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2007 09 25 PC ~ of /tL (J.uIJttt 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 Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California SEPTEMBER 25, 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 2007-040 Beginning Minute Motion 2007-016 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 September 11, 2007. P:\Reports - PC\2007\9-25-07\ 1 Agenda.doc V. PUBLIC HEARING: For all Public Hearings on the Agenda, a completed URequest to Speaku 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............. . C. Item................ Applicant....... .. Location........... Request ........... Action.............. VI. BUSINESS ITEMS: A'i Item................ Applicant....... .. Location........... Request ........... Action............. . G:\WPDOCS\PC Minutes\1 AgendaW.doc 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 Request to continue SITE DEVELOPMENT PERMIT 2007-893 Mark Ladeda . 55-075 Monroe Street; APN 767-580-013 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 Request to continue TENTATIVE TRACT MAP 32848 , AMENDMENT NO.1 Sarkis and Sevak Khatchadourian North side of Avenue 60 approximately 700 feet west of Madison Street Consideration of a request to amend the tract map from 16 lots to 1 5 lots Resolution 2007- SILVERROCK RESORT CLUBHOUSE City of La Quinta Redevelopment Agency Southwest corner of Jefferson Street and Avenue 54 Consideration of concept drawings for the SilverRock Resort Clubhouse Minute Motion 2007- B. Item................ Applicant........ . Location........... Request ........... SITE DEVELOPMENT PERMIT 2007-857 Coachella Valley Housing Coalition Northwest corner of Dune Palms Road and Avenue 48 Consideration of landscaping plans for the Dune Palms Neighborhood Apartments and Community Center Minute Motion 2007- Action........ ...... VII. CORRESPONDENCE AND WRITTEN MATERIAL: None VIII. COMMISSIONER ITEMS: A. Reviewof City Council meeting of September 18, 2007 IX. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Regular Meeting to be held on October 9, 2007, at 7:00 p.m. DECLARATION OF POSTING I, Betty J. Sawyer, Executive Secretary of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta Planning Commission meeting of Tuesday, September 26, 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, September 21, 2007. ~. BE . SAWYER, Executive Secretary City of La Quinta, California 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. G:IWPDOCSIPC Minutesll AgendaW.doc MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA September 11, 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 Engle to lead the flag salute. B. Present: Commissioners Katie Barrows, Rick Daniels, Jim Engle, Paul Quill, and Chairman Ed Alderson. C. Staff present: Planning Director Les Johnson, Assistant City Attorney Michael Houston, Principal Planner Andrew Mogensen, Consultant Planner Nicole Criste, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: Confirmed. IV. CONSENT ITEMS: A. Chairman Alderson asked if there were any changes to the Minutes of August 28, 2007. Commissioner Quill asked that Page 5, Item 12 be corrected to state, "Commissioner Quill... " There being no further changes, it was moved and seconded by Commissioners Daniels/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. 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. P:\Reports _ PC\2007\9-25"07\9-11-07 Minutes.doc Planning Commission Minutes September 11, 2007 2. There being no discussion, it was moved and seconded by Commissioners Daniels/Barrows to continue Village Use Permit 2006-035 to September 25, 2006, as requested. Unanimously approved B. Zoning Code Amendment 2007-091; a request of City, for consideration of an Amendment to the time periods allowed between lot line adjustments on the same parcel of land. 1. Chairman Alderson opened the public hearing and asked for the staff report. Consulting Planner Nicole Criste 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 Daniels asked why this Amendment will reduce the restriction on lot line adjustments from 12 months to six months. Commissioner Daniels asked if staff had reviewed the change with the Building Industry Association or any of the other building trade organizations. Staff stated they had not this was for their benefit. Commissioner Daniels asked that the Ordinance be sent to CELSOC for their review prior to being taken to the City Council. 3. 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 hearing was closed and open for Commission discussion. 4. There being no further discussion, it was moved and seconded by Commissioners Quill/Barrows to adopt Planning Commission Resolution 2007-038 recommending approval of Zoning Code Amendment 2007-091 as recommended and amended: ROLL CALL: AYES: Commissioners Barrows, Daniels, Engle, Quill, and Chairman Alderson. NOES: None. ABSTAIN: None. ABSENT: None. C. Zoning Code Amendment 2007-090; a request of City, for consideration of an Amendment to establish policies and standards for residential second units; allow apartments in the Medium Density Residential Zone; eliminate mini-storage facilities in all zones; and add language defining and describing Image Corridors in Special Purpose Districts. 2 Planning Commission Minutes September 11, 2007 1. Chairman Alderson opened the public hearing and asked for the staff report. Consulting Planner Nicole Criste 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 this Code Amendment would eliminate mini-storages. If so, what would happen if the City were to annex additional land, would the Code need to be changed again. Planning Director Les Johnson stated that should the City annex area in the City's Sphere of Influence, discussion should be held regarding what districts this use should be allowed in, at that time. Commissioner Quill asked if this change would prohibit the existing mini-storages from making any changes or alterations to their buildings. Staff stated yes. 3. Commissioner Daniels asked what staff based the statement on regarding "filling the need". Staff explained that the existing mini-storages in the City and neighboring cities still have vacant spaces. 4. Chairman Alderson asked staff what, if any, expansion could the current storage facilities be able to do. Staff stated they could continue to operate as they are currently, but they would not be able to intensify or expand on the current facility. Chairman Alderson asked if either of the storage facilities had the land capacity to expand. Staff stated they could go up, but with regard to lot coverage, they are maximized out, with the exception of the one on Adams Street that could remove the RV storage and expand into this area of their site with storage spaces. Chairman Alderson asked if this would violate any law if this were to prohibit them from expansion. Assistant City Attorney Michael Houston stated no property ownt;lr has a vested right without having a permit. 5. Commissioner Quill asked what options were available to the current storage facilities to allow them to expand. Staff stated the Amendment would prohibit them from making a significant change to their facility. Discussion followed regarding potential scenarios. 6. Commissioner Daniels asked if they would be prevented from replacing any area that is damaged from fire, etc. Staff stated 3 Planning Commission Minutes September 11, 2007 they would be allowed to replace damaged areas if the valuation ofthe damage was less than 50% of the valuation. Assistant City Attorney Michael Houston stated that if 50% or greater were damaged they would not be able to rebuild. 7. Commissioner Daniels stated he would like to see this section of the Amendment removed and at least notify the storage facilities that this is being proposed by the City. It could affect their financing ability if they are unable to rebuild. Staff stated the Commission Could delete this section or send a recommendation to the Council that this item be brought back at a later date after notification to the storage facilities. 8. Commissioner Barrows asked why staff was making this recommendation. Staff stated there are very few vacant parcels left in the City where this use could be built and it is staff's belief that this use is not of an economic benefit to the City. Commissioner Barrows stated that if they left the Code as it is currently, the use could be denied. Staff stated the findings for denial on a Site Development Permit could be difficult. 9. Commissioner Daniels asked if there was a better District for this use. Staff stated currently there is no Industrial Zone in the City with vacant land. Staff's concern is that they not be built along the Highway 111 corridor. 10. Commissioner Quill stated the property values along Highway 111 are such that it would be hard for a storage facility to financially build in this location. He asked how the Code could be amended to allow the existing facilities to continue or change over time as the market requires. Staff suggested that mini-storage facilities be conditionally permitted and all future mini-storage facilities would require a Conditional Use Permit which is a land use compatibility issue and findings for a denial can more easily be made if appropriate. The existing facilities would be allowed as they currently exist and if a change is needed they can apply for a conditional use permit. 11. 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 hearing was closed and open for Commission discussion. 4 Planning Commission Minutes September 11, 2007 12. There being no further discussion, it was moved and seconded by Commissioners Daniels/Quill to adopt Planning Commission Resolution 2007-039 recommending approval of Zoning Code Amendment 2007-090 as recommended and amended: a. Change the designation on Attachment 2: Current uP" designation would be changed to a "C" for mini-storage facilities. ROLL CALL: AYES: Commissioners Barrows, Daniels, Engle, Quill, and Chairman Alderson. NOES: None. ABSTAIN: None. ABSENT: None. BUSINESS ITEMS: C. Finding of General Plan Conformity for 19 CVWD Capital Projects pursuant to California Government Code Section 65401; a request of Coachella Valley Water District (CVWD) for various CVWD projects through the City. 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 Department. 2. Chairman Alderson asked if there were any questions of staff. , Commissioner Daniels asked if this process had been done previously. Staff stated it has been done whenever CVWD has asked for it. 3. 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. 4. There being no further discussion, it was moved and seconded by Commissioners Daniels/Barrows to adopt Minute Motion 2007- 015 confirming a finding of conformity with the General Plan for various Coachella Valley Water District capital improvement projects throughout the City. Unanimously approved. CORRESPONDENCE AND WRITTEN MATERIAL: None. 5 Planning Commission Minutes September 11, 2007 COMMISSIONER ITEMS: A. Staff reviewed the new CVWD Landscape and Irrigation System Design Criteria. 1 . Commissioners discussed the impact of the new CVWD Ordinance on golf courses, smart controllers, and whatever water conservation measures the City could consider expanding upon. Commissioners directed staff to continue working on water features and landscape options. B. Staff gave a review of the City Council meeting of September 4, 2007. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Daniels/Barrows to adjourn this regular meeting of the Planning Commission to a regular meeting to be held on September 25; 2007. This regular meeting was adjourned at 7:55 p.m. on September 11, 2007. Respectfully submitted, Betty Sawyer, Executive Secretary City of La Quinta, California 6 PH#A STAFF REPORT PLANNING COMMISSION DATE: SEPTEMBER 25, 2007 CASE NO. : VILLAGE USE PERMIT 2006-035 REQUEST: CONSIDERA nON 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 ENVIRONMENTAL REVIEW: THE LA QUINTA PLANNING DEPARTMENT HAS DETERMINED THAT THIS PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15332 (CLASS 32) 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 (VCI GENERAL PLAN DESIGNATION: VILLAGE COMMERCIAL (VCI SURROUNDING ZONING/LAND USE: NORTH: MAJOR COMMUNITY FACILITIES (MC) / ADAMS ELEMENTARY SCHOOL VILLAGE COMMERCIAL (VCI / VACANT VILLAGE COMMERCIAL (VCI / OFFICES VILLAGE COMMERCIAL (VCI / EMBASSY SUITES / CASITASSANTA ROSA SOUTH: EAST: WEST: P:\Reports - PC\2007\9-25-07\VUP 07-035\PC staff rpt. VUP 06-035 Continued.doc 1 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, and landscaping was planted along Calle Tampico and Desert Club Drive, but the buildings were never constructed. In May of 2005, staff received a Village Use Permit application for a retail building at this location which was later withdrawn. This item was previously continued by the applicant from the September 11, 2007 Planning Commission hearing. Staff is requesting a second continuation to the October 9,2007 Planning Commission hearing in order to provide the applicant with additional time to address the outstanding issues. If a third continuance is deemed necessary, staff will request that this item be taken off calendar and would provide public notice for a future hearing date. No one from the public spoke on this. item during the September 11, 2007 public hearing. 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. 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. The proposed commercial center will share internal access and parking with the adjacent existing office building. 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. Shop 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. Shop 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 Shop 1. 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. No comments concerning this item were received from either the members of the public or outside agencies. P:\Reports - PC\2007\9-25-07\VUP 07-035\PC staff rpt. VUP 06-035 Continued.doc 2 RECOMMENDA nON: Staff has requested this item be continued to the next Planning Commission meeting to be held on October 9, 2007. Prepared by: ~~~9OO'" Principal Planner P:\Reports - PC\2007\9-25-07\VUP 07-035\PC staff rpt. VUP 06-035 Continued.doc 3 PH#B PLANNING COMMISSION STAFF REPORT DATE: SEPTEMBER 25, 2007 CASE NUMBER: SITE DEVELOPMENT PERMIT 2007-893 APPLICANT: MARK LADEDA ARCHITECT: DESILVA ARCHITECTS LANDSCAPE ARCHITECT: HOURIAN ASSOCIATES REQUEST: CONSIDERATION OF ARCHITECTURAL AND LANDSCAPING PLANS FOR AN APPROXIMATELY 5,700 SQUARE FOOT STABLE/BARN STRUCTURE LOCATED .AT TALLY RANCH, A 4.19-ACRE PRIVATE RESIDENTIAL EQUESTRIAN PROPERTY LOCATION: 55-075 MONROE STREET; APN 767-580-013 ENVIRONMENTAL CONSIDERATION: THE LA QUINTA PLANNING DEPARTMENT HAS DETERMINED THAT THIS PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO PROVISIONS OF SECTION 15303. GENERAL PLAN: LDR (LOW DENSITY RESIDENTIAL) ZONING: RL (LOW DENSITY RESIDENTIAL) SURROUNDING LAND USES: NORTH: SOUTH: EAST: WEST: GRIFFIN RANCH (TR 32879) NORMAN COURSE (TR 29657) FOUR SEASONS (TR 32742) NORMAN COURSE (TR 29657) BACKGROUND AND OVERVIEW Tally Ranch. is an approximately 4.19-acre private property located on the west side of Monroe Street, halfway between Avenue 54 and Airport Boulevard (Attachment 1). Access to the site is gained through a 40-foot-wide access easement off of Monroe Street, with the driveway being approximately 1,300 feet in length (Attachment 2, ~ Sheet ST). The project area currently consists of a manufactured home, pastures, and a decomposed granite bridle trail along the perimeter of the project site. A Minor Use Permit (MUP 2006-763) for the manufactured home was approved by the Planning Commission on March 28, 2006. The property is zoned Low Density Residential, and falls within the Equestrian Overlay District. La Quinta Municipal Code Section 9.140.060 Equestrian Overlay Regulations state that within EOD-zoned properties, the construction of any accessory building over 400 square feet requires approval of a Site Development Permit by the Planning Commission. Project Overview: The applicant is requesting consideration of architectural and landscaping plans for an approximately 5,700 square foot stable/barn structure located on the southern end of the 4.19-acre Tally Ranch property (Attachment 2, Sheet ST). Access to the stable will be gained through a proposed decorative-paved driveway along the eastern end of the project site. Located on the north side of the project site is the Griffin Ranch residential development. Located on the east side of the project site is a vacant, entitled residential tract of 40 homes. The Norman Course residential development is located on the south and west sides of the project site, with a street and existing single-family homes located on the south arid golf course on the west. PROJECT REQUEST Stable/Barn Structure: The architectural elements of the stable/barn structure include the use of mission red and brown 2-piece clay tile roofing, smooth hand-troweled Santa Barbara stucco walls, manufactured stone treatments, wood-framed windows and doors, and wood sliding barn doors (Attachment 3). Wooden posts with stone column bases, exposed wood beams and rafters, and wood trellises provide architectural articulation to the proposed structure (Attachment 2, Sheet A.5 - A.6). The interior of the approximately 5,700 square foot stable/barn structure features six horse stalls, storage space, a foaling room, tack room, and saddle room (Attachment 2 Sheet A.2). Two trellis structures approximately 10 feet in height are located , , along the northern and southern structure walls. The southern trellis, at approximately 28 feet from the southern property line and 23 feet from the eastern property line, runs beyond the length of the stable/barn to the eastern property line, with the additional trellis to be used as covered parking. The stable/barn structure, at the highest ridgeline, is approximately 25 feet in height (Attachment 2, Sheet A.3). Landscaping: The landscape plan for Tally Ranch identifies a plant palette consisting of Date Palms and small shrubs (Attachment 4). Landscaping throughout the project site is minimal, but is designed to complement the architecture, configuration, and uses of the structure and property. A row of existing Date Palms and bougainvilleas will run along the decoratively-paved driveway to the structure, and lantanas, pasture grass, and dirt are strategically placed around the property to accommodate the equestrian uses. ANALYSIS Staff finds that the overall architectural style and design of the proposed stable/barn structure for Tally Ranch to be acceptable. Staff has no significant issues with the proposed stable/barn structure, parking area, driveway, and landscape palette, as they are appropriate and well-designed. The architecture and layout of the structure is compatible with the surrounding residential neighborhood, and is also consistent with the development guidelines stated in the La Quinta Municipal Code: . Setback: . "';" " "':LQMqLs~cti.q~.~.14l:1.06~ , . Equestrian Overlli . Re ulations Two Stories; 35 feet 25-foot setback from non-overlay property lines 2 garage spaces Compliance with LOMC Section 9.100.150 .SiteJ:>evelopment Permit:2007-893. tally Rancl1Stable;Barn Proposal One Story; - 25 feet - 35-foot setback from closest (southern) property line 10 garage spaces (detached garage) N1aximuml-leigtit: .',:1:..,. . ,Parking: No exterior lighting proposed Additionally, the stable/barn structure meets all manure maintenance requirements stated in LQMC Section 9.140.060. ALRC ACTION On September 5, 2007, the Architecture and Landscape Review Committee reviewed these architectural and landscaping plans, and unanimously recommended approval of the Site Development Permit, subject to the following two Conditions of Approval (Included in COA's, Attachment 5): 1. The applicant shall initiate and maintain procedures for routine dust control. All driving surfaces shall consist of a dustless or dust-resistant gravel material and shall be watered regularly. Non-grass areas, such as arenas, trails, pens, and walkers, shall be watered consistently for dust-control purposes. Watering of non-grass areas shall be conducted more frequently should wind conditions necessitate. 2. The applicant shall install additional landscaping, consistent with the existing landscaping along the eastern property line, along the southern and western property lines. PUBLIC NOTICE This project was advertised in The Desert Sun newspaper on September 14, 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 to recommend approval of this request can be made and are contained in the attached Resolutions. RECOMMENDATION Adopt Planning Commission Resolution 2007- ,approving Site Development Permit 2007-893, subject to the attached Findings and Conditions of Approval. Prepared by: Attachments: 1. Vicinity Map 2. Tally Ranch Stable Plan (Packet) 3. Tally Ranch Stable Colored Elevations 4. Landscape Plan 5. Minutes of September 5, 2007 ALRC meeting PH#C ____~_._ u___ STAFF REPORT PLANNING COMMISSION DATE: SEPTEMBER 25, 2007 CASE: TENTATIVE TRACT MAP 32848, AMENDMENT NO.1 APPLICANT: SARKIS AND SEVAK KHATCHADOURIAN PROPERTY OWNER: DESERT HOMES REQUEST: CONSIDERATION OF A REQUEST TO AMEND THE TENTATIVE TRACT MAP FROM 16 lOTS TO 15 lOTS lOCATION: NORTH SIDE OF AVENUE 60 APPROXIMATELY 700 FEET WEST OF MADISON STREET ENGINEER: TERRA SOLUTIONS INC. ENVIRONMENTAL CONSIDERATION: THE lA QUINTA PLANNING DEPARTMENT HAS DETERMINED THAT THE REQUEST HAS BEEN PREVIOUSLY ASSESSED IN CONJUNCTION WITH ENVIRONMENTAL ASSESSMENT 2004- 523 PREPARED FOR TENTATIVE TRACT 32848, WHICH WAS CERTIFIED BY THE CITY COUNCil ON DECEMBER 21,2004. NO CHANGED CIRCUMSTANCES OR CONDITIONS ARE PROPOSED, NOR HAS ANY NEW INFORMATION BEEN SUBMITTED WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL REVIEW. GENERAL PLAN: lOW DENSITY RESIDENTIAL (lDR) ZONING DESIGNATIONS: lOW DENSITY RESIDENTIAL (Rl) SURROUNDING LAND USES: NORTH: VACANT lAND, ANDAlUSIA AT CORAL MOUNTAIN. SPECIFIC PLAN PROJECT AREA SOUTH: VACANT lAND, BUREAU OF RECLAMATION DAM EAST: TRACT MAP 32201 - UNDEVELOPED WEST: SINGLE-FAMilY RURAL RESIDENCE P:\Reports - PC\2007\9-25-07\AMD TT 32848\PC Stfrpt AMD TTM 32848.doc BACKGROUND: The site is vacant and located on the north side of Avenue 60, approximately 700 feet west of Madison Street (Attachment 1). The site lies between an existing single- family rural residence with a date farm and Tract Map 32201 (Choice Enterprises) approved by the City Council on July 20, 2004, which has recently been graded and has a wall installed, but remains vacant. The original tentative. tract map was recommended for approval by the Planning Commission on November 23, 2004 and approved by the City Council on December 21, 2004. The original applicant, R.T. Hughes, later sold the property. The current applicant requested, and was granted, two time extensions for the tentative tract map. Due to hydrology issues with the originally approved tract map stemming from incorrectly identified contour intervals, the applicants were unable to final their existing tentative tract map. As a result, the applicants have amended the original tentative tract map in order to provide enhanced stormwater retention.. The application for this Tentative Tract Map Amendment was submitted prior to the new General Plan development standards taking effect regarding tentative tract maps of less than ten acres in size for the southern portion of la Quinta and is therefore exempt from those provisions. PROJECT PROPOSAL The applicant is requesting approval of a Tentative Tract Map Amendment to subdivide :t4.3 acres into 15 single-family lots and miscellaneous lots for a privately gated development. This map differs from the original in that one residential lot adjacent to the main entry along Avenue 60 has been converted to stormwater retention, lot lines have. been adjusted, and the rear retention basin has been enlarged in order to accommodate a 1,000 year flood event. The lots range in size from 10,000 to 10,957 square feet. Avenue 60 west of Madison Street is designated in the General Plan as a local street with a 60-foot right-of-way. Based on this roadway designation, the required landscape setback adjacent to Avenue 60 is ten feet. Frontage lots "A" and "B" will feature 20 feet of landscaped open space, ten feet more than required in the General Plan, and will accommodate a meandering multi-purpose trail. lots "D" and "E" would be used for storm and nuisance water retention and open space and comprise an area totaling 34,496 square feet in size. ANALYSIS' The applicant has submitted a Tentative Tract Map Amendment with an increase in stormwater capacity to the 1,000 year level, reduced the number of lots by one, identifies a minimum lot size of 10,000 square feet (the previous map has a minimum P:\Reports - PC\2007\9-25-07\AMD TT 32848\PC Stfrpt AMD TTM 32848.doc lot size of 10,215 square feet), and is providing additional open space for the amended project. Staff has recommended some modifications to the conceptual landscaping plans and gated entry which would be applied in the Site Development Permit application. Staff has notified the applicant of recent policy changes regarding landscaping and water usage and the applicant has agreed to provide any necessary modifications. Traffic and Access Access would be taken from Avenue 60, via a private 39-foot wide roadway (curb-line to curb-line) with a cul-de-sac street at the end of the street. The widened center of the cul-de-sac has been designed to accommodate either a concrete planter or median island. This portion of Avenue 60 is designated in the General Plan as a local street and will have only two lanes of traffic. The street frontage will include a meandering multi-purpose trail within a 20-foot landscaping setback. Although the adjacent tract map at the corner of Avenue 60 and Madison Street was approved without a multi- purpose trail, staff is working with the developer to install a multi-purpose trail. The project will not have a manned gatehouse and the gates will be operated via remote control. The entry area has been designed with a three-car stacking capacity and turnaround. Because lot 1 is located outside the turnaround and stacking area, staff recommends this having a separate gated driveway, a condition of approval which the applicant has agreed to. In addition, the current gate design partially obstructs the proposed driveway location of lot 15. As a result, the final driveway location on lot 15 has been recommended for relocation. Conceptual landscaping The applicant has proposed conceptual landscaping, walls, and an entry gate design with a contemporary architectural style for the project. A small water feature is proposed on each side of the entry gates, which staff has recommended in the Conditions of Approval for removal or substitution with planters. The overall plant palette consists of drought-tolerant plant species and no-turf landscaping with the exception of limited use in the rear retention basin. Staff recommends removing the outer wall facing Avenue 60 and providing desert landscaping for the front retention basin along Avenue 60 in order to create more usable open space, improve defensible space, and give the project the appearance of greater depth. The current enclosed and walled retention basin design has little functional use and minimal visibility. The proposed entry, wall, and landscaping design is conceptual, subject to modification based on the new water allowance guidelines put in effect by the Coachella Valley Water District, and would receive final approval under a separate Site Development Permit. P:\Reports - PC\2007\9-25-07\AMD TT 32848\PC Stfrpt AMD TTM 32848.doc PUBLIC NOTICE This project was advertised in The Desert Sun newspaper on September 14, 2007, and mailed to all property owners within 500-feet of the site. At the date of the filing of this report, no letters regarding this project have been received. Any written comments received in the meantime will be handed out at the meeting. STATEMENT OF MANDATORY FINDINGS Findings to recommend approval of Tentative Tract Map 32848 Amendment No.1 can be made and are contained in the attached Resolution. RECOMMENDATION Adopt Planning Commission Resolution 2007- recommending to the City Council approval of Tentative Tract Map 32848, Amendment No.1, subject to Findings and Conditions of Approval. Attachments: .1. Aerial Photo and Site Plan 2. Amended Tentative Tract Map 32848 3. Tentative Tract Map 32848 4. Conceptual landscaping and Entry Design Prepared by: P:\Reports - PC\2007\9-25-07\AMD TT 32848\PC Stfrpt AMD TTM 32848.doc BI#A PLANNING COMMISSION STAFF REPORT DATE: SEPTEMBER 25, 2007 APPLICANT: CITY OF LA QUINTA REDEVELOPMENT AGENCY ARCHITECT: LANDSCAPE ARCHITECT: AL TEVERS ASSOCIATES HSA DESIGN GROUP LOCATION: CONSIDERATION OF CONCEPT DRAWINGS FOR THE SILVERROCK CLUBHOUSE SOUTHWEST CORNER OF JEFFERSON STREET AND AVENUE 54 REQUEST: BACKGROUND AND OVERVIEW The Redevelopment Agency (RDA) is in the process of preparing plans for the permanent Clubhouse at the SilverRock Resort (SRR). The Clubhouse site and roadway locations have been set by the RDA and at this time the RDA is requesting comments on the site plan. The RDA has retained Altevers Associates as the project architect and HSA Design Group as the project landscape architect. Both firms have had extensive experience in designing golf course clubhouses in the Coachella Valley including the recently completed Tuscana Country Club in Indian Wells. In addition, Altevers Associates has designed the clubhouse at PGA West, the Reserve, Stone Eagle, Thunderbird Country Club, Indian Ridge, and Mission Hills. Clubhouse Design Process: The RDA is in the preliminary stages of site design, programming and budgeting for the permanent clubhouse. The RDA's Technical Team, in collaboration with the clubhouse design consultants, Landmark Golf (operator) and LOWE (resort developer) have initiated a thorough process for evaluating the requirements of the RDA, and evolving the clubhouse design concept to the current draft which is being presented to the Planning Commission, and eventually to the RDA' Board for review and approval. The design history and development process which has resulted in the current clubhouse site and floor plans is as follows: In December 2005, conceptual clubhouse site and floor plans were prepared by Altevers Associates, for LOWE (hotel developer) which identified LOWE'S preferred program for the permanent clubhouse. This program included 16,048 sq. ft. of area on the main level, and 8,600 sq. ft. on the lower level, for a total of 28,648 sq. ft. . , The City Council approved the SRR Specific Plan on July 8, 2006. The Specific Plan Section 2.4 Master Plan Use, identifies Planning Area 1 as golf course open space, including a clubhouse site allocation of approximately seven acres located adjacent to the first tee boxes of the existing Arnold Palmer Classic course. The clubhouse program identified in the Specific Plan proposed a total of 20,000 sq. ft. of clubhouse interior area on the main floor. No square footage allocation was specified for the clubhouse lower level, or "cart barn". In March 2007, Golf Dimensions (RDA Project Manager), assisted the RDA's Technical Team in the research and development of a' clubhouse program based on the Specific Plan requirements and the anticipated demands of the SilverRock project. Coouncil Members, in consultation with Landmark Golf (operator) and LOWE (hotel developer) created a general outline and description of the primary functional areas typically found in a public golf clubhouse facility. In addition, Council Members toured similar public and private clubhouses throughout the Coachella Valley to gain insight to the various types of facilities and spacial allocations provided. As a result of this effort, Golf Dimensions prepared the SilverRock Phase II Clubhouse Programming document, April 2007, which summarized the RDA's desired square footage allocations for SilverRock permanent clubhouse. This revised clubhouse program included 19,942 sq. ft. of area on the main level, and 11,700 sq. ft. of area' within the lower level, for a total of 31,642 sq. ft. The increase in square footage added to the lower level was required to accommodate golf cart storage for two (2) golf courses. In April 2007 the Agency Board approved a contract with Altevers Associates for the design of the permanent clubhouse facilities. Based on the clubhouse program developed by the RDA's Technical Committee, in conjunction with Landmark Golf Company (operator) and LOWE (hotel developer). the architect has prepared three (3) conceptual design iteration of the proposed c1ubhous'e site and floor plans. Each design iteration was presented to the RDA's Techni<;:al Team, Landmark Golf and LOWE, whose review comments and recommendations were compiled and forwarded to the architect for consideration. The conceptual clubhouse floor plans (8/27/07) being presented to the Planning Commission represent the architect's interpretation of the program components square footage allocations and the input received from the RDA, Landmark Golf and LOWE collectively. In the future the Commission will review a complete site development permit set of plans which will include a site plan, landscaping plan, building elevations with colors and materials. As of this date, project architecture has not been developed and architectural plans have not been prepared. Clubhouse Design Considerations: The site plan has been designed to be centrally located between the Arnold Palmer Classic Course and the second golf course. The site location and building orientation are intended to maximize views of the hillside and the existing Golf Course. The second golf course is intended to be a resort course and is yet to be designed. The following design objectives were established for the Clubhouse: . Maximize hillside views . Create indoor and outdoor event spaces . Accommodate 200 people for events . Provide sufficient parking for golf and event functions . Create inviting entry that features convenience for golfers and allows separate access for events. . Facilitate golf cart staging areas with sufficient area to accommodate two shotgun starts. . Orientate the building and site improvements to protect the Clubhouse from the No. 1 tee. . Design an outdoor event lawn which creates a unique outdoor activity space with sufficient screening (eight foot wall) from SihierRock Way. The Commission discussion should be focused on the proposed site plan and related improvements. Exhibits provided include a site plan, main level floor plan, and lower level floor plan. The main level floor area is 20,790 square feet and the lower level is 17,015 square feet. The total building area is 37,805 square feet. ALRC ACTION On September 5, 2007, the Architecture and Landscape Review Committee reviewed the conceptual drawings. Committee Members asked questions regarding drainage, how the new CVWD's landscape ordinance would affect the site, the budget to maintain the course, and if the island design could be more concave and not mounded to keep it out of the street. Following discussion, it was unanimously recommended to approve the conceptual drawings as submitted. - RECOMMENDATION Recommend to the City Council, approval of the conceptual drawings for the SilverRock Resort Clubhouse. Prepared by: #R~ ~/ Douglas R vans Assistant City Manager-Development Services Attachments: 1 . Overall site plan - vicinity map 2. Site Plan 3. Main floor plan 4. . Lower level floor plans 5. Minutes of September 5, 2007 ALRC meeting - DATE: CASE NUMBER: APPLICANT: ARCHITECT: LANDSCAPE ARCHITECT: REQUEST: LOCATION: ENVIRONMENTAL CONSIDERATION: GENERAL PLAN: ZONING: SURROUNDING LAND USES: BI#B PLANNING COMMISSION STAFF REPORT SEPTEMBER 25, 2007 SITE DEVELOPMENT PERMIT 2006-857 COACHELLA VALLEY HOUSING COALITION INTERACTIVE DESIGN GROUP RGA LANDSCAPE ARCHITECTS, INC. CONSIDERATION OF LANDSCAPING PLANS FOR THE DUNE PALMS NEIGHBORHOOD APARTMENTS AND COMMUNITY CENTER NORTHWEST CORNER OF DUNE PALMS ROAD AND AVENUE 48 THIS PROJECT HAS BEEN PREVIOUSLY ASSESSED IN CONJUNCTION WITH ENVIRONMENTAL ASSESSMENT 2004-524 FOR SPECIFIC PLAN 97-011, AMENDMENT NO.3 FOR THE CENTRE AT LA QUINTA SPECIFIC PLAN AND COMPLETED AN ADDENDUM TO ENVIRONMENTAL ASSESSMENT 2004-524 FOR SITE DEVELOPMENT PERMIT 2005-824. NO CHANGED CIRCUMSTANCES OR CONDITIONS ARE PROPOSED WHICH WOULD REQUIRE THE PREPARATION OF ANY SUBSEQUENT ENVIRONMENTAL EVALUATION PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. RC (REGIONAL COMMERCIAL) CR (REGIONAL COMMERCIAL) NORTH: SOUTH: EAST: WEST: SAM'S CLUB AVENUE 48; RANCHO LA QUINTA DUNE PALMS ROAD; DSUSD OFFICE WATERCOLORS Page 1 of 3 BACKGROUND The Dune Palms Neighborhood apartment complex, located at the northwest corner of Dune Palms Road and Avenue 48, received Specific Plan and Site Development Permit approval on April 4, 2006 (SP 2006-078, SDP 06-857). The project, which encompasses approximately 14.8 acres, consists of a :t 220-unit affordable high- density apartment complex and community building. Plans for the community building and surrounding landscaping were later recommended for approval by the Planning Commission on June 12, 2004 and approved by the City Council on July 3, 2007. Site Development 2006-857 Condition of Approval No. 72, approved by the City Council on April 4, 2006, requires revised landscaping plans to be reviewed by the Architecture and Landscape Review Committee and Planning Commission prior to final approval. The .Condition of Approval reads as follows: 72. Prior to issuance of a grading permit, applicant shall submit a revised landscape plan, for the Architectural and Landscaping Review Committee review and Planning Commission approval, as a business item that includes plant quantities and plant locations as well as material and color details for the enhanced paving and wall designs. Prior to issuance of a grading permit, applicant shall submit for Planning Commission approval as a business item a revised landscape plan that identifies all trees be a minimum 1.5 inch caliper and a 36 inch box, all trees proposed within 150 feet of the Avenue. 48 frontage shall be a minimum 48 inch box, and add additional hedges and trees to fully screen from each view along the west property line. The applicant shall work with the Watercolors developer to coordinate landscaping, walls and applicable easements along the west property line of the subject property. PROJECT REVIEW The landscape plans identify trees, shrubs, and groundcover consistent with Condition of Approval No. 72 from the original Site Development Permit and Specific Plan. Landscaping consists of an appropriate desert plant palette designed to complement the architecture of the building. Tree caliper sizes have been identified to exceed 1.5 inches, all trees will have a minimum 36 inch box size, and all trees within 150 feet of Avenue 48 have been identified as having a minimum box size of 48 inches. Additional hedges and trees have been placed along the west property line. ANALYSIS In general, the reVised landscape palette and sizes presented are acceptable and conform to the Conditions of Approval. The proposed species of plants, which are taken from the approved plant list in the Specific Plan, provide diversity, while Page 2 of 3 having the characteristics of being functional and low water users. Turf identified on the plans has been limited to functional and visible areas located primiuily within the courtyards of the units. Staff recommends the final landscaping plans identify the proposed green-screen material used in the screening of air conditioning and other mechanical equipment. ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE (ALRC) REVIEW: The ALRC reviewed this request at its meeting of September 19, 2007. The Committee unanimously adopted Minute Motion 2007-027, recommending approval of the landscaping plans. RECOMMENDATION Adopt Minute Motion 2007- ,recommending approval of the revised landscaping plans for Site Development Permit 2006-857, subject to the following conditions: 1. Final landscaping plans shall be revised to identify green-screen landscaping around air-conditioning and other mechanical equipment. 2. Final landscaping plans shall be in accord with the Coachella Valley Water District Landscaping and Irrigation Design Ordinance which becomes effective on October 1, 2007. Prepared by: A rew J. Mogensen, incipal Planner Attachments: 1. Revised Landscaping Plans Page 3 of 3