HomeMy WebLinkAboutItems 2A and 3A - PLC Presentation 12.4.24Items 2A & 3A Planning Commission Hearing
Freehold Communities TPM 39054 & PLC Communities Final PDD AMND – PA 5December 4, 2024
DEPARTMENT
OF PLANNING
SERVICES
Request to Include the following:
•Amendment to Miralon Design Guidelines
•Tentative Parcel Map for Condo Lot
•Final PDD Amendment
DEPARTMENT
OF PLANNING
SERVICES
Miralon Site Plan
PA 5
Miralon
Clubhouse
Proposed Amendment to Miralon Design Guidelines PA 5 Only
1,200 -2,300 SF
Proposed One-Lot Condo Map TPM 39054
Scope of PC Review:
Planning Area 5 Conformance with the Intent of PDD-290 Approval for Multi-Family Residential with R-3 Development StandardsSite Plan Layout; access and circulation within subject parcel.Conformance with R-3 development standards to include: -Lot Size, Density, Setbacks, Open Space, Massing, Heights, Unit Sizes, lot coverage. Design Guidelines covers 40, 45, 50, & 60 Ft Wide Lots, MF is R-3Provide Recommendation/directions to ARC and staff where necessary.Architectural & Landscape designs to be reviewed by ARC.
DEPARTMENT
OF PLANNING
SERVICES
Miralon Development Multi-FamilyApplication Details
•The project will feature 4 floor plans; designated as follows:
Plan 1 with 2 bedrooms & 2.5 bathrooms at 1495 SF
Plan 2 with 3 bedrooms & 2.5 bathrooms at 1931 SF
Plan 3 with 3 bedrooms & 2.5 bathrooms and an office space at 1939 SF
Plan 4 with 4 bedrooms & 3 bathrooms and a bonus room at 2274 SF.
Average square footage REDUCED from 2102 to 1891 SF. 10% reduction
Plans will be arranged in a duplex building format, designated as Buildings 1, 2, 3 and 4.
Building 1 will be comprised of Plans 2 & 4
Building 2 will be comprised of Plans 2 & 3
Building 3 will be comprised of Plans 1 & 3
Building 4 will be comprised of Plans 1 & 1
•Each building type will have a maximum of 2 elevation types, designated as elevations A and B.
•Main access from Palladium Boulevard at 2 entry/exit points via a loop road with alleys servicing the central duplex
throughout the site.
•A recreation area inclusive of a pool and restroom facilities and linear walking paseo that runs the length of the site a
proposed.
DEPARTMENT
OF PLANNING
SERVICES
1.More Access points into the Olive Grove/Open Space areas from the subject site.
2.Have Community Outreach with members of Miralon development residents.
3.Provide more articulations on buildings facing or backing Palladium to avoid a potential canyon
effect along Palladium.
4.Provide an additional better sense of landscaping along the Paseo driveway with two-story
buildings.
5.Address the reduction of building separations from 15 ft. to 10 ft. in the rear yards of buildings
where bedrooms windows face each other.
6. Provide Streetscapes
Planning Commission’s Comments & Recommendations from the October 11, 2023, Meeting
Planning Commission’s Comments & Recommendations from the March 13, 2024, Meeting
1.The site plan configuration involving access and circulation.
2.Address privacy concerns by increasing building separation requirements.
3.Reduce the average unit size by providing a higher number of smaller homes to meet the multi-family
intent of the Planning Area.
4.The Paseo – connections to walking path, gated access point, and walking path alignment.
5.Access to the Olive Grove/Open Space Areas.
6.Landscape; add to the mix of proposed trees for shading and screening purposes. Add Felliferi palm
trees as they screen better.
1st Amended Site Plan 2nd Amended Site Plan 3rd Amended Site Plan10-13-23 3-13-24 9-30-24
•Access to olive groves
o 61 homes along perimeter have individual gated yard access to groves
o Trail connectors from Site to existing walking trails in Olive Groves increased to7 points of access
Homes
•Reduced average square footage from 2102 to 1891 sf. 10% reduction
•Reduced bedroom count from
•Singe story homes incorporated along perimeter
o 22% of home are single story from the previous 6%
o Eliminated largest floor plan 2274sf, decreased by 40% to 1495 single story
o Plotted single story homes when in close proximity to Aura homes
o Homes siding onto Palladium plotted as a single story
•Reduced Square footage of remaining plans by 8% average
•Reduced and redistributed 2nd story massing to reduce 2nd story width
•Increased rear to rear building distance to 15’
•Incorporated optional spool/spa where possible
Notable Responses to PC & Subcommittee Comments
Amended Site Plan
Access to Open Space
View 1 View 2
View 3 View 4
View 5
Existing Site Plan
Staff Recommendations:
1.Approve the proposed amendment to Miralon Design Guidelines to increase the target MFR Units from 1,200 – 1,600 to 1,200 – 2,300 Square Feet.2.Approve Tentative Parcel Map 39054 for a One-Lot Condominium Map for PA 5.3.Approve the Amended Final Development Plan for PDD 290 with any additional recommendations to the Architectural Review Committee.
DEPARTMENT
OF PLANNING
SERVICES