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HomeMy WebLinkAbout2015-05-19 PC Regular Meeting Agenda Packet CITY OF PALM DESERT PALM DESERT PLANNING COMMISSION PRELIMINARY MINUTES TUESDAY, APRIL 21, 2015 – 6:00 P.M. COUNCIL CHAMBER 73-510 FRED WARING DRIVE, PALM DESERT, CA 92260 ______________________________________________________________________ I. CALL TO ORDER Chair Ken Stendell called the meeting to order at 6:00 p.m. II. ROLL CALL Present: Commissioner Sonia Campbell Commissioner Nancy DeLuna Commissioner Joseph Pradetto Vice Chair John Greenwood Chair Ken Stendell Staff Present: Jill Tremblay, City Attorney Lauri Aylaian, Director of Community Development Tony Bagato, Principal Planner Kevin Swartz, Assistant Planner Christina Canales, Assistant Engineer Monica O’Reilly, Administrative Secretary III. PLEDGE OF ALLEGIANCE Vice Chair Greenwood led the Pledge of Allegiance. IV. SUMMARY OF COUNCIL ACTION Ms. Lauri Aylaian, Director of Community Development, summarized pertinent April 9, 2015, City Council actions. V. ORAL COMMUNICATIONS None PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION APRIL 21, 2015 2 G:\Planning\Monica OReilly\Planning Commission\2015\Minutes\4-21-15 min.docx VI. CONSENT CALENDAR A. MINUTES of the Planning Commission meeting of April 7, 2015. Rec: By Minute Motion, approve as presented. Upon a motion by Commissioner Campbell, second by Commissioner Pradetto, and a 5-0 vote of the Planning Commission (AYES: Campbell, DeLuna, Greenwood, Pradetto, and Stendell; NOES: None; ABSENT: None; ABSTAIN: 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 a recommendation to the City Council for approval of a Negative Declaration of Environmental Impact, a Development Agreement, a Change of Zone to establish a higher density, a Precise Plan of design, and Tentative Tract Map 36874 to subdivide 15.52 acres into 112 condominium units and common area amenities located at 38400 Portola Avenue. Case Nos. DA/CZ/EA/PP 15-15 & TTM 36874 (Portola PD, LLC., Applicant). Vice Chair Greenwood stated that he is employed by Prest Vuksic Architects and the applicant is a current client; therefore, he recused himself. Mr. Kevin Swartz, Assistant Planner, presented the staff report and noted that there are two new exhibits that were not in the agenda packet, and were given to the Commission prior to the meeting. He pointed out that one exhibit illustrates that turf is used on 4.1% of the landscapeable area for the entire property. Mr. Swartz stated that the applicant asked to change Condition of Approval No. 6 to read as follows: “If the presence of cultural resources is identified in the cultural resources inventory, an approved Native Cultural Resource Monitor shall be on- site during ground disturbing activities.” He said that staff is agreeable to the change and recommended approval (staff report is available at www.cityofpalmdesert.org). He offered to answer any questions. Commissioner Nancy DeLuna asked if there is going to be a homeowners’ association (HOA) or assessment district for the maintenance of common areas. Mr. Swartz responded that there will be an HOA. PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION APRIL 21, 2015 3 G:\Planning\Monica OReilly\Planning Commission\2015\Minutes\4-21-15 min.docx Commissioner Joseph Pradetto voiced his concern with water usage. He commented that he likes the project except for the turf and the pools. He stated that he does not want to vote for something that he is not 100% behind. He asked if the developer would consider a project without turf. Mr. Swartz deferred the question to the applicant. Commissioner Sonia Campbell inquired if the gate on Portola Avenue is only for emergency access. Mr. Swartz replied that it is correct. Chair Stendell asked how many guest parking spaces are available. Mr. Swartz said that there are 56 guest parking stalls. Chair Stendell also asked if the frontage road on Portola Avenue will have additional parking. Mr. Swartz replied that is correct. Chair Stendell voiced his concern with not enough parking for guests. He asked what the distance is from centerline of Frank Sinatra Drive to the centerline of the entrance street. He referred to the future development on the west side of Portola Avenue. Will the applicant for that property address the entrance to be in proximity to the project? Mr. Swartz responded that the property on the west side already has a tract map. He stated that there is enough room for two left turn pockets, one for each project. Chair Stendell referred to the gate on the golf path going to the golf course. He asked if that would be open at 6:00 a.m. and close at 9:00 p.m. Is it an automatic gate? Mr. Swartz deferred the question to the applicant. He noted that there are no traffic signals proposed at any of the locations. Commissioner DeLuna referred to the property across the street, and asked how many homes are proposed for that future project. Mr. Swartz replied that it was approved for 159 single-family homes. Chair Stendell declared the public hearing open and asked for any public testimony IN FAVOR or OPPOSITION. PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION APRIL 21, 2015 4 G:\Planning\Monica OReilly\Planning Commission\2015\Minutes\4-21-15 min.docx MR. RUDY HERRERA, partner with Family Development and manager for Portola PD, LLC, Palm Desert, California 92260, stated that he is excited to present The Retreat at Desert Willow and thanked City staff. He said that he will discuss issues that the Planning Commission might have with the project. Commissioner Pradetto asked the applicant to address his concern with the proposed turf and pools. MR. HERRERA communicated that he presented the new exhibit that illustrates only 4% of turf area in the entire landscapeable area. He also followed up with the Coachella Valley Water District (CVWD), and CVWD felt that they are far below the allowable water usage and the 4% is insignificant for the size of the project. He stated that the balance of having a splash of turf is critical to the landscape component to this community. Commissioner DeLuna commented that she does not have a problem with the 4% turf. She stated that she does not support artificial turf for the following reasons: 1) it uses more water; 2) it burns dogs’ feet; and 3) it is plastic and does not maintain well. She feels that 4% is de minimis in terms to the overall project, and it would create an ambience that would add attraction and allure to the project. Commissioner Pradetto expressed that he is not against turf. He stated that the project is only 4% away from none. Can they get there? He commented that four months before the governor’s mandatory water restrictions, he still would not be comfortable with the 4% turf, but now it is even more so. He stated that he would probably vote no if turf cannot be less than 4%. MR. HERREA stated that they are very conscious of the drought. The landscape palette and design lends itself to the drought. He asked Commissioner Pradetto what percentage goal would be palatable. Commissioner Pradetto responded that the percentage is deceptive because it is small and plays in the developer’s favor. He asked if ideally they can get away with no turf considering that the project is sitting on a golf course. MR. HERRERA commented that the exhibit is misleading in terms of the amount of turf. For that reason, he asked the landscape architect to do a hard calculation so that they know exactly how much turf they are talking about in percentage in the overall landscapeable area. He noted that the turf is not nearly as much as what you see in the big scheme of things. Mr. Herrera stated that the turf is vital to their landscape design. He said that they may be able to compromise to have a lower percentage so it is concentrated in more key areas, but not give it up altogether. Commissioner Pradetto asked the applicant what he meant by concentrating in key areas but not reduce the turf. PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION APRIL 21, 2015 5 G:\Planning\Monica OReilly\Planning Commission\2015\Minutes\4-21-15 min.docx MR. HERRERA replied that he means to not eliminate the turf but reduce the percentage. Commissioner Pradetto mentioned that the turf in the entrance way will give the visual impact that one would be looking for. MR. HERRERA said that they could compromise and key in where they do put the turf and maybe eliminate it in areas that are not going to be as impactful. He stated that he could work with City staff to come up with a 2½ percent overall turf area. Commissioner Pradetto stated that since the applicant stated 2½ percent, he would ask the Planning Commission if they agree to that amount or make that a condition. Chair Stendell remarked that they wait to discuss at the time to make a motion. Commissioner DeLuna inquired how much is 4% of turf. MR. HERRERA replied that the 4% is 17,000 square feet of the 441,000 square feet of landscapeable areas. He expressed that they are being sensitive to the drought. Commissioner Campbell clarified that the streets will be normal size, and there will be ample parking for cars besides the designated guest parking spaces. MR. HERRERA replied that is correct. He commented that Chair Stendell also had a concern with parking, and he noted that parking will be addressed in the covenants, conditions, and restrictions (CC&Rs). He also noted that they had an extensive traffic study done. They worked with staff and the Engineering Department on the location of the turn pockets from the distance between Frank Sinatra Drive, their development, and a future turn pocket for the other development. Mr. Herrera stated that the turn pockets fall within the guidelines and are supported by staff. Chair Stendell commented that one looks for opportunities to make something better. He said that he envisions himself living in this development. If he is going out to dinner, he would like to come out of the development and make a left-hand turn and go into town, which is the point he wanted to make. He asked the applicant what kind of gate there will be for the golf cart path to the golf course. MR. HERRERA responded that there will be gates on both ends, with a clicker to get access to the golf course. Chair Stendell inquired what the approximate HOA fees will be for the homeowners. PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION APRIL 21, 2015 6 G:\Planning\Monica OReilly\Planning Commission\2015\Minutes\4-21-15 min.docx MR. HERRERA said that the $75 monthly fee for the golf course will be paid inclusive in the HOA. He stated that they project the HOA fee to be approximately $400. Commissioner Campbell asked what will be the selling price for the condominiums. MR. HERRERA replied that market studies show that the starting selling price will be approximately $400,000. Commissioner DeLuna asked if the HOA fee includes trash pick-up, cable, yard maintenance, and security at the gates? MR. HERRERA responded that the development will not be a manned security gate. The HOA will include amenities commonly found in HOA communities, which they have not yet defined. Commissioner DeLuna inquired if the development will have restricted access. MR. HERRERA replied yes. MR. VINCENT BARBATO, partner with Family Development, Palm Desert, California 92260, asked Commissioner Pradetto to consider a few things about the turf usage. He stated that in contrast most communities probably have five times more turf. He also stated that there is a drought, and they have to be sensitive to that issue. However, he pointed out that from a Palm Desert standpoint, the city has been very responsible with a relatively low amount of turf. He stated that the turf adds to the resort community lifestyle, and it was also considered because of what Commissioner DeLuna mentioned with pets and their well-being. This will be a community of active empty nesters with not many children; however, there will be a lot of dogs. He stated that if they were to replace some of the turf areas, he thinks it would be shortsighted. He said that to think that means no water usage; however, there could be flower beds and shrubs that will be using water as well. He stated that 4% is a small fraction of what a normal community has, and he believes that this development is something that the Palm Desert could be proud to say that they were very sensitive to the drought issues. He asked Commissioner Pradetto to give some thought to the 4%. Lastly, he noted that they took the time to pattern the proposed development to the Desert Willow architecture. With no further testimony offered, Chair Stendell declared the public hearing closed. Commissioner Pradetto thanked Mr. Barbato for his comments. He said that he wanted to be convinced for this proposed project because turf was a concern to him. He said that he had not considered the dog issue. However going forward, he would like to encourage staff that this is a great project, and it should be used as a template and to aim for zero turf but concede where it is necessary. PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION APRIL 21, 2015 7 G:\Planning\Monica OReilly\Planning Commission\2015\Minutes\4-21-15 min.docx Commissioner Campbell commented that it is a very impressive project. She liked the architecture and square footage of the units. She stated that she is comfortable with the 4% turf, especially if the applicant received approval from the CVWD. Commissioner DeLuna moved, by Minute Motion, to recommend to the City Council for approval of a Negative Declaration of Environmental Impact, a Development Agreement, a Change of Zone to establish a higher density, a Precise Plan of design, Tentative Tract Map 36874 to subdivide 15.52 acres into 112 condominium units and common area amenities located at 38400 Portola Avenue, with the amendment to Condition of Approval No. 6 to read as follows: “If the presence of cultural resources is identified in the cultural resources inventory, an approved Native Cultural Resource Monitor shall be on-site during ground disturbing activities.” Motion was seconded by Commissioner Campbell and carried by a 4-0-1 vote (AYES: Campbell, DeLuna, Pradetto, and Stendell; NOES: None; ABSENT: Greenwood; ABSTAIN: None). Commissioner Campbell moved, by Minute Motion, to waive further reading and adopt Resolution No. 2648, recommending to the City Council approval of a Negative Declaration of Environmental Impact, a Development Agreement, a Change of Zone, a Precise Plan, and Tentative Tract Map 36874, subject to conditions. Motion was seconded by Commissioner DeLuna and carried by a 4-0-1 vote (AYES: Campbell, DeLuna, Pradetto, and Stendell; NOES: None; ABSENT: Greenwood; ABSTAIN: None). Chair Stendell thanked Mr. Herrera, and said that it would be a nice addition to the community. X. MISCELLANEOUS None XI. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES None B. PARKS & RECREATION None C. GENERAL PLAN UPDATE TECHNICAL WORKING GROUP None XII. COMMENTS None PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION APRIL 21, 2015 8 G:\Planning\Monica OReilly\Planning Commission\2015\Minutes\4-21-15 min.docx XIII. ADJOURNMENT Upon a motion by Commissioner Campbell, second by Vice Chair Greenwood and a 5-0 vote of the Planning Commission (AYES: Campbell, DeLuna, Greenwood, Pradetto, and Stendell; NOES: None; ABSENT: None; ABSTAIN: None), Chair Stendell adjourned the meeting at 6:45 p.m. KEN STENDELL, CHAIR ATTEST: LAURI AYLAIAN, SECRETARY PALM DESERT PLANNING COMMISSION MONICA O’REILLY, RECORDING SECRETARY