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2005 02 22 PCPlanning Commission Agendas are now available on the City's Web Page @ www.la-guinta.org PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California FEBRUARY 22, 2005 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT REGULAR MEETING Beginning Resolution 2005-010 Beginning Minute Motion 2005-002 I. CALL TO ORDER A. Pledge of Allegiance B. Roll Call II. PUBLIC COMMENT This is the time set aside for public comment on any matter not scheduled for public hearing. Please complete a "Request to Speak" form and limit your comments to three minutes. III. CONFIRMATION OF AGENDA IV. CONSENT CALENDAR A. Approval of the Minutes for the Regular Meeting of February 8, 2005. G:\WPDOCS\PC Minutes\PCAgendaW.doc V. PUBLIC HEARING: For all Public Hearings on the Agenda, a completed "Request to Speak" form must be filed with the Executive Secretary prior to the start of the Planning Commission consideration of that item. The Chairman will invite individuals who have requested the opportunity to speak, to come forward at the appropriate time. Any person may submit written comments to the La Quinta Planning Commission before a public hearing, may appear and be heard in support of, or in opposition to, the approval of the project(s) at the time of the hearing. If you challenge any project(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City at, or prior to the public hearing. A. Item ................ CONTINUED - TENTATIVE TRACT MAP 33220 Applicant.......... The Greystone Group Location........... South side of Avenue 52, east of Jefferson Street Request............ Consideration of a one lot condominium project with 19 buildings with 149 units, a ± 10.76 acre triangular parcel. Action .............. Continue to March 8, 2005 B. Item ................ SITE DEVELOPMENT PERMIT 2005-823 Applicant.......... Taylor Woodrow Homes, Inc. Location........... Northwest corner of Monroe Street and Avenue 53 Request............ Consideration of prototype architectural plans for four prototypical residential unit types and landscaping plans for use in Tract 31874. Action .............. Minute Motion 2005- VI. BUSINESS ITEM: A. Item ................ SIGN APPLICATION 2005-851 Applicant.......... Graphic Resources/Mark Reulman Location........... Southwest corner of Dune Palms Road and Corporate Center Drive Request............ Consideration of a planned Sign Program Amendment to add three signs to an existing building in the La Quinta Corporate Center. Action .............. Minute Motion 2005- VII. CORRESPONDENCE AND WRITTEN MATERIAL: None Vill. COMMISSIONER ITEMS: A. Review of City Council meeting of February 1, 2005. B. Department Report - Model Homes/Landscape requirements. G:\WPDOCS\PC Minutes\PCAgendaW.doc IX. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Regular Meeting to be held on March 8, 2005, at 7:00 p.m. DECLARATION OF POSTING I, Betty J. Sawyer, Executive Secretary of the City of La Quinta, do hereby declare that the foregoing agenda for the La Quinta Planning Commission meeting of Tuesday, February 22, 2005, was posted on the outside entry to the Council Chamber, 78-495 Calle Tampico, the bulletin board at the La Quinta Cove Post Office, Chamber of Commerce, and Stater Bros. 78-630 Highway 1 1 1, on Friday, February 18, 2005. DATED: February 18, 2005 BETTY J. SAWYER, Executive Secretary City of La Quinta, California Public Notices The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk's office at 777-7025, twenty-four (24) hours in advance of the meeting and accommodations will be made. If special electronic equipment is needed to make presentations to the Planning Commission, arrangements should be made in advance by contacting the City Clerk's office at 777-7025. A one (1) week notice is required. If background material is to be presented to the Planning Commission during a Planning Commission meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the Executive Secretary for distribution. It is requested that this take place prior to the beginning of the 7:00 p.m. meeting. G:\WPDOCS\PC Minutes\PCAgendaW.doc MINUTES PLANNING COMMISSION MEETING A regular meeting held at theLaQuintntaa City Hall 78-495 Calle Tampico, L February 8, 2005 7:00 P.M. I, CALL TO ORDER A. This meeting of the Planning Commission was calle Mart n order atMaga7:00 p.m. by Chairman Kirk who asked Associate Planner a to lead the flag salute. B. Present: Commissioners Ed Alderson, Kay Ladner, Paul Quill and Chairman Tom Kirk. It was moved and seconded Daniels. Commissioners Unanimously Ladner/Alderson to excuse Commissioner approved. sistant C. Staff present: Community Development Director t C ty D g 9 eeraSteves Speer, City Attorney Michael Houston, As Principal Planner Stan Sawa, Associate Planner Martin Magana, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: Confirmed. IV. CONSENT ITEMS: A. Chairman Kirk asked if there were any corrections to the Minutes of the regular meeting of January 25 2005. Commissioner be changedrson asked to reflect that that Page 5, under Adjournment the voteshould Commissioner Ladner did not make the motion to adjourn. There being no further corrections, it was moved and seconded by Commissioners Quill/Alderson to approve the minutes as amended. V. PUBLIC HEARINGS: A. Conditional Use Permit 2004-089: a al storagquest e binst for attherearof consideration of the placement of temporary met 9 building located at 78-935 Highway 1 1 1. G:\WPDOCS\PC Minutes\2-8-05.doc Planning Commission Minutes February 8, 2005 1. Chairman Kirk opened the public hearing and asked for the staff report. Associate Planner Martin Magana presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Kirk asked if the applicant was present. Staff noted they were not, but they were informed of the meeting. Chairman Kirk asked staff how the Building and Safety Department's condition applies to the other big box users. Staff explained and noted it applies to all of them. 3. Chairman Kirk asked if there was any other public comment. There being none, the public participation was closed and open for Commission discussion. 4. Commissioner Quill thanked the Building and Safety Department for the information they provided on Building Codes relating to the use. 5. Commissioner Alderson stated his concern about setting a precedent for other users. 6. It was moved by Commissioners Quill/Alderson to adopt Planning Commission Resolution 2005-007 denying Conditional Use Permit 2004-089, as recommended by staff. ROLL CALL: AYES: Commissioners Alderson, Ladner, Quill, and Chairman Kirk. NOES: None. ABSENT: Commissioner Daniels. ABSTAIN: None. B. Conditional Use Permit 2004-087; a request of Desert Oasis Fellowship for consideration of a request to allow a church in an existing light industrial/commercial building located at 79-440 Corporate Center Drive, Suite 116. 1. Chairman Kirk opened the public hearing and asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. G:\WPDOCS\PC Minutes\2-8-05.doc 2 Planning Commission Minutes February 8, 2005 2. Chairman Kirk asked if there were any questions of staff. Commissioner Alderson asked where the Church was presently meeting. Staff stated in the City's Senior Center. 3. Chairman Kirk asked if the applicant would like to address the Commission. Pastor Tom stated he was available to answer any questions. 4. Commissioner Alderson stated he had no objections and supported the project. 5. Chairman Kirk asked if there was any other public comment. There being none, the public participation was closed and open for Commission discussion. 6. It was moved by Commissioners Alderson/Ladner to adopt Planning Commission Resolution 2005-008 approving Conditional Use Permit 2004-087, as recommended by staff. ROLL CALL: AYES: Commissioners Alderson, Ladner, Quill, and Chairman Kirk. NOES: None. ABSENT: Commissioner Daniels. ABSTAIN: None. C. Site Development Permit 2004-819; a request of Ehline Company for consideration of architectural and landscaping plans for three new single- family prototype residential units with three different elevations located at the southwest corner of Avenue 52 and Monroe Street. 1. Chairman Kirk opened the public hearing and asked for the staff report. Associate Planner Martin Magaria presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff noted the color samples in their packet were inaccurate and passed out the correct color scheme. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Alderson asked staff to explain the setback from the curb for the casita or garage. Staff stated the setback was governed by the Specific Plan. G:\WPDOCS\PC Minutes\2-8-05.doc 3 Planning Commission Minutes February 8, 2005 3. Chairman Kirk asked staff if the Code required one model unit to provide a desert landscape option. Staff stated not to his knowledge. They are required to meet the water efficient landscape standards of the City and CVWD. 4. Chairman Kirk asked if the applicant would like to address the Commission. Ms. Natasha King, representing Ehline Company, questioned whether the setback from the curb was for the models or the entire project. They would prefer it to look as it is proposed. The 18 inch irrigation head setback for the entire tract is not an issue, but it is on the models. 5. Commissioner Quill stated he too would like to have clarification on this. He would like to know that this approval was for the models only and not the entire tract. Staff stated this is the typical landscape plan for the tract. Commissioner Quill stated his concern in approving a plan when the driveways were not even shown on the plans. He would not be in favor of approving the front yard landscaping as shown, if this is for the entire tract. One unit should have desert landscaping and he does not want water running off into the streets. Staff stated the landscaping could be brought back. Discussion followed regarding the landscaping. 6. Chairman Kirk asked for legal counsel's opinion. Assistant City Attorney Michael Houston stated the Commission has the authority to direct staff to add it to the conditions. Community Development Director Doug Evans stated he is working with staff regarding the best location of the turf strips. Staff may come back with some policy changes in regard to this issue. 7. Chairman Kirk asked if the applicant had any objection to having the turf being pushed back on the production units. Ms. King stated she had no objection to pushing the turf back on the production units, but not the models. She also would have an objection to offering the desert landscape as an option as it is not what they want aesthetically. 8. Commissioner Alderson asked if staff was stipulating an 18" decomposed granite strip be installed behind the curb. Staff stated it is a condition of the tract map. G:\WPDOCS\PC Minutes\2-8-05.doc 4 Planning Commission Minutes February 8, 2005 9. Ms. King asked if a Minor Use Permit is required for a custom home with a casita. Staff stated no, it is permitted under the Specific Plan without a Minor Use Permit. 10. Chairman Quill asked if staff had found the Code section regarding a model to offer a drought tolerate landscape. Community Development Director Doug Evans stated there was some question as to whether it was in the General Plan or Zoning Code. He would suggest the Commission add a condition requiring the developer to provide a desert landscape as stipulated in the General Plan or any other ordinances of the City. 11. Commissioner Quill asked if the Specific Plan calls out any typical landscaping for the site. Staff stated it does not refer to the landscape ordinance and showed the exhibits. It does specify the use of drought tolerant plants. 12. Chairman Kirk asked if there was any other public comment. There being none, the public participation was closed and open for Commission discussion. 13. Commissioner Alderson stated if the Specific Plan requires the desert landscape, there is no option. Staff stated it is a condition of the Specific Plan and tract map. 14. Commissioner Ladner asked if other tracts had been conditioned to require the 18 inch decomposed granite (DG) strip. Staff stated this was the first tract to be conditioned in that manner. 15. Commissioner Quill stated he is willing to approve the landscape as proposed for the models as presented. When the production units are built, the 18 inch DG strip will have to be included. 16. Chairman Kirk asked that if the Commissioners agreed that if the Code does require the desert landscape, this project must comply with a desert landscape and asked if the Commissioners agree. All agreed. 17. Commissioner Quill asked if the Commission wanted to have the production landscape plan brought back to the Commission. Following discussion it was determined staff would make the G:\WPDOCS\PC Minutes\2-8-05.doc 5 Planning Commission Minutes February 8, 2005 decision on the production units. 18. It was moved by Commissioners Quill/Ladner to adopt Planning Commission Resolution 2005-009 approving Site Development Permit 2004-819, as recommended by staff and amended: a. Condition added: If the General Plan or Zoning Code require the desert landscaping for one typical landscape plan option, it shall be provided. b. The front yard landscaping for the models is approved as shown on the drawings for the model units. All subsequent production front yard landscaping plans shall be approved by the Community Development Department. The applicant shall adhere to all conditions of the specific plan in regard to any desert landscaping. All model front yard landscaping units shall be converted to match the production units. ROLL CALL: AYES: Commissioners Alderson, Ladner, Quill, and Chairman Kirk. NOES: None. ABSENT: Commissioner Daniels. ABSTAIN: None. Chairman Kirk asked staff to follow up with a report to the Commission as to whether or not the Code contains language regarding desert landscaping. D. Tentative Tract Map 33220; a request of The Greystone Group for consideration of a one lot condominium project with 19 buildings with 149 units, located on the south side of Avenue 52, east of Jefferson Street. 1. Chairman Kirk opened the public hearing and asked for the staff report. Staff stated the applicant had submitted a request for continuance to February 22, 2005. 2. It was moved by Commissioners Ladner/Alderson to continue Tentative Tract Map 33220 to February 22, 2005, as requested. Unanimously approved. VI. BUSINESS ITEMS: None A. Sign Approval 2003-735, Amendment #1; a request of Sign -A -Rama for Kleine Building and Development, Inc., for consideration of an Amendment to an approved Sign Program for a seven building G:\WPDOCS\PC Minutes\2-8-05.doc Planning Commission Minutes February 8, 2005 commercial complex with 63-440 square feet of floor area located on the north side of Highway 1 1 1, 331 feet west of Dune Palms Road. 1. Chairman Kirk asked for the staff report. Principal Planner Stan Sawa Staff presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Kirk asked if there were any questions of staff. There being none and no further public comment, the public participation was closed and open for Commission discussion. 3. It was moved by Commissioners Quill/Ladner to adopt Minute Motion 2005-001 approving Sign Approval 2003-735, Amendment #1, as recommended by staff. Unanimously approved. VII. CORRESPONDENCE AND WRITTEN MATERIAL: None. VIII. COMMISSIONER ITEMS: A. Department report: Community Development Director Doug Evans gave a report on the City Council meeting of February 1, 2005. Staff will write a report and bring it back to the Commission for discussion regarding street standards. B. Staff discussed the League of California Cities Planners Institute with the Commission. IX. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Ladner/Alderson to adjourn this regular meeting of the Planning Commission to a regular meeting of the Planning Commission to be held on February 22, 2005, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 7:52 pm., on February 8, 2005. Respectfully submitted, Betty J. Sawyer, Executive Secretary City of La Quinta, California G:\WPDOCS\PC Minutes\2-8-05.doc 7 PH #A STAFF REPORT PLANNING COMMISSION DATE: FEBRUARY 22, 2004 CASE NO.: TENTATIVE TRACT MAP 33220 REQUEST: ONE LOT CONDOMINIUM LOT FOR A CONDOMINIUM PROJECT WITH 19 BUILDINGS WITH 149 UNITS ON 10.76 ACRES APPLICANT:/ PROPERTY OWNER: THE GREYSTONE GROUP LOCATION: SOUTH SIDE OF AVENUE 52, EAST OF JEFFERSON STREET, A f 10.76 ACRE TRIANGULAR PARCEL ENVIRONMENTAL CONSIDERATIONS: THE CITY COUNCIL CERTIFIED ENVIRONMENTAL ASSESSMENT 2002-443 FOR ZONE CHANGE 2002-106, AND SITE DEVELOPMENT PERMIT 2002-730. NO CHANGED CIRCUMSTANCES OR CONDITIONS AND NO NEW INFORMATION IS PROPOSED WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL ASSESSMENT PURSUANT TO PUBLIC RESOURCES CODE SECTION 21 166 GENERAL PLAN DESIGNATION: HIGH DENSITY RESIDENTIAL (HDR) ZONING: HIGH DENSITY RESIDENTIAL (RH) SURROUNDING ZONING/LAND USE: NORTH: LOW DENSITY RESIDENTIAL (LDR)/VACANT SOUTH: LOW DENSITY RESIDENTIAL (LDR)/CANAL AND CASITAS EAST: LOW DENSITY RESIDENTIAL (LDR)/CANAL AND CASITAS WEST: MEDIUM HIGH DENSITY RESIDENTIAL (RMH)/ VACANT P:\Reports - PC\2005\02-22-05\TT 33220 Greystone\2nd cont PCstaffrpt.TT33220.doc BACKGROUND: This public hearing item was continued from the February 8, 2005 Planning Commission meeting at the request of the applicant. The triangular ± 10.76 acres project site is located on the south side of Avenue 52, approximately 600 feet east of Jefferson Street with the All American Canal on the eastern property line (Attachment 1). The Planning Commission, on May 13, 2003 approved a time extension for Site Development Permit 2002-730, an apartment complex with 149 units consisting one, two, and three story buildings. The property changed ownership and on October 6, 2003 staff approved minor design modifications finding the architectural changes consistent with the initially approved project, compatible with surrounding development, and the quality of design prevalent in the City (Attachment 2). The Greystone Group applied for building permits in May, 2004. The construction drawings are in a second round of plan checking to obtain building and grading permits. Applicant Request Tentative Tract 33220 The applicant is proposing a one lot airspace condominium map Tentative Tract 33220 (Attachment 3), a common interest development for the "Clubhouse Apartments" which was approved under SDP 2002-730. The Tentative Tract Map for an air space condominium is essentially one parcel; the exhibits for the Tentative Tract Map provide additional information such as building foot prints and unit floor plans for reference purposes. As required by the California Department of Real Estate, legal descriptions of each unit will be prepared for sales purposes. The apartment project was approved for 18 buildings with eight different floor plans including a one story 5,680 square foot Clubhouse/Administration building, pool, putting green, barbeque areas and a great lawn. The buildings are one, two, and three stories with four buildings at the maximum 40-foot height. Units approved are one and two bedrooms (some with dens). When the Site Development Permit was approved, the three story structures raised concerns regarding views of the adjacent property owner (Country Club of the Desert, now the Hideaway) who had approval for casita units to the east. The concerns were satisfactorily addressed. The property has been subdivided and casitas have been sold to individuals. This Public Hearing is to consider Tentative Tract Map issues. The approved site plan has frontage on Avenue 52 with three access points into the site parking for residents and guests. The west access was approved as a shared access with an adjacent planned and approved neighborhood commercial center P:\Reports - PC\2005\02-22-05\TT 33220 Greystone\2nd cont PCstaffrpt.TT33220.doc 0 . allowing a right -in, right -out, and left -in turning movement. The Neighborhood Commercial site underwent a General Plan Amendment and Zone Change to Medium High Density. The project, named "Codorniz" was approved without the shared access at the east side of their project. As a result the Clubhouse project is no longer required to provide shared access. The middle access provides a right -in, right -out turning movement; the east access allows a right -in, right -out, and left -in turning movement. Proposed resident parking is provided around the entire perimeter of the project; with the east and west perimeter parking. The Zoning Code requires no change in parking count, or design since condominium parking standards are the same as multi -family apartments. This map is conditioned (Condition No. 51 A.) to provide a deceleration/right turn lane at the primary entrance on Avenue 52, and a bus turnout as required by Coachella Valley Unified School District and/or Sunline Transit. Public Notice The case was advertised in the Desert Sun newspaper on January 28, 2005. All property owners within 500 feet of the entire development were mailed a copy of the public notice. Public Agency Review The project was sent out for comment to City Departments and affected public agencies on December 28, 2004. Applicable agency and department comments received have been made a part of the Conditions of Approval. RECOMMENDATION: Staff recommends the Planning Commission continue this item to March 8, 2005 as requested by the applicant, to allow the applicant time to complete a traffic study addressing the requirement for a deceleration lane (Attachment 2). Prepared by: Fred Baker, AICP Principal Planner PAReports - P02005\02-22-05\TT 33220 Greystone\2nd cont PCstaffrpt.TT33220.doc ATTACHMENT #1 5� ' Avenue 5214 ..J ti' •s — - — — - Ma OZO-007 Pot i O • f ?See H! v w Poi ? ® 1 M L . TTwo� � V1 iC h I r 1n I O I w 4 O O tc PROJECT LOCATION O I N o� PROJECT LOCATION MAP 0 f., e ATTACHMENT I rn V" F FEB I lV 1'c 5 � i I �:� COMINI IIPART6VENLoPMENT Mark S. Moran & Associates P.O. Box 1305 La Quinta, California 92247 (760)564-3761 (760)564-835o Fax mmoranl@dc.rr.com Hand Delivered By: Representative of LQ Planning February 7, 2005 Thomas Kirk, Chair La Quinta Planning Commission City of La Quinta Subject: Continuance of Tentative Tract Map 33220 Mr. Kirk and Planning Commission: As the Development Representative for Greystone Multifamily Builders, I am requesting a further continuance to your first Planning Commission meeting in March to resolve an engineering and traffic issue prior to the meeting. Your kind consideration of this request is greatly appreciated. Thank you, lIk Moran PH #B DATE: CASE NO.: APPLICANT: ARCHITECT: REQUEST: LOCATION: BACKGROUND: PLANNING COMMISSION STAFF REPORT FEBRUARY 22, 2005 SITE DEVELOPMENT PERMIT 2005-823 TAYLOR WOODROW HOMES, INC. SOUTH COAST ARCHITECTS REVIEW OF PROTOTYPE ARCHITECTURAL PLANS FOR FOUR PROTOTYPICAL RESIDENTIAL UNIT TYPES AND LANDSCAPING PLANS FOR USE IN TRACT 31874 NORTHWEST CORNER OF MONROE STREET AND AVENUE 53 Stonefield Development received approval of a Specific Plan and Tentative Tract Map on January 5, 2005 for this property which consists of 101 residential lots on 40 acres in south La Quinta (Attachment 1). The applicant has purchased the property and submitted prototypical plans for four residential plans and preliminary landscaping plans for the residences and common areas (Attachment 2). PROJECT PROPOSAL: Proposed are four floor plans for detached single-family residences. Each floor plan is designed with three front elevation treatments. The plans utilize Spanish or early California style of architecture and vary in size from 2,695 to 3,069 square feet in size. The plans are one story in height, with some windows higher to give the appearance of a partial second story. Plans 1, 2 and 3 are a maximum 28 feet high with Plan 4 at 19-feet one inch high. Garages are oversized two car garages except for Plan 4 which has an additional single car garage. These plans are different than those shown in the Specific Plan, but are conceptually similar in size, design, materials, etc. Exterior colors are earth tones with the roof using concrete "S" tile. Brick is used on portions of the facades with slumpblock accents. Decorative accent tile, exterior lights and metal accents are shown. Shutters are shown as a painted wood type product. P:\Reports - PC\2005\02-22-05\SDP 05-823 Woodrow\sdp 2005-823 pc rpt.doc The following is a description of the plans: PLAN 1 PLAN 2 PLAN 3 PLAN 4 Size - # of bedrooms - Baths - Garages - Building height - Size - # of bedrooms - Baths - Garages - Building height - 2,695 square feet up to three 2.5 Two cars plus storage 28' - one story 2,753 square feet two plus casita three two cars plus storage 28' - one story Size - 2,901 square feet or 3,069 square feet with opt. studio # of bedrooms - up to four plus opt. studio Baths - three Garages- three cars Building height - 28' - one story. Has optional sky deck over studio Size - # of bedrooms - Baths - Garages - Building height - 3,047 square feet three plus casita 3.5 three cars 19'-1" - one story Preliminary typical landscaping plans have been submitted for each of the four model plans. Turf areas are limited to less than 50% of the front yard areas. Staff is recommending a no -turf desert landscaping option be offered (Condition #12). Plans have been submitted for the private park within the tract, retention basin, and perimeters adjacent to Monroe Street and Avenue 53. This includes the entries on both streets. Along Monroe Street a 10-foot wide multi -use trail (equestrian, bike and pedestrian) is provided. As shown in the Specific Plan, the trail provides a pond and structure, benches, hitching post, watering trough and horse exercise station. PAReports - PC\2005\02-22-05\SDP 05-823 Woodrow\sdp 2005-823 pc rpt.doc The project provides a park lot with a basketball half court, playground equipment, and fountain surrounded by a shade structure and benches. Turf area is limited primarily to a central play area with remaining portions of the lot using drip irrigated shrubs and trees. This plan reflects the preliminary plan shown in the approved Specific Plan. ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE (ALRC); The ALRC reviewed this request at its meeting of February 2, 2005, and on a 3-0 vote adopted Minute Motion 2005-003 recommending approval of the request, as submitted (Attachment 3). FINDINGS - The Findings as required by Section 9.210.010 (Site Development Permits) of the Zoning Code can be made as noted below. 1. Compliance with Zoning Code- The project is consistent with the Design Guidelines of Section 9.60.330 (Residential Tract Development Review) of the Zoning Code, which requires a minimum of two different front elevations, varied roof heights and planes. The proposed units comply with these requirements in that three facades for each of the plans are proposed and varied planes and roof lines are provided. 2. Architectural Design- The architectural design of the project, including, but not limited to the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements, are compatible with surrounding development in the City. 3. Compliance with CEQA- This request has been previously assessed in conjunction with Environmental Assessment 2004-51 1 which was certified by the City Council on October 19, 2004, and therefore, no further environmental review is needed. 4. Site Design- The site design of the project, including, but not limited to project entries, interior circulation, pedestrian, equestrian and bicycle ways, pedestrian amenities, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the City and laid out and provided in compliance with the Zoning Code requirements. 5. Landscape Design- New home and project landscaping includes, but not limited to the location, type, size, color, texture, and coverage of plant materials will be designed so as to provide relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable P:\Reports - PC\2005\02-22-05\SDP 05-823 Woodrow\sdp 2005-823 pc rpt.doc views, provide a harmonious transition between adjacent land uses and between development and open space. It will provide an overall unifying influence, enhance the visual continuity of the project, complement the surrounding project area and comply with City and CVWD water efficiency, ensuring efficient water use. 6. Compliance with General Plan- The project is in compliance with the General Plan in that the property to be developed is designated for residences as proposed. RECOMMENDATION: Adopt Minute Motion 2005 , approving Site Development Permit 2005-823, pursuant to the above -noted Findings and subject to the attached conditions. Attachments: 1 . Location map 2. Plan exhibits (for Planning Commission only) 3. Draft minutes for the Architecture and Landscaping Review Committee meeting of February 2, 2005 Prepared by: 4517i Stan Sawa, Princip�_J Planner p:\stan\sdp\sdp 2005-823 pc rpt.doc MINUTE MOTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-823 DATE: FEBRUARY 22, 2005 GENERAL 1. This approval is for the following prototype plans: Plan 1 Plan 2 Plan 3 Plan 4 2. Prior to issuance of building permits for any of the units authorized by this approval, final working drawings shall be approved by the Community Development Department. 3. Guest houses, as defined in LQMC Section 9.60.100, are limited to one per lot/primary dwelling. Any guest house/casita will require approval of a Minor Use Permit, subject to the provisions of said Section and Specific Plan 2004- 073 as determined by the Community Development Department. 4. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this development application or any application thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the developer of any claim, action or proceeding and shall cooperate fully in the defense. 5. This Site Development Permit is valid for one year, unless an extension is applied for and granted by the Planning Commission pursuant to Section 9.200.080 of the Zoning Code. 6. SDP 2005-823 shall comply with all applicable conditions and/or mitigation measures, which are incorporated by reference herein, for the following related approvals: • Environmental Assessment 2004-51 1 • Specific Plan 2004-073 • Tentative Tract Map 31874 p:\stan\sdp\sdp 2005-823 coa.doc W Minute Motion 2005- Conditions of Approval - Recommended Site Development Permit 2005-823 Date: February 22, 2005 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall determine precedence. No development permits will be issued until compliance with these conditions has been achieved. 7. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain the necessary clearances and/or permits from the following agencies, if required: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement plans for City approval. FEES AND DEPOSITS 8. Applicant shall comply with the terms and requirements of the City's adopted Art in Public Places program in effect at the time of issuance of building permits. 9. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s) 10. Prior to building permit issuance, parkland dedication fees shall be paid unless these fees have been or will be paid during the process of recordation of the subdivision map. 11. The model home sales complex, including landscaping, deposit fee, signage, fencing, flags, etc., shall comply with the requirements of Section 9.60.250 (Model Home Complexes) and Section 8.13.030D (Water Efficiency Provisions for New or Rehabilitated landscapes) of the Municipal Code. p:\stan\sdp\sdp 2005-823 coa.doc Minute Motion 2005- Conditions of Approval - Recommended Site Development Permit 2005-823 Date: February 22, 2005 Minor Use Permit approval is required prior to establishing any of the model units or temporary sales facilities. LANDSCAPING 12. Final front yard landscaping plans shall be prepared by a licensed landscape professional and submitted to the Community Development Department for review and approval prior to issuance of any occupancy permit for the model units authorized by this approval. Said plans shall be in compliance with Chapter 8.13 (Water Efficient Landscaping) of the Municipal Code. The landscape and irrigation plans shall be approved by the Coachella Valley Water District and Riverside County Agriculture Commissioner prior to submittal of the final plans to the Community Development Department. Front yard landscaping for each dwelling shall consist of two trees (i.e., a minimum 1.5 inch caliper measured three feet up from grade level after planting), ten 5-gallon shrubs, and groundcover. Palm trees may count as a shade tree if the trunk is six feet tall. Double lodge poles (two-inch diameter) shall be used to stake trees. All shrubs and trees shall be irrigated by bubbler or emitters. To encourage water conservation, no more than 50% of the front yard landscaping shall be devoted to turf. Future home buyers shall be offered a no -turf, desert landscape option in front yards. Typical plans for a no -turf desert landscape design shall be approved by the Community Development Department with the Final front yard landscaping plans. 13. The developer shall submit final landscaping plans for all retention basins, interior common areas and perimeter landscaped lot and parkway along Monroe Street and Avenue 53, to the Community Development Department for approval prior to issuance of any precise grading permits. The landscape and irrigation plans shall be approved by the Coachella Valley Water District and Riverside County Agriculture Commissioner prior to submittal of the final plans to the Community Development Department. 14. Wildflower seed mixes, if used, that are susceptible to weed control problems shall not be used in any hydro -seed operations. An alternative seed mix which will achieve erosion and dust control, with minimal weed growth, shall be approved by the Community Development Department. p:\stan\sdp\sdp 2005-823 coa.doc Minute Motion 2005- Conditions of Approval - Recommended Site Development Permit 2005-823 Date: February 22, 2005 BUILDING DESIGN 15. The applicant shall submit perimeter block wall plans and details, to include exterior color and finish. Perimeter wall design shall be decorative as specified in Specific Plan 2004-073. The block wall plan shall be approved by the Community Development Director prior to issuance of any building permits for wall construction. 16. Final location of all structures submitted for plan check shall comply with all setback standards of the Low Density Agriculture/Equestrian Residential zoning district or Specific Plan 2004-073, as applicable. Developer shall submit a preliminary unit siting plan to the Community Development Department prior to issuance of any dwelling unit permits. Minor amendments to the development plans (e.g. architectural details, house plotting, etc.) shall be subject to approval by the Community Development Director. 17. Any roof -mounted mechanical equipment must be screened within or otherwise integral to the roof structure, using compatible architectural materials and treatments, so as to not be visible from surrounding properties and streets. Working drawings showing all such equipment and locations shall be submitted to the Building and Safety Department along with construction plan submittal for building permits. 18. Front yard setbacks along streets where five or more homes have frontage, shall be staggered at a range between 15 - 20 feet. Siting of residences shall comply with Specific Plan 2004-073 or Zoning Code, as applicable. 19. All two car garages shall maintain the 20-foot x 20-foot minimum interior dimensions as specified in Chapter 9.150 (Parking), LQMC. Single -car garage spaces shall maintain a minimum 10-foot x 20-foot interior clear dimension, otherwise they will not be counted as an enclosed garage car space. p:\stan\sdp\sdp 2005-823 coa.doc ATTACHMENT #3 Architecture and Landscaping Review Committee January 5, 2005 1. Committee Member Thoms excused himself due to a potential conflict of interest due to the location of his residence to the project. 2. Staff requested a continuance of this item due to a lack of a quorum. B. Site Development Permit 2004-823; a request of Taylor Woodrow Homes, Inc. for consideration of architectural and landscaping plans for four prototype unit plans for construction in Tract 31874 located at the northwest corner of Monroe Street and avenue 53. 1. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Mr. A. J. Jarvis, the applicant, and Ron Gregory, landscape architect, stated they were available to answer any questions. 2. Committee Member Thoms asked the thinking behind the solid tongue and groove (TNG) gates. Mr. Jarvis stated the concept is to stay with the early California look and the use of some of these materials will allow this to happen. Early rustic characteristic with (TNG) solid gate design. It adds more of a Spanish design. Committee Member Thoms asked what material would be used on the perimeter wall. Ron Gregory stated the pilasters were stone veneer with a stucco block wall finish. The colors are to be determined, but will match the gates. 3. Committee Member Bobbitt stated he had no issues with the project. The design is attractive. Mr. Jarvis went on to explain the design of the gates. Committee Member Bobbitt stated his concern about the heaviness of the gates and whether they would hold up to the winds. They are attractive, but he is concerned with the winds. Mr. Jarvis stated all the hardware will be upgraded to handle the wind load. Committee Member Bobbitt stated he is always concerned that the wood will warp in the desert weather. Mr. Gregory stated there will be steel frame and the wood will be more of a trim. They do, however, want it to be weathered to look old. The wood material will be a cedar product that has a ten year warranty. G:\WPDOCS\ALRC\2-2-05 ALRC.doc 2 Architecture and Landscaping Review Committee January 5, 2005 4. Committee Member Thorns asked if there was any safety issues with a solid gate you cannot see through. Mr. Jarvis started he has no idea regarding this. It is aesthetically driven. Staff stated they are not aware of any problems. 5. Committee Member Bobbitt asked if the windows on the side elevations had a reveal. Mr. Jarvis explained they would. Committee Member Bobbitt asked the finish on the exterior. Mr. Jarvis stated it is a sand finish with no trowel. They want it to have an aged look with garage doors to carry on the authenticity to the look. Custom Spanish tiles on the roof will be used. 6. There being no further questions of the applicant, it was moved and seconded by Committee Members Bobbitt/Thoms to adopt Minute Motion 2005-003 recommending approval of Site Development Permit 2004-820, as recommended by staff. C. Site Pgvelopment Permit 2004-819; a request of for consideration of Ehline Company for consideration of architectural and landscaping plans for Nur prototypical residential plans for Tentative Tract Map 31202 located on the southwest corner of Avenue 52 and Monroe Street. 1. Associate FRnner Martin Magana presented the information contained in i%e staff report, a copy of which is on file in the Community Development Department. Staff introduced Chris Herman, who gav6 a presentation on the project. 2. Committee Member Moms asked about the lawn strip adjacent to the street. Mr. Her n stated they use a low angle irrigation to not spray in the air. 3. Committee Member Bobbitt 'stated DG is a big maintenance problem and he would not encourage its use. He would suggest running the turf to the edge of the street and place the irrigation heads 18 inches in as the half spray�j will still reach all the turf. There does need to be a slight grade.. Herman stated a new irrigation system was being presented by`,,CVWD. Committee Member Bobbitt stated if it has been improved and is worth looking at. Discussion followed as to whete it ad been used and its effectiveness and irrigation problems. G:\WPDOCS\ALRC\2-2-05 ALRC.doc 3 B I #A STAFF REPORT PLANNING COMMISSION DATE: FEBRUARY 22, 2005 CASE NO: SIGN APPLICATION 2005-851 APPLICANT/ PROPERTY OWNER: GRAPHIC RESOURCES/MARK REULMAN REQUEST: CONSIDERATION OF A PLANNED SIGN PROGRAM AMENDMENT TO ADD THREE SIGNS TO AN EXISTING BUILDING LOCATION: SOUTHWEST CORNER OF DUNE PALMS ROAD AND CORPORATE CENTER DRIVE (46-805 DUNE PALMS ROAD) ENVIRONMENTAL CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THIS REQUEST IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO ARTICLE 19, SECTION 15311, OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). GENERAL PLAN/ ZONING DESIGNATIONS: REGIONAL COMMERCIAL (CR)/REGIONAL COMMERCIAL (CR) SURROUNDING LAND USES: NORTH: COMMERCIAL (J. PAUL BUILDING) SOUTH: COMMERCAL (GAS STATION) EAST: VACANT WEST: COMMERCIAL (LA QUINTA VALLEY PLAZA) BACKGROUND: The project site is located at the southwest corner of Dune Palms Road and Corporate Center Drive (Attachment 1). The property in question is a one acre parcel within the Corporate Center Specific Plan area that includes the "Radio Active" building. Radio Active is a hi -tech home theater and car audio center. This project has two signs, one on the east -facing facade and another on the north -facing facade, that were approved as part of a Planned Sign Program (SA 04-787) in May 2004. The Zoning Code allows one square foot of sign area for every linear foot of street frontage, not to exceed 50 square feet, aggregate for each commercial or office tenant. The applicant currently has a total of 50 square feet of sign area for Radio Active alone. The applicant would like to lease space within the existing building to other tenants. PROJECT PROPOSAL: The applicant is proposing an Amendment to the Planned Sign Program to add three additional signs to the existing building. One sign (Radio Active) would be located on the south -facing facade, internally illuminated, consisting of 24-inch inch high channel letters, and is approximately 32-feet in length with a square footage of 64 square feet. The channel letters would be red and black plexi-glass with a 1/4-inch white outline. The existing sign on the east -facing facade has fifteen 15-inch high channel letters. The second sign (Desert Life Styles) would be located near the existing sign for Radio Active on the east -facing facade, internally illuminated and consist of ten -inch high channel letters and is approximately nineteen 19-feet in length with a square footage of 17 square feet. The channel letters would be orange, yellow and black plexi-glass only with no outline. The third sign (Future Tenant) would be located near the existing sign for Radio Active on the north -facing facade, internally illuminated and consist of 12-inch high channel letters and be approximately nineteen 19-feet in length with a square footage of 19 square feet. Staff recommends reducing the letters to ten -inches high and 17 square feet, consistent with the Desert Life Styles sign area. While no tenant is proposed yet for this site, any tenant that does move into the building will be limited to the 17 square feet sign area, unless a Planned Sign Program Amendment is brought back to the Planning Commission for review and approval. The following table shows the existing and proposed signs for the building. Sign Existing Square Footage Proposed Square Footage Total Radio Active (2) 50 sq. ft. (25 sq. ft. each sign) 50 Radio Active (1) 64 sq. ft. 64 Desert Life Styles (1) 17 sq. ft. 17 Tenant (1) 19 sq. ft. 19 Total 50 100 150 Based on the Zoning Code, the applicant cannot have the proposed sign (Radio Active) along the south facade because he has maximized his sign area with the other two existing signs. Also, there area south of the building is not a street and cannot be considered street frontage in terms of determining sign area under the Sign Code. The area south of the building is an easement that provides access to La Quinta Valley Plaza immediately west of this site. The applicant has stated that his building has very little exposure to Highway 1 1 1 due to the location of the existing gas station and buildings under construction in the La Quinta Valley Plaza. He claims this is at a disadvantage and significant loss in business due to the setback of approximately 400 feet from Highway 1 1 1. The applicant requests a sign along this facade to further promote his business. The Zoning Code allows the Planning Commission to approve adjustments to Planned Sign Programs to permit additional sign area, additional numbers of signs, alternative sign locations, alternative type of signs, new illumination or additional height. Staff recommends one of two options: 1. Relocate the existing north -facing sign to the south -facing facade, thereby maintaining the square footage originally permitted. 2. Allow the additional sign along the south -facing facade, but limit it to 25 square feet, instead of 64 square feet, similar to the other two existing signs. The proposed signs for "Desert Life Style" and "Future Tenant" proposed at 17 and 19 square feet, respectively, meet the sign criteria based on the linear distance of street frontage for each sign. However, for consistency, staff is recommending the "Future Tenant" sign be reduced to 17 square feet, consistent with the "Desert Life Styles" sign. STATEMENT OF MANDATORY FINDINGS: Findings necessary to approve this request per Section 9.160.090.E.1-3 of the Zoning Code can be made and are contained below with Conditions of Approval. FINDINGS: Findings necessary to approve the Planned Sign Program Amendment are listed below: 1. To overcome a disadvantage as a result of an exceptional setback between the street and the sign, or orientation of the sign location. 2. To allow a sign compatible with other conforming signs in the vicinity. 3. To compensate for inadequate visibility, or to facilitate good design balance. 4. To establish the allowable amount and location of signing when no street frontage exists or when, due to an unusual lot shape (e.g., flag lot), the street frontage is excessively narrow in proportion to the average width of the lot. CONDITIONS OF APPROVAL: 1. The signs shall be in conformance with the approved exhibits contained in Sign Application 2005-851, unless otherwise amended by the following conditions. 2. Obtain a building permit from the Building & Safety Department prior to installation of each sign. 3. The returns on the signs shall be painted to match the building colors. 4. The sign permit shall expire one year from the effective date, unless a Building Permit is issued for the installation of the signs. 5. Any changes to this approved Planned Sign Program shall require review and approval by the Planning Commission. 6. The applicant/property owner agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, or litigation arising out of the City's approval of this project. This indemnification shall include any award toward attorney's fees. The City of La Quinta shall have the right to select its defense counsel in its sole discretion. RECOMMENDATIONS: Adopt Planning Commission Minute Motion 2005- , approving the amended Planned Sign Program, subject to the Findings and Conditions of Approval. Attachments: 1. Vicinity Map 2. Site Plan 3. Planned Sign Program Prepared by: Martin Magan ` Associate Planner ATTACHMENT VICINITY MAP NOT TO SCALE CI #B MEMORANDUM TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: DOUG EVANS, COMMUNITY DEVELOPMENT DIRECTOR DATE: FEBRUARY 22, 2005 SUBJECT: DIRECTOR'S REPORT - MODEL HOMES/LANDSCAPE REQUIREMENTS A verbal report will be given at the Commission meeting.