes & Associate Development Company, Inc., 321 12th Street, Manhattan Beach, CA 90266, Applicant). Mr. Kevin Swartz, Assistant Planner, reported that Villa Portofino is located on the southwest corner of Country Club Drive and Portola Avenue. The project consists of 161-bed skilled nursing facility, a 150-bed assisted living facility, 288 villa units, and 182 casita units. He presented photos of plans and exhibits. On October 12, the City Council approved Tentative Tract Map 36404 that included the dedication of right-of-way along Portola Avenue, and provided for legal subdivision. He stated that Comstock Homes is proposing to modify the approved grading plan for Lot 1 in regards to pad height elevations for 12 pads. The proposed modification is to accomplish drainage without importing soil. The PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 18, 2014 3 G:\Planning\Monica OReilly\Planning Commission\2014\Minutes\2-18-14 min.docx applicant was anticipating accepting excess dirt from Lot 2; however, the applicant and the owner of Lot 2 did not come to an agreement to use the excess dirt from Lot 2 on Lot 1. He said that the site revisions and drainage are the reasons that some pad heights have increased. Mr. Swartz referred to the grading plan and pointed to the 12 pads that will be increasing. Staff believes that the pad height increases will not impact the existing and/or future homeowners. All buildings proposed on those pads are single-story and have an overall height of 17 to 18 feet. He stated that the applicant is also proposing to construct 211 units, which are 23 fewer units that previously approved on Lot 1. The buildings will be identical to the buildings currently being constructed on Lot 5, and landscaping will consist of natural desert theme with species requiring minimal water usage. He noted that the Architectural Review Commission approved the home designs and landscape plans. Staff recommended approval of the modifications and construction of 211 units. He offered to answer any questions. Commissioner Nancy DeLuna asked if all the properties on the elevated lots are one story. Mr. Swartz replied that is correct. Commissioner DeLuna also asked if it correct to say that residents from Casa Blanca or Villa Portofino will not be able to see into each other’s homes. Mr. Swartz replied that is correct. Vice Chair Stendell inquired when improvements to Portola Avenue will occur. Mr. Swartz responded that the improvements are part of the Development Agreement. He said that improvements will occur when the applicant begins to build the units. Vice Chair Stendell asked if the secondary access temporary road would become a permanent road. Mr. Swartz replied that is correct. Chair Dash inquired if the utility poles will be relocated with the widening of Portola Avenue. Mr. Swartz replied that staff spoke to Southern California Edison, and they said to leave the poles where they are. The utility poles are not proposed to be moved underground at this time. Commissioner DeLuna inquired if the widening of Portola Avenue would affect the fire station. Mr. Swartz replied no. PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 18, 2014 4 G:\Planning\Monica OReilly\Planning Commission\2014\Minutes\2-18-14 min.docx Chair Dash declared the public hearing open and asked for any public testimony IN FAVOR or OPPOSITION. MR. JEFF MALONE, Project Manager for Comstock Homes, 321 12th Street, Manhattan Beach, California 90266, expressed that they are excited to get started on the project. He said that they have had a great response to the existing units, and they have people waiting for the new units. He offered to answer any questions. Commissioner Sonia Campbell asked what the prices for the new units are. MR. MALONE responded that prices will be similar to the other units. Vice Chair Stendell inquired if the Water Quality Management Plan (WQMP) has been filed and approved. Mr. Swartz responded that the plan is currently in the third plan check, and it has not been preliminary approved. He noted that the applicant is “at risk” coming to the Planning Commission. MR. ALAN PLOTT, 73520 Terraza Drive, Palm Desert, California 92260, asked what will be up against the homes along the Sonata Development. He mentioned that originally it was going to be a greenbelt three-par golf course. Mr. Swartz stated that the project was never approved for a golf course. Ms. Aylaian commented that some areas were going to be retention basins with some green landscape, but a golf course was not part of it. MR. ALAN PLOTT inquired about the height of the retention basin. MR. JULIAN DE LA TORRE, MSA Consulting Engineering, 40-710 Baranda Court, Palm Desert, California 92260, communicated that the site drains from the north to the south (Country Club Drive to the retention basins). He said the basins are designed to capture the flow that generates from the rooftops and the green areas from Villa Portofino. He also said that the homes that are designed along the south are in compliance with the pad elevations on the previous grading plan that was submitted in 2012. The pads are not down at the same level as the homes to the south. He noted that the water coming from the proposed units will drain down towards the wall; however, there will be a swale that captures the water. MR. PLOTT asked how long the retention basin will be. MR. DE LA TORRE responded that the size of the basin will be 120 to 150 feet long. MR. PLOTT asked if there will be any homes behind the Sonata Development. PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 18, 2014 5 G:\Planning\Monica OReilly\Planning Commission\2014\Minutes\2-18-14 min.docx MR. DE LA TORRE replied that about 10 units will be behind the Sonata Development. MR. PLOTT asked how far the units will be from Sonata’s back walls. MR. DE LA TORRE replied that the units will be a minimum 20 feet away from the wall, and many units stagger between 20 to 24 feet. Chair Dash interjected that the three minutes for remarks has expired. Ms. Aylaian communicated that the purpose of the Planning Commission accepting public testimony is for the Commission to hear from parties who either support or oppose the project. She suggested that Mr. Plott meet with Mr. De La Torre to get answers to general questions. MS. PEGGY MARSHALL, 403 Piazza San Michele, Palm Desert, California 92260, stated that the homeowners at Villa Portofino have been pleased working with Comstock. Comstock Homes has been receptive to their comments and concerns. She hopes that the City allows Comstock to move forward. With no further testimony offered, Chair Dash declared the public hearing closed. Commissioner Campbell moved, by Minute Motion, approving the construction of 211 units, plus modifications to an approved grading plan regarding pad height elevations for 12 pads on Lot 1 of Tract Map 36404 within Villa Portofino. Motion was seconded by Vice Chair Stendell and carried by a 5-0 vote (AYES: Campbell, Dash, DeLuna, Greenwood, and Stendell; NOES: None). Commissioner Campbell moved, by Minute Motion, to waive further reading and adopt Resolution No. 2617, subject to conditions. Motion was seconded by Vice Chair Stendell and carried by a 5-0 vote (AYES: Campbell, Dash, DeLuna, Greenwood, and Stendell; NOES: None). B. REQUEST FOR RECOMMENDATION to the City Council for consideration to remove Condition No. 9, which required the developer to enter into a housing agreement with the City of Palm Desert for PP/CUP 05-22 and TT 34179. Case No. PP 14-010 (GID Monterey, LLC, 3470 Wilshire Boulevard, Suite 1020, Los Angeles, CA 90010, Applicant). Commissioner DeLuna recused herself to avoid any possible appearance of impropriety because she works for an affordable housing developer. Mr. Eric Ceja, Associate Planner, reported that the existing approved project is for 247-units at Monterey Ridge located on the northeast corner of Gateway Drive and Dick Kelly Drive. He stated that when the project was originally entitled in 2006, there was a condition (No. 9) that required the developer to enter into an agreement with the City of Palm Desert to reserve 20 percent of the units for moderate-income housing. He said the developer is requesting that the housing PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 18, 2014 6 G:\Planning\Monica OReilly\Planning Commission\2014\Minutes\2-18-14 min.docx agreement be terminated. In exchange for the removal of the condition, the developer is proposing to install a solar energy system serving the community pool and clubhouse, and solar energy systems on 20 percent of the remaining units. Mr. Ceja stated that staff supports removing Condition No. 9 as the sale prices of current units are lower than the prices set in the agreement, and recommended moving it forward to the City Council. He offered to answer any questions. Vice Chair Stendell asked if affordability is a dollar amount or a percentage of a person’s income. Mr. Ceja responded that it is a percentage of a person’s income. Ms. Aylaian added that typically affordability is determined as a percentage on one’s income relative to the average median income for Riverside County. She mentioned that Condition No. 9 is unusual since it calls out for a dollar amount and not just percentages. Vice Chair Stendell asked how many units are to be built. Mr. Ceja responded that 247 units were approved, and 20 have been built. Chair Dash declared the public hearing open and asked for any public testimony IN FAVOR or OPPOSITION. MR. ROB BERNHEIMER, representative for GID Monterey, LLC, 45-025 Manitou Drive, Suite 3, Indian Wells, California 92210, stated that GID purchased the project from a bank after the bank took it over from the developer that entered into the agreements with the City. He said that they are in full agreement with staff’s recommendation, and they would like to move the project forward. He mentioned that the agreement only focused on median income housing. It did not focus on low and very low housing. Mr. Bernheimer said he met with City staff, and the City’s study shows that it is not going to have a problem meeting its requirements for median housing. He stated that the Monterey Ridge project will not help the City with affordable housing and is of no benefit. Therefore, the applicant came up with the idea of proposing to install a solar energy system that would benefit the Monterey Ridge community. He offered to answer any questions. Vice Chair Stendell asked if Monterey Ridge will offer an option to retrofit units for a solar system. MR. BERNHEIMER responded that every unit will be pre-wired with a conduit for the installation of solar panels. He noted that not 100 percent of the units are able to have solar panels due to the common roof and not enough space. Commissioner Campbell asked how many units will be built. PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 18, 2014 7 G:\Planning\Monica OReilly\Planning Commission\2014\Minutes\2-18-14 min.docx MR. BERNHEIMER replied 227. He mentioned that 20 units have been built, and noted that four of the units built have solar panels. Vice Chair Stendell asked if there is a trend in outfitting all the units and make it a standard package as an option. MR. BERNHEIMER responded that it is possible; however, it will be the builder’s decision on how to package and market it. With no further testimony offered, Chair Dash declared the public hearing closed. Vice Chair Stendell commented that as far as the solar aspect to help create less dependency on the grid system will benefit the overall community and is in favor. Vice Chair Stendell moved, by Minute Motion, recommending to the City Council approval of Precise Plan 14-010 to remove Condition No. 9 for PP/CUP 05-22 and TT 34179. Motion was seconded by Commissioner Greenwood and carried by a 4-0-1 vote (AYES: Campbell, Dash, Greenwood, and Stendell; NOES: None; ABSENT: DeLuna). Vice Chair Stendell moved, by Minute Motion, to waive further reading and adopt Resolution No. 2618, subject to conditions. Motion was seconded by Commissioner Greenwood and carried by a 4-0-1 vote (AYES: Campbell, Dash, Greenwood, and Stendell; NOES: None; ABSENT: DeLuna). X. MISCELLANEOUS None XI. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES Vice Chair Stendell reported that the Art in Public Places Commission (AIPP) selected three sculptures for a community vote to purchase one sculpture to be permanently placed in the City. He said that the City Council denied the painting of a traffic signal box sponsored by Renova located on Highway 74 and El Paseo. AIPP approved a traffic signal cabinet to be painted located at College of the Desert and Fred Waring Drive. He said AIPP also approved the consideration to add an artist to the registry. In addition, AIPP denied accepting the sculpture from the YMCA due to the cost to repair exceeding the value of the art. He reported that the gallery opening was a success, applications are being accepted for docents, and the Public Art Documentary Film series are being shown at University of California Riverside (February 20, March 20, and April 17). He commented that a rock sculpture at Desert Gateway that was hit by a car is being repaired. Last, he said that the Coachella Valley Water District is in the process of painting a mural on their outside wall, and recommended that the Planning Commission drive by to take a look at it. He noted that it is not complete. PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 18, 2014 8 G:\Planning\Monica OReilly\Planning Commission\2014\Minutes\2-18-14 min.docx PARKS & RECREATION None XII. COMMENTS Commissioner Greenwood asked staff how many pieces of art the City owns. Vice Chair Stendell said he will ask at the next AIPP meeting. Commissioner Greenwood asked if the City maintains art purchased by the City. Ms. Aylaian replied that the City maintains the art for as long as it lasts. Vice Chair Stendell commented that the art on El Paseo is on a loan program for a two-year exhibition period. Commissioner Campbell added that some art pieces on El Paseo are bought by private parties. Commissioner Greenwood said that when a project is conditioned to have an art piece, he asked if the owner picks the art piece or does the owner put money into a fund. Does the City have control of on the location of art? Ms. Aylaian responded that an owner/developer is required to put money into the fund. If the owner/developer wants the art located on their property, they may apply to do so. XIII. ADJOURNMENT Upon a motion by Vice Chair Stendell, second by Commissioner DeLuna, and a 5-0 vote of the Planning Commission (AYES: Campbell, Dash, DeLuna, Greenwood, and Stendell; NOES: None), Chair Dash adjourned the meeting at 6:50 p.m. ROGER DASH, CHAIR ATTEST: LAURI AYLAIAN, SECRETARY PALM DESERT PLANNING COMMISSION