2006 03 20 ALRC Special Meeting`y OF
ARCHITECTURE AND LANDSCAPING
REVIEW COMMITTEE
A Special Meeting to be Held at the
La Quinta City Hall Session Room
78-495 Calle Tampico, La Quinta, California
MARCH 20, 2006
10:00 A.M.
Beginning Minute Motion 2006-010
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
V. BUSINESS ITEMS:
A. Item .......................
Applicant ................
Location .................
Request ..................
Action ....................
VILLAGE USE PERMIT 2006-033
David Chapman Investments
Northeast corner of Avenue 52 and Desert Club
Drive
Consideration of architecture and landscaping
plans for a 13,171 square foot two-story office
building.
Minute Motion 2006-
ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE
B. Item ......................
Applicant ...............
Location .................
Request ..................
Action ....................
SITE DEVELOPMENT PERMIT 2006-856
Quadrant, LLC
West of Monroe Street along the south side of
Avenue 58
Consideration of architectural and landscaping
plans for three prototypical residential units and
perimeter wall for Tract 33717.
Minute Motion 2006-
C. Item ....................... TENTATIVE TRACT MAP 34243
Applicant ................ Innovative Communities
Location ................. North side of Avenue 58, west of Madison Street
Request .................. Consideration of common area landscaping plans.
Action .................... Minute Motion 2006-
D. Item ....................... SITE DEVELOPMENT PERMIT 2006-854
Applicant ................ East of Madison, LLC
Location ................. Southeast corner of Avenue 52 and Meriwether
Way within The Madison Club
Request .................. Consideration of architecture and landscaping
plans for a Reception Center.
Action .................... Minute Motion 2006-
E. Item ....................... SITE DEVELOPMENT PERMIT 2006-857
Applicant ................ Coachella Valley Housing Coalition
Location ................. North of Avenue 48, east of Dune Palms Road
Request .................. Consideration of building elevations and
landscaping plans for a 218 unit apartment
complex.
Action .................... Minute Motion 2006-
VI. CORRESPONDENCE AND WRITTEN MATERIAL
VII. COMMITTEE MEMBER ITEMS:
Vill. ADJOURNMENT
This meeting of the Architecture and Landscape Review Committee will be
adjourned to a Regular Meeting to be held on April 5, 2006 at 10:00 a.m.
C'.\Documents and Settings\cwalker\Local Settings\Temporary Internet Files\01-1<7\Agenda.doc
ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE
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 Special Meeting of Monday, March 20, 2006, was posted on the outside
entry to the Council Chamber, 78-495 Calle Tampico, and the bulletin board at the La
Quinta Post Office bulletin board. 78-630 Highway 1 1 1, on Friday, March 17, 2006.
DATED: March 17, 2006
BE T AWYER, Executive Secretary
City of La Quinta, California
G:\WPDOCS\ALRC\Agenda.doc
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ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE
DATE: MARCH 20, 2006
CASE NO: VILLAGE USE PERMIT 2006-033
APPLICANT: DAVID CHAPMAN INVESTMENTS
ARCHITECT: PREST VUCSIK ARCHITECTS
REQUEST: CONSIDERATION OF ARCHITECTURE AND LANDSCAPING
PLANS FOR A 13,171 SF, TWO-STORY OFFICE BUILDING
LOCATION: NORTHEAST CORNER OF AVENUE 52 AND DESERT CLUB DRIVE
Background:
This application is being proposed concurrently with Tentative Parcel Map 34416. The
Village Use Permit for the existing Arnold Palmer's Restaurant (VUP 00-004) was
approved by Planning Commission on January 23, 2001. Palmer's Restaurant has been
in operation since 2003 and is located at the northeast corner of Avenue 52 and Desert
Club Drive.
Office Building Plans Proposal:
The applicant is proposing to construct a two-story, 13,171 square foot commercial
office building at the northeast corner of Desert Club Drive and Avenue 52, in the
location of the existing landscaped golf feature at the main entrance of the existing
Palmer's Restaurant. The building has been designed to be consistent with the existing
Palmer's Restaurant, utilizing the same color palate, Spanish roof tiles, stone facade,
wood accents, and landscaping palate. Proposed interior sidewalks will include the use
of colored concrete and accent pavers. Sidewalks are currently in place along Avenue
52 and Desert Club Drive.
The two story structure has been designed in a "V" shape with individual tenant access
via the exterior of the structure. Second story tenants will have access to private
canopied balconies. A pass -through pedestrian space leading to a fountain is located at
the corner focal point of the building, though the plans do not include access to the
existing sidewalks. The interior side of the building includes a statue of Arnold Palmer
facing the existing Palmer's Restaurant. This inverted shape presents the appearance of
a reduced building mass from the restaurant perspective. The first floor of the structure
P:\Reports - ALRC\20W3-20-06\ALRC VUP 2006-033 PALMERS.doo
will have 6,278 square feet of leased area and the second story will have 5,976 square
feet for a total of 12,254 square feet of leased space. As the building utilizes external
stairwells, the remaining 917 square feet will be used for restrooms, an elevator, and
mechanical equipment access. Mechanical equipment will be located on the rooftop,
screened from view within a 3.5' sunken well.
Second floor balconies will be covered by either a roof overhang or a wood trellis. The
trellis timbers will be stained and will match the existing timbers of Palmer's
Restaurant. Balconies will also include a painted, high -gauge steel, decorative railing
feature.
Setback, Height, and Bulk Regulations:
The proposed building will meet the Village Commercial District's development
standards. The building's center rotunda will be 35 feet at its peak height, equaling the
maximum height permitted under the Zoning Ordinance, and the two tower features at
the rear will be 34 feet at their highest point. Aside from these three architectural
projections, the peak of the main building roofline will be 31 feet in height.
A five foot setback is identified at the building's closest point to the Desert Club Drive
right-of-way, though this west face of the building is not parallel to the street and the
setback increases to nine feet. Along Avenue 52, which has a 20 foot setback for
landscaping, the building is placed an additional five feet away, for a total setback of
25 feet. Unlike the Desert Club west face, the south face along Avenue 52 runs parallel
with the property line.
In regards to the proposed building's relationship to the surrounding properties, the two
existing Vista De Montana buildings across the street along Calle Amigo and Desert
Club Drive are 34'6" at their highest point with similar setbacks (5' to 10'). Plaza De
Barcelona, also across from Palmer's Restaurant on Desert Club Drive, has a two foot
setback from the right-of-way and has a roofline 29 feet in height with an architectural
cupola at the corner measuring 32 feet in height. The proposed Palmer's office is
architecturally similar to the nearby Vista De Montana building in that they have a
similar facade and comparable use of stone veneer.
The existing Palmer's Restaurant is 22' feet in height and has a small second story at
the southwest corner used for offices and storage. The edge of Palmer's porte-cohere is
approximately 92 feet from the corner edge of the proposed office building. The
exterior face of Palmer's Restaurant is located approximately 130 feet away.
Building masses on all side of the structure are varied with balconies and wood trellises.
The central rotunda further contributes to reducing the building mass by increasing the
setbacks at the center of the structure and eliminating straight building lines and a
pronounced corner. At the interior rear of the structure, the inverted " V" shape should
present an impression of greater distance from the existing restaurant.
P:\Reports - ALRC\2006\3-20-06\ALRC VUP 2006-033 PALMERS.doc
Landscaping Proposal:
Though the landscaping design will reflect the existing Palmer's Restaurant landscaping,
the noted putting green and sand trap features will be removed, and landscaping at the
corner of Desert Club and Avenue 52 will be replaced with a 3'-4' berm planted with a
desert shrub garden. The applicants have identified Chilean Mesquites, California Pepper
Trees, Mediterranean Fan Palms, Date Palms, and a California Fan/Mexican Fan hybrid
for the proposed tree species. Shrubs include Bougainvilleas, Feathery Cassias, Desert
Spoons, Red Yucca, Cimarron, and Yellow Oleander, among others. Decomposed
granite has been proposed for ground cover along the exterior landscaping, with turf
utilized at the interior.
Parking:
As per LQMC section 9.150.060, thirty percent of the required spaces are to be
covered by a trellis or carport structure. As the proposed parking area will not be large
enough to accommodate the entire amount of required parking, the remaining surplus of
parking from Palmer's Restaurant will compensate for the shortage. The applicants have
proposed placing the required carport or trellis parking canopy along the northern end of
the existing parking lot, away from the existing restaurant building. The applicants are
proposing a minimalist styled carport structure and will provide details at the meeting.
Analysis:
While the proposed office building's architecture has been well designed and readily
meets the Village Design Guidelines, the submitted proposal approximates, rather than
replicates, the architecture and design of the existing Palmer's Restaurant. The project
architect has stated that, despite the inexact samples provided on the materials board,
the stone veneer and roofing tile will be identical to the existing restaurant. The actual
restaurant roofing utilizes an S-tile with random, boosted (mudded) barrel tiles. The
actual stone veneer on the restaurant is more of a random pattern with larger pieces
rather than a horizontal flat -stone pattern.
In regards to the proposed landscaping and site plan, the architect has stated that
sidewalks will be revised with pedestrian connections from the parking lot to the street,
the proposed fountain to the street corner, and from the parking lot to the existing
porte-cohere. The submitted plans do not accurately portray the existing sidewalks.
While the proposed office building conforms to the setback and height restrictions of
the Zoning Ordinance, one of the greatest concerns for the project relate to the
building's mass, scale, and placement in regards to the existing Palmer's Restaurant.
With its trademark golf feature at the corner of Avenue 52 and Desert Club Drive,
Palmer's has become something of a landmark in La Quinta. While the building would
not substantially differ from the existing office buildings located across the street in
regards to building mass, height, or setbacks, the project will replace an existing, open
green space and would restrict the view of the famous restaurant from the street.
P:\Reports - ALRC\2006\3-20-06\ALRC VUP 2006-033 PALMERS.doc 0 L�
Recommendation:
Recommend approval of the architectural home plans and clubhouse plans for Village
Use Permit 2006-033, subject to the following:
1. Pedestrian sidewalks shall be revised to include access from the parking lot to
both streets, from the proposed fountain to the corner of Avenue 52 and Desert
Club Drive, and from the parking lot to the existing restaurant porte-cohere. All
pedestrian sidewalks shall meet ADA standards.
2. Air conditioning/mechanical equipment shall be completely screened from view
behind the roofline.
3. Provide carport details for staff review prior to public hearing before the Planning
Commission.
4. Stone veneer and roofing S-tiles shall be identical to the existing restaurant.
5. Landscaping plans shall be revised prior to the Planning Commission to more
accurately portray the proposed site plan, including the revised pedestrian
access.
6. The applicant shall submit to the city a completed arts application form for the
proposed Arnold Palmer statue as per LQMC section 2.65.070.
Transmitted by:
An w J. Mogensen
A sociate Planner
Attachments:
1 . Colored Elevations
2. Materials Board
PAReports.-ALRC\2006\3-.20-06\ALRC VUP.2006-033 PALMERS.doc
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ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE
DATE: MARCH 20, 2006
CASE NO: SITE DEVELOPMENT PERMIT 2006-856
APPLICANT: QUADRANT, LLC.
ARCHITECT: JAY VANOS ARCHITECTS
REQUEST: CONSIDERATION OF PLANS FOR LANDSCAPING, WALLS, AND
THREE PROTOTYPICAL RESIDENTIAL UNITS IN TT 33717
LOCATION: 841 ± WEST OF MONROE STREET ALONG THE SOUTH SIDE OF
AVENUE58
Background:
Tentative Tract 33717 was approved by the City Council during its December 20, 2005
meeting, a 17 lot, 4.6± acre site. The project is a single, gated, cul-de-sac street with
a landscaped island at the center, located along the south side of Avenue 58, 841'
west of Monroe Street (Attachment 1).
Prototypical Home Plans Proposal:
The applicant is proposing three model home plans: a 3,040 SF two-story plan without
a casita, a 3,425 SF single story model plan with a casita, and a 2,885 SF single story
model plan with casita. All proposed model plans have been designed with two car
garages and swimming lap -pools. Model type I is two stories and has a total height of
23'8". The single story models, types 11 and III, are 18'4" and 17'4."
This proposal will be among the few "desert -contemporary" designed projects in La
Quinta. The project will utilize a combination of familiar and non-traditional building
materials and a palate of desert colors. While the use of flat roofs, stone veneer, and
concrete plaster are relatively common, these elements are combined with elements
such as metallic highlights, floor -to -ceiling transparent and opaque glass windows and
doors, and the open, airy, angular style of contemporary architecture more commonly
found in Palm Springs.
PAReports- ALRC\2006\3-20-06\ALRC SDP 2006-856 Quadrant.doc
For a desert setting, the project utilizes a higher than normal amount of exposed glass
and metal. The applicant has stated that the proposed Bonderized metal material can be
more readily painted, features low reflectivity, and is more corrosion resistant. Although
roof overhangs tend to be more generous over the larger window portions of each
home, there are concerns in regards to shade and overhang efficiency. Roll -down
window shutters will be utilized but have not been cited on the architectural plans. In
addition, rooftops of the proposed homes will feature solar panels for water heating.
The applicants have said that they are confident their building design and materials can
meet current energy efficiency codes.
The proposed garage sizes do not meet the minimum interior dimensions under the
Zoning Ordinance. LQMC section 9.150.080 requires a two -car garage to be a
minimum twenty feet wide by twenty feet deep. The proposed laundry and water
heater appliances may not be located within the 20'x20' interior parking area.
Wall Proposal:
As the applicant is proposing a trellised landscaping and water feature along Avenue
58, exterior walls will have limited visibility. The plans identify two types of walls, a
fiber cement -board material for interior walls and masonry covered with cement plaster,
to be used for the exterior, perimeter walls. Perimeter masonry walls will be painted to
match the proposed color palate. Interior walls will be the fiber -cement board supported
with steel tubing also painted to match the wall colors. A sample of the fiber cement
board and color palate has been submitted with the application.
Landscaping Proposal
The landscaping design proposes the use of water -efficient desert species laid out in a
clustered pattern with small patches of turf, decorative deer grass, and accent shrubs
such as agaves, aloe, and yucca. Proposed irrigation will be a localized drip and emitter
system. As the project is located on a former date garden, the applicants have proposed
to maintain some of the existing date palms on site. The retention basin is proposed to
be lined with drought -resistant Bahiagrass. Though not cited on the landscaping plans,
general groundcover material will be decomposed granite.
Along the exterior of the site, the applicant has proposed to terrace the entry and
construct a series of fountains and water features with the sporadic placement of date
palm trees. The plans submitted do not identify any ground cover or additional shrubs,
though in the discussion with the architect concerning the terrace landscaping, he
indicated that additional shrubs will be planted and that the groundcover will be
decomposed granite. The applicant has stated that the proposed landscaping plans are
a basic design and that the final landscaping will be much more substantial. Imperial
Irrigation District has submitted a letter to staff approving the use of water features
underneath the existing power lines.
P:\Reports - ALRC\2006\3-20-06\ALRC SDP 2006-856 Quadrant.doc
The proposed landscaped trellis feature along Avenue 58 will need to be adjusted in
order to accommodate a narrow retention basin and the equestrian trail corridor, as per
the approved tentative tract map and hydrology report.
Analysis:
As one of the few "desert -contemporary" designed subdivisions in La Quinta, the
project will utilize a combination of familiar and non-traditional building materials with a
palate of desert colors. While the use of flat roofs, stone veneer, and concrete plaster
are relatively common, these elements are combined with non-traditional features such
as the Bonderized metallic highlights along the roof line and the clear and opaque glass
windows and doors.
There have been some questions as to how the proposed prototypical home plans will
accommodate the desert environment. In response to these concerns, the applicant has
provided a Title 29 Certificate of Compliance and has stated that, with some minor
modifications to the submitted plans, the proposed homes meet energy compliance
standards. These modifications will be minor and generally involve a reduction of
window sizes on certain elevations. Staff continues to be concerned that passive solar
control has not been fully incorporated into the design.
There are some concerns over the adequacy of roof overhangs in regards to the
proposed southern exposure of floor -to -ceiling glass doors and windows. The use of
metallic trim along the rooflines has also been a concern, though again, the applicant
has indicated the proposed Bonderized metal material has been treated to minimize
reflectivity. Staff has suggested alternative metal treatments to reduce reflectivity, such
as bronze or earth tone finishes. The applicants are confident their design and choice of
building materials can handle the desert environment. Information will be presented by
the applicant during the meeting to identify proposed modifications and Title 24
compliance.
There are modifications that will need to be made to the proposed site development
permit. These modifications, cited in the staff report, have been included in the
recommended conditions of approval.
Recommendation:
Recommend approval of the architectural home and landscaping plans for Site
Development Permit 2006-856, subject to the following:
1 Perimeter terrace exhibits shall be revised to accommodate the required retention
basin, accurately portray a more finalized landscaping design, and accommodate
the required multi -purpose trail. Water -efficient shrubs and other groundcover
shall be added to the terrace feature. Revised exhibits shall be reviewed by staff
PAReports - ALRC\2006Q-20-06\ALRC SDP 2006-856 Quadrant.doc
for conformance with the approved tentative tract map.
2. Air conditioning/pool equipment shall be completely screened from view behind
parapets or walls.
3. Colored elevations of the proposed wall types shall be provided.
4. Garages shall be enlarged to accommodate the required 20'x20' interior parking
clearance, as per LQMC section 9.150.080. Revised garage exhibits shall be
reviewed by staff.
5. Further modifications to the structures in regards to Title 29 compliance shall be
reviewed by the Community Development Director.
Transmitted by:
4wAn J. Mogensen
Associate Planner
Attachments:
1. Site Plans, Architectural Plans, and Cross Sections
2. Colored Elevations
P:\Reports - ALRC\2006\3-20-06\ALRC SDP 2006-856 Quadrant.doc
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ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE
DATE: MARCH 20, 2006
CASE NO: TENTATIVE TRACT MAP 34243
APPLICANT: INNOVATIVE COMMUNITIES
REQUEST: CONSIDERATION OF COMMON AREA LANDSCAPING PLANS
FOR PROPOSED TRACT 34243
LOCATION: NORTH SIDE OF AVENUE 58, WEST OF MADISON STREET
Background:
This property is proposed to be a single family residential tract consisting of 70 lots
located on the north side of Avenue 58 west of Madison Street (Attachment 1). The
applicant has submitted conceptual landscaping plans for the street perimeter and on
site common areas (Attachment 2). Presently, staff is processing a tentative tract map
application for this design and has requested the applicant submit these landscaping
plans to accompany the tentative tract map request.
Discussion
The plans include a conceptual common area planting plan, perimeter wall and entry
gate designs. A plant palette accompanies the conceptual plan and includes an
extensive list of water efficient trees and shrubs. However, specific plants to be used
are not called out on any of the landscaping plans. The various plans show residences,
but these are not submitted for approval nor previously approved.
The plans include landscaping of the retention basin in the center of the site. Turf and
canopy trees are shown throughout the retention basin. Additionally, a meandering
walkway is shown the length of the basin and around various parts of the project.
Front yard areas show two trees per lot with no other yard planting details shown.
The vehicular entry on Avenue 58 shows a gated entry with a center row of palm trees.
Canopy trees flank both sides of the entry street. The entry street and three on -site
traffic -calming "circles" in the tract will have enhanced brick paving. The circles will
also have a palm tree planted in a small planter in the middle of the street. The gate
P:\STAN\ttm's\tt 34243 alrc rpt landscaping.doc
shown appears to be a wrought iron or metal picket type fence with the adjacent entry
walls plastered a light color and provided with a brick cap.
Perimeter landscaping along Avenue 58 shows a mixture of canopy and palm trees. A
meandering sidewalk will be provided. Decorative decomposed gravel along with
shrubs will be used along this frontage.
Issues:
The subdivision design is basically a grid layout with a slight street meander and three
traffic -calming planter islands. As such, the project would benefit from additional
design revisions. First, the wall along Avenue 58 is presently a straight wall at the 20'
landscape setback. The wall could meander (averaging a 20' setback) or be staggered
in and out along the residential lots rear or side property line. This will require a
revision to or condition of approval to the Tentative Tract Map being processed.
The master site landscape plan submitted shows preliminary house layouts for the
project. The tentative layout for the tract submitted shows adjacent residential side
yard setbacks varying so that one side between two adjacent units is a narrow side
yard and the other side is a wider yard. Midway into the tract is an east -west running
narrow green belt with a walking trail through it. The adjacent residences shown have
a narrow side yard adjacent to this green belt. If the setback is reversed so the larger
setback is adjacent to the green belt, it will open up the area. Additionally, the east
and west ends of the green belt should flare out where they meet the street.
The landscaping plans at a conceptual level appear to be acceptable, except for the
retention basin area. The basin appears to use extensive amounts of turf. Turf should
be reserved for accents near entry and exit points. Decorative decomposed gravel
with accent planting on a drip system should be used. Staff was recently informed
that retaining walls along the rear residential lot line of the retention basin/open space
area will be necessary in order to provide required capacity during rain storms. The
exact height and extent of the walls has not been determined. The use of these will
change the appearance of the basin and warrants further review.
The entry gate could be re -studied to ensure an attractive and creative gate design is
provided.
Additional review by the Architectural and Landscaping Review Committee (ALRC) is
needed when preliminary -level landscaping plans are prepared.
Recommendation:
That the Architecture and Landscape Review Committee recommend to the Planning
Commission approval of the common area landscaping concepts submitted, subject to
the following Conditions of Approval:
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P:\STAN\ttm's\tt 34243 alrc rpt landscaping.doc
1. Typical preliminary -level common area and front yard landscaping plans for the
residences shall be submitted to the Community Development Department for
approval by the ALRC prior to issuance of first production home permit.
2. Turf use in retention basins shall be limited to basin entries and exits where they
meet the meandering walkway. In its place, decomposed gravel and accent
plants should be provided.
3. Retention area wall design, heights, materials, colors, etc. shall be approved by
the ALRC and Planning Commission during review of architectural and
landscaping plans for the residences.
4. The perimeter wall along Avenue 58 shall meander or jog in and out along the
property line. Provide decorative pilasters approximately 75' on center along
Avenue 58 perimeter wall. The Tentative Tract Map (TTM 34243) shall be
conditioned to be revised to reflect this and be approved by the Community
Development Director.
5. Delete following plants from plant palette:
A. Pinus canaiensis Canary Island Pine
B. Prosopis chilensis Chilean Mesquite
C. Macfadyena unguis-cati Cat's Claw
D. Pennisetum setaceum Fountain Grass
6. The residences adjacent to the east -west green belt shall be constructed with a
setback larger than the minimum of 5'. The east and west ends of the green
belt shall be flared out. This will require revision to the adjacent single-family
lots.
7. The entry gate shall be re -studied to provide an attractive and creative gate is
provided.
Transmitted by:
Stan Sawa, Principal Planner
Attachments:
1. Location Map
2. Landscaping and entry plans
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ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE
DATE: MARCH 20, 2006
CASE NO: SITE DEVELOPMENT PERMIT 2006-854
APPLICANT: EAST OF MADISON, LLC
LANDSCAPE
ARCHITECT: VITA PLANNING LANDSCAPE ARCHITECTURE
REQUEST: REVIEW OF ARCHITECTURAL AND LANDSCAPE PLANS FOR
RECEPTION CENTER
LOCATION: SOUTHEAST CORNER OF AVENUE 52 AND MERIWETHER WAY
WITHIN THE MADISON CLUB
Background:
The Madison Club site is located on the east side of Madison Street, between Avenue
52 and Avenue 54. The Madison Club design was approved by the City Council in
2004 as an amendment to Specific Plan 99-035 and Tentative Tract Map 33076, with
construction of the golf course and infrastructure improvements started.
Proposed is a reception center (sales office and future management office) for the
country club. It will include a 2,550± square foot building, associated parking and
garden area (Attachment 1). This is the third approval for buildings requested in the
project, with those being the guard house and the maintenance complex.
The location of the reception center is on Meriwether Way, their main entrance from
Avenue 52. The center will be located between their recently approved gatehouse
complex and Avenue 52 outside of the project. As part of the center a parking lot for
13 cars will be provided south of the building leading to the public entry on the south
side of the building. The parking lot surface will be constructed of a decorative granite
cobble in a running bond pattern. On the north side of the building, a small outdoor
"kitchen/knot garden" is proposed, including two fountains and lawn area.
The building is designed in an old world traditional style similar to the nearby
guardhouse, with plaster walls, clay tile roof, ornate wall, door and window trim.
The roof will be red clay tile. Exact colors and finishes are shown on the material and
sample board that will be available at the meeting. While not shown on the plan, the
P:\REPORTS - ALRC\2006\3-20-06\SDP 2006-854 ALRC RPT RECEP.DOC
architect has stated the roof height of the building at its roof is 26'-6" with the tower
at 33'-6" high.
Exterior wall, awnings, columns, doors and miscellaneous ornamentation colors are to
be light earth colors. Exact colors and finishes are shown on the material and sample
board that will be available at the meeting.
The landscaping plan shows extensive proposed planting around the outside the
center. It shows a variety of canopy and palm trees. Shrubs and some turf are shown
around the building. The center will be provided with a perimeter wall to match the
surrounding perimeter walls.
Analysis:
The building is attractive and well designed and provided with adequate landscaping to
enhance the building. However, Avenue 52 is a Secondary Image Corridor which
requires that structures within 150' of the street right-of-way not exceed 22' high.
The proposed building is approximately 75' from Avenue 52 and subject to the height
restriction. As noted above, the main roof structure is proposed at 26'-6". Tower
structures have been allowed to exceed the height limit. The building will need to be
reduced to no more than 22' high. The tower may exceed 22 feet but should be
reduced an amount proportionate to the roof height reduction.
Recommendation:
Recommend to the Planning Commission approval of Site Development Permit 2006-
854, subject to the following condition:
1. The building height be redesigned to not exceed 22% with the tower reduced a
proportionate amount.
2. Final landscaping plans based on this approval shall be approved by the
Community Development Department.
Attachment:
Architectural and landscaping plans
Prepared by:
Stan Sawa, Principal Planner
PAREPORTS - ALRC\2006\3-20-06\SDP 2006-854 ALRC RPT RECEP.DOC
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ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE
DATE:
MARCH 20, 2006
CASE NO.:
SITE DEVELOPMENT PERMIT 2006-857
REQUEST:
REVIEW THE DUNE PALMS NEIGHBORHOOD
APARTMENTS BUILDING ELEVATIONS AND
LANDSCAPING PLANS FOR A 218 UNIT
APARTMENT COMPLEX
LOCATION:
NORTH OF AVENUE 48, WEST OF DUNE PALMS
ROAD
APPLICANT:
COACHELLA VALLEY HOUSING COALITION
PROPERTY OWNER:
LA QUINTA REDEVELOPMENT AGENCY
REPRESENTATIVE:
INTERACTIVE DESIGN CORPORATION
ZONING:
REGIONAL COMMERCIAL (CR)
GENERAL PLAN
DESIGNATION:
REGIONAL COMMERCIAL (M/RC)
SURROUNDING
LAND USE/ ZONING: NORTH:
SAM'S CLUB/ REGIONAL
COMMERCIAL (CR)
SOUTH:
RANCHO LA QUINTA/ LOW DENSITY
RESIDENTIAL (LDR)
EAST:
DESERT SANDS ADMINISTRATIVE
CENTER/ MAJOR COMMUNITY
FACILITY (MC)
WEST:
WATERCOLORS SENIOR HOUSING/
HIGH DENSITY RESIDENTIAL (RH)
BACKGROUND:
The currently vacant 14.8 acres project site is located on the north side of Avenue 48
and west of Dune Palms Road. The property is zoned Regional Commercial. High
density residential housing with an affordable component is allowed in the Regional
Commercial Zone if it is more than 600 feet south of Highway 1 1 1; this site is more
than the required 600 feet. The property is owned by the La Quinta Redevelopment
Agency. The City Redevelopment Agency has reviewed concept development plans
and directed staff to negotiate a Disposition and Development Agreement with
Coachella Valley Housing Coalition to undertake this project.
Project Proposal
The applicant proposes developing 22 buildings with similar elevations and eleven
different floor plans. Proposed on the concept site plan are 218 apartment units;
However, the project could have up to 225 units which is to be determined in final
design. The project takes vehicle access from Avenue 48 and Dune Palms Road
leading to central driveway providing access to parking for the residents. A recently
revised driveway access is proposed that meets General Plan requirement that
driveways on Primary Arterials be separated a minimum of 250 feet. Pedestrian
pathways are provided throughout the site with a central courtyard connecting the
apartments and a half court basketball facility on the west side of the main driveway
to the community building, day care center and pool which are located on the east
side of the central driveway (Attachment 1).
Buildings are one, two, and three stories with the one story buildings at a maximum
14 feet in height, two story buildings at a maximum of 28 feet in height, and the
three story buildings at a maximum 40 feet in height. Floor plans consist of one, two,
three and four bedrooms ranging in size from 750 to 1,550 square feet.
The applicant is proposing a Specific Plan that would allow additional height of up to
a maximum of 28 feet in the 150 foot Image Corridors along Avenue 48 and Dune
Palms Road. An average minimum 20 foot landscape setback is also proposed along
Avenue 48 and Dune Palms Road in order to allow a meandering perimeter wall. In
addition, the Specific Plan is proposing modification to street and parking design
standards.
Proposed unit sizes comply with the City's minimum unit size and are as follows:
Unit Size
One Bedroom
@
750 sf
- 810 sf
Two Bedroom
@
900 sf
- 1037 sf
Three Bedroom
@
1050 sf
- 1370 sf
Four Bedroom
@
1350 sf
- 1550 sf
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The project, as shown on the concept site plan, includes 218 units with the
following project unit breakdown:
Bedrooms
Units
%
One
28
13
Two
63
29
Three
103
47
Four
24
11
Buildings along Avenue 48 are a blend of one and two story buildings providing a
stepped back design from one story to two stories. The two story portion of these
buildings are located a minimum of 80 feet from Avenue 48. Proposed along the
south property line are stepped back one and two story buildings providing a
transition from one to two stories along Avenue 48. The two story buildings are
located farthest from the south property line. Parking and the stepped back one story
buildings provide a visual transition for Rancho La Quinta homes and the maintenance
facility & employee parking lot which are located across Avenue 48. Site sections
portray the proposed landscape and wall treatment from Avenue 48 to the proposed
one story apartment buildings.
A key design element is to orient the two story buildings in such a way that units are
screened from views to the south. Two story buildings along Avenue 48 are oriented
to face away from the street. One, two story, building in Neighborhood 5 faces
Avenue 48. This building will be screened with an upgraded carport and additional
landscape.
Buildings are mostly two stories along Dune Palms Road. The one and two story
buildings are primarily arranged in courtyard groupings creating a series of common
open spaces buffered from parking areas, which will encourage safe areas for children
at play and pedestrians
The proposed design provides separation from the adjacent single family detached
residential neighborhoods. A core spine of three-story buildings are proposed to be
located near the center of the project site oriented in a north -south fashion with
additional three story buildings located towards the north and west of the property,
which borders the neighboring retail area to the north and northwest. Townhouse
units make up the first two stories of the buildings. The third story units are all one
bedroom and are accessible via elevator or stairs. A pedestrian bridge is provided
between the third stories of the first & second and third & fourth buildings. The first
and third story units are accessible from the parking garage elevators; first floor
townhouse units are also accessible at ground level.
0t'
Proposed along the east and north property lines are a combination of two and three
story buildings providing a stepped back design from two to three stories. To facilitate
a smooth transition from the adjacent single family homes (Watercolors senior
housing) to the tallest buildings on site, two story buildings and parking areas are
located closest to the project's western perimeter. This buffer will help ensure a
reasonable interface between the proposed project and the Watercolors senior
housing development which is under construction. Site sections portray the view of
the proposed two and three story buildings from Watercolors as well as a shared wall
along this west property line that allows for "tree pockets" to break up the visual
effect of a long expansive linear wall.
Proposed are a total of 457 parking spaces for the apartments. Proposed under the
four central three story buildings is a 116 space subterranean parking garage. Each of
the "A-1 " two story buildings are proposed to have 4 tuck under resident parking
garages with doors made of sectional metal with textured paint to reflect a wood
finish. Proposed are 170 carport parking spaces. Carport structures are freestanding;
with two options proposed. The first option is a standard painted metal structure
with a 7 '/2 foot clearance. The second option is proposed to be a maximum 12 feet
high, to be semi -custom construction with textured painting to reflect a wood finish
including tiled wood frame roof design. The second option would be installed along
Avenue 48 and Dune Palms parking lots. Both options propose solar panels integrated
into the carport roof design. Additional131 uncovered/surface and parallel parking
spaces are proposed which include guest and handicapped parking.
Architecture
All buildings have a similar Mission Revival design, all proposed buildings will be
covered with red clay "S" the and walls will have an off-white hand -trowelled stucco
finish in terra cotta, ochre, and blue-green. The proposed roofs are gable style with
roof pitches at 3.5:12. Recessed building entries and architectural pop -outs for
windows with dormer roofs are prevalent on all windows. Deep recessed windows
provide relief with some windows proposed to be shaded by building overhangs eaves
and/or tiled wood framed awnings. All proposed windows and slider glass doors for
the apartments are multi -pane. Aluminum frames with baked enamel finish painted
blue grey are proposed for all windows including the sliding glass doors that lead to
outdoor patios of which all first floor patios are covered and some second story patios
are covered with stained wood trellis' and red clay "S" tile.
Also identified on the site plan are a community building, a child care center, and a
pool. The buildings will have similar design using the same materials and colors as
the proposed units. These building(s) are not a part this package for review and
approval and this will be considered at a future date.
aU4
Landscape Plan
The Landscaping Plan identifies a palette of plant material consisting of shrubs,
groundcover, and trees for the entries, the setbacks, the on -site planting areas, and
the building perimeter planters. For the required landscape setback on Avenue 48
and Dunes Palms Road, the applicant proposes Foothill Palo Verde, Shoestring Acacia,
and Lemon Scented Gum trees. Proposed for the corner of Dune Palms Road and
Avenue 48 is a robust landscape treatment with a cluster of trees, a raised planter
with shrubs and lantana, and cobble stone ground cover treatment, Foothill Palo
Verde, Shoestring Acacia, and Lemon Scented Gum trees provide accent at the two
project entries and along the perimeter of Avenue 48 and Dune Palms Road. Along
internal driveways the applicant proposes Tipu Trees and SissooTrees with Foothill
Palo Verde, Shoestring Acacia, and Jacaranda trees providing accent.
A variety of additional trees for shade and accent are proposed throughout the
courtyard (all with 1.25 to 2.5 calipers) and throughout the site. They include:
Desert Willow, Evergreen Elm, Cascalote, Citrus, Palo Blanco, Littleleaf Ash, Golden
Ball Lead, Date Palms Mediterranean Palms, and Mexican Fan Palms. Shrubs include
Yellow Oleander, Bougainvillea, Baja Fairy Duster, and Texas Ranger. Some cactus
and spiky plants are proposed. These plants will need to be carefully place to keep
away from pedestrian traffic.
A central courtyard between the three story "J-1 " and "J-2" buildings connects the
apartments on the west side of the project to the community center, day care center
and pool. Raised planters, colored concrete and enhanced paving are proposed to
delineate all courtyards, pathways, patios, and pool decking. A meandering wall is
proposed along the perimeter streets; the precise location of this wall will be
dependent upon a final grading plan and noise impacts considerations.
ISSUES/ANALYSIS:
The proposed landscape plan requires more detail regarding plant quantities and plant
locations; and also requires detailed design for the proposed enhanced paving and
walls. Staff is recommending that a revised landscape plan with plant quantities and
plant locations as well as additional detail for the enhanced paving and wall design be
submitted for approval by the Planning Commission as business item prior to issuance
of a grading permit. In addition, staff is recommending that all trees be installed with
a minimum 1.5 inch caliper and a 36 inch box with exception to those proposed along
Avenue 48, which are recommended to be a minimum 48 inch box.
Staff is recommending traffic calming be integrated in the street design of the central
spine road.
DISCUSSION ITEMS:
• Add additional hedges and trees to fully screen from each view for both
projects.
• Add a high quality pedestrian access to Dune Palms Road next to the CVWD
well site.
RECOMMENDATION:
Recommend to the Planning Commission approval of the architectural style and
landscaping plan for Site Development Permit 2006-857, subject to the following
conditions:
1 . Prior to issuance of a grading permit, applicant shall submit for Planning
Commission approval as a business item a revised landscape plan 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.
2. Prior to issuance of a grading permit, applicant shall submit for Planning
Commission approval as a business item a revised Site Plan creating a
traffic calming "choker" design curbing or a speed table along the main
driveway to be approved by the Public Works Department.
Attachments:
1. Site Plan, Elevations, and Landscape Plan
Prepared by:
C--==C��
Fred Baker, AICP
Principal Planner