2007 05 22 PC
~ of ~aulJttt
Planning Commission Agendas are now
available on the City's Web Page
@ www.la-quinta.org
PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Guinta City Hall Council Chamber
78-495 Calle Tampico
La Guinta, California
MAY 22, 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 2007-022
Beginning Minute Motion 2007-008
,
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 May 8, 2007.
P:\Reports - PC\2007\5-22~07\Agenda.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 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................
Applicant...... ...
Location...........
Request ...........
Action..............
VI. BUSINESS ITEMS:
A.
Item................
Applicant........ .
Location...........
Request .......;...
Action..............
TENTATIVE TRACT MAP 34969 AND SITE
DEVELOPMENT PERMIT 2007-883.
East of Madison, LLC
Within the Madison Club, south of Avenue 52, east of
Madison Street, west of Monroe Street
Consideration of plans to subdivide an area within the
Madison Club residential project into a Clubhouse site.
Site to include building, parking lot, tennis court, and
landscaping plans for the Madison Club Clubhouse
Resolution 2007- and Resolution 2007-
SITE DEVELOPMENT PERMIT 2006-862
Highland La Guinta, LLC
North side of Highway 111, between Jefferson Street
and Dune Palms Road.
Consideration of screening for a drive-thru lane for
commercial buildings in Phase 2 of the Dunes Business
Park.
Minute Motion 2007-
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None
VIII. COMMISSIONER ITEMS:
A. Review of City Council meeting of May 1, 2007 ..
B. Discussion regarding Commission summer meeting schedule
IX. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular
Meeting to beheld on June 12, 2007, at 7:00 p.m.
P:\Reports - PC\2007\5-22-07\Agenda.doc
DECLARATION OF POSTING
I, Betty J. Sawyer, Executive Secretary of the City of La Guinta, do hereby declare
that the foregoing Agenda for the La Guinta Planning Commission meeting of
Tuesday, May 22, 2007, was posted on the outside entry to the Council Chamber,
78-495 Calle Tampico and the bulletin board at the La Guinta Cove Post Office, on
Friday, May 18, 2007.
DA TED:
May 18, 2007
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.
P:\Reports - PC\2007\5.22-07\Agenda.doc
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MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Guinta City Hall
78-495 Calle Tampico, La Guinta, CA
May 8, 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 Chairman Paul Guill who asked Commissioner Engle to lead the
flag salute
B. Present: Commissioners Ed Alderson, Katie Barrows, Rick Daniels, Jim
Engle and Chairman Paul Guill.
C. Staff present: Community Development Director Doug Evans, Assistant
City Attorney Michael Houston, Planning Manager Les Johnson, Principal
Planner Wallace Nesbit, Assistant Planner Jay Wuu, and Executive
Secretary Betty Sawyer.
II. PUBLIC COMMENT: None.
III. CONFIRMATION OF THE AGENDA: Confirmed.
IV. CONSENT ITEMS:
A. Chairman Guill asked if there were any changes to the Minutes of April
24, 2007. There being no changes, it was moved and seconded by
Commissioners Barrows/Alderson to approve the minutes as submitted.
Unanimously approved.
V. PUBLIC HEARINGS:
A. Environmental Assessment 2006-562, General Plan Amendment 2006-
107, Zone Change 2006-127, Specific Plan 83-002 Amendment #6,
Tentative Tract Map 32266, Site Development Permit 2006-852, and
Development Agreement 2006-011; a request of Pacific Santa Fe
Corporation/Crowne Pointe Partners, LLC, for consideration of the
following application requests: recommend adoption of a Mitigated
Negative Declaration; an amendment to the General Plan Land Use
Element, from Tourist Commercial (TC) to Resort Mixed Use (RMU);
change the Official Zoning Map, from Tourist Commercial (CT) to Tourist
Commercial/Residential Specific Plan (CT/RSP); update the overall PGA
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Planning Commission Minutes
May 8, 2007
West Specific Plan to implement development principles and guidelines
for a 292-unit resort condominium project, with clubhouse building,
common pools and lighted tennis courts, ,on :t 42 acres; the division of
:t 42 acres into 97 residential lots, a 1.35 acre community center lot, and
other common area lots; a site plan and building design approval for 292
one, two and three-story condominium units, a 7,122 s.f. recreation
building with a 32 x 70-foot common pool and 43-foot 6-inch clock
tower feature, and a private entry gatehouse; and consideration of an
Agreement to implement a funding mechanism ensuring payment to the
City of certain fees to financially offset the conversion of the original
hotel/resort site to residential, for the anticipated potential for lost
revenue(s) associated with development of the Eden Rock project for the
property located within the PGA West development, bounded on the
north and east by the PGA West Stadium Course and Clubhouse and on
the south and west by PGA Boulevard.
1 . . Commissioner Daniels excused himself due to a potential conflict
of interest and left the dais.
2. Chairman Guill reaffirmed the public hearing was open and asked
for the staff report. Principal Planner Wallace Nesbit informed the
Commission that the recommendation was to take the item off
calendar to allow staff and the applicant time to resolve
environmental issues. The item would be re-noticed at a future
date to be brought back to the Commission.
3. It was moved and seconded by Commissioners Alderson/Barrows
to remove the item from the calendar. Unanimously approved.
Commissioner Daniels rejoined the Commission.
B. Conditional Use Permit 2007-103; a request of Cham T. Prince for
consideration of a Cosmetology School within an existing commercial
space located at 79-430 Highway 111, the northwest corner of Highway
111 and Dune Palms Road within the La Guinta Valley Plaza.
1. Chairman Guill opened the public hearing and asked for the staff
report. Associate Planner Jay Wuu presented the information
contained in the staff report, a copy of which is on file in the
Community Development Department.
2. Chairman Guill asked if there were any questions of staff. There
being none, Chairman Guill asked if the applicant would like to
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2
Planning Commission Minutes
May 8, 2007
address the Commission. Ms. Danielle Alexander, representing the
applicant stated she was available to answer any questions and
confirmed they had the support of the other residents in the
Center.
3. Commissioner Alderson asked the hours of operation. Ms.
Alexander stated they run in four hour intervals in the morning,
afternoon, and evening. The business will utilize. about 10,000
square feet of ,the 15,000 square foot building.
4. There being no further questions of staff, the applicant or any
other public comment, Chairman Quill closed the public
participation portion of the hearing.
5. There being no further discussion, it was moved and seconded by
Commissioners Daniels/Engle to adopt Planning Commission
Resolution 2007-018 approving Conditional Use Permit 2007-103,
as recommended.
C. Continued - Environmental Assessment 2006-578, General Plan
Amendment 2006-109, and Zoning Ordinance Amendment 2006-086; a
request of the City for consideration of a Negative Declaration of
environmental impact and General Plan Amendment and Zone Text
Amendment to establish policies and standards for the development of
tentative tract maps on parcels of ten acres or less in the southeastern
portion of the City.
1 . . Chairman Quill opened the public hearing and asked for the staff
report. Planning Manager Les Johnson presented the information
contained in the staff report, a copy of which is on file in the
Community Development Department.
2. Chairman Quill asked if there were any questions of staff.
Commissioner Alderson asked how many acres of land this change
will affect in the future. Staff stated approximately 35 lots and
identified the land on the map exhibit.
3. Chairman Quill asked if this would affect any lands that would be
annexed. Staff stated that if any of. the properties were
designated as Low Density Residential (RL). it would apply.
4. There being no further questions of staff Chairman Quill asked if
the applicant would like to address the Commission. Mr. David
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3
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Planning Commission Minutes
May 8, 2007
Turner, 81-180 National Drive, La Quinta, asked where the
landscape buffer would apply in regard to landscape parkways
width in relation to a cul-de-sacs. Staff stated that it refers to the
perimeter fronting public street that would require the 30-foot
setback. Mr. Turner stated he understood the intent was to
combine the properties into larger projects; however do they need
to be contiguous. Staff stated it would need to be one map that is
greater than ten acres. If the consolidation of the properties was
greater than ten acres it would apply.
5. There being no further questions of staff, the applicant or any
other public comment, Chairman Quill closed the public
participation portion of the hearing.
6. There being no further discussion, it was moved and seconded by
Commissioners Daniels/Barrows to adopt Planning Commission
Resolution 2007-019 recommending certification of a Negative
Declaration for Environmental Assessment 2006-578, as
recommended.
ROLL CALL: AYES: Commissioners Alderson, Barrows, Daniels, Engle
and Chairman Quill. NOES: None. ABSENT: None.
ABSTAIN: None.
7. It was moved and seconded by Commissioners Daniels/Barrows to
adopt Planning Commission Resolution 2007-020 recommending
approval of General Plan Amendment 2006-.109, as recommended.
ROLL CALL: A YES: Commissioners Alderson, Barrows, Daniels, Engle
and Chairman Quill. NOES: None. ABSENT: None.
ABSTAIN: None.
. 8. It was moved and seconded by Commissioners Daniels/Barrows to
adopt Planning Commission Resolution 2007-021 recommending
approval Zone Change 2006-086, as recommended.
ROLL CALL: AYES: Commissioners Alderson, Barrows, Daniels, Engle
and Chairman Quill. NOES: None.. ABSENT: None.
ABSTAIN: None.
BUSINESS ITEMS: None.
CORRESPONDENCE AND WRITTEN MATERIAL: None.
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Planning Commission Minutes
May 8, 2007
COMMISSIONER ITE\\ilS:
A. Commissioner Alderson gave a review of the City Council meeting of May
1, 2007.
ADJOURNMENT:
There being no further it was moved and seconded by Commissioners Alderson/Daniels
to adjourn this regular meeting of the Planning Commission to a regular meeting to be
held on May 22,2007. This regular meeting was adjourned at 7:29 p.m. on May 8,
2007.
Respectfully submitted,
Betty Sawyer, Executive Secretary
City of La Quinta, California
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5
DATE:
CASE NUMBER:
APPLICANT:
ARCHITECT:
LANDSCAPE
ARCHITECT:
ENGINEER:
REQUEST:
LOCATION:
ENVIRONMENTAL
CONSIDERATION:
GENERAL PLAN:
ZONING:
SURROUNDING
LAND USES:
NORTH:
SOUTH:
EAST:
WEST:
PH#A
PLANNING COMMISSION
STAFF REPORT
MAY 22, 2007
TENTATIVE TRACT MAP 34969
SITE DEVELOPMENT PERMIT 2007-883
EAST OF MADISON, LLC
BAR ARCHITECTS
VITA
RCE CONSULTANTS, INC.
CONSIDERATION OF PLANS TO SUBDIVIDE AN AREA
WITHIN THE MADISON CLUB RESIDENTIAL PROJECT
INTO A CLUBHOUSE SITE. SITE TO INCLUDE BUILDING,
PARKING LOT, TENNIS COURT, AND LANDSCAPING
PLANS FOR THE MADISON CLUB CLUBHOUSE
WITHIN THE MADISON CLUB; SOUTH OF AVENUE 52,
EAST OF MADISON ST, WEST OF MONROE STREET
THIS PROJECT HAS BEEN PREVIOUSLY ASSESSED IN
CONJUNCTION WITH ENVIRONMENTAL ASSESSMENT
2004-530, WHICH WAS CERTIFIED BY THE CITY
COUNCIL ON FEBRUARY 1, 2005. NO CHANGED
CIRCUMSTANCES OR CONDITIONS ARE PROPOSED
WHICH WOULD REQUIRE THE PREPARATION OF ANY
SUBSEQUENT ENVIRONMENTAL EVALUATION.
LDR(LOW DENSITY RESIDENTIAL)
RL (LOW DENSITY RESIDENTIAL)
GOLF COURSE; RESIDENTIAL LOT~, (TR 33076-1)
GOLF COURSE
HUMBOLDT BLVD.; CARMELA (TR 31374)
GOLF COURSE
Page 1 of 7
BACKGROUND:
The Madison Club, bounded by Avenue 52 and Avenue 53 on the north, Avenue
54 on the south, Madison Street on the west, and Monroe Street on the east,
received Specific Plan approval on February 1, 2005 (SP 99-035 Amendment 1),
and Tentative Tract Map approval on August 2, 2005 (TTM 33076) (Attachment
1). The project area encompasses approximately 472 acres, and consists of
custom single-family detached units, detached villas, and an 18-hole golf course.
The applicant is now proposing to subdivide approximately 24 acres at the
intersection of Meriwether Way and Shackleton Street into the clubhouse site,
which includes tennis courts and a parking lot, and a remainder parcel to be used
as the future site of the Villas at Madison Club (TTM 34969)(Attachment 2).
PROJECT REQUEST:
Tentative Tract Map
The applicant proposes to subdivide approximately 24 acres, which include seven
numbered lots and two lettered lots (Attachment 3). Lot 1, at approximately
217,000 square feet, is the site of the Madison Club Clubhouse. Lot 2, at
approximately 116,000 square feet, is the site of the clubhouse parking lot and
tennis facility. Lots 3 through 6, which average approximately 20,000 square feet
each, are custom residential lots that were subdivided as part of the original
Madison Club Tract Map (TR 33076). However, the design of the clubhouse site
results in a reconfiguration of Shackleton Street, which subsequently affects these
four residential parcels. Lot 7, at approximately 600,000 square feet, is the future
site of the Villas at Madison Club, a 14-acre project that includes 19 residential lots
and a golf putting course.
The two lettered lots include Lot A, private street Meriwether Way, and Lot B,
private street Shackleton Street. Both Meriwether Way and Shackleton Street
provide vehicular access to the clubhouse and parking lot.
Site Development Permit
Clubhouse
Included with this proposal are site, architectural, and landscaping plans for the golf
course clubhouse site. The clubhouse site features a decoratively-paved vehicular
entry courtyard surrounded by three primary clubhouse buildings, which include the
Main Building, Men's Building and Pro Shop, and Women's Building (Attachment 4,
Page LR01). The architectural style of all clubhouse buildings is Spanish-
Mediterranean and includes use of rust-colored clay tile roofing, off-white hand-
trowelled stucco walls, numerous columns and archways, and a combination of
Page 2 of 7
arched and casement windows with elaborate grille-work. Balconies, balustrades,
covered patios and arcades, chimney accents, and other design elements provide
architectural articulation to the various building facades.
Each building in the clubhouse site has different interior functions and
characteristics. The two-story Main Building, at approximately 10,075 square feet,
houses the main restaurant and lounge. The first floor features the kitchen, the main
dining room and lounge, and private dining areas. An elevator and stairwell leads to
the second floor, which includes another private dining area, a cinema screening
room, and the administration offices for the clubhouse (Attachment 4, Page AR01-
AR02). The Main Building, at the highest roof ridgeline, is approximately 35 feet in
height (Attachment 4, Page AR11).
The four-story Men's Building and two-story Pro Shop combined are approximately
16,655 square feet. The lower floor of the Men's Building, which for the most part
is below grade, i'ncludes the golf cart parking area, and numerous maintenance
rooms, offices, and storage areas (Attachment 4, Page AR03). The main floor
includes a bar and lounge, the men's locker room, and a wet area that contains
shower facilities, lavatories, and hot/cold plunges (Attachment 4, Page AR04). An
exterior stairway and interior elevator provides access to the second and third
floors. These floors ,house a total of five residential units, four on the second floor
and one on the third floor. Each unit has a dining/living area, a bedroom and
bathroom, and a view balcony (Attachment 4, Page AR05-AR06). A covered
passageway connects the first floor of the Men's Building to the Pro Shop, which
contains a retail area, storage room, and an office. The below-grade lower floor of
the Pro Shop is also connected to the lower floor of the Men's Building by a
circulation corridor., The height of the Men's Building at the highest roofline is
approximately 44 feet, and 48.5 feet at the top of the tallest chimney, measured
from the main level. The height of the Pro Shop is approximately 17'-9" from the
top of grade facing the motor courtyard, and 30'-9" from the top grade facing the
recessed loading dock (Attachment 4, Page AR14-AR15).
The two-story Women's Building, including the pool and spa area, is approximately
12,400 square feet. The lower floor of the Women's Building consists mainly of a
fitness center and movement center. A staircase and elevator leads up to the first
floor, which includes a locker room, restroom facilities, numerous treatment rooms
and gardens, a salon, and a lounge (Attachment 4, Page AR07-AR08). Outside of
the Women's Building is the clubhouse swimming pool/spa/event lawn area. Located
adjacent to the spa are two pool pavilions. One pavilion, the pool bar, consists of a
bar and storage areas. The other pavilion is two-stories, with pool equipment
storage located on the lower floor and toilet facilities located on the upper first floor
(Attachment 4, Page AR09). Similar to the Pro Shop, the Women's Building is
situated on multiple grades. The height of the building as seen from the highest
grade, where the motor entrance courtyard is located, ranges from approximately
Page 3 of 7
17 feet to 21 feet. The height of the building as seen from the lower grade, nearest
to the pool area, is approximately 36 feet. The height of the two pool pavilions, as
seen from the pool/spa/event lawn area, are approximately 12'-9" each (Attachment
4, Page AR17-AR18).
Parking Lot & Tennis Courts
The clubhouse parking lot is located adjacent to the clubhouse site (Attachment 4,
Page LR04). A total of 143 parking spaces, including five ADA parking spaces, are
provided. Access to the clubhouse is through a paved walking path. However,
most patrons are expected to valet park their vehicle in the entrance courtyard. On
the far end of the parking lot are two tennis courts. The courts are unlit, and are
screened by the typical green tennis fencing.
Landscaping
Landscaping throughout the clubhouse site is plentiful and is designed to
complement the architecture of the various clubhouse buildings (Attachment 4,
Page LR02-LR07). Mostly utilized around the clubhouse site are various dense
hedges and shrubs, with minimal us,e of turf, which has been limited to a lawn area
outside the Women's Building and the clubhouse site event lawn area. The use of
numerous Date Palms, Mexican, Mediterranean, and California Fan Palms
sufficiently reflect the Spanish-Mediterranean architecture, while providing proper
screening and accents. Other tree plantings include Figs and Citrus Trees, from 36"
up to 108" box size. In general, the diverse plant material palette for the clubhouse
site is characterized by low water and minimal-maintenance plants.
Walls, fences, and gates throughout the clubhouse site have several different
design elements (Attachment 4, Page LR08). The various walls include a standard
stucco wall, service court wall, and freestanding walls. Wall heights in the
submittal have been identified as being a maximum of six' feet. At this time, a
detailed wall location map has not been submitted, as well as wall elevations. The
service entry gate, located near the Pro Shop service area, is designed with a
timber gate frame, decorative bolts, and a laser cut metal screen. The entry gate is
complemented with dense shrubs and hedges, and canopy/accent trees. The gate
and landscaping effectively screens the trash enclosure and service areas.
ANALYSIS:
Tentative Tract Map
The design of proposed Tentative Tract Map 34969, as conditioned, is generally
consistent with the City of La Quinta General Plan and the 'Madison Club Specific
Plan in that its street and lot design are in conformance with applicable goals,
Page 4 of 7
policies, and development standards, and will provide adequate circulation,
infrastructure and utilities. Staff is recommending however, that Shackleton Street,
a private residential street, be widened from the propos'ed 20 feet to 28 feet to
comply with the General Plan, as well as the approved Specific Plan. The increase of
the road width will not affect the lot sizes of Lots 3 through 6, as there is adequate
room for widening on the parking lot side of Shakleton Street.
The design of the lots for the clubhouse site and surrounding parcels are not likely
to cause substantial environmental damage nor substantially injure fish or wildlife or
their habitat as mitigation measures and conditions have been incorporated into the
project approval to mitigate impacts where needed.
Also, the subdividing of the clubhouse area is not likely to cause serious public
health problems as urban infrastructure improvements are existing, or will be
installed, based on applicable local, State, and Federal requirements, and will not
conflict with easements for access through or use of property.
Site Development Permit
Staff finds that the overall architectural style and design of the proposed clubhouse
site to be acceptable. Staff has no issues with the proposed clubhouse buildings,
parking lot/tennis court area, and landscaping palette, as they are appropriate and
well-designed.
The clubhouse buildings, including the Pro Shop, Pool Pavilions, and the
Pool/Spa/Event Lawn area, are designed such that they serve as a symbolic
landmark within the Madison Club. The arrangement and orientation of the
clubhouse buildings capitalize on the golf course and mountain views, while being
adequately set back and screened from nearby residential units. Additionally, the
clubhouse buildings, are over 1,000 feet away from the nearest property line of
adjacent residential development Carmela to the east, and over 1,500 feet away
from Rancho Santana to the north, resulting in a minimal visual impact. Located
between Carmela and the proposed clubhouse are residential lots, and the future
Villas site. Located between Rancho Santana and the clubhouse are numerous
residential lots, and golf course/open space.
The Spanish-Mediterranean architecture and layout of the clubhouse buildings are
generally consistent with the development guidelines given in the approved Specific
Plan for The Madison Club. Although the height (44 feet) and number of stories
(three excluding basement) may seem disproportional to the surrounding land uses,
it complies with the development standards given in the Specific, Plan (Attachment
5). Specifically, because the Men's Building and Main Building share common roof
area, the clubhouse is in compliance with the development standard that allows ten
percent (10%) of the roof area to exceed 40 feet in height. Additionally, the
Page 5 of 7
residential units within the Men's Building is an allowable use as stated in the
approved Specific. Plan, and each individual unit meets ADA-accessibility
requirements and includes adequate cooking facilities as required by the La Quinta
Municipal Code and California Building Code.
The parking lot and tennis court area is also acceptable. The parking lot is designed
with a clear separation of vehicular and pedestrian circulation, and also provides
sufficient screening from the neighboring golf course and residential units. The
proposal provides for 143 parking spaces, which well exceeds the 116 parking
spaces required in the Specific Plan. Additionally, with the exclusion of lighting, the
tennis courts are limited to daytime use, thereby minimizing any negative visual
impact on the surrounding area.
In general, the landscape palette presented is acceptable (Attachment 6). The
proposed species of plants, which are taken from the approved plant list in the
Specific Plan, provide diversity, while having the characteristics of being low water
users. Canopy and accent trees are fully utilized in complementing the architecture
and layout of the clubhouse site. Thorough use of shrubs and groundcover
effectively screens trash enclosures, parking areas, and other project areas.
ALRC Action
On April 4, 2007, the Architecture and Landscape Review Committee reviewed
these architectural and common area landscaping plans, and unanimously
recommended approval of the Site Development Permit, subject to the following
staff-recommended Condition of Approval:
1 . Final landscape plans for on-site planting shall be reviewed by the ALRC and
approved by the Community Development Director prior to issuance of first
building permit. Final plans shall include all landscaping associated with this
project.
Public Notice
This project was advertised in The Desert Sun newspaper on May 13, 2007, and
mailed to all property owners within 500 feet of the site. To date, no comments
have been received from adjacent property owners. AnY written comments
received will be handed out at the meeting.
FINDINGS
Findings necessary to recommend approval of Tentative Tract Map 34969 and Site
Development Permit 2007-883 can be made and are contained in the attached
Resolutions.
Page 6 of 7
RECOMMENDATION
1. Adopt Planning Commission Resolution 2007-_, recommending to the
City Council approval of Tentative Tract Map 34969, subject to the
attached Findings and Conditions of Approval; and,
2. Adopt Planning Commission Resolution 2007-_, recommending to the
City Council approval of Site Development Permit 2007-883, subject to
attached Findings and Conditions of Approval.
Attachments:
1. Vicinity Map
2. Location Map
3. Tentative Tract Map 34969
4. ALRC Submission Set (booklet).
5. Madison Club Specific Plan Clubhouse Development Standards
6. Updated Landscape Legend/Schedule
7. ALRC Minutes of April 4, 2007
Page 7 of 7
BI#A
PLANNING COMMISSION
STAFF REPORT
DATE:
MA Y 22, 2007
SITE DEVELOPMENT PERMIT 2006-862
CASE NO:
APPLICANT:
HIGHLAND LA QUINTA, LLC
ARCHITECT:
KKE ARCHITECTS (MARK GILES)
LANDSCAPE
ARCHITECT:
CUMMINGS CURLEY AND ASSOCCIATES; LLC
REQUEST:
REVIEW OF DRIVE-THRU LANE SCREENING FOR COMMERCIAL
BUILDINGS IN PHASE 2 OF THE DUNES BUSINESS PARK
LOCATION:
NORTH SIDE OF HIGHWAY 111, BETWEEN JEFFERSON
STREET AND DUNE PALMS ROAD IN THE DUNES BUSINESS
PARK
. ZONING:
CR (REGIONAL COMMERCIAL)
SURROUNDING
ZONING AND
LAND USES:
NORTH:
SOUTH:
EAST:
WEST:
FP / FLOOD CONTROL CHANNEL
CR / RETAIL CENTER
CR / RETAIL CENTER
CR / VACANT
BACKGROUND:
"
The total project site is approximately 6.38 acres and located immediately west of
the shopping center'that houses Jack-in-the-box, Smart and Final, 99 Cents Store,
and other retail users (Attachment 1).
The first phase (SDP2005-553l of the project was approved in June, 2005 with
36,000 square feet of floor space in one inline structure near the north property
line. Construction of the first phase is nearing completion.. Phase 2 construction
has not yet begun.,
Phase 2 (SDP 2006"863) consist of three freestanding buildings near Highway 111
and was approved by the Planning Commission on August 8, 2006. In an effort to
screen the drive-thru lanes and comply with applicable Conditions of Approval, the
applicant proposes to use a screen wall with some berming and heavy planting.
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Condition of approval #53 requires that the drive-thru lane screening provisions be
approved by the Planning Commission. Additionally, Condition of approval #54E
requires the top of the screen wall be 5' above the drive-thru lane surface. Lastly,
Condition of approval #54D requires the screen wall extend along the driveway
entry on the west side of building 1 for one-third of the lanes length.
The applicant has submitted plans to show the required screening provisions.
PROJECT PROPOSAL AND DISCUSSION:
Buildings 1 and 2, the two westerly buildings have individual drive-thru lanes that
wrap around the buildings adjacent to Highway 111. Both buildings can be multi-or
single tenant, with the drive-thru lane used by the easterly, most tenant of each
building. Building i may be a single tenant user.
In addition to the planting plan, the applicant has submitted a cross section through
each building showing how the screening will be provided. Each section shows the
building, drive-thru lane, screen wall, berming, planting concept, Highway 111 and
finish grades.
The wall will be curvilinear with one opening near the east end for pedestrian access
to the street from the center. The screen wall will be constructed of tan split face
block with a precision block cap. The wall will be 5' in height with one to two feet
of berming provided against it on the street side of the wall to decrease the mass of
the wall when viewed from the street. Planting and groundcover will be provided
on both sides of the wall.
ANALYSIS:
The submitted plans show 5' of screening height is to be provided by the screen
wall and berming. The wall extends along approximately half of the west side of
Building 1 to screen from view of the driveway entry as required. Additionally,
shrubs and trees will be provided for additional screening.
The wall and berm screening as required by the Site Development Permit approval
has been provided. Upon the Planning Commissions approval, staff will forward the
complete final irrigation and planting plans to the Architecture and Landscaping
Committee for their review, after which the Community Development Director will
consider the plans for final approval. Staff will verify that the Coachella Valley
Water District and Riverside County Agricultural Commissioner has approved the
plans before our final approval.
RECOMMENDATION:
Adopt Minute Motion 2007-
following conditions:
, approving the drive-thru screening with the
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1 . The north end of the screen wall along the west driveway shall step down to
the satisfaction of the Community Development Director.
2. The screen wall along the west driveway shall be installed in a manner that
. will allow the planting of the trees shown on the on-site landscaping plan to
the satisfaction of the Community Development Director.
Attachments:
1 . Location map
2. . Screening and planting plans
Prepared by:
G~ 6tfu~
Stan Sawa, Principal Planner
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