2007 04 10 PC
~44~
Planning Commission Agendas are now
available on the City's Web Page
@ www.la-quinta.orq
PLANNING' COMMISSION
AGENDA
A Regular Meeting to be Held at the "
La Quinta City Hall Council Chamber'
78-495 Calle Tampico
La Quinta, California
APRil 10, 2007
7:00 P.M.
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11 :00 P.M. WILL BE CONTINUED
TO THE NEXT REGULAR MEETING
, Beginning Resolution 2007-015
Beginning Minute Motion 2007-007
I. CALL TO ORDER
A. Flag Salute
B. Pledge of Allegiance
C. 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 of the Regular Meeting of March 27, 2007.
G:\WPDOCS\PC Minutes\1 AgendaW.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 ICommission
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 Planning Commission before a
I
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 a~y project(s)
in court, ,you may be limited to raising only those issues you or someon~ else raised
at the public hearing or in written correspondence delivered to the Cit~ at, or prior
to the public hearing.
A.
Item................
Applicant........ .
Location...........
Request.......... ..
Action...........,...
B.
Item................
Applicant........ :
Location...........
Request......... ..
Action..........;...
VI. BUSINESS ITEMS:
A.
Item..........:.....
Applicant.........
Location...,.......
Request .......:...
Action..............
SITE DEVELOPMENT PERMIT 2007-881
R. T. Hughes Co., LLC
Southwest corner of Madison Street and Avenue 60
I
Consideration of project architecture and landscaping for
a 57 unit single-family residential community
Resolution 2007-
SITE DEVELOPMENT PERMIT 2006-882
Fancher Development Services - Mimi's Cafe
South of Highway 111, southeast corner of Depot Drive
in the Komar Desert Center I
Consideration of architectural and landscaping plans for a
restaurant.
Resolution 2007-_
VILLAGE USE PERMIT 2005-030
Leyva & Wilde, Inc.
South side of Calle Tampico, Bounded by Avenida Villa
and Avenida Navarro I
Consideration of pre-construction landscaping and
streetscape program for a 20-unit, two and on~ half story
residential condominium building in the Villbge at, La
Quinta
Minute Motion 2007-_
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None
VIII. COMMISSIONER ITEMS:
A. Review of City Council meeting of April 3, 2007
G:\WPDOCS\PC Minutes\l AgendaW.doc
IX. ADJOURNMENT:
This meeting of ,the Planning Commission will be adjourned to a Regular
Meeting to be held on April 24, 2007, at 7:00 p.m.
DECLARATION OF POSTING
I, Betty J. Sawyer, Executive Secretary of the City of La QU,inta, do hereby declare
that the foregoing Agenda for the La Quinta Planning Commission meeting of
Tuesday, April 10, 2007, was posted on the outside entry to the Council Chamber,
78-495 Calle Tampico and the bulletin board at the La Quinta Cove Post Office, on
Friday, April 6, 2007.
DA TED:
April 6, 2007
~~~ >1t2.W).---'
r;;~A WYER, 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
777-7123, 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 777-7123. 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:\WPDDCS\PC Minutes\ ,'AgendaW,doc
MINUTES
, PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City 'Hall
78-495 Calle Tampico, La Quinta, CA .
March 27, 2007
7:00 P.M.
I. CALL TO ORDER
A. This meeting of the Planning Commission was called to order at 7:00
p.m. by Acting Chairman Ed Alderson who asked Commissioner Barrows
to lead the flag salute.
B. Present: Commissioners Ed Alderson, Katie Barrows, and Jim Engle. It
was moved and seconded by Commissioners Barrow/Engle to excuse
Commissioner Daniels and Chairman Quill.
C. Staff present: Community Development Director Doug Evans, Assistant
City Attorney Michael Houston, Associate Planner Andrew Mogensen,
and Executive Secretary Betty Sawyer.
II. PUBLIC COMMENT: None
,
III. CONFIRMATION OF THE AGENDA: Confirmed.
I
IV. CONSENT ITEMS:
!
A ! Acting Chairman Alderson asked if there were any changes to the
Minutes of February 27, 2007. There being no changes, it was moved
and seconded by Commissioners Barrows/Engle to approve the minutes
as submitted. Unanimously approved.
B. Acting Chairman Alderson asked if there were any changes to the
Minutes of the Joint Meeting with the Community Services Commission
of March1 3, 2007.
V. PUBLIC HEARINGS:
i
A I Environmental Assessment 2006-577, Specific Plan 2006-074
Amendment No.1, and Tentative Tract Map 34642; a request of Trans
West Housing, Inc. for consideration of an Amendment to the Specific
Plan to increase the clubhouse from 8,000 square feet to 21 ,204 square
feet and amend the Tentative Tract Map to provide an additional 90
single-,family lots and :t 7 acres of landscaped, recreational open space to
the existing residential development located west of Madison Street, east
of Monroe Street.
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Planning Commission Minutes
March 27, 2007
1. Acting Chairman Alderson opened the public hearing and asked for
the staff report. Associate Planner Andrew Mogensen presented
the information contained in the staff report, a copy of which is on
file in the Community Development Department. He noted
changes to the Conditions. Condition No. 21 delete second
sentence of paragraph 1; Condition No. 21.A.2.d. should be
changed to a six foot wide sidewalk; Condition No. 21 .E. work
with staff on the edging material and delete "all on-site sidewalk"
from the first paragraph; Condition No. 37 delete the second to
last sentence. Staff will be changing this to the 45th building
permit of this phase; and Condition No.1 03 changed to read ... "all
on-site equestrian trails on the Avenue 54 perimeter." Lastly, the
Specific Plan Conditions were changed to revise the sidewalk to
six feet.
2. Acting Chairman Alderson asked if there were any questions of
staff. Commissioner Barrows asked if the landscaping would
come back to the Commission. Staff stated yes. She then asked
if the change to Condition No. 21 referred only to the off-site
street improvements. Staff stated yes. Commissioner Barrows
stated it was her understanding there was a mesquite hummock
located on this property and asked why it was not included in the
Environmental Assessment. In the past the City has required
mitigation for the mesquite hummock. Staff stated a report was
done on the site and none were identified.
3. Acting Chairman Alderson asked if the project drained to Lot B
retention basin - the entire 90 acres. 'Staff asked that the
applicant answer. Acting Chairman Alderson asked if the new
clubhouse will come back. Staff stated yes. Acting Chairman
Alderson asked about the Morongo Basin conditions. Staff
explained and stated it was not placed on the first phase of the
project. Assistant City Attorney Michael Houston stated Senate
Bill 18 consultation issue was not an active statue on the first
project therefore, it was not relevant. Community Development
Director Doug Evans stated this band has been known to respond
yet when staff contacted them, they had no response. Acting
, Chairman Alderson asked about the letters that were just given to
the Commission. Staff stated the letters referred to the concrete
mow strip only. One letter had an objection to development on
smaller lots, but did not reference this project in particular.
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Planning Commission Minutes
March 27, 2007
4. There being no further questions of staff Acting Chairman
Alderson asked if the applicant would like to address the
Commission. Mr. Jerry Herman, representing Trans West, stated
they,concur with the conditions as modifi~d.
5. Acting Chairman Alderson asked if there were any questions of the
applicant. Commissioner Barrows asked about the mesquite
hummock. Mr. Herman stated it was a water agriculture reservoir
which was not a true hummock site, therefore there was no
mitigation measures. Commissioner Barrows asked that the water
features be reduced and any other areas that could conserve the
water usage. Mr. Herman stated they have a Bureau of
Reclamation line that runs down the western property edge to
serve the Saddle Club. They are moving this line to empty into the
lake. The agricultural water will then ruri into the lake via the
interior street system. A pump will be installed at the Saddle Club
to pump the water from the lake to flood irrigate the pastures and
serve as a retention basin and stabilize the soil. Commissioner
Barrows stated she would still like to see less turf and water on
that part of the project site.
6. There being no further questions of staff, the applicant or any
other public comment, Acting Chairman Alderson closed the public
participation portion of the hearing.
, 7. There being no further discussion, it was moved and seconded by
Commissioners Barrows/Engle to adopt Planning Commission
Resolution 2007-013 to recommend certification of a Mitigated
Negative Declaration for Environmental Assessment 2006-577, as
recommended.
ROLLCALL: AYES: Commissioners Barrows, Engle, and Acting
Chairman Alderson. NOES: None. ABSENT: Commissioner Daniels
and Chairman Quill. ABSTAIN: None.
8. It was moved and seconded by Commissioners Barrows/Engle to
adopt Planning Commission Resolution 2007-014 recommending
approval of Specific Plan 2006-074, Amendment No.1, as
recommended and modified:
a. Condition 5.b. and d. deleted.
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3
Planning Commission Minutes
March 27, 2007
9. It was moved and seconded by Commissioners Barrows/Engle to
adopt Planning Commission Resolution 2007-015 recommending
approval of Tentative Tract Map 34642, as recommended and
a. Condition No. 21: Delete second sentence of paragraph 1;
b. Condition No. 21.A.2.d.: Shall be changed to a six foot
wide sidewalk;
,c. Condition No. 21.E.: Work with staff on the edging
material and delete "all on-site sidewalk" from the first
paragraph;
d. Condition No. 37: Delete the second to last sentence.
Staff will be changing this to the 45th building permit of this
phase; and
e. Condition No.1 03 changed to read ... "all on-site equestrian
trails on the Avenue 54 perimeter." ,
ROLL CALL: AYES: Commissioners Barrows, Engle, and Acting
Chairman Alderson. NOES: None. ABSENT: Commissioner Daniels and
Chairman Quill. ABSTAIN: None.
BUSINESS ITEMS: None.
CORRESPONDENCE AND WRITTEN MATERIAL: None.
COMMISSIONER ITEMS:
A. Commissioner ,Barrows asked staff to review the City Council meeting of March
20,2007. Community Development Director Doug Evans gave an overview of
the Council action on the Resort project.
, ADJOURNMENT:
There being no further it was moved and seconded' by Commissioners Barrows/Engle
to adjourn this regular meeting of the Planning Commission to a regular meeting to be
held on April 10, 2007. This regular meeting was adjourned at 7:47p.m. on March
27, 2007.
Respectfully submitted,
Betty Sawyer, Executive Secretary
City of La Quinta, California
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4
DATE:
CASE NO.:
APPLICANT:
REQUEST:
LOCATION:
PROPERTY
OWNER:
GENERAL PLANI
ZONING
DESIGNATIONS:
PH#A
PLANNING COMMISSION
STAFF REPORT
APRIL 10, 2007
SITE DEVELOPMENT PERMIT 2007-881
R. T. HUGHES CO., LLC
CONSIDERATION OF PROJECT ARCHITECTURE AND
LANDSCAPING FOR A 57 UNIT SINGLE FAMILY RESIDENTIAL
COMMUNITY
SOUTHWEST CORNER OF MADISON ST. AND AVENUE 60
R. T. HUGHES CO., LLC
LOW DENSITY RESIDENTIAL
ENVIRONMENTAL
DETERMINATION: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS
REVIEWED THIS PROJECT UNDER THE PROVISIONS OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). THE LA
QUINTA COMMUNITY DEVELOPMENT DEPARTMENT
COMPLETED ENVIRONMENTAL ASSESSMENT 2005-541 FOR
TENTATIVE TRACT MAP 33957. THE SITE DEVELOPMENT
. PERMIT IS CONSISTENT WITH THE TENTATIVE TRACT MAP,
AND CONDITIONS HAVE NOT CHANGED. NO FURTHER
ENVIRONMENTAL REVIEW.IS REQUIRED.
SURROUNDING
LAND USES:
NORTH: AVENUE 60, PARTIALLY DEVELOPED SINGLE-
FAMILY SUBDIVISION, VACANT DESERT LANDS,
SINGLE FAMILY HOME
SOUTH: BUREAU OF RECLAMATION LEVEE AND CHANNEL
EAST: MADISON STREET, GOLF COURSE, SINGLE-FAMILY
HOMES
WEST: SINGLE-FAMILY HOME, BUREAU OF RECLAMATION
LEVEE AND CHANNEL
BACKGROUND:
On July 5, 2005, the City Council approved Tentative Tract Map 33597, which
subdivided 22.97 acres into 57 single-family residential lots as well as lots for
retention, landscaping and private streets. The residential lots were designed to be
a minimum of 10,000 square feet. At that time, the applicant did not submit a Site
Development Permit for the architecture of the homes and project landscaping.
The tract map is now proceeding through the Public Works Department, and the
applicant has requested that the homes' architecture and project landscaping be
considered for approval.
PROPOSAL:
The Site Development Permit is requested for the individual homes' architecture,
the common area landscaping and entry gate, and the individual lot front yards. The
map layout has changed marginally from the approved map: an open space lot and
pathway have been added immediately opposite the main gates, and a central mail
pick-up area has been placed in the eastern quadrant of the site, with parking
spaces.
Architecture
The applicant proposes three floor plans, each with three elevations, for a total of
nine designs. Plans.1 and 3 are proposed to be two story units. Plan 2 is a single
story model. Floor plans will range in size from 2,971 to 3,659 square feet.
The variety of details provided in each plan assures that the "cookie cutter" look
will be avoided in this case. Based on the number of ele..iations proposed, there
should be no more than six of each home within the 57 unit project (this may vary
depending on customer requests for a particular elevation). The siting of the units
meets the requirements of the Zoning Ordinance for all setbacks. The two story
units are proposed to be up to 25 feet in height, also consistent with the Zoning
Ordinance.
The architectural style of the homes is to be Mediterranean. The applicant proposes
a neutral color palette for the stucco walls, heavy wood windows and doors,
wrought iron entry. gates and accents, tile roofs and stone or brick finishes. The
type of roof tile is not specified in the materials provided.
The architecture includes arched windows and doors, tile accents and recessed and
shuttered windows, to give the homes mass. Some of the plans have wrought iron
grill work over the window openings; others include arches and stone walls. The
varying elevations for each plan range from simple, clean finishes to highly
decorated facades.
Landscaping
The preliminary landscape plans submitted include both an over-all landscape plan
for the entire site, as well as details for the main entry with water feature, interior
mail pick-up area, central open space, and typical front yard landscaping.
Landscaping throughout the project is consistent, from entry through front yards,
and when complete should present a unified visual landscape for occupants and
visitors. The landscape palette is typical of, and consistent with the City's drought
tolerant landscaping requirements. Trees proposed include Acacia, Citrus, Palo
Verde, Sumac, California Pepper and Date Palms. Shrubs include Bottlebrush,
Cassia, Sage and Rosemary.
The corner of Avenue 60 and Madison Street, which leads to the project entry, is
proposed to be turf, and to include a water feature which will extend to the west
side of the entry. A bridge is proposed at the entry over the water feature. The
project will be required to demonstrate its compliance with the City's water
requirements for landscaping.
.
A six foot wall is ,proposed around the entire property, including a stone cap and
stucco finish. In addition, on the Madison Street right-of-way, a wall will be located
at the top of the slope, adjacent to the right of way. The walls are proposed to
have a smooth stucco finish.
Two interior open space areas are proposed. The first is immediately opposite the
front entry, and is to be passive open space. The area will be a combination of turf
and desert landscaping, consistent with the balance of the site. The area is
accessible from the south via a pedestrian walkway between Lots 40 and 41. The
area is conditioned to include bench seating for at least six people. In 'addition, a
central mail pick-up area is proposed, which will include four parking spaces. The
perimeter of this area, and the adjacent open space area, are also to be landscaped
consistent with the balance of the site.
ANALYSIS:
Architecture
The buildings are, well articulated, and will provide multiple wall planes for each
structure. The recesses and covered patios provide for good shade for the interiors
of each unit. Heavy lintels and sills accent window openings, and stone door
frames are provided at the primary entry. The architectural details assure that each
structure will have, good massing on the lot. As the lots are somewhat larger
(10,000 square feet) than a standard subdivision, the homes should not overwhelm
their neighbors.
.--- -----,,_. --.-.....-- ....
Wooden balconies and/or balcony railings are shown on Plans 1 and 3, and will
have the potential to deteriorate in the desert heat. However, with proper
maintenance they will provide an interesting feature for these units. The applicant
may want to consider an alternate simulated material that, can handle the abuse
from the sun exposure and heat.
Landscaping
As a focal point to the project, the corner treatment at Avenue 60 and Madison
Street lacks importance, since the water feature is located in the rear of the area,
and will not be significantly visible from southbound traffic on Madison Street. The
large amount of turf is inconsistent with the desert environment. Similarly, the
water feature is very large, and can be effectively used as, the focal point of the
entry while still being smaller, thereby reducing the water use at the site. Staff had
concerns with the design of the corner, and presented the issue to the ALRC,
which made recommendations further described below.
The perimeter of the site along Madison Street includes a slope which increases
from north to south, to allow the bridging of the dike to the south of the project.
Landscaping in this area will require close consideration of final landscaping,
grading and wall plans. The designs for Madison Street at this location are still
under way, and the final landscaping, as well as the slopes, may change with
finalization of these plans. No retaining walls are proposed within the project at
. this time. Erodability of the slopes may be an issue depending on final designs for
the roadway. Should the retaining walls be required to accommodate the design of
Madison Street, such designs would be submitted with the final landscaping plans.
The landscaping of the individual front yards does not reflect the high quality, semi-
custom nature of the project architecture. As such, staff has recommended a
number of enhancements to the residential unit landscaping which were further
recommended by th!'l ALRC.
ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE RECOMMENDATION' ,
On April 4, 2007, the Committee adopted Minute Motion 2007-009 recommending
approval with conditions. Those conditions include utilization of 2-part'c1aytile with'
a random hand-mudded finish; smooth or hand-toweled stucco finish for the homes;
the use of pilasters in the perimeter wall at distances of 50 feet on Madison Street,
and at each lot line on Avenue 60; certain limitations to turf; and the incorporation
of greater detail on individual lot landscaping. The ALRC also recommended'that
since the design of Madison Street is not finalized, and that design will significantly
impact the entry corner of the site, the corner landscaping be finalized for review
and approval after the roadway design is complete.
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Public Notice
This request was published in the Desert Sun newspaper on March 31, 2007, and
mailed to all affected property owners and occupants within 500 feet of the project
site as required by Section 9.200.110 of the Zoning Code. To date, no letters have
been received.
Public Agency Review
A copy of this request has been sent to all applicable public agencies and City
Departments. All written comments received are on file with the Community
Development Department. Applicable comments received have been included in the
recommended Conditions of Approval.
STATEMENT OF MANDATORY FINDINGS:
Findings to recommend approval of this request can be made and are contained in
the attached Resolution.
RECOMMENDATION:
1. Adopt Planning Commission Resolution 2007-_, approving Site
Development Permit 2007-881
Attachments:
1 . ,E2$hibit Bo()klet (11 xJ 7)
Prepared by:
-- ---...... --.-.....-..- --
PH#B
PLANNING COMMISSION
STAFF REPORT
DATE: APRIL 10, 2007
CASE NO.: SITE DEVELOPMENT PERMIT 2006-882
APPLICANT: FANCHER DEVELOPMENT SERVICES, INC.
REQUEST: CONSIDERATION OF ARCHITECTURAL AND LANDSCAPING
PLANS FOR A RESTAURANT.
LOCATION: SOUTH OF HIGHWAY 111 SOUTHEAST CORNER OF DEPOT
DRIVE IN THE KOMAR DESERT CENTER
PROPERTY
OWNER: KOMAR INVESTMENTS, L.L.C.
GENERAL PLANI
ZONING
DESIGNATIONS: REGIONAL COMMERCIAL
ENVIRONMENTAL
. DETERMINATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT
HAS DETERMINED THAT THE REQUEST HAS BEEN
PREVIOUSLY ASSESSED IN CONJUNCTION WITH
ENVIRONMENTAL IMPACT REPORT 2005-539 PREPARED FOR
SPECIFIC PLAN 2005-075, AND TENTATIVE PARCEL MAP
33960, WHICH WAS CERTIFIED ON JANUARY 4, 2006. NO
CHANGES CIRCUMSTANCES OR CONDITIONS ARE
PROPOSED WHICH WOULD TRIGGER THE PREPARATION OF
SUBSEQUENT ANALYSIS PURSUANT TO PUBLIC
RESOURCES CODE 21166 SINCE THIS PROJECT
IMPLEMENTS SPECIFIC PLAN 2005-075.
SURROUNDING
LAND USES: NORTH:
SOUTH:
. EAST:
WEST:
HIGHWAY 111, REGIONAL COMMERCIAL
COSTCO, COMMERCIAL PARK
VACANT, CITY OF INDIO
VACANT, REGIONAL COMMERCIAL
BACKGROUND: .
Fancher Development Services is proposing a Mimi's Cafe within the Komar Desert
Center on the south. east corner of Highway 111 and Depot Drive (Attachment 1). Two
previous Site Development Permits have been reviewed and approved by the Planning
Commission for the Komar Desert Center; the first was for Costco Wholesale and the
second was for seven retail buildings proposed north of Costco Wholesale.
PROJECT PROPOSAL:
The Mimi's Cafe project will be 6,480 square feet and have an additional 904 square
feet of covered service yard/storage/ electric space for a total of 7,384 square feet
(Attachment 2). The proposed architecture is compatible with the Desert Contemporary
architecture of the rest of the Komar project.
Site Desion
The main entrance and outdoor shaded dining patio will face Highway 111. The dining
patio will be screened from Highway 111 with a 36-inch planter wall and glass window.
A waiting area patio located east of the entrance will include four circular benches
around a 36-inch box size tree that will be screened from Highway 111 with and 18-inch
planter wall.
The covered service yard/storage/electric area and delivery area will be located on the
south west side of the building. Delivery access to this area will be provided via the
separate abutting driveway immediately to the south.
Architecture
The stone veneer tower element facing Highway 111 will be the restaurant's main
entrance and include the trademark black and white striped awning, four custom gas
lanterns with a copper finish and a balcony over the main door. The proposed building
height will vary in between approximately 12-feet to 18'10" with the main entry tower at
23'6". The applicant is proposing architecture, colors and materials compatible with the
Komar Desert Center.
A majority of the exterior of the building will be a concrete plaster with a smooth hand'
trowelled finish. Stone veneer detail will be located on the main entry tower, around the
large windows on the east and west building elevations, and on the wainscot. Although
the design is different from the traditional Mimi's Cafe architectural design, some of the
signature Mimi's Cafe elements will be used, such as the black and white striped
awning over the main entrance, dark blue-colored awnings and shutters throughout the
building elevations.
There will be a screen wall on the west building elevation to screen the service
yard/storage/electric area and delivery area.
Landscapina
The landscape plans include a mixture of trees, shrubs, vines and ground cover.
Annual plants will be placed along the walkway on the east side of the restaurant. The
service area to the south will be heavily landscaped with trees, shrubs, a dry creek bed
and natural boulders. The entrance will have one terra cotta pot placed on each side of
the main entrance.
Trees will be dispersed throughout the site and include 24-inch or 36-inch box size
Sonoran Palo Verde, Pink Crape Myrtle, Thornless Chilean Mesquite, and Southern
Live Oak; all will be 24-inch or 36-inch box trees. The landscaping will also include 15-
gallon Coral Vines on the west building elevation to break up the wall.
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There are nine ground-mounted landscape flood lights proposed at 150-500 watts on
the site; three are proposed to be located at the rear of the building and six are
proposed on the north side of the building site.
ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE (ALRC) REVIEW:
The ALRC reviewed this request at its meeting of April 4, 2007. The Committee
unanimously adopted Minute Motion 2006-008, recommending approval subject to the
following conditions which have been incorporated into this review:
1. The electrical transformer shall be fully screened with landscaping.
2. Gooseneck lights shall only be located above the service doors as shown on the
elevations and be in a color that is compatible to the building.
3. The cornice. on the main entry tower shall match the cornice style of the
remainder of the proposed building.
4. The metal posts in the outdoor dining area shall be increased to six inch
diameter. Currently they are being proposed as four-inch metal posts.
5. Additional landscaping shall be added to the area north of the electrical room on
the west building elevation.
6. All trees shall be a minimum 36-inch box trees. All shrubs shall be a minimum
five- gallon size. One-gallon size for the ground cover is acceptable.
7. Ground-mounted flood lights shall be a soft wash lighting with final wattage
reviewed with construction plans.
8. The ground-mounted flood lights located north of the outdoor dining patio shall
be removed.
9. Signage for the restaurant will be reviewed as part of the Sign Program for the
Komar Desert Center shopping center to address quantity, square footage,
mounting, and electrical details.
10. Screen wall shall be extended to provide better screening to the service
yard/storage/ electric area and delivery area no more than ten feet.
11. Pink Crape Myrtle shall be replaced with Evergreen Pear. .
ANALYSIS
The proposed Mimi's Cafe is a new typical design for the Mimi's Cafe Restaurant chain.
The main entrance and the outdoor dining patio will face Highway 111 and give the
Komar Desert Center a welcoming effect. The covered service yard/storage/electric
area and delivery area will be located on the south west side of the building and will
include a screen wall to reduce its visibility and also be heavily landscaped with trees,
shrubs, ground cover, and boulders.
.----. -----...--- ...
The applicant has made an effort to be consistent with the overall architectural style
and design of the Komar Desert Center shopping center and still maintain its signature
trademark elements. The applicant believes it is important to remain slightly different to
the shopping center in order to be easily recognized from Highway 111.
Overall, the project as presented is designed well, consistent with. the Specific Plan, and
complies with applicable zoning requirements. As noted above, design concerns have
been adequately addressed by the ALRC recommendations.
Public Notice
This request was published in the Desert Sun newspaper on March 30, 2006, and
mailed to all affected property owners and occupants within 500 feet of the project site
as required by Section 9.200.110 of the Zoning Code. To date, no letters have been
received.
Public Agencv Review
A copy of this request has been sent to all applicable public agencies and City
Departments. All written comments received are on file with the Community
Development Department. Applicable comments received have been included in the
recommended Conditions of Approval.
STATEMENT OF MANDATORY FINDINGS:
As required by LQMC Section 9.210.010 (Site Development Permits), findings to
approve Site Development Permit 2006-882 can be made and are contained in the
attached Resolution.
RECOMMENDATION:
Adopt Planning Commission Resolution 2007-_, approving Site Development Permit
2006-882, subject to Findings and Conditions. .
Attachments:
1. Vicinity Map
2. Site Plan, Planting Plan and Building Elevations
Prepared by:
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BI#A
STAFF REPORT
PLANNING COMMISSION
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CASE NO:
APPLICANT fOWNER:
APRIL 10, 2007
VILLAGE USE PERMIT 2005-030
BORREGO RESORT HOLDINGS, INC.
DATE:
LANDSCAPE
ARCHITECT:
LOCATION:
LEYVA & WILDE, INC.
REVIEW OF PRE-CONSTRUCTION LANDSCAPING AND
STREET SCAPE PROGRAM, FOR A 20-UNIT, TWO AND
ONE-HALF STORY RESIDENTIAL CONDOMINIUM
BUILDING IN THE VILLAGE AT LA QUINTA
SOUTH SIDE OF CALLE TAMPICO, BOUNDED BY
AVENIDA VILLA AND AVENIDA NAVARRO
(ATTACHMENT #1)
REQUEST:
BACKGROUND:
The 1.23-acre project site encompasses almost one full block in the Village at La
Quinta. Properties adjacent to the site are developed with a mix of residential and
commercial uses, with vacant property to the south, adjacent to Frances Hack
Park. The Village Use Permit for the project was approved by City Council on May
2, 2006, under Resolution 2006-50.
PROPOSAL
As part of the project approval, the City Council did place a condition on the
Specific Plan (Attachment 2), requiring that the applicant prepare a streetscape
program to address the inclusion of street trees and the potential modification of
the curb line relative to pop-out planters. The streetscape program is to be
reviewed by both the ALRC and Planning Commission; per Conditions 95 and 96,
the on-site landscape plans require ALRC review only. They are included for
reference but do not require any action by the Planning Commission.
The applicant was directed to provide this submittal in two parts; as a streetscape
program to show the off-site improvements within the ROW, and the second
component being the on-site landscaping for the exterior perimeter and interior
courtyard areas. The landscape architect also submitted a streetscape program
design letter, briefly outlining each of the three proposed concepts, and stating
their preferred option (Attachment 3).
The streetscape program identifies three options for the streets around the building.
Sections through the planter locations for each option are shown as Attachment 4.
Calle Tampico is not included, as it is a Primary Arterial and the provision of street
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trees in this situation is not applicable. The three options are as follows:
Option 1 - This illustrates the option of actual parking planter "islands" protruding
into the street. This option was discussed with Public Works, in regard to the
appropriate requirements for parking space length, and ingressfegress into the
actual parking spaces adjacent to the islands.
Option .2 - This option shows street treesftree grates incorporated into the
sidewalks at the curb line, with sidewalk access surrounding them. Additionally,
planting spaces have been included between the back of sidewalk and low planter
walls to discourage skateboarding "on top of" the walls. The planter (stem) walls
are designed to provide a decorative way of reducing the slope angle up to the
building.
Option 3 - This option illustrates the same concept as Option #2, with the walls
designed to a larger radius, to give a little more space between the building and low
walls.
The actual street trees are shown to be Tipuana Tipu, with an alternative tree being
Australian Willow (Attachment 5). Front elevations and sections are provided or
each option. The applicant will have renderings available for the meeting.
ALRC Action - On March 21, 2007, the ALRC reviewed the proposed streetscape
program and landscape plan for the project, and unanimously recommended
approval (Committee Member Christopher absent) of the proposal by Minute
Motion 2007-004 (Attachment 6), subject to incorporation of the following:
1. Streetscape Program Option 3 to be forwarded as preferred design option.
2. The Tipuana Tipu street trees shall be specified as a 36" box size equivalent.
In regard to the courtyard and perimeter on-site landscaping, the ALRC made the
following recommendations:
3. Replace Star Jasmine in the perimeter landscaping with a more heat-tolerant
shrub.
4. Provide additional shade trees along Calle Tampico, at locations to provide
optimum shade along the sidewalk.
5. Limit use of Heavenly Bamboo and Indian Hawthorn shrubs to the east side
of the building to allow afternoon shade.
6. Extend decorative hardscape accents into the streetscapefsidewalk areas
around the street tree wellfgrates.
7. The stem walls behind the street tree locations for Option 3 shall incorporate
a stone cap, with key pedestrian locations being suitable to accommodate
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seating area. Appropriate locationsfdesign to be reviewed and determined by
staff .
In regard to the streetscape program, the ALRC selected option 3 as being the
most appropriate, based primarily on the less severe sidewalk curvature around the
street treesfgrates. The ALRC discussed plant types to be used, mulching material,
concerns with the long-term viability of the Tipuana Tipu as a street tree,
hardscape materials proposed, potential use of the stem walls for seating purposes
as opposed to being a purely functional, decorative feature. The ALRC felt there
should be seating opportunities at certain locations, such as the building entries, to
further promote a pedestrian-friendly environment, and, while not a
recommendation, that alternative street trees species may warrant consideration. It
was also recommended that a decorative hardscape treatment or accent be
provided to tie in with the sidewalk at the stem wall areas. The ALRC also
recommended that the proposed 24" box size be consistent with the proposed
museum street trees at a 36" box size equivalent. After some discussion about the
use of mulch (stated to be a gorilla grass), as opposed to a decomposed granite,
pea gravel or small river rock, it was determined that the use of mulching is not
appropriate, and that other alternatives exist. Staff's recommendation is to use a
small diameter river rock material in open areas between shrubs in lieu of any
mulch.
The applicant has provided a letter outlining revIsions made to the streetscape
exhibits, reflecting some of the ALRC recommendations and concerns (Attachment
7). Most notably, decorative paving has been added in three optional arrangements,
at the base of the stem walls and out to the tree well area. These three
arrangements are based on the Option 3 streetscape design, as it is the
recommended option. The stem walls have also been designed to allow seating
along the wall. The updated streetscape exhibits are included in the review
materials and will be presented at the meeting for discussion.
ANALYSIS
The Planning Commission review is limited to the streetscape program design,
based on the requirement of the approval conditions for the project. However, staff
has included the plans as approved by the ALRC for the courtyard and other on-site
landscaping, for reference. Although the ALRC recommended Option 3 as the
preferred option, it is at Planning Commission discretion to make the actual
decision. Therefore all three options are provided for review.
Streetscape Tree Program - The intent of requiring this program is an attempt to
affect a more pedestrian scale, by moving street amenities out from the building to
more clearly define the pedestrian and street travel areas, as well as to address the
architectural massing of the project. The goal is to achieve a streetscape balance,
between the urban scale associated with higher density development and the more
villageftown scale envisioned for the Village at ,La Quinta.
The options provided essentially present two conceptual layouts; one with tree
planter islands extending into the street with parking areas in between tree
locations, and the second with street trees at the curb line, with a radial sidewalk
providing access around the tree well. The third option is simply a variation on the
second option with a larger radius for the sidewalk and stem walls. In general, it
appears that the curb line tree designs in Options 2 and 3 would allow for more
tree stands without reducing available on-street parking. The Option 1 tree planter
islands require ,spacing that will effectively limit the number of trees that could be
placed, but would create the appearance of a somewhat "deeper" streetscape, and
provide a measure of traffic calming. However, this will be less effective because
there will be a minimal number of trees that can be placed to allow a consistent
and well-defined frontage, and in order to gain enough trees to do so, there will be
almost no on-street parking opportunity. In the Village area,'there is a significant
value placed on parking availability, and in this area, a high potential need for one
street parking is anticipated, due to the site proximity with respect to the Frances
Hack Park (park use and ongoing events), Benjamin Franklin School (school-related
activities), and surrounding commercial and other land uses in the Village (Old
Town, offices, restaurants, etc. Additionally, this would be the only project within
the Village to have such a streetscape design extending into the roadway. Such a
design would be more applicable on a larger scale, possibly Village-wide, resulting
in a consistent design for aesthetic and traffic calming benefit.
Other difficulties arise in trying to adapt a streetscape design to existing street
configurations. Both Navarro and Villa exist as a 36-foot roadway travel width.
Public Works requires that the Option 1 street planters extend 8 feet into the travel
area for safety purposes and delineation of parking areas, which creates an
effective travel width of 24 feet. With similar pop-outs applied to the opposing
side, a 20-foot wide roadway for two-way travel is created. This could very well
result in a disproportionate amount of vehiclefpedestrian conflict in the area. In
addition, the Durango office building to the west has an existing stairwell along its
east frontage on Villa, which reduced the existing roadway to 32 feet, where the
road bends outward to accommodate the stairwell.
Based on discussions with Public Works, a number of other staff concerns relate to
maintenance and final engineering issues. Any street tree improvements within City
ROW creates potential City Iiabilityfrepairfmaintenance items, such as
pavementfcurb upheavals from root formation, tree droppings, landscape
maintenance, and ,the potential for conflicts with existing sewerfwater and other
utility improvements. However, trees do need properly trimming, water and care to
avoid conflicts with passing pedestrians, bicycles, cars, commercial and emergency
vehicles, and their access to the building and surrounding street environment.
There is a certain amount of control that the City would have under its own
maintenance program. These options are not based on City-approved plansfspecs,
and Public Works staff has indicated they would not support maintenance of the
tree planter areas, parking striping, etc. as proposed under Option 1. Options 2 and
3 employ a street tree concept more similar to the City-maintained street trees
along La Fonda and Estado frontages, which are currently maintained by the City.
There are also conflicts with the site itself. The meandering of the sidewalk, and
the placement of the stem walls will encroach into a 5-footpublic utility easement
(PUE) currently shown along the south leg of Avenida Villa, and a 20-foot
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easement along Calle Tampico (Attachment 8). These easements are required on
the final tentative condominium map to be recorded for the project, and their final
locations have not been fully determined, and may be required to be established
around the entire site. Unless there can be some flexibility in allowing
improvements in the PUE, the stem wall and sidewalk configurations may not be
viable, and only street tree Option 1 would appear to avoid this conflict. It may be
possible to consider the stem walls, due to their low height, as a minor landscaping
related improvement, but as of this report the restrictions of this easement have
not been fully determined.
The key consideration from a staff perspective, is based in policy. Any streetscape
program that the City may ultimately adopt for the Village, or anywhere in the City,
will need to include responsibility for maintenance. Staff recommends that any
street tree program be maintained entirely by property owners (i.e. the HOA),
inclusive of trees, planters, tree grates, sidewalk and other related improvements,
with the maintenance provisions clearly stipulated in the project CC&R's.
Finally, there are no design criteria for streetscapes in the Village or anywhere else
in the City, although the pilot project improvements associated with La Fonda and
Estado can be drawn from. The museum project is using Tipuana trees as a shade
tree at curb line along the south extension of Avenida Mendoza, and staff ,directed
the applicant to use the same species for these plans based on that. This particular
design allows an advantage in that it is confined to an entire block, which will
avoid a segmented improvement condition. With current streetscape planning being
done on a case-by-case basis, from a design perspective this particular program
may serve as an opportunity to create an image in a focused area, as an example
of the type of treatments that might work best, and developing general standards
that can be used more universally throughout the Village.
RECOMMENDATION:
Adopt Planning Commission Minute Motion 2007- , approving streetscape
design Option 3, for incorporation into the development of Village Use Permit #
2005-030, in accordance with the ALRC recommendation and the following
provisions:
1 . All streetscape improvements will be maintained by future property owners
through an HOA, to include street tree care, tree wellsfgrates, sidewalk and
stem walls, decorative paving, and other related improvements. Provisions
for the maintenance and rehabilitation of streetscape ,areas shall be defined
and set forth in the project CC&R's, for review and approval by the City
Public Works and Community Development Departments, and the City
Attorney's office.
2. The decorative hardscape material in the sidewalk and around the stem wall
areas shall be the paver type specified and used in the Village, along Calle
Estado and La Fonda.
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3. Seating areas along the stem walls shall incorporate material(sl that
discourage the potential for skateboard sliding, or "grinding" maneuvers.
4. Landscaping plans shall be revised to replace mulch areas with an
appropriate diameter river rock, to be selected by the applicant and approved
by Community Development with the final landscape plan check process.
5. City staff shall investigate final design requirements for Option 3 as approved
by the Planning Commission on April 10, 2007, including the potential for
the encroachment of improvements into the 5-foot Public Utility Easement,
(PUE) as shown for reservation on the project's final map (TT 34038). If an
alternative streetscape program design is warranted, it shall be reviewed by
the ALRC and Planning Commission as part of the plan check process, or any
requisite alternative procedure.
Prepared by:
~)I: ~
Wallace Nesbit, Principal Planner
Attachments:
1 . Location Map,
2. Related Approval Conditions from SP 2005-076 and VUP 2005-030
3. Streetscape Program Design Options letter
4. Sections through tree planter locations for Options 1, 2 and 3
5. Street tree species photos
6. ALRC minutes of March 21, 2007
7. Letter to PC on applicant's revisions
8. Final map sheet showing easement locations
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ATTACHMENT #1
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City Council Resolution 2006-050
Conditions Of Approval - FINAL
Village Use Permit 2005-030 - Borrego Resort Holdings, Inc.
May 2, 2006
ATTACHMENT 2
(3 P(,-S.)
that a monitor has been retained shall be given to City prior to issuance of
first earth-moving permit, or before any clearing of the site is begun.
91. Recovered specimens shall be prepared to the point of identification and
permanent preservation, including washing of sediments to recover small
invertebrates, and vertebrates.
92. A report of findings with an appended itemized inventory of specimens shall
be submitted to the City prior to the first occupancy of a residence being
granted by the City. The report shall include pertinent discussions of the
significance of all recovered resources where appropriate. The report and
inventory, when submitted will signify completion of the program to mitigate
impacts to paleontological resources.
93. Collected resources and related reports, etc. shall be given to the City for
curation. Packaging of resources, reports, etc. shall comply with standards
commonly used in the paleontological industry.
LANDSCAPING
94. The applicant shall submit all landscape plans, to include landscape lighting,
for approval through plan checking by the Public Works Department.
Community Development Department review will take place during this plan
check process. When plah checking has been completed by the both
Departments: the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner, prior to submittal for signature
by the City Engineer. Prior to CVWD review, the applicant shall provide
calculations that meet the requirements of Chapter, 8.13 of the Municipal
Code - Water Efficient Landscaping.
NOTE: Plans are not' approved for construction until signed by the City,
Engineer. All landscape and irrigation plans shall be signed and stamped by a
licensed landscape architect.
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On-site landscape, landscape lighting and irrigation plans shall be submitted
for review by the ALRC and approval by the Community Development
Director. Plans shall be in substantial conformance with the conceptual
landscaping a,s approved for the project by Planning Commission, which shall
conform to the provisions of Specific Plan 2005.-076 (Section 4.22,
Landscaping, and Appendix C, Landscape Palettel.
7
City Council Resolution 2006-050
Conditions Of Approval - FINAL
Village Use Permit 2005-030 - Borrego Resort Holdings, Inc.
May 2, 2006
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97.
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An area-specific design and landscape plan shall be submitted for the
common interior courtyard and pool area, subject to review by the ALRC and
final approval of the Community Development Director. The plan shall
address definition of privatefpublic, passivefactive, and other spatial
relationships, through the use of landscaping, low walls, water features and
other focal elements, shading, etc. This plan shall be approved prior to
issuing a building permit for the residential units.
The Phoenix Dactylifera species (Date Palmsl to be used shall be purchased
from within the Coachella Valley, per the requirement of the Riverside
County Agricultural Commissioner.
Additional plant materials, such as shrubs, vines, and similar, shall be
employed at the building base and planted so as to accent the blank wall
areas at the lower elevations between the grade and below the first floor
window lines. Use of berms shall also be considered. A retainingfplanter wall
plan will be required with the overall landscaping plan layout, if such walls
will be provided or required.
All planting pots, andfor other similar containers, shall be placed at
appropriate intervals and automatic irrigation shall be provided to all such
containers. Second-story planter areas andfor containers shall incorporate or
tie into the building down drain system, to avoid discoloration damage to the
building finishes.
8
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H. Page 20, Section 4.21 - CC&R's shall include perpetual maintenance
of perimeter landscaping and sidewalks, as well as on-site common
areas.
I. Page 20, ~ction 4.22.1 - An exhibit shall be provided in the specific
plan to more ,clearly delineate the areas described .as "Buffer/Transition
Zones". These areas shall be subject to review along with landscape
plans submitted for plan check. The landscape palette in Appendix C
shall act as a master plant material listing for the project, and all
subsequent landscape plans shall be reviewed for consistency against
this palette.
J. The Phoenix Robeleni (Pygmy Date PalmI is under quarantine and may
be used only if supplied from a local nursery. Include an approval of
the master plant list from CVWD and the Riverside County Agricultural
Commissioner's office, as part of the Appendix C plant listing, in the
final specific plan document.
K. Page 23, Section 5.3 - Revise fourth sentenceto read, "Avenida Villa
on the west and Avenida Navarro on the east are both designated as
Local Streets."
L. Page 30, Flooding and Hydrology - A letter of map reVIS.lon (LOMAI
was issued by FEMA in January, 2006. This revision affects the site
and has changed the flood zone designation from AO to X. This
inform~tion shall be incorporated in the final specific plan document.
M. Page 32, Sit~ Design and Activity Space - Paragraph 2 shows unit
size range as :t 1 ,500 to :t 3, 100, change this to match Page 16,
Section 4.9.1; second paragraph which shows :tl,500 to :t 3,300. .
QJ
The applicant shall submit a streetscape program for review by the ALRC
and Planning Commission. The program shall include provisions for street
trees, paving materials and address the potential for' redesign of existing
City Council Resolution 2006-048
Conditions of Approval- FINAL
Specific Plan 2005-076- Borrego Resort Holdings, Inc
May 2, 2006
street curb lines, to incorporate planter pockets for street trees with. on-
street parking. This program shall be submitted with the final landscape
plans for all exterior project areas, and is herby incorporated by reference
into the conditions of approval for Tentative Tract 34038 and Village Use
Permit 2005-030. 9