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HomeMy WebLinkAbout2018-02-06 PC Regular Meeting Minutes CITY OF PALM DESERT PALM DESERT PLANNING COMMISSION MINUTES TUESDAY, FEBRUARY 6, 2018 — 6:00 P.M. COUNCIL CHAMBER 73-510 FRED WARING DRIVE, PALM DESERT, CA 92260 I. CALL TO ORDER Chairman Joseph Pradetto called the meeting to order at 6:00 p.m. II. ROLL CALL Present: Absent: Commissioner Nancy DeLuna Commissioner Lindsay Holt Commissioner John Greenwood Vice Chairman Ron Gregory Chairman Joseph Pradetto Staff Present: Jill Tremblay, Assistant City Attorney Ryan Stendell, Director of Community Development Eric Ceja, Principal Planner Ron Moreno, Senior Engineer/City Surveyor Monica O'Reilly, Administrative Secretary III. PLEDGE OF ALLEGIANCE Chairman Joseph Pradetto led the Pledge of Allegiance. IV. SUMMARY OF COUNCIL ACTION None V. ORAL COMMUNICATIONS None MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 6, 2018 VI. CONSENT CALENDAR A. MINUTES of the Regular Planning Commission meeting of December 19, 2017. Rec: Approved as presented. Upon a motion by Commissioner DeLuna, second by Vice Chairman Gregory, and a 4-0-1 vote of the Planning Commission, the Consent Calendar was approved as presented (AYES: DeLuna, Greenwood, Gregory, and Pradetto; NOES: None; ABSENT: Holt). VII. CONSENT ITEMS HELD OVER None Vill. NEW BUSINESS None IX. PUBLIC HEARINGS A. REQUEST FOR CONSIDERATION of an amendment to Condition of Approval No. 10 for Tentative Tract Map 36351 and Precise Plan 14-170; and approve new architectural elevations for one- and two-story homes for the subdivision located at the southwest corner of Dinah Shore Drive and Dick Kelly Drive. Case Nos. PP 14-170 and/TTM 36351 Amendment No. 1 (Ponderosa Homes II, Inc., Pleasanton, California, Applicant). Principal Planner Eric Ceja presented the staff report (staff report is available at www.cityofpalmdesert.org). He pointed out that the applicant has agreed to no more than 50 percent of all homes may be two stories in height and no corner lots shall be two stories. At the end of his report, he offered to answer any questions. Commissioner Nancy DeLuna said there would be a multi-family site that would allow for three-story apartments. She asked what the height restriction is for the three-story apartment project. Mr. Ceja replied 40 feet. Commissioner DeLuna asked how tall are the proposed two-story homes. Mr. Ceja replied that the two-story homes will range from 24 to 28 feet. Chairman Pradetto declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. 2 GAPlanning\Monica OReilly\Planning Commission\2018\Minutes\2-6-18.docx MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 6, 2018 MR. RICK ROSENBAUM, Ponderosa Homes, LLC., Pleasanton, California, thanked Mr. Ceja for the comprehensive staff report. Mr. Rosenbaum provided a PowerPoint presentation of the proposed project. He mentioned they would make sure that no more than 30 percent of each plan would be built into the overall project. He also mentioned that a maximum of three two-story homes would be plotted on consecutive lots. For the two-story elements that are 10 feet apart, they would try to minimize those where they can so they can have a larger separation where the driveway locations and the utilities allow for it. Lastly, they are ready to start grading, roads, and site improvements in 60 to 90 days. Once the architecture is approved and working drawings are complete, the homes could start being constructed by the third or fourth quarter of 2018. He offered to answer any questions. Vice Chairman Ron Gregory mentioned he had a concern with the 15-foot setback from the front curb face. He asked if people are expected to park their cars in the driveway would their cars hang out into the street. MR. ROSENBAUM clarified that the 15-foot setback is to the front of the house, but a minimum of 20 feet to the front of the garage. With respect to the concerns expressed by the existing homeowners, Vice Chairman Gregory noted there is more of a grade change towards the west than the east. He inquired if three of the two-story homes that are next to one another could be shifted towards the west because the grade change would absorb some of the height differentials. MR. ROSENBAUM responded that they would like the flexibility to plot the homes based on the market demands. He said they do not have a set site plan that shows which plan will go on each lot. For that reason, they offered the maximum of 50 percent of two-story homes. He stated they are open to a recommendation by the Commission. Vice Chairman Gregory commented that he has not seen a proposed development with such eclectic elevations; not that it is wrong but it is unusual. He asked for the reason of having eclectic elevations. MR. ROSENBAUM agreed that the elevations are unusual. He explained that they embrace a contemporary look. They felt their homes could appeal to older and younger buyers to create a community that has a mix of residents. Therefore, the architecture reflects what they think the community would be. Vice Chairman Gregory mentioned that one of the pop-ups appears to have a hybrid of different architectural elements on one elevation and referred to Elevation B as one example. He is concerned that it looks neither here or there and knows that the project has gone through the Architectural Review Commission (ARC). He said the element is also unusual. 3 CiPlanning\Monica OReilly\Planning Commission\2018\Minutes\2-6-18.docx MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 6, 2018 MR. ROSENBAUM commented that the contemporary architectural style with the pop-up is more of a challenge; however, he felt they did a good job. He explained there is a traditional element on the front with a shed sloping roof frontward. He mentioned they had a sixth plan that had a pop-up on top, but they could not get that one to work so they decided to scrap the plan based on the ARC feedback. Vice Chairman Gregory asked what were the ARC comments regarding themes carried through with the selection of materials. He said it is difficult to see the articulation of the faces on the elevations. MR. ROSENBAUM replied that the comments made by the ARC were complimentary of the contemporary style except for the sixth plan that they scrapped. Mr. Ceja reaffirmed that the ARC was complimentary to all the units. He stated the comments ARC made were in regard to the minutia of the details of the homes. The ARC clarified exactly what they wanted to see on the building plans so they could review those details. Commissioner DeLuna hoped that the two-story homes are not clustered in one area. She would like to see the two-story homes interspersed within the project and asked the applicant if that is their plan. MR. ROSENBAUM replied yes. He noted that the development standards state that they cannot have more than three two-story homes in a row and no more than 50 percent on a street. Chairman Pradetto asked if the 50 percent request came from the applicant or was it negotiated between the applicant and the City. MR. ROSENBAUM said that the comment came from the ARC since they only had a site plan in front of them and only approving the architecture. The ARC agreed to have the flexibility to adapt to the market was a good concept; therefore, he came back with the development standards. Chairman Pradetto clarified that the 50 percent would depend on the buyer mix and what the buyer is asking for. MR. ROSENBAUM replied that is correct. Chairman Pradetto asked staff if the Millennium project is similar to the proposed project. Mr. Ceja responded the Genesis at Millennium also has some eclectic contemporary architecture. 4 G\Planning\Monica OReilly\Planning Comm ission\2018\Minutes\2-6-18.docx MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 6, 2018 Chairman Pradetto asked if Genesis has a 50 percent maximum for two-story homes. Mr. Ceja replied no. However, Genesis is a community that includes one- and two- story units. Chairman Pradetto asked the applicant if they are developing the multi-family lot. MR. ROSENBAUM responded that they own the multi-family lot. However, they are not traditionally multi-family developers. He said their thought is to first get the single-family component under construction and potentially market the multi-family site for sale or develop themselves. Chairman Pradetto asked Mr. Rosenbaum if he foresees the site being a multi- story product. MR. ROSENBAUM replied most likely yes. Commissioner DeLuna inquired if the multi-family project is conditioned to be up to three stories and possibly a 40-foot structure. MR. ROSENBAUM replied that is correct. Commissioner John Greenwood pointed out, there is a scenario where there could potentially be two, two-story homes with a 10-foot setback. MR. ROSENBAUM replied that is correct. He explained the homes have the two- story elements on the property line and the driveways are on the left. He stated they would strive to potentially flip those homes where the driveway could be on the other side. There would be some locations where the driveways would not be flipped. Commissioner Greenwood asked if they have those units in reverse floor plans. MR. ROSENBAUM answered that they do. MS. CAROLINE DAVIDIAN, Picasso Drive, Palm Desert, California, stated she is a homeowner in The Gallery. When she bought her home, she was told the plans for development behind her property were only approved for single-family homes and that is the way she wants it to stay. She said she drove two hours to be present for the public hearing. Therefore, she requested that the Planning Commission continue this item so the homeowners in The Gallery could meet with the developers to see firsthand what they are developing and the exact location. She understood the proposed project would be modified to two-story homes as well as three-story affordable housing. She stated she purchased her home for two reasons, for privacy and the beautiful mountain views and voiced that she does 5 GAPlanning\Monica OReilly\Planning Commission\2018\MinutesT-6-18.docx MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 6, 2018 not want either of them compromised, She does not want two- or three-story buildings behind her property. If the developer wants to build two- or three-story buildings, she said the developer should pick a different lot to do so. She also said the residents from The Gallery will not have a problem if the developer were to keep the original plans of single-story homes. Additionally, she said the proposed affordable housing would bring down the value of her home. The Gallery was built before the proposed new development and the residents have the right to voice their opinions to oppose the modification. MR. ROSENBAUM made clear that they are not proposing three-story homes. Vice Chairman Gregory clarified when The Gallery was constructed, the Zoning Code allowed for two-story homes and the developer elected to build single-story homes. Mr. Ceja replied that is correct. Vice Chairman Gregory asked if the current Zoning Code allows for the construction of two-story buildings on the proposed project site. Mr. Ceja replied that is correct. MR. MIKE REED, Picasso Drive, Palm Desert, California, stated when he purchased his home in 2014, he was told that there would be single-story homes built behind his home. He expressed the proposed two-story homes is an issue for all the residents on the block. He mentioned the developer is going to build two- story homes in an area where the electricity grid is already maxed out, which will cause more blackouts. He asked if the developer plans on using The Gallery entrance/exit located at the east end of the project. Lastly, he voiced his concern about losing his mountain views. With no further testimony offered, Chairman Pradetto declared the public hearing closed. Vice Chairman Gregory said he would like to clarify the concern regarding access at the southeast corner of the property. He asked if the entrance/exit access would be open to residents of the proposed project or only for emergency services. Chairman Pradetto reopened the public hearing to address Vice Chairman Gregory's question. Mr. Ceja replied that the access on the southeast corner is only for emergency vehicle access. With no further testimony offered, Chairman Pradetto declared the public hearing closed. Vice Chairman Gregory stated he had one more question for the applicant. 6 GAPlanning\Monica OReilly\Planning Commission\2018\Minutes\2-6-18.docx MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 6, 2018 Chairman Pradetto re-opened the public hearing. Vice Chairman Gregory commented that residents are concerned with the height of the buildings. He noted that the applicant could be open to where the two-story homes are constructed. He said the greatest impingement on views is where the difference in grade is more minimal, which is towards the east side. He asked how many lots might be less than six feet. MR. ROSENBAUM responded that lots 58 and 59 are approximately six to seven feet lower and as you go towards the east it is four feet. Therefore, there are about six or seven lots that the grade might be six to seven feet less. He said he is willing to look at those lots and limit the number of two-story homes in that area. Vice Chairman Gregory stated he asked the question because the applicant has a willingness to be sensitive to the concerns made by the residents. He made clear that no one in the City has the right to a view even though people think they do. However, a little sensitivity would go a long way without the applicant losing the number of units. MR. ROSENBAUM asked if Vice Chairman Gregory if he is proposing no two-story homes or limiting the number of two-story homes to one or two in the area of lots 58 and 59. Vice Chairman Gregory asked what the total number of homes in the proposed project. MR. ROSENBAUM replied 111 homes. Vice Chairman Gregory asked how many homes are in the area where the lot differential is minimal. MR. ROSENBAUM replied six to seven lots. To make the Planning Commission feel good and if it makes the neighborhood feel like they are being listened to, he agreed to not constructing two-story homes on lots 58 through 64. Commissioner Greenwood asked the applicant if they are open to a condition to give the flexibility to build the units that they wish; however, have a reverse floor plan so there is not a tight situation with a 10-foot setback in two, two-story units. MR. ROSENBAUM responded that is what he tried to propose without locking himself into a condition. He noted there are a few locations where the driveways are abutting each other. He said he does not know how the Planning Commission could recommend a condition that can be enforced. Mr. Rosenbaum stated they will reverse the units where the driveway location will allow it. With no further testimony offered, Chairman Pradetto declared the public hearing closed. 7 GAPlanning\Monica OReilly\Planning Commission\2018\Minutes\2-6-18.docx MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 6, 2018 Commissioner Greenwood asked the Commission how they felt about the tight lots. Vice Chairman Gregory asked Commissioner Greenwood if he is inclined to ask the applicant to reduce the 50 percent maximum of the two-story units. If his suggestion of not constructing two-story homes on lots 58 through 64, it would increase the number of two-story units in the rest of the development. Commissioner Greenwood inquired if they are looking at the lots adjacent to The Gallery and the lots behind them (lots in the 70 series). Vice Chairman Gregory responded he is looking at the lots closest to The Gallery. He did not feel there would be a problem with the lots on the north side. Commissioner Greenwood asked if they are looking at lots 65 through 60 to be single-story units. Vice Chairman Gregory replied lots 58 through 65. After watching the Super Bowl, Commissioner DeLuna commented that the differential between the proposed homes and the existing homes is at about the 30-yard line of a football field. She said not only is the Planning Commission looking at a grade change, they are looking at quite a space in between the homes that sit back from The Gallery. She stated the space mitigates to a certain degree in regard to the concern with proximity. Vice Chairman Gregory replied space does mitigate to a certain degree, but it is open to a different interpretation. His point is that the Planning Commission has an opportunity to use their subjectivity as Commissioners, as opposed to a rule would be followed. However, the developer indicated he is willing to adapt to some of the concerns and seems like an easy compromise. Commissioner DeLuna felt the developer has been sensitive to the needs of the neighborhood and the Planning Commission should recognize that the developer is trying to work with the existing neighbors. She stated you can never please everybody. Chairman Pradetto asked if Vice Chairman Gregory would like to recommend a condition for lots 58 through 65. Vice Chairman Gregory replied yes. He recommended that a condition is imposed for lots 58 through 65 to be one-story buildings. If the 50 percent maximum is maintained for the number of two-story buildings, the buildings should be relocated elsewhere as long they do not exceed three in a row. 8 GAPlanning\Monica OReilly\Planning Commission\2018\Minutes\2-6-18.docx MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 6, 2018 Chairman Pradetto clarified that the motion included staff's recommendations and adding Vice-Chairman Gregory's recommendation, which would be Condition of Approval No. 13. He asked the Planning Commission if there is a second to the motion. Commissioner DeLuna seconded the motion. Vice-Chairman Gregory asked if they are incorporating Commissioner Greenwood's comment regarding reversing floor plans. Commissioner Greenwood asked for staff's thoughts on reverse floor plans for the tight lots. Mr. Stendell stated that Commissioner Greenwood could recommend two-story homes to have a minimum setback of 20 feet. However, there may be some situations where there is a conflict and staff could figure that out. Commissioner Greenwood proposed that the two-story homes must have a minimum 20-foot setback. Chairman Pradetto noted Commissioner Greenwood's recommendation would be Condition of Approval No. 14 and an amendment to the motion. Vice Chairman Gregory concurred to amending the motion. Commissioner DeLuna also concurred to amending the motion. With no further discussion, Chairman Pradetto called for a vote. Vice Chairman Gregory moved to waive further reading and adopt Planning Commission Resolution No. 2716, approving Case Nos. PP 14-170/TTM 36351 Amendment No. 1, subject to conditions with the addition of the following two conditions: 1) no two-story units are allowed on lots 58-65 as identified on the tract map; and 2) adjacent two-story homes shall have a minimum separation of 20 feet between the two- story elements. Motion was seconded by Commissioner DeLuna and carried by a 4-0-1 vote with Commissioner Holt ABSENT (AYES: DeLuna, Greenwood, Gregory, and Pradetto; NOES: None; ABSENT: Holt). X. MISCELLANEOUS None 9 GAPlanning\Monica OReilly\Planning Commission\2018\Minutes\2-6-18.docx MINUTES PALM DESERT PLANNING COMMISSION FEBRUARY 6, 2018 XI. COMMISSION MEETING UPDATES A. ART IN PUBLIC PLACES None B. PARKS & RECREATION Mr. Stendell reported that the Parks & Recreation Commission discussed the CV Link project. XII. COMMENTS Commissioner DeLuna thanked the applicant for doing business in Palm Desert. MR. JONATHAN CHAN, Palm Desert, California, informed the Commission of the Residential Solar Preference ordinance that recently passed in the City of Palm Springs. The ordinance requires that all new residential projects to be solarized. He said the ordinance is in preparation for the California energy code updates for 2020, which will require all new construction be zero net energy consumption. He asked that staff look into a similar ordinance for the City of Palm Desert. Chairman Pradetto requested that staff have an update on the request from Mr. Chan. XIII. ADJOURNMENT With the Planning Commission concurrence, Chairman Pradetto adjourned the meeting at 6:55 p.m. SEPH PRADETTO, CHAIRMAN ATTEST: RYAN STENDELL, SECRETARY PALM DESERT PLANNING COMMISSION MONICA O'REILLY, RECOR61 G SECRETARY 10 GAPlanning\Monica OReilly\Planning Comm ission\201 Min utes\2-6-18.docx