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2007 08 01 ALRC0� 4 4 aubtr6i Y�,C ti5 F`y OF'FKf'O ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE AGENDA A Regular Meeting to be Held at the La Quinta City Hall — Council Chambers 78-495 Calle Tampico, La Quinta, California AUGUST 1, 2007 10:00 A.M. Beginning Minute Motion 2007-020 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 of July 11, 2007. V. BUSINESS ITEMS: A. Item ....................... FINAL LANDSCAPING PLANS 2007-012 Applicant ................ Trans West Housing Location ................. South of Avenue 54, between Madison Street and Monroe Street Request .................. Consideration of final landscaping plans for the individual residential units. Action .................... Minute Motion 2007 ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE B. Item ........................ SITE DEVELOPMENT PERMIT 2007-888 Applicant ................ East of Madison, LLC Location .................. Southwest corner of Monroe Street and Avenue 52 Request .................. Consideration of architectural and landscaping plans for the Madison Club Villas, a 19-unit residential development of single-family detached units Action .................... Minute Motion 2007- C. Item ........................ VILLAGE USE PERMIT 2006-035 Applicant ................ Dan Kline, Forward Architecture and Design Location .................. Northeast corner of Calle Tampico and Desert Club Drive Request .................. Consideration of architecture and landscaping plans for the Plaza at Calle Tampico Action .................... Minute Motion 2007- D. Item ........................ SITE DEVELOPMENT PERMIT 2007-890 Applicant ................ Nadel Retail Architects, LLP for Shops at Coral Mountain Location .................. Southwest and southeast corners of Avenue 58 and Madison Street Request .................. Consideration of architectural and landscaping plans for 105,071 square feet of commercial retail Action .................... Minute Motion 2007- VI. CORRESPONDENCE AND WRITTEN MATERIAL: VII. COMMITTEE MEMBER ITEMS: PIII Er_- 9 1i1111WH f This meeting of the Architecture and Landscape Review Committee will be adjourned to a Regular Meeting to be held on September 1, 2007 at 10:00 a.m. G:\WPDO MALRMAgenda.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 Rescheduled Meeting of Wednesday, August 1, 2007, was posted on the outside entry to the Council Chamber, 78-495 Calle Tampico, and the bulletin board at the La Quinta Post Office, 78-630 Highway 111, on Friday, July 27, 2007. DATED: July 27, 2007 ?BETTY J. WYER, Executive Secretary City of La Quinta, California G:\WPDOCSNALRC\Agenda.doc MINUTES ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING A Regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA July 11, 2007 10:00 a.m. y_1IWOX81Gl91:1:i A. This special meeting of the Architectural and Landscaping Review Committee was called to order at 10:13 a.m. by Planning Director Les Johnson. B. Committee Members present: Jason Arnold, Bill Bobbitt, and Ronald Fitzpatrick. C. Staff present: Planning Director Les Johnson, Principal Planner Stan Sawa, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: Confirmed IV. CONSENT CALENDAR: A. There not being a quorum of the members in attendance at the meeting of June 6, 2007, it was not possible to approve the minutes. The minutes will be entered into the Minutes Book as written. V. BUSINESS ITEMS: A. Site Development Permit 2006-863; a request of Innovative Communities for consideration of final street perimeter landscaping plans for Tract 34243 (Paso Tiempo), located on the north side of Avenue 58 approximately 1,000 feet west of Madison Street. 1. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced Brad Foman, Innovative Communities, and who gave a presentation on the project. 2. Committee Member Fitzpatrick stated he had not seen any landscaping plans showing scale or color that relate to the project. He needs a detailed drawing that shows the project. Architecture and Landscaping Review Committee July 11, 2007 Staff showed the architectural plans that had been approved. Committee Member Fitzpatrick asked to see the gate drawings. Staff explained what had been approved. Committee Member Fitzpatrick stated concern regarding the guide wires for the tree staking. Staff stated it is an acceptable method to the City. Committee Member Fitzpatrick stated he had no issue with the architectural plans. 3. Committee Member Bobbitt asked if they were offering a desertscape option for the front yard landscaping. 4. Committee Member Fitzpatrick asked if there was any street lighting. Mr. Foman stated there will be some street lighting. 5. Committee Member Bobbitt asked if the Chinese Elm would be replaced and asked what the Purple Leaf Acacia tree was. Mr. Steven Shirrel, Landscape Architect, explained the species and stated it is a medium size tree. 6. Committee Member Arnold explained it is a new species that is being used throughout the Valley. He has no issue with the project as presented. 7. There being no further questions, it was moved and seconded by Committee Members Bobbitt/Arnold to adopt Minute Motion 2007-019 recommending approval of Site Development Permit 2006-863, as recommended by staff. Unanimously approved. VI. CORRESPONDENCE AND WRITTEN MATERIAL: None VII. COMMITTEE MEMBER ITEMS: VIII. ADJOURNMENT: There being no further business, it was moved and seconded by Committee Members Bobbitt/Arnold to adjourn this meeting of the Architectural and Landscaping Review Committee to a Regular Meeting to be held on August 1, 2007. This meeting was adjourned at 10:35 p.m. on July 11, 2007. Respectfully submitted, BETTY J. SAWYER Executive Secretary 2 BI#A O4 S CE'y OF ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE DATE: AUGUST 1, 2007 CASE NO: FINAL LANDSCAPING PLANS FLP 07-012 APPLICANT: TRANS WEST HOUSING LANDSCAPE ARCHITECT: HSA DESIGN GROUP REQUEST: REVIEW OF FINAL LANDSCAPING PLANS FOR INDIVIDUAL RESIDENTIAL UNITS LOCATION: SOUTH OF AVENUE 54 BETWEEN MADISON AND MONROE STREETS BACKGROUND: The Griffin Ranch project was originally approved by the City Council on January 4, 2004, as part of multiple approvals. The project as approved will be developed with 303 single-family lots over approximately 200 acres, with adjacent equestrian facilities and access to the City multi -purpose trail system. The Site Development Permit for the individual residential unit landscaping was reviewed by the ALRC on October 18, 2006. PRIOR DISCUSSION AND CONDITONS: The ALRC reviewed these proposed landscape plans on October 18, 2006 and recommended they return for final landscaping review, require all groundcover except accent shrubs to be a minimum of a five gallon size, and that all plants be placed in locations so as to not restrict traffic visibility. The applicant presented a turf -less landscaping option during the ALRC hearing for the Sevilla units. The Planning Commission approved Site Development Permit 2006-876 with the ALRC recommended conditions during their November 14, 2006 approval. Ii\JI-\\41ikc The applicants have submitted final landscaping plans for the Madiera, Campania, and Sevilla residential units. Plant species will be the same as the approved plant palate for PAReports - ALRC\2007\8-1-07\FLP 07-012 griffin ranch landscaping alrc rpt.doc Site Development Permit 2006-876. The approved tree palate consists of Willow and Shoestring Acacia, Palo Verde, Fruitless Olive, Hybrid Mesquite, Heritage Live Oak, and African Sumac. Trees are identified as being 25 gallon size on the plans. The use of turf on the plans is limited to decorative "kidney bean" areas and the Sevilla plans identify a turf -less landscaping option, as identified in the Site Development Permit. During the plan check process for these plans, Public Works did not mandate any modifications in regards to the American Association of State Highway and Transportation Officials (AASHTO) visibility standards and had no comments. The Planning Development had no issues with the submitted plans and found them to be in accord with the existing conditions of approval and conceptual landscaping plans submitted and approved during the Site Development Permit process. The plans have already been stamped approved by both the Coachella Valley Water District and the Riverside County Agricultural Commissioner. 1:1XXIIIIJ1111 e • Adopt Minute Motion 2007- accepting the landscaping plans for review and approval by the Planning Director. Transmitted by: REW J. MOGENSEN rincipal Planner Attachments: 1. Final Landscaping Plans for Madiera Residential Units 2. Final Landscaping Plans for Campania Residential Units 3. Final Landscaping Plans for Sevilla Residential Units P:\Reports - ALRC\2007\8-1-07\FLP 07-012 griffin ranch landscaping alrc rpt.doc � T ok v 5. �v u�iv F' S OF T4Iti �� ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE DATE: AUGUST 1, 2007 CASE NO: SITE DEVELOPMENT PERMIT 2007-888 APPLICANT: EAST OF MADISON, LLC ARCHITECT: BAR ARCHITECTS LANDSCAPE ARCHITECT: VITA REQUEST: CONSIDERATION OF ARCHITECTURAL AND LANDSCAPING PLANS FOR THE MADISON CLUB VILLAS; A 19-UNIT RESIDENTIAL DEVELOPMENT CONSISTING OF SINGLE-FAMILY DETACHED UNITS LOCATION: SOUTHWEST CORNER OF MONROE STREET & AVENUE 52, WITHIN THE MADISON CLUB BACKGROUND The Madison Club, bounded by Avenue 52 and Avenue 53 on the north, Avenue 54 on the south, Madison Street on the west, and Monroe Street on the east, received Specific Plan approval on February 1, 2005 (SP 99-035 Amendment 1), and Tentative Tract Map approval on August 2, 2005 (TTM 33076) (Attachment 1). The project area encompasses approximately 472 acres, and consists of custom single-family detached units, detached villas, and an 18-hole golf course. The applicant recently received approval of Tentative Tract Map 34969, which subdivided approximately 24 acres along Meriwether Way into a clubhouse site and a remainder parcel to be used as the future site of the Madison Club Villas (Attachment 2). The applicant is now proposing to subdivide the approximately 14.5 acre lot at the intersection of Meriwether Way and Humboldt Boulevard into the Madison Club Villas, which consists of 19 private residential lots and one lettered lot to be used as a lake and putting golf course (TTM 34968) (Attachment 3). PROJECT REQUEST Project Overview: The applicant is requesting consideration of the architectural and landscaping plans for the 19 Madison Club Villas single-family residential units (Attachment 4). The Villas site is located between existing streets Meriwether Way and Humboldt Boulevard. Located directly to the north of the project site is the Madison Club perimeter, which includes landscaping and a perimeter wall set atop an earthen berm, and the Rancho Santana single-family residential development. The same condition exists to the east of the project site, with the Carmela single-family residential development located on the other side of the berm and perimeter treatment. Located to the south and west of the project site are Madison Club residential lots and the clubhouse site (Attachment 4, Sheet 1). The primary configuration of the Villas consists of residential units clustered around an automobile courtyard (Attachment 4, Sheet LR01). Access to the auto courts will be off of Humboldt Boulevard and De Soto Avenue. One of the 19 Villas units is not in the cluster configuration, and has vehicular access off of De Soto Avenue. Each Villa unit is located on one of 19 residential lots, which average between 15,000 and 19,000 square feet each. Three lots, due to site configuration, are over 30,000 square feet in size. Residential Units: Included with this proposal are architectural plans of the Madison Club Villas residential units, which have been designed to reflect a Spanish -Mediterranean architectural style consistent with the neighboring Madison Club Clubhouse (Attachment 4, Sheet AR04 — AR1 1). The architectural elements of the Villas units, in keeping with the design of the nearby clubhouse, includes use of rust -colored clay tile roofing, off-white hand -troweled stucco walls, numerous columns and archways, and a combination of arched and casement windows with elaborate grille -work and ornate stone carving elements. Balconies, balustrades, covered patios and arcades, chimney accents, and other design elements provide architectural articulation to the various building facades. The configuration of 16 of the 19 Villas units is comprised of four two-story floor plans clustered around a decoratively -paved automobile courtyard. Each unit has the following characteristics: Villa Unit Type 1 & 1A (Attachment 4, Sheet AR01 — AR03): 0 5,826 square feet 0 4 bedrooms, 4.5 bathrooms 0 2-car garage (1-car side -entry golf cart garage) Villa Unit Type 2 & 2A (Attachment 4, Sheet ARO6 — ARO8): 0 6,249 square feet 0 4 bedrooms, 4.5 bathrooms 0 2-car garage (1-car side -entry golf cart garage) 0 Optional detached casita (Attachment 4, Sheet AR1 1) Villa Unit Type 1 A and 2A are mirror images of the Type 1 and Type 2 units, with identical floor plans and features, but with a variation in courtyard design, exterior amenities, and orientation. The height of Unit Type 1 and 1 A, at the highest roof ridgeline, is approximately 28 feet in height (Attachment 4, Sheet AR05). The height of Unit Type 2 and 2A, at the highest roof ridgeline, is approximately 27 feet in height (Attachment 4, Sheet AIR 10)• Common Area: The Madison Club Villas common areas include the auto courts, lakes, and putting golf course. The auto courts within each cluster of homes are proposed to be finished with colored concrete (Attachment 4, Sheet LR13), and the center of each auto court features a decorative fountain (Attachment 5). The fountain area, not including any supplemental landscaping, takes up approximately 100 square feet, and stands four feet in height. The proposed lake and putting golf course is located in the area between the Villas units and Meriwether Way (Attachment 4, Sheet LR01). The lake and streams are non- functional and serve only an aesthetic purpose (no swimming, fishing, boating, etc.), and are incorporated into the previously -approved Madison Club golf course irrigation system. The putting golf course is intended to be available for use by anyone within the Madison Club development, not just Villas residents, and access to the course is provided off of Meriwether Way (Attachment 6)• Users are anticipated to park their golf carts on an informal parking area located on a landscaped lawn area next to the course. Landscaping: Landscaping throughout the Villas site is plentiful and is designed to complement the Spanish -Mediterranean architecture of the residential units (Attachment 4, Page LR02- LR12). Mostly utilized around the Villas site are various dense hedges, shrubs, and groundcover, with minimal use of turf, which has been limited to small lawn areas outside of each individual Villa unit. Numerous Date Palms, Mexican, Mediterranean, and California Fan Palms, and the use of a variety of canopy and accent trees provide proper screening and articulation to the project site. In general, the diverse plant material palette for the Villas site are characterized by low water users and minimal - maintenance plants. ANALYSIS Staff finds that the overall architectural style and design of the proposed Madison Club Villas to be acceptable. The Spanish -Mediterranean architecture and layout of the Villas is, for the most part, compatible with the surrounding residential neighborhood, and is also consistent with the development guidelines stated in the approved Specific Plan for The Madison Club. The design of the 19 units clustered around a common auto court allows for adequate vehicular and pedestrian circulation without compromising privacy, and also minimizes vehicular effect, in the form of headlights, on neighboring residential developments. The proposed floor plans and unit orientation are acceptable in that they fully utilize indoor and outdoor living spaces, and capitalize on views of the proposed lake and surrounding mountains. However, staff believes that wherever a Unit 2 or 2A occur, the height and design of the unit along Humboldt Boulevard, coupled with the distances from neighboring residential development Carmela to the east and Rancho Santana to the north, presents a massing issue. This results in the orientation of the units being moderately out of scale and incompatible with the surrounding area (Attachment 7). The closest distance between a two-story Villa unit and a Carmela property line is approximately 93 feet, which includes a 25-foot setback from a Villa unit to the property line, 28-foot-wide Humboldt Boulevard, and a 40-foot Madison Club perimeter landscaping easement. The closest distance between a two-story Villa unit and a Rancho Santana property line is approximately 145 feet, which includes an approximately 55-foot landscaping easement. Staff's concern is not so much the obstruction of views, but rather the height/distance relationship (whether it is pad heights or building heights) of the proposed Villas with the aforementioned adjacent communities (Attachment 8)• Staff recommends that ALRC discuss the relationship between the Villas and the Carmela and Rancho Santana communities and discuss any possible alternatives, if deemed necessary. In general, the landscape palette presented is acceptable. The proposed species of plants, which are taken from the approved plant list in the Specific Plan, provide diversity, while having the characteristics of being low water users. Canopy and accent trees, and the thorough use of shrubs and groundcover, are fully utilized in complementing the architecture and layout of the Villas units. The proposed mature landscaping in the common areas around each residential unit is robust and provides adequate screening between each unit and from the surrounding neighborhood. Perimeter landscaping along the eastern and northern side of Humboldt Boulevard, which includes mature landscaping and wall set atop an earthen berm, is not a part of this approval (Attachment 9). However, the applicant has stated that the perimeter landscaping treatments are sufficient in screening the Villas units from the adjacent neighborhoods, and vice versa, thereby alleviating any visual impact the Villas may have on Rancho Santana and Carmela. Staff recommends the ALRC discuss the proposed landscaping treatments along Humboldt Boulevard and determine whether or not the landscaping, coupled with the configuration and design of the Villas units, results in a negative effect on relationship between the surrounding neighborhoods. RECOMMENDATION: Recommend to the Planning Commission approval of Site Development Permit 2007- 888, subject to the following Conditions of Approval: 1. Final landscape plans for on -site planting shall be reviewed by the ALRC and approved by the Planning Director prior to issuance of first Building Permit. Final plans shall include all landscaping associated with this project. 2. All Madison Club final perimeter landscaping plans adjacent to the project site shall be reviewed and approved by the Planning Director prior to issuance of a Building Permit for the Madison Club Villas. 3. Replace the California Pepper trees from the landscape palette with an alternate tree type. 4. Exterior lighting shall comply with Section 9.100.150 (Outdoor Lighting) of the La Quinta MunICIDBj Code. Jay Wuu, Ass6ciate Planner 1 . Vicinity Map 2. Project Location Map 3. Tentative Tract Map 34968 4. ALRC Submission Set (booklet) 5. Auto Court Fountain Details 6. Putting Golf Course Access Details 7. Photographic Rendering 8. Carmela/Rancho Santana Street Section View 9. Conceptual Perimeter Landscaping Plans (Humboldt Boulevard) r ATTACHMENT 2 ---..52 N D_ AVE o\ zz�.-� ATTACHMENT #6 0 / / / BI#C O4 V Tar 4XPQawfij S� CF`y OF Ttif-9w ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE DATE: AUGUST 1, 2007 CASE NO: VILLAGE USE PERMIT 2006-035 APPLICANT: DAN KLINE, FORWARD ARCHITECTURE AND DESIGN REQUEST: CONSIDERATION OF ARCHITECTURAL AND LANDSCAPING PLANS FOR THE PLAZA @ CALLE TAMPICO LOCATION: NORTHEAST CORNER OF CALLE TAMPICO AND DESERT CLUB DRIVE BACKGROUND: The 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 proposed site was originally intended to be a latter phase of the adjacent existing office commercial center, approved under Plot Plan PP 85-217 Amendment #2 on February 21, 1989. This proposed commercial center will share internal access and parking with the adjacent existing office building. The ALRC previously reviewed a shopping center proposed for this location with modern architecture on July 5, 2005. PROJECT PROPOSAL: The applicant is proposing to construct three single -story box -retail commercial buildings, a parking lot, and landscaping on a 3.4 acre parcel in the Village District. All of the buildings have a Spanish Contemporary architectural style, consisting of a smooth cement plaster finish painted white with Spanish tile highlights, sage green canopies, and Green Screen brand vertical plant trellises with bougainvillea, climbing fig, or climbing rose. Light fixtures on all buildings are proposed to be a lantern -design outfitted with a bulb refractor and automatic photocell activation. Sidewalks will be standard poured concrete with a decorative joint pattern. Major 1, located on the corner of Calle Tampico and Desert Club Drive, is proposed to be a 13,969 square foot specialty grocery store. Shops 1, located along Calle Tampico and east of Major 1, is proposed to be a 6,275 square foot building with up to four tenants. Shops 2, at the rear of the site, is proposed to be a 12,025 square foot building with up to seven tenants. The applicant is also proposing to construct a landscaped pedestrian plaza with a water feature along Calle Tampico between Major 1 and Shops 1. Major 1 Located at the corner of Calle Tampico and Desert Club Drive, the 13,969 square foot Major 1 building will house the primary tenant and is largest of the three proposed building pads. The white Spanish Contemporary building has been designed with a variety of undulations and pop -out features up to two feet in depth, highlighted with Spanish tile, vertical plant trellises, and alcoves. The roofline has been designed with varied parapets and cornices, ranging in height from the general roofline of 24 feet six inches to 30 feet at the store entry. Major 1 will have a sunken loading dock along the western Desert Club Drive elevation, screened by an eight foot tall partial wall with decorative columns and Green -screen vertical plant trellises. The west elevation has tiled alcoves and a linear parapet roofline with a stepped cornice. The applicants have stated that there will not be a trash compactor within the loading dock area. The 30 foot tall store entry, which faces the interior parking area, consists of a modern angled design which reflects an architectural feature utilized on other store locations by the proposed grocery tenant and will accommodate a future sign (The 28 foot height identified on the east elevation is an error). The east elevation of Major 1 will consist of functional windows overlooking a garden plaza. Windows along Calle Tampico will most likely be spandrel glass if unused by the grocery tenant. The store grocery cart corral located on the east side of the building will consist of a stem wall painted to match the building which is not identified on the plans. Shops 1 Located along Calle Tampico and opposite the plaza from Major 1, the 6,275 square foot Shops 1 building will contain up to four retail commercial tenants. The building architecture will share the same Spanish Contemporary design, building materials, and color palate as the other two buildings. Shops 1 has a general roofline of 22 feet 4'/2 inches, a varied parapet, a decorative corner cornice, and pilasters. The primary entry and front of Shops 1 faces the interior parking lot but the design of the building will allow tenants the option of using actual windows or spandrel glass along Calle Tampico. The adjacent plaza may be utilized by a future tenant for outdoor seating. Shops 2 Similar in design as Major 1 and Shops 1, Shops 2 is located at the rear of the project site and will consist of a 12,025 square foot building which can accommodate up to 7 tenants. Shops 2 has a large sidewalk area along the front of the building intended to accommodate outdoor seating for potential tenants. The front of Shops 2 will consist of sage green canvas canopies, a center arch, and a decorative trellis 18 inches in depth. The depth of the architectural facades along the front of Shops 2 will range from one foot to 18 inches. Each side of the building has an arched window with a tile base. The rear of the billing will contain regularly spaced pilasters with vertical trellises. Landscaping The applicants are proposing a conceptual desert landscaping palate highlighted with California Fan Palms along Calle Tampico and a portion of Desert Club Drive, Blue Palo Verdes, and Acacia trees. Landscaping will be accentuated with the use of pots and planters, columns, and vertical trellises. Ground cover will consist of Blue Oat Grass, Lavender, Rosemary, and seasonal flowers with a decomposed granite base. No turf has been proposed for the project. The applicants will be required to meet the 50% shading requirement for parking, as identified in section 9.150.080 of the Municipal Code. Carports will be constructed at the northeast corner of the project to replace those removed from the existing adjacent office building. At the center of the project site, the applicants are proposing a plaza with a small center water feature, trellised archway, and trellised wall with an entry leading to Calle Tampico. Each side of the court will be lined with rows of Blue Oat Grass and two Acacia trees. This area can potentially be used for outdoor seating by future tenants or the proposed grocery store. Through the use of vertical trellises, landscaping elements have been directly incorporated into the project's architectural features. The corner of Desert Club Drive and Calle Tampico will feature a row of raised planters on top of Green Screen brand vertical trellis columns. The planters will contain flax and the columns will contain a Climbing Fig or Rose plant. Vertical trellises with Bougainvillea, Climbing Fig, or Roses have also been incorporated into some building elevations and the trellised wall separating the center plaza from Calle Tampico. ANALYSIS: The proposed project is a small retail commercial center with Spanish Contemporary design elements, landscape -integrated architecture, and some outdoor pedestrian amenities designed to accommodate the Village Design Guidelines while allowing flexibility in potential tenant uses. The proposed project will be the first retail commercial -oriented project in the Village since the development of Old Town at La Quinta located nearby. While staff is supportive of the project's overall architectural style and design and finds it to be in accord with the Village Design Guidelines, there are concerns with particular elements of certain buildings. Staff has concerns with the height and massing of the main entry at the northeast corner of Major 1. The main entry consists of a rectangular parapet element 30 feet in height with an angled design. The disproportionate height of the entry parapet appears to only provide additional sign area for the proposed grocery store. As the general roofline of the remainder of the building is 24 feet 6 inches, this particular feature has a disproportionate amount of building mass when compared to the remainder of the building. Staff recommends this entry parapet be reduced to 28 feet. The facade of the south facing elevations of Major 1 and Shops 1, located along Calle Tampico, will have the greatest visibility. The proposed elevations identify the depth of the various architectural features to range from 6 inches to two feet. Staff recommends that additional depth to these features is necessary in order to break up the footprint and massing of the building and recommends that at least an additional foot of depth be provided to all south facing elevations. The west face of the store along Desert Club Drive appears to have less relief and undulation when compared to the remainder of the building. Because this portion of the building is used as a loading dock and will contain a miniature trash compactor for the grocery store, there is limited space to provide depth to the elevations. Staff recommends the proposed pilasters be designed to provide a few inches of relief from the adjacent building wall and extend 1'/z feet above the parapet consistent with the pilasters on the other elevations. Staff suggests the tiled window alcoves along the loading dock have a rounded top, in order to be more consistent with design features on other elevations. Staff also has concerns with the limited architectural projections to provide shade along the south face of Shops 2. The front portion of the building has a deep sidewalk, which could accommodate greater depth and relief of the front elevations. Staff recommends that all of the front facades on Shops 2 be brought forward an additional foot and the proposed 18 inch deep trellises be extended to at least six feet in depth and contain a lattice pattern capable of providing shade to the south facing store fronts. Because the Village Design Guidelines specifically apply to all elevations of a building, Staff also recommends the applicant provide some type of additional design detail to the north face (rear) of Shops 2, such as a small trellis or canopy above each doorway and placing the proposed lantern -style light fixture adjacent to each door. Staff is supportive of the proposed landscaping palate and design but has concerns with the plant material, growth rate, and effectiveness of vertical trellis landscaping on the building and used for screening along the loading dock. Staff recommends that the proposed climbing Rose be limited to low -traffic areas due to thorns. Staff recommends that any Bougainvillea or other landscaping planted to be used for screening consist of larger and more mature specimens with significant foliage of at least a 15 gallon size. The proposed center plaza should reduce a row of Blue Oat Grass from each side and identify outdoor seating such as tables or benches. Staff also recommends the final landscaping plans be conditioned to identify and accommodate the 50% shading requirement. Furthermore, staff recommends the actual Green Screen material be painted to match the type of green color identified on the color palate and canopies. RECOMMENDATION: Review the development plans and if acceptable, recommend to the Planning Commission approval of Village Use Permit 2006-035, subject to the following Conditions of Approval: 1. Final landscaping and irrigation plans shall be prepared by a licensed landscape professional, shall be reviewed by the ALRC and Public Works Director, and approved by the Planning Director prior to issuance of the first building permit. An application for Final Landscape Plan Check shall be submitted to the Planning Department for final landscape plan review. Said plans shall include all landscaping associated with this project, including perimeter landscaping, shall be certified to comply with the 50% parking lot shading requirement, and be in compliance with Chapter 8.13 (Water Efficient Landscaping) of the Municipal Code. The landscape and irrigation plans shall be approved by the Coachella Valley Water District and Riverside County Agriculture Commissioner prior to submittal of the final plans to the Planning Department. 2. Exterior lighting shall comply with Section 9.100.150 (Outdoor Lighting) of the La Quinta Municipal Code. 3. The Major 1 main entry parapet shall be reduced to 28 feet in height. 4. The Major 1 west elevation pilasters shall be designed to provide a few inches of relief from the adjacent building wall and extend 1 % feet above the parapet in the same manner as the pilasters on the other elevations. 5. The final landscaping plans shall identify and accommodate the 50% landscape shading requirement in the parking lot. 6. All Roses shall be planted away from high -traffic pedestrian areas. 7. The center plaza shall eliminate a row of Blue Oat Grass from each side of the water feature and shall identify benches, tables, or similar outdoor seating. Should a future tenant utilize this area for outdoor seating, final designs shall be reviewed and approved by the Planning Director. 8. The south facing facades of all buildings shall be brought forward in depth by at least one additional foot. 9. All trellises identified on the front of Shops 2 shall be increased in depth to a minimum of six feet and be designed with a lattice pattern capable of providing shade. 10. The applicant shall work with staff in order to provide some type of additional design detail to the north face (rear) of Shops 2. 11. Trellis landscaping used for screening shall consist of larger and more mature specimens with significant foliage and be at least a 15 gallon size. 12. All Green Screen brand or similar vertical trellises shall be painted to match the green color identified on the approved color palate. 13. All trash and grocery cart enclosures shall have a white color and finish consistent with the buildings. 14. Final carport design and color shall be approved by the Planning Director. Attachment: 1. Architectural and landscaping plans Prepared by: A ew J. Mogensen P ncipal Planner B1#U S CF'y OF DATE: AUGUST 1, 2007 CASE NO: SITE DEVELOPMENT PERMIT 2007-890 APPLICANT: NADEL RETAIL ARCHITECTS, LLP FOR SHOPS AT CORAL MOUNTAIN ARCHITECT: NADEL RETAIL ARCHITECTS, LLP LANDSCAPE ARCHITECT: CUMMINGS CURLEY AND ASSOCIATES, INC. REQUEST: CONSIDERATION OF ARCHITECTURAL AND LANDSCAPING PLANS FOR 105,071 SQUARE FEET OF COMMERCIAL RETAIL LOCATION: SOUTHWEST AND SOUTHEAST CORNERS OF AVENUE 58 AND MADISON STREET BACKGROUND Nadel Retail Architects is proposing the Shops at Coral Mountain, a neighborhood shopping center on the south side of Avenue 58 and the west and east corners of Madison Street (Attachment 1 Sheet 1). The Shops at Coral Mountain is a part of the Coral Mountain Specific Plan. The Specific Plan is divided into six planning areas which include golf club and recreational amenities, multi and single family residences, maintenance facilities, two 18-hole golf courses, and this neighborhood commercial planned area. The location of the proposed neighborhood commercial project is the only land use planning area within the Coral Mountain Specific Plan that has been set aside for commercial purposes. PROPOSAL - The project is proposed in two phases; Phase One of the project will include the southeast corner of Madison Street and Avenue 58, Phase Two will include the southwest corner. The two-phase proposed project will include nine commercial buildings consisting of approximately 105,071 square feet (Attachment 1 Sheet 1 and Attachment 2 Sheet 1). The proposed architecture is "contemporary Andalusian", similar to the adjacent Andalusia residential development to the south and as required in the Coral Mountain Specific Plan. The buildings will have an exterior cement plaster finish and will be highlighted by architectural features such as extensive use of arcades, accent tile or brick veneer around the windows and arches, trellises with precast stone pilasters, rafter tails, and decorative wrought iron detail. Most of the building surfaces are proposed with a 'Parchment Paper' paint color with architectural features such as end towers and rotundas painted 'Cream Washed'. Darker shades such as the 'Burmese Tan' and the 'Cedar Chest' paint colors will be used in accent areas (Attachment 1 Sheet 2). A material and color board will be available at the meeting. Sign areas are indicated on the elevations but are not a part of this approval. A separate sign permit for a Sign Program will be submitted and reviewed by the Planning Commission at a future date. ArrhitPrti ira Phase One The southeast corner portion of the project will include four (4) freestanding commercial buildings totaling 36,871 square feet. The Phase One project site will have three thirty-foot driveway access points; two located on Avenue 58 and one on Madison Street. The easterly Avenue 58 access point is proposed to allow full turning movement while the other two driveways will be right in/right out. Pad A (Attachment 1 Sheet 3 and Attachment 2 Sheet 2), with a gross floor area of approximately 6,500 square feet, will have a 32-foot high open rotunda element at the northwest corner. The overall height of the building will vary between 20-32 feet; the primary height of the building will vary between 20-23 feet. There will be a detached trellis with precast stone pilasters with a sitting area on the east end of the building. The southeast end of Pad A includes two framed stucco awnings similar to those used in the Andalusia residential development (Attachment 3)• Pad B (Attachment 1 Sheet 4 and Attachment 2 Sheet 3) is setback approximately ninety -feet from Avenue 58 and totals 9,700 square feet. A drive-thru will start at the south end and wrap around to the east end of the building; it will be partially screened by a landscape planter. The overall height will vary between 22-31 feet; the primary height will be between 22-26 feet. Pad C (Attachment 1 Sheet 5 and Attachment 2 Sheet 4), with a gross floor area of 5,000 square feet is proposed on the southwest corner of the Phase 1 project site with a drive-thru that will be screened with a four -foot berm and landscaping along Madison Street. Entrance to the drive-thru will be indicated with a 16 foot high arcade on the northeast end of the building. The pick up service window includes a framed - stucco awning similar to Attachment 3.The overall building height will vary between 20-28 feet. Major 1 (Attachment 1 Sheet 6 and Attachment 2 Sheet 5), will be located east of Pad B and at 15,671 square feet will be the largest building in Phase One. The building height will vary between 24-38 feet. The open rotunda architectural element will be located on the northwest corner of the building. A delivery service area will be located on the east side of the building and be partially screened with a wall. A drive-thru will be located on the south side of the building and include an arched shade structure at the service window. This will most likely be the future location of a drug store (i.e. CVS, Longs Drugs). Phase Two Located in the southwest corner of the project, this phase will include five (5) commercial buildings totaling 68,200 square feet. The Phase Two project site will have two thirty-foot driveway access points; one on Avenue 58 (full turning movement) east of Pad F and the other on Madison Street north of the Shops 2 building (right in, right out only). Pad D (Attachment 1 Sheet 7 and Attachment 2 Sheet 6) at 5,200 square feet, is parallel to Avenue 58 and Pad E (Attachment 1 Sheet 7 and Attachment 2 Sheet 6) at 6,000 square feet is parallel to Madison Street; both are connected via a rotunda that is diagonally aligned to the corner of Madison Street and Avenue 58 and setback approximately 110 feet from the intersection. The building varies in height between 22-40 feet; the highest point being the architectural element of the rotunda. Some of the architectural elements such as the rotunda and tower elements will be accented with the 'Cream Washed' paint color to contrast with the 'Parchment Paper' color of the rest of the building. Wrought iron elements will be included on some of the elevations of both pad buildings and most of the windows will include a brick veneer trim. Water features and sit-down eating areas with burgundy -colored umbrellas to provide shade are proposed on the outside areas of the rotunda (Attachment 4). Accent tile and in ground lights will be located in strategic locations on the ground. A decorative light fixture will be hanging from the ceiling inside of the rotunda. Pad F (Attachment 1 Sheet 8 and Attachment 2 Sheet 7) with 5,000 square feet is the smallest building in Phase 2 and will be located on the northwest corner area of the site, west of the Avenue 58 driveway access entrance. A proposed drive-thru will begin on the east side of the building and wraps around to the north and end on to the west side with a two-lane divided arched shelter. The drive-thru shelter will include decorative brick veneer around the edges. All windows will include an accent tile around the edges. The building will vary in height between 17-26 feet. The north building elevation will have an attached trellis with precast pilasters Shops 1 at 8,000 square feet and Major 2 at 35,000 square feet (Attachment 1 Sheet 9 and Attachment 2 Sheet 9) will be the anchor tenant space and focus of the entire shopping center. The Major 2 section of the building will face northeast. Shops 1 will be parallel to Avenue 58 of Major 2 portion of the building. The building will be the culmination of all the architectural and decorative elements of the entire project; it will include a tower, a rotunda, decorative wrought iron elements, arches, various types of accent tile, brick veneer, an attached trellis with precast stone pilasters, and arched inlays with accent tile. All four paint colors proposed for the project will be used throughout the building. The south building elevations of Shops 1 and Major 2 will have accent tile approximately six feet above the service doors. The service delivery area will be located on the west side of the Major 2 building at the rear of the building; it will be fully screened by the Shops 1 portion of the building from the north and partially screened by a five± foot wall extending west from Major 2. Shops 2 (Attachment 1 Sheet 10 and Attachment 2 Sheet 9) at 9,000 square feet, will be located south of the Madison Street driveway entrance and run parallel to the street. The height of the building will vary between 24-36 feet. Entrance to the building will be on the west building elevation facing the parking lot; the service area will be facing Madison Street. A plastered cement pillar with a ball cap will be located on the south east corner of the building. The building will have a cement plaster finish with a brick veneer finish along the arches on the north and south building elevations. A precast stone finish will be used on a couple of the pilasters on the west and east building elevations. Landscaping The landscape plan (Attachment 1 Sheet 11 and Attachment 2 Sheet 10) includes a mixture of low-water use trees, shrubs, and ground covers. The proposed trees are Mulga (Acacia aneura), Sweet Acacia (Acacia sma/iiil Palo Blanco (Acacia willardiana) Chilean Mesquite (Prosopis chiiensis), and Date Palm (Phoenix dactytifera). Ten different types of 5-gallon desert shrubs and four types of ground cover are being proposed throughout the site. The landscaping for both phases is designed in a similar manner. The rear perimeter of the project site for both phases will be lined with Palo Blanco and a combination of Spreading Acacia and Trailing Indigo Bush as the ground cover. A majority of the Date Palms will be concentrated along the east and west sides of Madison Street with Desert Broom as the groundcover. The front perimeter along Avenue 58 for both phases will include Mulga (on the outer edge) and Desert Willow (on the interior). ANALYSIS: The proposed architectural design for the Shops at Coral Mountain is consistent with Specific Plan and design of neighboring developments. The design of the shopping center incorporates many archways, arcades, and windows throughout the site; but avoids appearing repetitive by incorporating different types of accent features, colors, and materials to the different buildings. The tower elements are tastefully decorated with wrought iron and tile accents. Furthermore, the site design avoids a linear look by placing buildings in various locations, angling them and adding rotundas and tower elements to many of the buildings. Larger projections are recommended on some of the building elevations to add visual interest to the building, especially to areas visible from Madison Street or Avenue 58. However, there are several building elevations that need additional architectural treatment, as noted in our recommendations. The proposed water feature visible from the intersection of Madison Street and Avenue 58 will provide an appealing entrance into the shopping center and the outside eating areas will encourage customers extend their visit. The visibility of service areas from public streets is a concern for aesthetic reasons. Staff recommends that service areas such as the one for Shops 2 on Phase Two of the project be screened with a berm, wall and landscaping. Staff also recommends that the south side of Major 2 incorporate arched inlays or a similar feature and extend the height of the screen to delivery/service area to eight feet. The wall should incorporate decorative elements that are compatible with the building. The applicant has agreed to add decorative stamped concrete in the driveway access locations for pedestrian crossing areas. This feature would not only enhance the appearance of the project, it would also function as a traffic -calming element. Four drive-thrus are proposed for the entire project; three in Phase One (Pad B, Pad C, and Major 1) and one in Phase Two (Pad F). Both drive-thrus for Major 1 and Pad F provide a shade structure at the service window locations. Pad C has a stucco awning similar to the one in Attachment 3; Pad B does not provide one. Both of these retail buildings are required to incorporate a shade structure at the service windows that is compatible with the building. The landscape plans as submitted incorporate some of the trees, shrubs, and groundcover that are included in the approved Specific Plan for the entire project. The proposal of Chilean Mesquite on the planting legend is a concern along with lack of variation of trees on the frontage on Avenue 58; the proposed trees in this location appear clustered. Furthermore, while trees are dispersed throughout the parking lot, additional trees will be needed to provide shade for the parking stalls adjacent to retail buildings. The applicant expressed concern with placing trees too close to the buildings stating that tenant building -mounted signs would be less visible. The use of Date Palms would be acceptable in locations where visibility of building -mounted signs is impaired. The plans do not illustrate any landscaping in the retention basin areas on both phases. Final landscape plans for the proposed project will be required to be reviewed by the Architecture and Landscape Committee prior to issuance of the first building permit. RECOMMENDATIONS: Architecture 1. Phase One A. Pad A; the South building elevation shall include projections along the arched inlays at 3-4 feet in depth and incorporate a green screen. B. Pad B; the North, South, and West building elevations shall include projections at 3-4 feet in depth. South elevation shall incorporate a green screen and shade structure for the service drive-thru that is compatible with the building design. C. Pad C; all elevations shall incorporate projection at 3-4 feet where allowed to add depth to the building. The drive-thru service window located on the south building elevation shall incorporate a shade structure that is compatible with the building design. D. Major 1; South elevation shall include either an additional accent material such as tile on the drive-thru shed or add an additional color to the main building to avoid monotony. 2. Phase Two A. Pad F; the North, South and East building elevations shall incorporate projections at 3-4 feet where allowed to add depth to the building. The north building elevation shall incorporate a green screen. B. Major 2; the applicant shall incorporate arched inlays or a similar feature to break up the monotony of the building on the south elevation of Major 2 and increase the height of the screen wall to eight feet and include decorative elements. C. Shop 2; the East elevation is visible from Madison Street and shall incorporate a 3-4 foot berm and landscaping to provide additional screening to the service area and add 3-4 foot projections to the building. Landscaping 3. The planter area south of Pad B in Phase One shall incorporate dense landscaping to partially screen the drive-thru. 4. Landscape areas around trash enclosures shall provide additional shrubs to help screen enclosures. The applicant shall submit staff -approved elevation details for the design of the trash enclosures before the Planning Commission hearing. 5. Landscaping along Avenue 58 shall alternate the type of trees along the street frontage. 6. Throughout the project site, additional trees and shrubs shall be incorporated in the parking stalls adjacent to the buildings by use of landscape finger planters and in planters next to the buildings. 7. Chilean Mesquite (Prosopis chiiensis) shall be replaced with an alternate tree. Miscellaneous 8. Roof -mounted mechanical equipment such as air conditioning, ventilating units, ducting, roof access structures shall be fully screened. 9. Signage for the project shall be reviewed separately as part of the Sign Program for the Shops at Coral Mountain shopping center to address quantity, square footage, mounting, and electrical details. Transmitted by: 4Yvoneanco, Assistant Planner Stan Sawa, Principal Planner Attachments: 2. Sheet 1 Sheet 2 Sheet 3 Sheet 4 Sheet 5 Sheet 6 Sheet 7 Sheet 8 Sheet 9 Sheet 10 Sheet '1 1 Sheet 1 Sheet 2 Sheet 3 Sheet 4 Sheet 5 Sheet 6 Sheet 7 Sheet 8 Sheet 9 Sheet 10 Site Plan - Color Copy of Color/Material Board Pad A Color Elevation Pad B Color Elevation Pad C Color Elevation Major 1 Color Elevation Pad D & Pad E Color Elevation Pad F Color Elevation Shops 1 & Major 2 Color Elevation Shops 2 Color Elevations Conceptual Landscape Plan - Color Site Plan - Black & White Pad A Black & White Elevation Pad B Black & White Elevation Pad C Black & White Elevation Major 1 Black & White Elevation Pad D & Pad E Black & White Elevation Pad F Black & White Black & White Elevation Shops 1 & Major 2 Black & White Elevation Shops 2 Black & White Elevation Conceptual Landscape Plan - Black & White 3. Stucco Awning Exhibit 4. Water Feature Elevation Exhibit