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HomeMy WebLinkAbout2016-09-28 PC Special Meeting MinutesCITY OF PALM SPRINGS PLANNING COMMISSION STUDY SESSION MINUTES September 28, 2016 1 10:00 AM Large Conference Room, City Hall 3200 East Tahquitz Canyon Way Palm Springs, CA 92262 CALL TO ORDER: Chair Calerdine called the meeting to order at 10:02 am. ROLL CALL: Present This Meeting: Commissioner Donenfeld, Commissioner Hirschbein, Commissioner Hudson, Commissioner Lowe, Commissioner Middleton, Vice -Chair Weremiuk, Chair Calerdine Absent This Meeting: None. Staff Present: Planning Director Fagg, Deputy City Attorney Daudt PUBLIC COMMENT: JIM RUSH, representing the Four Seasons HOA, offered support for the project, and also identified concerns relative to traffic mitigation on Sunrise Parkway, and requested that the developer coordinate construction with the Four Seasons residents who live adjacent to the south property line of the Miralon development. PAUL HENDRICKSON, representing the San Rafael Neighborhood Organization, requested: a four-way stop and crosswalks be implemented at the intersection of San Rafael and Avenida Caballeros; height restrictions; and elimination of two-story units. There being no further speakers public comment was closed_ DISCUSSION ITEM: 1A. FREEHOLD COMMUNITIES, LLC, REQUEST TO AMEND THE ARCHITECTURAL STANDARDS, OPEN SPACE AND LANDSCAPING PLANS FOR THE AVALON DEVELOPMENT; A PREVIOUSLY APPROVED PROJECT CONSISTING OF 1,150 RESIDENTIAL UNITS, 18- HOLE GOLF COURSE, CLUBHOUSE, POOL, SPA, TENNIS COURTS, AND A PARK LOCATED ALONG THE NORTH SIDE OF SAN RAFAEL DRIVE, EAST OF NORTH INDIAN CANYON DRIVE, SOUTH OF THE WHITEWATER RIVER AND WEST OF SUNRISE Planning Commission Study Session Minutes City of Palm Springs September 28, 2016 WAY, ZONE PDD 290, SECTION 35 (CASE 5.0982-PD 290 ! TTM 31848). RECOMMENDATION: FOR INFORMATIONAL PURPOSE ONLY; NO ACTION REQUIRED. Planning Fagg provided a presentation summarizing the history of the project, all approvals to date, the terms of the settlement agreement, and the proposed amendment. BRAD SHUCKHART, project applicant, gave a brief overview of the history and proposed amendments to the approved planned development. MARK LINNEY, landscape architect for the project, described the proposed landscape plan for the conversion of the golf course to open space and orchards. TIM SMALLWOOD, project architect, discussed the proposed architectural guidelines for the single-family residential product, and also reviewed the proposed design of the clubhouse facility with the Planning Commission members. The Commission had the following comments and concerns about the proposed project: • HOA management of the orchards and maintenance of the open space; • Water source and irrigation of the open space; • Costs of maintaining the orchards and the ability of the residents within the development to pay the monthly HOA fees; • ADA compliance requirements for the trail system; • Provision of sidewalks within the development; • Lot coverage requirements should be included in the architectural standards; • Solar panels for the residential units should be provided in advance of the forthcoming State mandate; • Proposed architectural styles are too similar; • Architectural guidelines should include requirements for shading and addressing climatic conditions; • Architectural guidelines should be provided for multifamily; • Affordability of the multifamily product for residents who work within the community; • Additional limitations of two-story units; • Architectural guidelines should address privacy of yard spaces (relative to two- story units); Commissioner Hudson commented that he supports the concept of the groves; he requested that the applicant "beef up" the architectural guidelines to address the desert climate. He noted issues with pedestrian accessibility to the trail system and suggested more access points are necessary. Page 12 Planning Commission Study Session Minutes City of Palm Springs September 28, 2016 Commissioner Donenfeld found the project to be innovative and creative. He noted a concern that the architectural design may produce repetitive streetscapes and monotonous buildings; and suggested that the architecture be consistent without being identical. He also supported increased accessibility to the open space amenities, requested that the applicant address the issue of golf carts or NEV, and supports the exclusive easements along the open space. Commissioner Lowe requested that the applicant provide 3D images of the streetscapes and landscape standards for the front yard areas for consistency. Vice -Chair Weremiuk supports the repurposing of the golf course, and suggested that the clubhouse needs adequate space for HOA meetings. She requested that the applicant provide a phasing plan for the amenities or install all amenities in Phase I of the development; and also requested that the applicant identify a schedule of when the HOA will assume responsibility of maintenance of the amenities. She stated that pedestrian accessibility to the greenspace is an issue, and suggested a subcommittee review the architectural standards. Vice -Chair Weremiuk commented that the applicant needs to provide some thought as to where the one- and two-story homes would be; supported the concept of shared -use easements; and suggested that lot coverage requirements need to be included in the development standards. She voiced concern with the traffic mitigation measures, and requested that the development be non -gated and open or else provide pedestrian gates. She also noted support of the proposed changes to the residential setback requirements. Chair Calerdine recommended that the five-foot sidewalk be provided on all local streets within the development. He questioned how the trail system will work in terms of a continuous loop and access points, and prefers that the development not have gates_ He suggested that the trail system be available to the public, and that there be integration with the City system of trails. He requested that view corridors be provided from Indian Avenue in accordance with the original conditions of approval, and noted a concern with tandem parking on one of the unit plans. Commissioner Middleton suggested that a traffic signal should be installed on Sunrise Parkway at the Four Seasons entrance, and that a four-way stop be installed at the intersection of San Rafael and Avenida Caballeros. She also encouraged the applicant to commit to employ local youth in training and apprenticeship capacities, and to build the multifamily units as affordable for working families. Commissioner recommended that the use of the homes for vacation rentals be addressed in the CC&R's. Commissioner Hirschbein also commented on access to the open space areas, and suggested that the applicant provide an exhibit showing the maximum distance from the furthest residence to a trailhead. He reiterated that lot coverage limitations are necessary; a phasing plan for the amenities is important; and is concerned that Sunrise Parkway will become a freeway. He voiced concern that the architectural guidelines would produce a pastiche of modernism, and noted that additional work was needed. Page 13 Planning Commission Study Session Minutes City of Palm Springs September 28, 2016 The Commission requested that two subcommittees be formed to review the architectural guidelines and the pedestrianlbicycle/traffic plan for the development. The subcommittees were established as follows: Architecture: Hirschbein, Hudson, Weremiuk. Pedestrian/BicycletTraffic: Calerdine, Middleton, Weremiuk. As there was no further discussion, the study session was adjourned at 12:50 pm. ADJOURNMENT: There being no further discussion the Planning Commission adjourned to their regular meeting at 1:30 pm, Wednesday, September 28, 2016, City Hall, Council Chamber, 3200 East Tahquitz Canyon Way. Flinn Fagg, AICP Director of Planning Services Page 14