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2007 10 09 PC ~ 0{ /tNQ.wdt Planning Commission Agendas are now available on the City's Web Page @ www.la-quinta.or!] PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Guinta City Hall Council Chamber 78-495 Calle Tampico La Guinta, California OCTOBER 9.2007 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11 :00 P.M. WILL BE CONTINUED TO THE NEXT REGULAR MEETING Beginning Resolution 2007-042 Beginning Minute Motion 2007-018 I. CALL TO ORDER A. Pledge .of Allegiance B. Roll Call II. PUBLIC COIVIMENT 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 September 25, 2007. r.,.\\MPnnrC:IPr "";",11'0..\1 6nanrl".\M tin" ~.' ___0 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.............. B. Item................. ' Applicant........ . Location........... Request ........... Action .....:....... CONTINUED - VILLAGE USE PERMIT 2006-035 Dan Cline, Forward Architecture and Design, Inc. Northeast corner of Calle Tampico and Desert Club Drive Consideration of architecture and landscaping plans for three retail commercial buildings located on 3.39 acres. Resolution 2007- STREET VACATION 2007-045 City of La Guinta and the La Guinta Redevelopment Agency. North of Avenue 54, south of Avenue 52, and west of Jefferson Street Consideration of a Report of Finding, under California Government Code Section 65402 that the proposed Vacation of an Easement in favor of the public for access, ingress and egress of fire, police. and other emergency vehicles and personnel within Tentative Parcel Map 33367 and Public Utilities Easements established over the vacated portions of Avenue 52 and Adams Street lying within Tentative Parcel Map 33367 is consistent with the General Plan. Resolution 2007- VI. BUSINESS ITEMS: None VII.. CORRESPONDENCE AND WRITTEN MATERIAL: None. VIII. COMMISSIONER ITEMS: A. Review of City Council meeting of October 2, 2007 r...\\MPnnrc:\pr r\lli""to",\1 lI."onrl".\M tin... .- IX. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Joint Meeting of the City Council/Planning Commission/Architecture and Landscape Review Committee to be held on October 23, 2007, at 5:00 p.m. and then the Regular meeting to be held at 7:00 p.m. 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, October 9, 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, October 5, 2007. DATED: Public Notices The La Guinta 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. " ~.\\^,pnnrc:\pr lI..IIin.,t..",\1 Anonrl",'M ....In... \. ""'-~ MINUTES PLANNING COMMISSION MEETING A regular ineeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA September 25, 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 Alderson who asked Commissioner Quill to lead the flag salute. B. Present: Commissioners Katie Barrows, Jim Engle, Paul Quill, and Chairman Ed Alderson. C. Staff present: Assistant City Manager Doug Evans, Planning DirectorLes Johnson, Assistant City Attorney Michael Houston, Principal Planner AndrewMogensen, AssistantPlanner Eric Ceja, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: A. Staff requested the Agenda be amended to note that Public Hearing Item B would be considered and not continued. The Agenda was confirmed with the change. IV. CONSENT ITEMS: A. Chairman Alderson asked if there were any changes to the Minutes of September 11, 2007. There being no changes, it. was moved and seconded by Commissioners Quill/Barrows to approve the minutes as submitted. Unanimously approved. V. PUBLIC HEARINGS: A. Village Use Permit 2006-035; a. request of Dan Cline, Forward Architecture and Design, Inc., for consideration of architecture and landscaping plans for three retail commercial buildings located on 3.39 acres at the northeast corner of Calle Tampico and Desert Club Drive. G:IWPDOCSIPC MinutesI200719-25-07.doc Planning Commission Minutes September 25, 2007 1. Chairman Alderson opened the public hearing and asked for the staff report. Principal Planner Andrew Mogensen informed the Commission the applicant had requested a continuance to the next meeting. 2. There being no discussion, it was moved and seconded by Commissioners Barrows/Engle to continue Village Use Permit 2006-035 to October 9, 2006, as requested. Unanimously approved B. Site Development Permit. 2007-893; a request of Mark Ladeda for consideration of architectural and landscaping plans for an approximately 5,700 square foot stable/barn structure located' at the Tally Ranch, a 4.19-acre private residential equestrian property located at 55-075 Monroe Street. 1. Chairman Alderson opened the public hearing and asked for the staff report. Assistant Planner Eric Ceja presented the information Contained in the staff report, a copy of which is on file in the Planning Department. 2. There being no questions of the staff, Chairman Alderson asked if the applicant would like to address the Commission. Ms. Paula Ziegler, the applicant, stated she was available to answer any questions. 3. Commissioner Engle asked if the colors on the elevation were true. Ms. Ziegler stated it would be more of a terra cotta color. 4. Commissioner Barrows asked if the windows were energy efficient. Ms. Ziegler stated there was a 12-foot trellis that runs along the entire length of the building on the south elevation, 5. Chairman Alderson asked about ventilation or air conditioning. Mr. Ladeda, representing the applicant, stated there were openings in the roof as well as doors on either end of the building for ventilation as well as the stall barn doors. 6. Commissioner Quill asked if the tack room/feed room would ever be converted to a casita. The applicant stated no. Commissioner Quill asked if it was ever intended to be a commercial use. Ms. Ziegler stated no. 2 Planning Commission Mi~utes September 25, 2007 7. There was no further public comment, the public hearing was closed and open for Commission discussion. 8. There being no discussion, it was moved and seconded by Commissioners Barrows/Engle to adopt Planning Commission Resolution 2007-040 approving Site Development Permit 2007- 893 as recommended. ROLLCALL: AYES: Commissioners Barrows, Engle, Quill, and Chairman Alderson. NOES: None. ABSTAIN: None. ABSENT: None. C. Tentative Tract Map 32848, Amendment No.1; a request of Sarkis and Sevak Khatchadourian for consideration of a request to amend the tract map from 1 6 lots to 1 5 lots for the property located on the north side of Avenue 60 approximately 700 feet west of Madison Street. 1 . Chairman Alderson opened the public hearing and asked for the staff report. Principal Planner Andrew Mogensen presented the information contained in the staff report, a copy of which is on file . in the Planning Department 2. Chairman Alderson asked if there were any questions of staff. . Commissioner Quill asked if the City required the changes in order for them to obtain their time extension. Staff stated the extension is to allow the applicant time to obtain the final map. The Amendment was in regard to provisions for the retention basin. 3. Chairman Alderson asked staff to explain how the retention basin . would drain. Staff explained the drainage on the site plan. Chairman Alderson asked if the tract map to the east had their house plans sited on their tract. His concern is whether there were. any two story units abutting one story houses. Staff stated they had not submitted any site development permit for the house units.) 4. There being no further questions of the staff, Chairman Alderson asked if the applicant would like to address the Commission. Mr. Sarkis Khatchadourian gave a presentation on the project. 5. Commissioner Quill asked if the neighboring property owner had been contacted in regard to the project. Mr. Khatchadourian stated they had spoken to him. 3 Planning Commission Minutes September 25, 2007 6. Commissioner Barrows asked that the Palo Verde tree proposed be substituted with the native Palo Verde tree. 7. There being no further questions of the' applicant, Chairman Alderson asked if there was any other public comment. There being no public comment, the public hearing was closed and open for Commission discussion. 8. There being no further discussion, it was moved and seconded by Commissioners Barrows/Quill to adopt Planning Commission Resolution 2007-041 recommending approval of Tentative Tract Map 32848, Amendment No.1, as recommended. ROLL CALL: AYES: Commissioners Barrows, Engle, Quill, and Chairman Alderson. NOES: None. ABSTAIN: None. ABSENT: None. Chairman Alderson recessed the meeting at 7:28 p.m. and reconvened at 7:34 p.m. BUSINESS ITEMS: ' A. Silver Rock Resort Clubhouse; a request of the City of La Quinta Redevelopment Agency for consideration of concept drawings for the SilverRock Resort Clubhouse located on the southwest corner of Jefferson Street and Avenue 54. 1 . Chairman Alderson asked for the staff report. Assistant City Manager Doug Evans presented the information contained in the staff report, a copy of which is on file in the Planning Department. Staff introduced Mr. Robert Altevers, architect for the project, who gave a presentation on the SilverRock Resort Clubhouse design. 2. Chairman Alderson asked if this Clubhouse design would require the rerouting of any of the existing tees. Staff stated no. This is a conceptual plan and the lake is being evaluated from a budget perspective as well as water efficiency. Staff is having negotiations with CVWD in regard to the proposed plan. Staff knows what the limitations of turf will be and the design team believes they can meet the new 'requirements of the CVWD Landscape Ordinance. In regard to the lake, staff is still reviewing the possibilities to ensure the City's balance on the water criteria 4 Planning Commission Minutes September 25, 2007 ' as well as the aesthetics. It will have less water than originally planned. 3. Commissioner Quill questioned the visibility of the pro-shop and starter points. Staff stated they has been considered and added into the design. Commissioner Quill stated his only concern is the new water efficiency requirements and the water features being proposed. Assistant City Manager Doug Evans stated HAS, the landscape architects, was selected as the landscape architect because one of the first issues they bought up was the water features in the design. The design team is optimistic they can meet the objectives. 4. Commissioner Barrows stated that when there are events taking place the pro-shop appears to be set off from the event area. Mr. Altever reviewed the site plan and explained it would visible from the event area. As a note, the pro-shop would be closed during most evening events. Commissioner Barrows asked about the energy and water efficiency elements that are being proposed and suggested they be part of the marketing. Mr. Altevers explained some of the marketing plans. Discussion followed regarding the different levels of LEED certification and potential certification level the project could reach. Commissioner Barrows noted her concern regarding the amount of water proposed for the project. 5. Chairman Alderson questioned how the space in the Clubhouse is being allocated in respect to the banquet facility and the other areas. Is it economically feasible to dedicate this much space to a banquet area. Mr. Altevers explained the flexibility of the floor area is to accommodate different party sizes. He cannot speak to the revenues, but does know that banquets are a large revenue operation. Discussion followed regarding banquet operations. Chairman Alderson asked if the lake would be canal water and questioned the depth that would be needed for the affect desired. Staff explained there were several options available to the design team and they were evaluating all of them. 6. There being no further questions of the staff, Chairman Alderson asked if there was any other public comment. There being no public comment, the public participation portion was closed and open for Commission discussion. 5 Planning Commission Minutes September 25, 2007 '7. There being no further discussion, it was moved and seconded by Commissioners Barrows/Quill to adopt Minute Motion 2007-016 . recommending approval of the concept drawings for the SilverRock Resort Clubhouse with an encouragement for water and energy efficiency efforts. Unanimously approved. B. Site Development Permit 2007-857; a request of Coachella Valley Housing Coalition for consideration of landscaping plans for the Dune Palms Neighborhood Apartments and Community Center located at the northwest corner of Qune Palms Road and Avenue 48. 1 . Chairman Alderson asked for the staff report. Planning Director Les Johnson presented the information contained in the staff report, a copy of which is on file in the Planning Depar~ment. 2. Chairman Alderson asked how these plans relate to the new CVWD Landscape Ordinance. Staff stated the landscape architect is aware of the requirements and the project.will .be required to meet those requirements. 3. There being no further questions of the staff, Chairman Alderson asked if the applicant would like to address the Commission. Mr. Brian Peulicke gave a presentation on the,project. 4. There being no questions of the applicant, Chairman Alderson asked if there was any other public comment. There being no public comment, the public participation portion was closed and open for Commission discussion. 5. . There being no further discussion, it was moved and seconded by Commissioners Barrows/Engle to adopt Minute Motion 2007-017 recommending approval of landscaping plans for Site Development Permit 2007-857, as recommended. Unanimously approved. CORRESPONDENCE AND WRITTEN MATERIAL: None. COMMISSIONER ITEMS: A. Commissioner Engle informed the Commission about the Top of the Cove Cleanup Day on October 13, 2007. 6 Planning Commission Minutes September 25, 2007 B. Chairman Alderson asked about the replacement of Commissioner Daniels. Staff explained it was under Council consideration at this time. C. Staff informed the Commission of the joint meeting with the City Council and Architecture and Landscape Review Committee to be held on October 23, 2007. Staff will be working on agenda topics and would appreciate any suggestions from the Commission. C. Staff gave a review of the City Council meeting of September 18, 2007. ADJOURNMENT: There being no further business, it was moved and, seconded by Commissioners Quill/Barrows to adjourn this regular meeting of the Planning Commission to a regular meeting to be held on October 9, 2007. This regular meeting was adjourned at 8:44 p.m. on September 25,2007. Respectfully submitted, Betty Sawyer, Executive Secretary City of La Quinta, California 7 PH#A STAFF REPORT PLANNING COMMISSION DATE: OCTOBER 9,2007 CASE NO. : VILLAGE USE PERMIT 2006-035 REQUEST: CONSIDERATION OF ARCHITECTURE AND LANDSCAPING PLANS FOR THREE RETAIL COMMERCIAL BUILDINGS LOCATED ON 3.39 ACRES LOCATION: NORTHEAST CORNER OF CALLE TAMPICO AND DESERT . CLUB DRIVE APPLICANT: DAN CLINE, FORWARD ARCHITECTURE AND DESIGN, INC. PROPERTY OWNER: LA QUINTA ISLAND ASSOCIATES. DEVELOPER: HIGHLAND DEVELOPMENT COMPANY ENVIRONMENTAL REVIEW: THE LA QUINTA PLANNING DEPARTMENT HAS DETERMINED THAT THIS PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15332 (CLASS 321 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT IN THAT THE PROPOSED PROJECT IS LESS THAN FIVE ACRES AND IS CONSISTENT WITH EXISTING GENERAL PLAN POLICIES AND ZONING REGULATIONS. ZONING: VILLAGE COMMERCIAL (VCl GENERAL PLAN DESIGNATION: VILLAGE COMMERCIAL (VC) SURROUNDING ZONING/LAND USE: NORTH: MAJOR COMMUNITY FACILITIES (MC) / ADAMS ELEMENTARY SCHOOL VILLAGE COMMERCIAL (VC) / VACANT VILLAGE COMMERCIAL (VCI / OFFICES VILLAGE. COMMERCIAL (VCl I EMBASSY SUITES / CASITAS SANTA ROSA SOUTH: EAST: WEST: P:\Reports - PC\2007\10-9-07\VUP 06-035\PC staff rpt. VUP 06-035.doc BACKGROUND: The proposed project site is zoned Village Commercial and is located within a retail commercial designated portion of Specific Plan 94-024 for the existing Duna la Quinta project. The site was intended to be a second phase of the adjacent existing office commercial center, approved under Plot Plan PP 85-217 Amendment #2 on February 21, 1989. The second phase of that project was mass graded, utility lines were installed, some parking spaces were constructed, and landscaping was planted along Calle Tampico and Desert Club Drive, but the buildings were never constructed. The uncompleted second phase was proposed to contain two, two-story buildings with a total of 49,923 square feet, containing retail stores, offices, and a restaurant. In May of 2005, staff received a Village Use Permit application for a single story retail building at this location which was later withdrawn. . . The two adjacent existing office buildings, "Building B" and "Building E," are respectively 20,648 and 20,857 square feet in size and contain a combination of medical and general offices. The majority of the existing parking spaces on the adjacent site are covered by trellis canopies. This item was continued from the two previous Planning Commission hearings. No public comments regarding the project were made at either of those hearings. OVERVIEW: The applicant is proposing to construct three single-story retail commercial buildings,a parking lot, and landscaping on a :t 3.4 acre parcel in the Village District (Attachment 1). All of the proposed buildings have a Spanish Contemporary architectural style, consisting of a smooth cement plaster finish painted white with Spanish tile highlights, sage green canopies, and Green Screen brand vertical plant trellises with bougainvillea, climbing fig, or climbing rose. Light fixtures on all buildings and freestanding lighting are proposed to be a lantern-design outfitted with a dark-sky compliant bulb refractor and automatic photocell activation. Sidewalks will be standard poured concrete with a decorative joint pattern. The proposed commercial center will share internal access and parking with the adjacent existing office buildings. Major 1, located on the corner of Calle Tampico and Desert Club Drive, is proposed to be a 13,969 square .foot specialty grocery store. Shops 1, located along Calle Tampico and east of Major 1, is proposed to be a 6,275 square foot building with up to four tenants. Shops 2, at the rear of the site, is proposed to be a 12,025 square foot building with up to seven tenants. The applicant is also proposing to construct a landscaped pedestrian plaza with a water feature along Calle Tampico between Major 1 and Shops 1 . P:\Reports _ PC\2007\10-9-07\VUP 06-035\PC staff rpt. VUP 06-035.doc r-- , Major 1 located at the corner of Calle Tampico and Desert Club Drive, the 13,969 square foot Major 1 building will house the primary tenant, Fresh and Easy, a small grocery store operated by British retailer Tesco, and is the largest of the three proposed building pads. The white Spanish Contemporary building has been designed with a variety of undulations and pop-out features up to two feet in depth, highlighted with Spanish tile, vertical plant trellises, and alcoves. The roofline has been designed with varied and stepped parapets and cornices, ranging in height from the general roofline of 24 feet 6 inches to 30 feet at the store entry. Major 1 will have a sunken loading dock along the western Desert Club Drive elevation, screened by an eight foot tall combination wall with decorative columns and Green- screen vertical plant trellises. The west elevation has tiled alcoves and a parapet roofline with a stepped cornice broken up by pilasters. The applicants have stated that there will not be a trash compactor within the loading dock area. The 30 foot tall store entry, which faces the interior parking area, consists of a modern angled design which reflects an architectural feature utilized on other store locations by the proposed grocery tenant and will accommodate a future sign. The east elevation of Major 1 will consist of functional windows overlooking a garden plaza. Windows along Calle Tampico will most likely be spandrel glass if left unused by the grocery tenant. The store grocery cart corral located on the east side of the building will consist of a stem wall painted to match the building. Shops 1 located along Calle Tampico and opposite the plaza from Major 1, the 6,275 square foot Shops 1 building will contain up to four retail commercial tenants. The building architecture will share the same Spanish Contemporary design, building materials, and color palate as the other two buildings. Shops 1 has a general roofline of 22 feet 4 Y:z inches, a varied parapet, a decorative corner cornice, and pilasters. A portion of each side of the building has a tiled base. The primary entry and front of Shops 1 faces the interior parking lot but the design of the building will allow tenants the option of using actual windows or spandrel glass along Calle Tampico. The adjacent plaza may be reconfigured if utilized by a future tenant (such as a coffee shop or restaurant) for outdoor seating. Shops 2 Similar in design as Major 1 and Shops 1, Shops 2 is located at the rear of the project site and will consist of a 12,025 square foot building which can accommodate up to 7 tenants. Shops 2 has a large sidewalk area along the front of the building intended to accommodate outdoor seating. The front of Shops 2 will consist of sage green canvas P:\Reports - PC\2007\ 1 0-9-07\VUP 06-035\PC staff rpt. VUP 06-035.doc canopies, a center arch, and a decorative trellis 18 inches in depth. The base of the windows within the side fac;:ade arches will include tile highlights. The depth of the architectural fac;:ades along the front of Shops 2 will range from 18 inches to four feet. The rear of the building will contain regularly spaced pilasters with vertical trellises and lantern-type lighting consistent with the rest of the shopping center. Landscaping One unique feature of this project involves the integration of landscaping into the building architecture. The applicants are proposing the use of Green Screen brand landscaping matrices for screening, building accents, and trellis-wrapped columns with planters. The proposed landscaping palate consists of Mexican Fan Palms, Mesquite trees, Blue Palo Verdes, and Mulgas. Shrubs will include Deergrass, Texas Rangers, Blue Agaves, and Verbena with a decomposed granite base. No turf has been proposed for the project. Mesquite trees will be used to meet the 50% landscape shading requirement for parking. The landscaping plans have been revised since being reviewed by the Architecture and landscaping Review Committee to comply with the new CVWD landscaping standards and have been conditioned to return to AlRC for final landscaping plan review. located between Major 1 and Shops 1, the applicants are proposing a plaza with a small center water feature, trellised archway, and trellised wall with an entry leading to Calle Tampico. Each side of the court will be lined with rows of Deergrass and Blue Palo Verde trees. This area can potentially be used for o,utdoor seating or dining by future tenants or the proposed grocery store. The corner of Desert Club Drive and Calle Tampico will feature a row of raised p,lanters on top of Green Screen brand vertical trellis columns. The planters will contain Verbena and the columns will contain a Climbing Fig or Rose plant. Vertical trellises with Bougainvillea, Climbing Fig, or Roses have also been incorporated into some building elevations and the trellised wall separating the center plaza from Calle Tampico. The loading dock Green Screen lattice will utilize Bougainvillea for screening. All landscape screening materials identified in the plans will be a minimum 15 gallon size. ANALYSIS: The proposed project is a small retail commercial center with Spanish Contemporary design elements, landscape-integrated architecture, and some outdoor pedestrian amenities designed to accommodate the Village Design Guidelines while allowing flexibility in potential tenant uses. The proposed project will be the first retail commercial-oriented project in the Village since the development of Old Town at la Quinta located nearby. P:\Reports - PC\2007\10-9-07\VUP 06-035\PC staff rpt. VUP 06-035,doc Stormwater Managerilent The applicants have proposed connecting their on-site drainage into the existing storm sewer system, however the existing system may not have adequate reserve capacity to handle additional stormwater flows from the proposed project. Two studies, one of which is currently being conducted for the City by a consultant and the applicant's . preliminary hydrology report, will determine the applicant's final course of action. As a result, Public Works has recommended three scenarios in the conditions of approval for handling on-site drainage. The final drainage retention scenario will be based on the results of those studies. Parking The applicants are providing 165 on-site parking spaces and have a shared parking agreement with the adjacent office building which has 188 parking spaces, 39 of which are currently located on this adjacent parcel proposed for development. These 39 spaces were originally constructed to serve the uncompleted phase 2 of the existing office complex. Upon completion, the two combined projects will have a total of 314 parking spaces and be in compliance with the Parking Ordinance. Staff conducted a parking analysis of the project site, including the two existing office buildings: - Buildinll Square Feet Reauired Spaces Parkinll Soaces Existina Buildina B 20,648 1 per 1 50 (medical) 1 88 existing spaces Existinll Buildinll E 20,857 1 per 250 (office) 39 to be removed Maior 1 13,969 1 per 200, for 1 65 total parking Shops 1 6,275 general retail less . spaces provided Shops 2 12,025 than 50,000 SF; Total: 32,269 160 req.spaces Overall : 1 88 - 39 + 1 65 = 314 total parkinll spaces orovided (1 :235) 36 of the 39 parking spaces are currently underneath a carport trellis. For those to be removed, the applicants have proposed to construct a new carport over 13 spaces located at the northeast corner of the proposed project site, adjacent to the west side of existing "Building E." Although 23 spaces will no longer be covered, the buildings will still meet the 30% carport coverage required for office uses. Parcel Map 27109 has an existing parking and access easement which permits the adjacent office building to park within the proposed site. Because the existing office buildings are closed in the evening and on weekends, the applicants have proposed a day-night parking arrangement with the adjacent property. A shared parking agreement P:\Reports - PC\2007\ 1 0-9-07\VUP 06-035\PC staff rpt. VUP 06-035.doc has been included in the recommended conditions of approval. Staff believes this arrangement will be sufficient to provide adequate parking for both projects. Similar projects, such as the recently approved Eisenhower Medical Building, require one parking space per 250 square feet. With all building square footage and parking capacity combined, the parking ratio will for this project will be in compliance with the Parking Ordinance at,1 parking space per 235 square feet. Traffic The proposed tenant of Major 1 , Fresh and Easy, has stated that they will be receiving deliveries from an Inland Empire distribution center between 8:30pm and 10:30pm. Delivery vehicles entering the loading dock will be full sized 2007-2008 EPA-compliant semi trucks with 53 foot trailers. Public Works has identified a concern with the applicant's proposed truck turning template (Attachment 1, Sheet 2 of 8) due to the three-car width of the Desert Club driveway. A condition of approval has been included for this to be revised, which may result in a minor reconfiguration of the Desert Club driveway and a potential loss or relocation of up to two parking spaces. Concerns have also been raised with street light timing in conjunction with the volume of trips entering and exiting the project site. Desert Club Drive north of Calle Tampico is a cul-de-sac leading to the Adams Elementary school that has historically experienced minimal traffic. As a result, a condition has been added requiring the applicant to prepare a traffic report focusing on the timing of the traffic signals at the intersections of Desert Club Drive and Washington Street along Calle Tampico. Architecture and Site Plan Staff has been working with the project architect over the past year in order to bring the site plan and architecture more in line with the Village Design Guidelines. As a result, parking has been moved to the interior of the project site and the buildings have been placed along Calle Tampico. Upon the AlRC's recommendation, the applicants have further refined the project proposal by providing additional depth to the elevations, enhancing cornices and parapets with a stepped design, extending trellis coverage, and modifying the landscaping plans with drought-resistant landscaping. Although staff is supportive of the Spanish Contemporary architecture, there are a few outstanding concerns with some elements. Staff and the Architecture and Landscaping Review Committee both recommended that the tower entry feature on Major 1 be reduced to 28 feet from 30 feet due to massing concerns. This entry feature extends approximately 5 feet above the general roofline of the building resulting in an appearance of disproportionate massing. Staff also noted two minor errors on the submitted plans. The first error involves one of the two stepped cornices identified for Major 1. Because a stepped cornice was P:\Reports _ PC\2007\10-9-07\VUP 06-035\PC staff rpt. VUP 06-035,doc identified on the corner of the east elevation, one should also be identified on the north elevation. The second error involves the 6 foot deep trellis recommended on the south face of Shops 2. The 6 foot trellis has been identified on the line elevations but not on the color elevations. The final site plan may have some minor modifications pending Public Works review of the revised preliminary grading plan, truck turning template, and preliminary hydrology report. These modifications may result in the relocation or removal of up to two parking spaces and/or a minor adjustment to the final location of the driveways. Landscaping The overall landscaping palate is well designed and compatible with the desert environment. Staff is supportive of the applicant's proposed incorporation of landscaping into the building architecture and for screening through the use of vertical trellises. The primary 'concern with the material is that it takes a few years for plants to mature and grow into the matrix. As a result, staff has recommended a condition of approval requiring the use of more mature specimens with larger box sizes. The applicants have proposed a 1 5 gallon size for all climbing landscaping, including Bougainvillea, Climbing Fig, and Rose. Roses have been recommended for placement away Jrom high-traffic areas. Staff has recommended that the Blue Palo Verde trees within the central plaza be a larger 36 inch box size to enhance and provide additional shade for pedestrians. The applicants anticipate the proposed landscaping palate will be compatible with the new CVWD water use requirements. ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE (ALRC) REVIEW: The AlRC reviewed the proposed plans at their August 1 ", 2007 meeting and adopted Minute Motion 2007-022 by a 3-0 vote recommending approval of Village Use Permit 2006-035 with conditions (Attachment 21. With one exception, the applicants have revised the plans . for the Planning Commission in order to meet the AlRC recommendations. The applicants have not opted to lower the Major 1 main entry parapet from 30 to 28 feet in height, as per AlRC recommendation #3, but have incorporated a modified "stepped" parapet as an alternative. 1 . Final landscaping and irrigation plans shall be prepared by a licensed landscape professional, shall be reviewed by the ALRC and Public Works Director, and approved by the Planning Director prior to issuance of the first building permit. An application for Final Landscape Plan Check shall be submitted to the Planning Department for final landscape plan review. Said plans shall include all landscaping associated with this project, including perimeter landscaping, shall be certified to comply with the 50% parking lot shading requirement, and 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 P:\Reports - PC\2007\10-9-07\VUP 06-035\PC staff rpt. VUP 06-035.doc submittal of the final plans to the Planning Department. . 2. Exterior lighting shall comply with Section 9.100.150 (Outdoor lighting) of the la Quinta Municipal Code. 3. The Major 1 main entry parapet shall be reduced to 28 feet in height. 4. The Major 1 west elevation pilasters shall be designed to provide a few inches of relief from the adjacent building wall and extend 1 Y, feet above the parapet in the same manner as the pilasters on the other elevations. 5. The final landscaping plans shall identify and accommodate the 50% landscape shading requirement in the parking lot. 6. All Roses shall be planted away from high-traffic pedestrian areas. 7. The center plaza shall eliminate a row of Blue Oat Grass from each side of the water feature and shall identify benches, tables, or similar outdoor seating. Should a future tenant utilize this area for outdoor seating, final designs shall be reviewed and approved by the Planning Director. 8. The south facing fac;:ades of all buildings shall be brought forward in depth by at least one additional foot. 9. All trellises identified on the front of Shops 2 shall be increased in depth to a minimum of six feet and be designed with a lattice pattern capable of providing shade. 10. The applicant shall work with staff in order to provide some type of additional design detail to the north face (rear) of Shops 2. 11 . Trellis landscaping used for screening shall consist of larger and more mature specimens with significant foliage and be at least a 15 gallon size. 12. All Green Screen brand or similar vertical trellises shall be painted to match the green color identified on the approved color palflte. 13. All trash and grocery cart enclosures shall have a white color and finish consistent with the buildings. 14. Final carport design and color shall be approved by the Planning Director. 15. The applicantshall use desert vegetation. 16. Acacia Smalli and the Flax plants shall be replaced with an alternate. 1 7. All trellises shall be made of a metal material. P:\Reports - PC\2007\ 1 0-9-07\VUP 06-035\PC staff rpt. VUP 06-035.doc 18. Tree wells shall be a minimum of 6'x6'. 19. The loading dock shed roof shall be redesigned to match the remainder of the building. PUBLIC NOTICE AND COMMENT: This project was advertised in the Desert Sun newspaper and posted on September 1, 2007. All property owners within 500 feet of the site were mailed a copy of the public hearing notice. This item has been continued from two previous Planning Commission meetings in which the item was opened and made available for public comment. No public comments were made during those hearings. At the time of the writing of this report, no comments concerning the project had been received. FINDINGS: The findings necessary to approve Village Use Permit 06-035 can be made with the recommended Conditions of Approval and pursuant to Section 9.210.010 of the Zoning Code, as noted in the attached Resolution. RECOMMENDATION: Adopt Planning Commission Resolution 2007-_ approving Village Use Permit 2006- 035 pursuant to Findings and conditions, to allow construction of three commercial buildings (Major 1 and Shops 1 & 2). ATTACHMENTS: 1 . Plans and Elevations 2. Minutes for tne August 1,2007 Architecture and landscape Review Committee Prepared by: A rew J. Mogensen incipal Planner P:\Reports - PC\2007\ 1 0-9-07\VUP 06-035\PC staff 'pt. VUP 06-035.doc DATE: CASE NO.: REQUEST: LOCATION: APPLICANT: BACKGROUND: PHIS ------------- STAFF REPORT PLANNING COMMISSION OCTOBER 9, 2007 STREET VACATION 2007-045 REPORT OF FINDING UNDER CALIFORNIA GOVERNMENT CODE SECTION 65402 THAT THE PROPOSED VACATION OF AN . EASEMENT IN FAVOR OF THE PUBLIC FOR ACCESS, INGRESS AND EGRESS OF FIRE, POLICE AND OTHER EMERGENCY . VEHICLES AND PERSONNEL WITHIN TENTATIVE PARCEL MAP NO. 33367 AND PUBLIC UTILITIES EASEMENTS ESTABLISHED OVER THE VACATED PORTIONS OF AVENUE 52 AND ADAMS STREET LYING WITHIN TENTATIVE PARCEL MAP NO. 33367 IS CONSISTENT WITH THE GENERAL PLAN NORTH OF AVENUE 54, SOUTH OF AVENUE 52, WEST OF JEFFERSON STREET THE CITY OF LA QUINTA AND THE LA QUINTA REDEVELOPMENT AGENCY Pursuant to California Government Code Section 65402, the "Planning Agency" (City of La Quinta Planning Commission) shall make a finding that the proposed vacation is consistent with the City's General Plan and Circulation Element for any street right of way or public utility easement being vacated by the City Council. The City of La Quinta Redevelopment Agency, developer of the SilverRock Resort located north of Avenue 54, south of Avenue 52 and west of Jefferson Street (Attachment 1), requested vacation of 1) an easement in favor of the public for access, ingress and egress of Fire, Police and other emergency vehicles and personnel established over the vacated portion of Adams Street within Tentative Parcel Map No. 33367 and 2) public utilities easements over the vacated portion of Avenue 52 and Adams Street within Tentative Parcel Map No. 33367 pursuant to California Street and Highways Code Part 3 per Public Streets, Highways, and Service Easements Vacation Law, Section 8320-8325. The easements to be vacated will be incorporated in future development by the City of La Quinta Redevelopment Agency and development of parcels within the Tentative Parcel Map No. 33367. (See Attachment 2) The portion of easement in favor of the public for access, ingress and egress of Fire, Police and other emergency vehicles and personnel was established over the vacated portion of Adams Street by Resolution 86-48. The portion of the easement is specifically described in Attachment 3 and is not needed by .theCity of La Quinta. Access, ingress and egress of Fire, Police and other emergency vehicles will be provided by development of the internal roadway T:\ROW Right-of- Way\S! VacationslSV 2007-045 SiLVERROCKIPC PUBLIC HEARING\StaffReport SV 2007-045.doc described in Attachment 3 and is not needed by .the City of La Quinta. Access, ingress and egress of Fire, Pol.ice and other emergency vehicles will be provided by development of the internal roadway system established by Tentative Parcel Map No. 33367 and future development of individual parcels within Tentative Parcel Map No. 33367. The public utility easements over the vacated portions of Adams Street and Avenue 52 lying within Tentative Parcel Map No. 33367 were conditioned to have been relocated or abandoned through Resolution 87-21 (Attachment 4) for the vacation of Avenue 52. At this time, the City of La Quinta wishes to complete the process and vacate said public utility easements pursuant to California Street and Highways Code Part 3 for Public Streets, Highways, and Service Easements Vacation Law, Section 8320-8325. All utility companies were given proper notification and no utility company has expressed a desired easement within the vacated portions of Adams Street and Avenue 52 within Tentative Parcel Map No. 33367. ENVIRONMENTAL CONSIDERATION: The proposed vacation is categorically exempt under Section 15301, and not subject to the California Environmental Quality Act (CEQA). PUBLIC AGENCY COMMENTS: The Public Works Department has contacted potentially affected public utility agencies informing them of the proposed vacation. To date, no objection to the right of way vacation has been received. FINDINGS: 1. The vacation of 1) the public access, ingress and egress easement for Fire, Police and other emergency vehicles and personnel and 2) the public utility easements will not impact the public or public utility agencies, provided easements are provided for with the future development of Tentative Parcel Map No. 33367. RECOMMENDATION: Adopt Resolution 2007-_ finding that Street Vacation 2007-045 is consistent with the La Quinta General Plan. T:\ROW Right-of- Way\St Vacations\SV 2007-045 SILVERROCK\PC PUBLIC HEARINGIStaffReport SV 2007-045.doc Prepared by: /3/~ cJ. . BRIAN CHING, ASSOCi~gineer Attachments: 1. Vicinity Map 2. Approved Tentative Parcel Map No. 33367 (Street Vacation 2007-045 with easements highlighted) 3. Resolution 86-48 4. Resolution 87-21 T:IROW Right-of- Way\St Vacations\SV2007-045 SiLVERROCKIPC PUBLIC HEARING\StaffReport SV 2007-045.doc