2005 07 06 ALRCARCHITECTURE AND LANDSCAPING
REVIEW COMMITTEE
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Session Room
.78-495 Calle Tampico, La Quinta, California
JULY 6, 2005
10:00 A.M.
Beginning Minute Motion 2005-023
I. CALL TO ORDER
A. Pledge.of Allegiance
B. Roll Call
II. PUBLIC COMMENT
This is the time set aside for public comment on any matter not scheduled for
public hearing. Please complete a "Request to Speak" form and limit your
comments to three minutes.
III. CONFIRMATION OF AGENDA
IV. CONSENT CALENDAR
A. Approval of the Minutes for the Regular Meeting of June 1, 2005.
V. BUSINESS ITEMS:
A. Item ....................... SITE DEVELOPMENT PERMIT 2005-833
Applicant ................ Mulvanny G2 Architecture
Location ................. South of the intersection of Depot Drive/Highway
1 1 1, between Dune Palms Road and Jefferson
Street
Request .................. Consideration of architectural and landscaping
plans for a 150,000 square foot retail store and
fueling station.
Action .................... Minute Motion 2005-
B. Item ....................... VILLAGE USE PERMIT 2005-029
Applicant ................ Prest Vuksic Architects (Lichter Venture Group)
Location ................. Southwest corner of Calle Estado and Desert
Club Drive
Request .................. Consideration of architectural and landscaping
plans for a 30,787 gross.square foot of retail in
two one-story buildings.
Action .................... Minute Motion 2005-
C. Item ..:.................... SITE DEVELOPMENT PERMIT 2004-814,
AMENDMENT #1
Applicant ................ Entin Family Trust
Location ................. 43-576 Washington Street, approximately 960
feet north of Fred Waring Drive
Request .................. Consideration of a modification to architectural
plans for a +23,760 square foot two-story
general office building.
Action .................... Minute Motion 2005-
VI. CORRESPONDENCE AND WRITTEN MATERIAL
VII. COMMITTEE MEMBER ITEMS:
Vill. ADJOURNMENT
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 Architectural and Landscaping Review
Committee Meeting of Wednesday, July 6, 2005, was posted on the outside entry to
the Council Chamber, 78-495 Calle Tampico, the bulletin board at the La Quinta Post
Office bulletin board, and at Stater Bros. 78-630 Highway 111, on Friday, July 1,
2005.
DATED: July 1, 2005
B J. SAWYER, Executive Secretary
City of La Quinta, California
MINUTES
ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING
A Regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
June 1, 2005 10:00 a.m.
I. CALL TO ORDER
A. This meeting of the Architectural and Landscaping Review Committee
was called to order at 10:10 a.m. by Principal Planner Fred Baker.
B. Committee Members present: Frank Christopher, Bill Bobbitt, and
David Thorns.
C. Staff present: Principal Planner Fred Baker and Executive Secretary
Betty Sawyer.
II. PUBLIC COMMENT: None.
III. CONFIRMATION OF THE AGENDA: Confirmed.
IV. CONSENT CALENDAR:
A. Staff asked if there were any changes to the Minutes of May 4, 2005.
There being no changes, it was moved and seconded by Committee
Members Christopher/Thoms to approve the Minutes as submitted.
Unanimously approved.
V. BUSINESS ITEMS:
A. Site Development Permit 2005-826; a request of the City of La Quinta
Redevelopment Agency for consideration of architectural and
conceptual landscaping plans for an 80-unit multi -family residential
project for the property located at 78-990 Miles Avenue.
1. Principal Planner Fred Baker presented the information contained
in the staff report, a copy of which is on file in the Community
Development Department. Staff corrected the setbacks for the
project. Staff introduced Frank Spevacek, and Jon McMillen
from RSG and Robin Vettraino and Luke Taylor of NGA, the
architect and landscape architect, who gave a presentation on
the project.
G:\WPDOCS\ALRC\6-1-05 ALRC.doc
Architecture and Landscaping Review Committee
May 4, 2005
1. Committee Member Bobbitt Noted his residence was outside the
500-foot radius of the project and he did not believe he had a
conflict of interest.
2. Committee Member Christopher asked how the developer to the
west dealt with the units that were sitting on the property line.
Mr. McMillen explained the wall was built long after the units
were installed and each resident has added additional
landscaping.
3. Committee Member Thorns asked for a definition of an organic
DG. Mr. McMillen explained it would be a transition between
the decomposed granite (DG) to the grass retention basin to the
west. Committee Member Thorns asked if the retention basin
to the west was grass. Mr. McMillen stated it currently was.
Staff discussed changing this retention basin to DG as well and
after discussion with the neighboring residents, who use the
retention basin, it was determined to leave it as grass.
4. Committee Member Christopher asked if the units were for sale
and the cost of construction. Mr. McMillen stated they would
be rentals and the cost of the project is approximately
$95.00/sq. ft.
5. Committee Member Thoms asked about the heat exchanger.
Mr. McMillen explained this feature is an energy and
conservation savings. He went on to explain how it functioned.
Committee Member Christopher asked the material of the lattice
work. Mr. McMillen stated they were metal.
6. Committee Member Christopher asked the maximum height of
the buildings. The applicant stated they were 12 feet and the
towers 17 feet, setback in the middle of the building. The
common building is 12 feet and the maximum height is 20'6".
7. Committee Member Thorns asked the color of the patio and the
parking trellis. The architect stated the dark accent color. The
carports are metal corrugated roofs in the silver color. The
support posts will be metal and the darker color. The low block
wall will be a mixture of the two colors. Solar panels are on the
individual units.
G\WPDOCS\ALRC\6-1-05 ALRC.doc 2
Architecture and Landscaping Review Committee
May 4, 2005
8. Committee Member Christopher stated' the setback of the
buildings on the west side seems greater than the setback on
the east side. Mr. McMillen stated they are 22 feet on
residential and 15 on the Church. Committee Member
Christopher asked the width of the street. Mr. McMillen stated
on narrowest part it is 26 feet. The islands are six feet wide.
The drive lanes around the island narrow to 18 feet.
9. Committee Member Bobbitt asked if the 16 guest parking was
for the entire development. Mr. McMillen stated yes with an
additional two per rental space for a total of 42. He went on to
show their location on the display. Staff stated they meet the
Zoning Code requirements.
10. Committee Member Christopher asked if overnight parking was
being prohibited. Mr. McMillen explained a management
company will be obligated to do criminal background checks,
and yearly registration on all vehicles. Vehicles will be
registered at the office and each tenant will be required to have
car insurance.
11. Committee Member Bobbitt asked about the galvanized steel
gate shown on Plan 1. Mr. McMillen stated it is a trash
enclosure or enclosure on the commons building. Committee
Member Bobbitt asked if they would be painted. The architect
stated the material has not yet been determined. Committee
Member Bobbitt asked what concerns were expressed by the
neighbors. Mr. McMillen stated they were informed it would be
an affordable housing project. After giving them the criteria
based on State requirements and what the Agency was
proposing, most everyone was comfortable with the project.
Committee Member Bobbitt stated he was comfortable with the
project, but noted it is very dense. He asked the reason for this
density? Staff stated they are lowering the density from what
is existing. They are going from 92 to 80 units. The City's
Redevelopment Agency Plan needs to produce more affordable
units in the 3-4 bedroom unit category and this is the right
location. Mr. Frank Spevacek stated the location was chosen
because of what was existing at this location. The Agency was
able to secure the Park at an affordable price and determined to
have as many affordable units as possible to help meet the
State requirements for affordable housing. Committee Member
Bobbitt asked if it is mandated to a city that they must have
G:\WPDOCS\ALRC\6-1-05 ALRC.doc 3
Architecture and Landscaping Review Committee
May 4, 2005
affordable housing or is it if they want the funds from the State.
Mr. Spevacek stated the way the Redevelopment Agency is set.
up is that we can access State Federal funds, but the primary
source of La Quinta's funding is the allocation of tax increment
funds and bonds.
12. Committee Member Bobbitt asked if this was a very low-income
project. Mr. Spevacek stated it is a very low-income project
and the goal is to have a management company that will
maintain and keep it that way. Committee Member Bobbitt
expressed the concern of the neighborhood is their property
values. This appears to be a good project with what is allowed.
If the management company operates it properly, it could be a
decent project. His hope with the transition of the Park to
eliminate the criminal that currently exists.
13. Committee Member Christopher noted with the requirements to
live here it will help to eliminate a lot of the problem residents.
He noted that the trailer park housed those individuals who lived
here as a last resort. This fed a lot of the activity that occurred
at the Park.
14. Committee Member Bobbitt noted the current residents use the
Adams Street Park; does this new site have access to the park?
Mr. McMillen noted that when the fire station was constructed
a 3.5 foot opening was left for access to the park. It will be
accessible by virtue of the entry gate key. Committee Member
Bobbitt asked the reason for the recreation area at the front of
the Park instead of the middle. Mr. McMillen stated the
concern was to give the larger buffer to Miles Avenue, but
given the constraints of the land design, it would not, work at
any other location. It was not an efficient use of the land.
15. Committee Member Thoms asked about the major tree palette.
Mr. Taylor stated they were date palms and crepe myrtles.
16. Committee Member Bobbitt stated the crepe myrtle is a high
maintenance tree and deciduous that will be messy.
17. Committee Member Thorns stated it would be best to limit the
number. Mr. Taylor noted the larger trees were Evergreen Elm.
G:\WPDOCS\ALRC\6-1-05 ALRC.doc 4
Architecture and Landscaping Review Committee
May 4, 2005
18. Committee Member Bobbitt stated this was another messy tree.
Mr. Taylor stated the other proposed trees were the Palo Verde
and Acacia. It will be the same on both sides of the street.
Committee Member Bobbitt stated the elm needs to be replaced
and possible the crepe myrtle.
19. Committee Member Thorns asked what was proposed for the
property line trees. Mr. Taylor stated two varieties of acacia.
20. Committee Member Bobbitt suggested that instead of the elm a
fruitless olive be used as a long term solution.
21. Committee Member Thorns stated the lattice structure over the
parking area is weak; it appears to be spindly. The elevations
are on the block side and the structure looks cheap. Mr.
McMillen asked if a metal material would that be better.
22. Committee Member Bobbitt stated wood would never last. If
wood is used it has to be pressure treated. The uprights would
then need to be steel.
23. Committee Member Christopher noted you could use two
smaller elements and create mass by using more elements.
24. Committee Member Thorns stated the main drive entrance up to
the gate should have an enhanced paving such as a stamped
detail. He likes the idea that the buildings are simple. The
landscape should be kept simple as well. Just beef up the
overhead structure.
25. There being no further questions of the applicant, it was moved
and seconded by Committee Members Christopher/Thoms to
adopt Minute Motion 2005-022 recommending approval of Site
Development Permit 2005-816, as recommended and as
follows:
a. Eliminate the Evergreen Elm trees;
b. Enhance the paving at the entrance. in a decorative
texture such as a paving stone;
C. Eliminate the spindly effect of the support beams on the
shade structure;
d. Transition the existing retention basin with existing turf
retention basin
G:\WPDOCS\ALRC\6-1-05 ALRC.doc 5
Architecture and Landscaping Review Committee
May 4, 2005
e. The trash enclosures shall be approved by the Community
Development Director; and
f. Substitute the Date Palm tree with another palm tree
where it is a safety risk
Unanimously approved.
VI. CORRESPONDENCE AND WRITTEN MATERIAL: None.
VII. COMMITTEE MEMBER ITEMS: None
VIII. ADJOURNMENT:
There being no further business, it was moved and seconded by Committee
Members Bobbitt/Thoms to adjourn this regular meeting of the Architectural and
Landscaping Review Committee to a Special Meeting to be held on June 16, 2005.
This meeting was adjourned at 11:04 p.m. on June 1, 2005.'
Respectfully submitted,
BETTY J. SAWYER'
Executive Secretary
G:\WPDOCS\ALRC\6-1-05 ALRC.doc 6
BI #A
i
ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE
DATE: JULY 6, 2005
CASE NO: SITE DEVELOPMENT PERMIT 2005-833
APPLICANT: MULVANNY G2 ARCHITECTURE
ARCHITECT: MULVANNY G2 ARCHITECTURE
REQUEST: REVIEW OF ARCHITECTURAL AND LANDSCAPING PLANS FOR A
1.50,000 SQUARE FOOT RETAIL STORE AND FUELING
STATION
LOCATION: SOUTH OF DEPOT DRIVE/ HIGHWAY 111 (BETWEEN DUNE
PALMS ROAD AND JEFFERSON STREET)
BACKGROUND:
The applicant is proposing a 150,000 square foot retail store and fueling station
generally located south of Highway 1 1 1 and Depot Drive. The proposed retail store is
a flat roof structure at a maximum of 35 feet 4 inches in height, with architectural
elements extending as high as 41 feet 4 inches. The proposed architecture is
characterized as a contemporary desert style. A characteristic of this style is the use
of horizontal lines as accent banding which typically break down the large scale and
massing. Traditional elements are used as a second layer of design to create a
geographical presence and ground the design to reflect the richness of the desert.
Proposed is a simple architectural massing that utilizes masonry, cultured stone and
smooth finish stucco. The colors selected include rich, warm, neutral grays and
browns thus forming a natural palette with color accents to compliment the adjacent
and blend with future development.
The masonry stone color and texture will be a mixture of split -face and smooth block
and are integral to the design. This masonry color is proposed as terra cotta
fashioned in a soldier coursing intermittent band. The "Red Stripe" is a recognizable
branding element specific to Costco Wholesale and architecturally breaks the massing
horizontally at roughly the 2/3 point of the overall vertical height.
Secondary accent and detail features of pre -finished and pre -manufactured metal are
incorporated throughout the design including a metal cornice with a textured coating
to have the appearance of stucco. They function as overhead shade and create active
shadows which are characteristic of contemporary desert architecture.
The proposed fueling station consists of a canopy which will be pre -fabricated metal
and texture coated to look like stucco to match the store metal cornice band. The
fueling station will have similar architectural features including cultured stone veneer
columns, and metal caps. The canopy height is proposed at 18 feet, 3 feet thick, and
covers eight fueling pumps.
This proposed landscape is designed to provide a lush water efficient look and
conforms to the Water Efficient Landscaping Ordinance. Along the west side of the
property, a 20-foot wide landscape buffer with canopy trees and tall screening shrubs
such as Texas Ranger and Red Bird of Paradise provides screening for potential future
residential uses on the adjacent property. Drive aisles are visually delineated by the
use of medium height flowering trees such as Palo Verde or Mesquite while the
parking fields are shaded by larger trees such as Shoestring Acacia or Evergreen Elms
that are placed every second or third stall. All planter areas will consist of
decomposed granite or angular rock groundcover to help maintain moisture levels in
the soil. Accent plants with spiky forms such as Hesperaloe, Agave and Yucca are
used along the north side of the building for their sculptural interest.
The Highway 1 1 1 landscape is designed to follow the requirements of the Highway
111 Design Guidelines. Three foot high undulating earth mounding along with
massing of various size shrubs such as Texas Ranger and. Senna will screen the
parking areas from the road. Flowering trees such as Crape Myrtle and Chilopsis are
placed in groupings between larger trees such as Palo Verde to further screen parking
areas while providing shade along the meandering sidewalk. Mexican Fan Palms are
used as a visual marker at the project entrance. Small groupings of spiky accent
plants such as Desert Spoon and Red Yucca are combined with natural boulders for
visual interest. Decomposed granite is used as the groundcover beneath all planted
areas to maintain soil moisture and all plants are to be watered by drip irrigation.
Shrubs, accent plants, and trees provide a variety of color.
RECOMMENDATION:
Recommend to the Planning Commission approval of architectural and landscape
plans for Site Development Permit 2005-833 as submitted.
Fred Baker,
Principal Planner
DATE:
CASE NO:
APPLICANT:
ARCHITECT:
REQUEST:
LOCATION
ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE
JULY 6, 2005
VILLAGE USE PERMIT 2005-029
PREST VUKSIC ARCHITECTS (LICHTER VENTURE GROUP)
PREST VUKSIC ARCHITECTS
REVIEW OF ARCHITECTURAL AND LANDSCAPING PLANS FOR 30,787
GROSS S.F. OF RETAIL IN TWO, ONE-STORY BUILDINGS IN THE
VILLAGE AT LA QUINTA
NORTHEAST CORNER OF CALLE TAMPICO AND DESERT CLUB DRIVE
(SEE ATTACHED VICINITY MAP)
Please review the attached information for the July 6, 2005 ALRC meeting.
BACKGROUND
This proposed project is on a 3.39 acre site, which is the undeveloped portion of the
Plaza Tampico offices that exist along the north side of Calle Tampico. The entire
5.33 acre site is bordered by Calle Tampico on the south, Desert Club Drive on the
west and Seasons Way on the east (Attachment 1). All perimeter street improvements
are in place.
The proposed project consists of three separate building shells, totaling 30,787
square feet in area. Buildings A-1 and A-2 will be connected by a mid -point metal
canopy shade structure, which will serve as a connection between the Desert
Club/Tampico corner and the project interior areas. All of the buildings will be single
story, with essentially a flat roof/parapet design. Each structure is intended for retail
uses; a.portion of Building A may include a restaurant. The parking area occupies the
interior areas of the site. While the buildings are generally sited along the perimeter of
the site, Building A-1 is oriented along the corner of Tampico and Desert Club, with a
breezeway from the corner through to the interior of the site. The main roof parapet
line height is at 22.5 feet from finish grade, with the metal breezeway cover varying
from 25.5 to 29.5 feet, sloping upward as it extends into the site from the corner.
The height limit for the Village is set at 35 feet, but Calle Tampico, as a secondary
arterial designation, requires a 22-foot height limit within 150 feet of this roadway.
There are provisions in the code that will permit the building as designed, however,
the parapet heights must be reduced from 22.5 to 22 feet above finish grade.
P:\Reports - ALRC\07-06-05\ALRCvup029.doc
The architecture is best described as a blending of architectural design elements such
as wood poles, curved metal trellises and glue -lam beams, in order to give the project
a contemporary, tropical feel. The building walls will be a smooth plaster, using a
variety of heavy pastel and earth -tone colors to accent the various design elements.
The roofing material will be corrugated metal, with trellis extensions and metal trim
accents. The window frames and accents will also be metal. The roof eaves will be
accented with exposed rafter tails, stained in a dark wood color. In general, the
building has a significant amount of architectural detailing as part of a unique design.
Staff has discussed some general siting and land use issues with the applicant. For
the building frontage along Calle Tampico, the Village Design, Guidelines have specific
references to opening up street frontages to pedestrian traffic. As a retail
development, these building do not have open storefronts to accommodate these
elements. This needs to be a subject for ALRC discussion. In addition, staff would like
the applicant to explore the potential for a mixed use project, allowing for residential
second floors for the project. This is also encouraged under the Village Design
Guidelines. Attached are policies relative to pedestrian access and other provisions of
the Village Design Guidelines, noted as they relate to this project.
The conceptual landscaping plan provides for shade trees in the interior parking areas,
and more decorative species along the street perimeter areas. There are no turf areas
provided, as all planting areas have a 2-inch base of Desert Gold with accent shrubs
and trees. The parking area trees consist of Tipuana, Evergreen Pear and Hibiscus,
while Mexican Fan, Date and Mediterranean Palm trees are, used in the entry and
perimeter building planter areas. While the ALRC has frequently discouraged the use
of Date Palms, particularly in high traffic areas, the Planning Commission has allowed
them. Overall the landscape plan should accent the architectural appearance of the
project and enhance the intended theme.
Staff has included copies of the material color board with the design drawing packet,
Large-scale color illustrations will be provided for display at the meeting.
RECOMMENDATION
Staff recommends adoption of a minute motion recommending to the Planning
Commission approval of the plans for Village Use Permit 2005-029, with the provision
that the main roof line parapet heights must be reduced from 22.5 to 22 feet above
finish grade.
Attachments: As noted
Transmitted by:
61� �r" G ''
Wallace Nesbit, Associate Planner
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INTRODUCTION
his document provides a flexible and
positive approach to regulating
development in The Village area.
When looking at The Village, there are
several problems which relate primarily to
the size of parcels and the existing street
patterns in the area. There are a myriad of
lot sizes and configurations, which make it
difficult to apply some of the most basic
zoning standards, such as setback, parking
and lot coverage requirements. In addition,
the existing circulation system incorporates
jogs, intersections and access situations
which are not conducive to typical
property development requirements.
However, site design and development
,�)lutions set forth by these Guidelines can
serve to build on the positive attributes in
the Village, such as climate, ambiance and
the natural views afforded the area.
LA. Overview
ver the past several years, there
have been numerous discussions
on many different levels,
involving the City Council and
Planning Commission, City staff, residents,
property owners, realtors and business
interests, regarding development potential
in The Village and what the area identity
should be. The common theme continues
be one of a village -oriented area that will
maintain the quiet seclusion of the
mountain surroundings and the friendly
mosphere, while encouraging business
-1-
development within that context.
LB. Goals and
Guiding Principles
GOAL: Establish The Village at La
Quinta as a mixed -use
area, providing a wide
range of residential and
commercial opportunities.
Principle Permit a variety of
commercial, residential and lodging uses,
which will promote and serve The Village
area while allowing private forces to dictate
the extent of market. availability for various
uses in the area.
GOAL: Promote the presence and
awareness of artistic and
cultural influences in The
Village environment.
Principle - Focus efforts of the Arts in
Public Places Program into The Village
area.
Principle - Encourage public and private
open spaces which can accommodate
artistic displays, shows, and similar events.
GOAL: Create a sense of design,
scale and place that will
lend itself to The Village
environment..
-2-
0n4
'rinciple - Provide for active and passive
pedestrian .space, street furniture, traffic
calming techniques and similar methods to
enhance the concept of a Village
environment.
Principle - Prepare building, architecture
and site design guidelines which promote
The Village concept and allow flexibility in
project proposals and staff direction to
applicants in achieving a sense of that
concept.
11. VILLAGEDESIGN
GUIDELINES
//.A. LAND USE
These Land Use Guidelines have been
developed based on La Quinta General
Plan policies and other documents as listed
under References.
• The Village area covered by these
Guidelines shall be as shown on
the area map in: this document
(Figure 1). Land uses in all zoned
properties within the Guideline
boundary shall.be consistent with
these Guidelines to the extent
that they apply, recognizing that
these Guidelines are applicable in
zone districts other than Village
Commercial.
Village land uses shall include a
diverse mix of retail, office and
-3-
residential at varying densities
and scale.
• Land uses in The Village shall
include residential mixes, at
densities as set forth by the
General Plan. Uses which are
100 % residential are permissible.
In general, residential uses shall
locate above commercial uses in
common buildings, or may be
located in stand-alone multi-
family residential. buildings.
• Mixed -use development projects
are defined as commercial
office/retail, along with residential
uses, as part of one project site
or building.
• Retail mixed -use projects are not
subject to any floorlarea ratio
(F.A.R.) or lot coverage
standards. The intensity of the
commercial component and
residential density shall be
determined on a site -specific
basis, under the Village Use
Permit process.
• Multi -story commercial
retail/office projects shall
generally locate office uses on
upper floors, but will be reviewed
on a site -specific basis.
• Land uses which encourage
entertainment, artistic displays
and other interactive components
as part of the primary use are
desirable.
13
'Il
• Village land use patterns will be
encouraged to reflect a sensitivity
to the overall accommodation of
pedestrian activity.
• Compact groupings of shops,
offices and other uses are
encouraged so as to promote
pedestrian mobility and space.
Attached as the Appendix to these
Guidelines are excerpts from various
design documents, which .visually represent
some of the concepts referred to.
11A C/RCULA T/ON
CONS/DERA TONS
Many circulation issues can be directly
related to street improvements and design
criteria that cannot be addressed in a
generalized planning guidance document.
However, there are many aspects of site
design that can impact circulation patterns
and can be addressed to a certain degree.
Vehicle Traffic
and Parking
• Development projects shall
address the feasibility of vacating
unnecessary street and alley
rights -of -way, especially relating
to potential adaptive reuse as
pedestrian and/or bike access,
-5-
on-street parking, etc.
• Right-of-way abandonment and
merger of lots shall be
encouraged and accommodated
where logical and feasible. It is
desirable to create larger blocks
and parcels for siting commercial
and mixed -use projects, and such
actions taken for traffic purposes
may also have this benefit.
• Both City and private streetscape
projects shall equally consider the
pedestrian and bicycle in any
street. improvement and site
planning.
• Streetscape items such as
lighting, benches, bus stops and
shelters, trash receptacles,
bicycle racks, etc., shall be
addressed by all private and
public development projects.
• Alleys used for vehicles shall be
designated one-way to reduce
traffic conflicts from adjacent
parking areas, deliveries and
through traffic.
• Rights -of -way for Calle Estado
and Avenida La Fonda, between
Desert Club and Bermudas, shall
be investigated for reduction and
redesign of medians, curbs and
sidewalks to allow better
pedestrian movement and on -
street parking design.
-6-
0'.16
Access driveways and
intersection configurations such
as those existing at the bank
building at the intersection of
Calle Estado and Avenida
Bermudas, shall be discouraged.
• The City shall establish design
standards for special sidewalk
and pedestrian street crossing
treatments and materials.
• All development projects, public
and private, shall investigate the
use of various traffic calming and
pedestrian enhancement
techniques, such as traffic
chokers, curb bulbs, partial or full
street closures, traffic circles,
etc. as alternatives in developing
all project improvements in The
Village.
• Off-street parking areas shall not
be located in .the front of
buildings, but to the rear and
sides to allow integrated shared
parking areas between structures
and open up the street frontage
to pedestrian access and outdoor
activities. Parking areas shall be
clustered whenever possible; any
off-street parking not provided
on -site shall be located in
designated City (public) parking
areas to achieve this.
• Where feasible and appropriate,
on -street parking maybe credited
toward meeting off-street parking
requirements.
-7-
2. Pedestrian
Movement
• Public and private projects shall
provide a clear delineation of a#
pedestrian circulation areas.
• Adequate shading, through
landscaping or building design
features, for pedestrians along
street frontages as well as
interior project areas shall be
provided.
• Pedestrian focal points, such as
community gardens, plazas,
courtyards, piazzas, etc., shall be
provided in public and private
projects where deemed
appropriate. Consideration shall
be given to existing surroundings
and the project relationship to the
overall circulation in the vicinity.
• Paving accents, interlocking
stones/tiles, and other materials
and patterns shall be employed in
all Village.projects so as to define
pedestrian zones and spaces, and
maintain separation from vehicle
traffic.
• Building frontages along streets
require adequate space for
pedestrian movement, street
furnishings and outdoor spaces,
but shall also maintain a close
proximity to pedestrian travel
ways.
El
0 0) 7
Pedestrian links shall be
incorporated in aff public and
private development projects.
Linking shall consider the existing
pedestrian environment and
provide for future access
potential.
• The City shall consider linking
pedestrian areas created by
private and public projects into a
Village -wide system, once
development activity
demonstrates the potential need.
Attached as the Appendix to these
Guidelines are excerpts from various
design documents, which visually represent
some of the concepts referred to.
U.C. SITE AND
BUILDING DESIGN
The main focus of the site and building
design portions of these Guidelines is to
promote the element of human scale,
consistent with the objective of creating a
pedestrian environment in The Village.
1. Building
Character
• Building mass and scale shall be
compatible with that of
surrounding structures.
• Buildings shall be designed with
appropriate architectural variation
and detailing to break up
monotonous building elevations.
Treatments such as graduated
heights, balconies, recessed and
extended building sections,
staggered setbacks, etc. should
be employed.
• �, Buildings located on corners shall
attempt to orient pedestrian
entryways to the corner,.
providing an opportunity for a
small entry court or plaza, water
feature location, etc. This also
allows for better intersection
visibility.
Retail buildings along street
frontages shall be close to the
street and sidewalk areas to
promote windowshopping and
streetside activity.
• Commercial
buildings shall be
enhanced
with various
architectural
elements such as
arcades, trellises, porches, bays,
towers and
balconies, with the
intent of
promoting the
pedestrian environment.
Buildings shall incorporate design
elements that draw in pedestrians
and reinforce street activities,
especially along streets such as
Calle Estado and Avenida La
Fonda.
-9- -10-
r+"8
Variations in floor levels, steps
and stairs, building faces, roof
forms and other treatments that
help create the appearance of a
smaller project shall be
encouraged.
• Building heights shall gradually
transition between each other. In
order to preserve mountain views
and the intrinsic qualities of The
Village environment, building
height shall not exceed 2 stories.
However, architectural features
integral to the building design and
which contribute to a consistent
building appearance and scale
should be permitted to exceed
any prescribed height limit to a
reasonable extent.
2. Site Design and
Activity Space
As an area that promotes outdoor
activities, proper design of outdoor spaces
is essential to The Village. These spaces
must provide for both passive and active
outdoor needs, from sitting quietly to
accommodating an art display or outdoor
musical performance.
• Courtyards and other types of
pedestrian and passive open
space shall be provided when off -
site parking scenarios are
employed.
-11-
• Layout of building sites in The
Village shall consider movement
of pedestrians as significant as
the movement of vehicles.
• Adjacent retail and mixed -use
projects shall consider use of.
pedestrian alleys, which can be
used to lure pedestrians to
interior shop areas, plazas,
courtyards, restaurants, etc.
These can be used effectively to
create a desire to explore a given
space, drawing pedestrians to
different activity areas.
• The site layout for any project
shall demonstrate adequate
capacity for the use envisioned
(e.g., an outdoor cafe will require
greater streetside setback than a
typical retail store); otherwise the
use should not be allowed.
• Water features shall be
incorporated into projects where
appropriate.
• Structures shall be sited to create
internal spaces, with pedestrian
access available from the street
or off-street parking areas.
• Entries into shops and offices
shall access directly to a
pedestrian oriented street or
other pedestrian access; single
access multiple tenant buildings
should be discouraged.
-12- ;) 9
BI #C
ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE
DATE: . JULY 6, 2005
CASE NO: SITE DEVELOPMENT PERMIT 2004-814,"AMENDMENT #1
APPLICANT: ENTIN FAMILY TRUST
ARCHITECT: WARE MALCOMB ARCHITECTURE
REQUEST: REVIEW OF A MODIFICTION TO ARCHITECTURAL PLANS FOR A
±23,760 S.F. TWO-STORY GENERAL OFFICE BUILDING
LOCATION: 43576 WASHINGTON STREET, APPROXIMATELY 960 FEET
NORTH OF FRED WARING DRIVE (ATTACHMENT 1)
Please review the attached information for the July 6, 2005.ALRC meeting.
BACKGROUND:
This proposed building is on a 1.82 acre site, which is currently approved for a
23,760 s.f. structure intended for general office uses under SDP 2004-814. The
project was approved on November 9, 2004.
The proposed revisions do not affect any provisions of the site plan, building area,
landscaping or footprint location as currently approved. The amendment pertains
solely to the building height and its effect on the architecture. Exhibits in the packet
show the current approved elevations and the proposed revisions.
The amendment is necessary due to problems encountered by the architect during
plan check, which relate to full enclosure of the roof mounted mechanical equipment
(Attachment 2). According to the applicant, this will necessitate increases to areas
above the second floor line that vary between 6 and 7 feet, depending on the building
element. The majority of the building is less than 40 feet in height; however, the
highest point, at the main tower element of the north elevation, is at 45 feet, 6
inches. While this exceeds the height limit of 40 feet in the Community Commercial
zoning district, it is permitted for architectural projections to extend above the
required height limit, within certain parameters, as part of a Site Development Permit
review. This redesign is consistent with the parameters of the .code relative to the
excess height proposed.
The change in height necessitates some architectural revision to the areas at and
above the second floor ceiling line. These changes are relatively minor architecturally
and do not detract from the original building design. The most significant changes are
with the upper floor window treatments, where they have been squeezed together,
and recessed panels have been added above them to fill in the added facade areas.
The east elevation has added arched recesses above the two central upper. facade
windows. Staff has included reduced copies of the complete amendment exhibits, but
has provided approved and proposed large-scale exhibits of landscape and elevation
plans for ALRC review.
While the elevations are considered consistent with the previous approval, staff would
point out that this is a revised Site Development Permit, and any additional issues or
concerns can be addressed at this time. Staff would recommend that the ALRC look
at this building relative to solar protection on the east, south and west building faces.
Staff has included the current landscape plan approval with the plan proposed for
plan .check, which is included as part of the package for the SDP amendment. The
landscape plan has several modifications from the approved plan, but these changes
are common relative to the progression from conceptual planning approval through to
final landscape construction plan preparation. However, because this is an
amendment to the SDP we have brought this latest landscape plan to the ALRC for
input.
The original material and color board, along with a full-size color illustration of the
architecture revision, will be provided at the meeting.
RECOMMENDATION:
Approve a minute motion recommending to the Planning Commission approval of the
plans for Site Development Permit 2004-814, Amendment #1.
Attachments:
1. Vicinity Map
2. Applicant Letter explaining amendment request, dated 7/1/05
3. Plan exhibits (ALRC only)
Transmitted by:
Wallace Nesbit, Associate Planner
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PM 184./37-91 PARC
JUL 01 2005 10:57 AM FR WARE MALCOMB
949 863 1581 TO 17607771233
fir- •'.'
archaechae
planning
interiors
WARE MALCOMB
Leading Design for Commercial Real Estate
July 1, 2005
Mr. Wallace Nesbit
City of La Quinta
78495 Calie Tampico
La Quinta, CA 92253
R& EXPLANATION LETTER REGARDING BUILDING HEIGHT AMENDMENT
Dear Wally,
This letter is for your use and coordination to help explain and justify our request for an
amendment to the approved building height for the above referenced project. As you are
p 949.660.9126
aware, the main roof line was approved at 30'-8" above the finish grade and the central
1 949.863.1581
tower feature was approved at 38'-6" above finish grade. In developing our construction
documents and complying with code, we were unable to properly screening the roof
18111vonketm2n -
mounted mechanical units within the roof well with the approved roof heights as
suite Bap.
mentioned. In order to properly screen the roof mounted mechanical units .the following
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items were revised:
92612
1. The main roof ridge line has been revised to a height of 36'-10" above finish floor.
%raremaloornbmm
This will properly screen the equipment with approximately 12" for any unknown
field adjustments, which may be required during constriction.
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2. The center tower element at the front elevation has been revised to a height of
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45'-6" above finish floor. This modification is required to maintain the architectural
notmem California
esthetics and scale between the center tower and the main roof.
saaamento
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3. Exterior wall enhancements were made to all four exterior elevations to offset the
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additional wall area per the building height increase by adding an 2-foot tall x s/4"
Chiaage
deep recess bans above the windows and a 5-inch wide decorative pre -cast ban
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below the roof eaves.
4. The arch at the entry window/ door system at the front of the building has been
revised by lowering the window arch to accommodate additional room for the
stone veneer between the second floor windows.
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JUL 01 2005 10:57 AM FR WARE MALCOMB
949 863 1581 TO 17607771233 P.03
5. Additionally, the pre -cast medallions at the exterior stair walls were revised to an
appropriate scale (smaller).
It is our understanding that the building location in regards to the proximity of the
property lines and per the zoning codes, the roof height modification as mentioned is
within compliance. If there is any further information or documents required for approval,
please feel free to contact me at your convenience.
Sincerely,
WARE MALCOMB
Albert Bar o
Project Manager
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** TOTAL PRGE.03 **