1998 07 15 ALRC�a�T
a r
Fz
�a
F
CF'y OF TNt'O ARCHITECTURE LANDSCAPE
y
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Session Room
78-495 Calle Tampico
La Quinta, California
July 15, 1998
10:00 A.M.
Beginning Minute Motion 98-001
CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
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.
CONFIRMATION OF AGENDA
CONSENT CALENDAR
BUSINESS ITEMS:
A. Case ........................
Applicant ..................
Location ...................
Request ...................
Action ......................
SITE DEVELOPMENT PERMIT 98-623
Kerr Project Services and Hall & Foreman, Incorporated,
for the International House of Pancakes (IHOP) Corporation
The north side of Highway 111, approximately 740 feet west
of Jefferson Street
Approval to construct an International House of Pancakes
restaurant on 1.21 acres in the Jefferson Plaza Shopping
Center
Minute Motion 98-_
ALRC/AGENDA
ee.V0000I
B. Case ......................... SITE DEVELOPMENT PERMIT 98-626
Applicant ................... Real Property Associates
Location .................... Northwest corner of Highway 111 and La Quinta Center
Drive (Simon Drive) within the One Eleven La Quinta
Shopping Center
Request ..................... Approval of a 5,500 square foot commercial pad building
Action ...................... Minute Motion 98-_
VL CORRESPONDENCE AND WRITTEN MATERIAL
VII. COMMITTEE MEMBER ITEMS
VIIL ADJOURNMENT
i_''_UOU
ALRC/AGENDA
LANDSCAPEIARCHITECTURAL REVIEW COMMITTEE
STAFF REPORT
DATE: JULY 15, 1998
CASE NO.: SITE DEVELOPMENT PERMIT 98-626
APPLICANT: REAL PROPERTY ASSOCIATES
REQUEST: APPROVAL OF 5,500 SQUARE FOOT COMMERCIAL PAD
BUILDING
LOCATION: NORTHWEST CORNER OF HIGHWAY 111 AND LA
QUINTA CENTER DRIVE (SIMON DRIVE) IN THE 111 LA
QUINTA CENTER
GENERAL PLAN
LAND USE
DESIGNATION: MIXED/REGIONAL COMMERCIAL WITH NON-RESIDENTIAL
OVERLAY
SPECIFIC PLAN
LAND USE
DESIGNATION: COMMERCIAL
ZONING: CR - REGIONAL COMMERCIAL DISTRICT
SURROUNDING
LAND USES: NORTH: PARKING LOT AND VACANT 111 LA QUINTA
SHOPPING CENTER LAND
SOUTH: SIMON MOTORS
EAST: BOSTON MARKET RESTAURANT
WEST: RED ROBIN RESTAURANT
BACKGROUND:
The site is a part of Specific Plan 89-014 which is on the north side of Highway 111,
between Adams Street and Washington Street. The plan permits 617,565 square feet
of floor space, with approximately half built to date.
C:Iarc sdp 98-626 awe.0 u 003
The site is located at the driveway entry across from Simon Drive. The perimeter
landscaping including meandering sidewalk has been installed adjacent to the site along
Highway 111, along with the driveway entry wall monument and some landscaping.
The pole light shown on the site plan next to the driveway and various transformers
and controllers exist.
Project Proposal
The proposed one story building is similar to the two previous buildings developed by
the applicant (Chief Auto/Radio Shack and Dominos). The building uses a combination
parapet and three color red tile roof, plaster walls, metal lattice, and wood trellis. The
trellis will shade an outdoor seating area and tie into the front west corner of the
building. The parapet utilizes a cornice treatment around all sides similar to that used
on other buildings in the center. The height varies from 20 feet at the top of tile roof,
to 25 feet at the highest parapet roof. Colors of the materials are earth tones, and
similar to those used in the center. Signs will be placed on the vertical stucco surface
below the cornice or tile roof and comply with the adopted sign program for the
shopping center. Decorative wall light fixtures will match those used in the center.
The landscaping design utilizes plants used in the center, including Coolibah tree and
African Sumacs in the parking lot area, Date Palms adjacent to the driveway, and other
desert type plants. Two tall Date palm trees will need to be relocated near the wall
monument.
Staff Comments
As required by Section 9.210.010 (Site Development Permits) of the Zoning
Ordinance, the Committee is required to review and comment on the following
findings:
Architectural Design- The architectural style, scale, building mass materials, colors,
architectural details, roof style, and other architectural elements are compatible with
the surrounding development and with the quality of design prevalent in the City.
Response:
1. This project will expand the 111 La Quinta Center and is consistent with
the architectural provisions of Specific Plan 89-014 and the Zoning Code,
including building height, in that the building complements the
architectural style prevalent within the shopping center. This includes
scale, mass, exterior materials, architectural details, and colors.
C:Iarc sdp 98-626 004
Landscape Design- Project landscaping, including but not limited to the location, type,
size, color, texture, and coverage of plant materials, has been designed so as to
provide relief, complement buildings, visually emphasize prominent design elements
and vistas, screen undesirable views, provide a harmonious transition between
adjacent land uses and between development and open space, and provide an overall
unifying influence to enhance the visual continuity of the project.
The City of La Quinta has adopted a Highway 111 design theme to guide development
along the State Highway, the primary commercial corridor. This includes landscape
and architectural guidelines for commercial projects. This project is in the 111-La
Quinta Shopping Center, whose approval predates these guidelines. The perimeter
landscaping along Highway 111 has been installed and architectural theme
established. The proposed project is generally in compliance with intent to enhance
the Highway 111 corridor.
RECOMMENDATION:
Recommend to the Planning Commission approval of Site Development Permit 98-626,
subject to the following conditions:
1. The palm trees adjacent to the east side of the building shall align with those
on the east side of the driveway and shrub material and ground cover shall
match that on the east side of the driveway to provide continuity.
2. Adjacent to the main east -west drive aisle, no shrubs shall be planted within
three feet of the ends of the finger planters to ensure driver visibility.
Attachment:
1. Plan exhibits
Prepared by:
G,--:: �
Stan B. Sawa, Principal Planner
Submitted by:
old— dl�u
Christine di loriot Planning Manager
C:Iarc sdp 98-626
LANDSCAPE/ARCHITECTURAL REVIEW COMMITTEE
STAFF REPORT
DATE: JULY 15, 1998 (10:00 A.M. IN THE SESSION ROOM)
CASE NUMBER: SITE DEVELOPMENT PERMIT 98-623
APPLICANTS: KERR PROJECT SERVICES AND HALL & FOREMAN,
INCORPORATED FOR THE INTERNATIONAL HOUSE OF
PANCAKES (IHOP) CORPORATION
PROPERTY
OWNER: CREDIT SUISSE LEASING 92A, LIMITED PARTNERSHIP
REQUEST: APPROVAL TO CONSTRUCT AN INTERNATIONAL HOUSE
OF PANCAKES RESTAURANT ON 1.21 ACRES (PAD #3) IN
THE JEFFERSON PLAZA SHOPPING CENTER (SPECIFIC
PLAN 96-027)
LOCATION: ON THE NORTH SIDE OF HIGHWAY 111 APPROXIMATELY
740 FEET WEST OF JEFFERSON STREET
GENERAL PLAN
LAND USE
DESIGNATION: MIXED/REGIONAL COMMERCIAL WITH NON-RESIDENTIAL
OVERLAY
ZONING: REGIONAL COMMERCIAL (CR) WITH NON-RESIDENTIAL
OVERLAY
SURROUNDING
LAND USES:
LRC IHOP -25
NORTH: VACANT (FUTURE EXPANSION AREA OF THE JEFFERSON
PLAZA SHOPPING CENTER)
SOUTH: ACROSS HIGHWAY 111, VACANT COMMERCIAL
PROPERTY
EAST: HOME DEPOT AND OTHER PORTIONS OF JEFFERSON
PLAZA SHOPPING CENTER
WEST: VACANT COMMERCIAL PROPERTY
oof
BACKGROUND:
The Jefferson Plaza Specific Plan (SP 96-027) permits approximately 215,418 square feet
of office/retail development on 21.7 acres at the northwest corner of Highway 111 and
Jefferson Street (Attachment 1). Home Depot, an approximately 129,802 square foot
building, was built in 1997. Phase #2 of the Shopping Center, when completed, will consist
of approximately 85, 616 square feet. Off -site improvements have been installed for the
shopping center including parkway landscaping along Highway 111.
Protect Proposal
The subject site is vacant. The applicant requests approval to construct a 3,832 square
foot International House of Pancakes (IHOP) restaurant building on 1.21 acres (Attachment
2 - Site Plan).
The overall height of the building is approximately 18'-6" for the main structure and 25'-9"
for the tower element. Exterior materials consist of flat, grey concrete tile roofing with
textured walls and split -face masonry block wainscot. Outdoor shading is provided via patio
cover and awnings on the east and west sides of the building. The awnings are blue and
goose neck light fixtures will provide external illumination of the awnings at night. Service
access is proposed on the north side of the building.
Off -site landscaping was installed during the construction of the Home Depot facility. New
landscaping for the site consists of shade trees for the parking lot and around the building.
Trees used for the project are Fruitless Olive, Purple Leaf Plum, and Crape Myrtle.
Groundcover and shrubs are provided throughout the project site and are native to this
area.
Staff Comments
As required by Section 9.210.010 (Site Development Permits) of the Zoning Ordinance, the
Committee is required to review and comment on the following findings:
Architectural Design - The architectural design of the project, including but not limited to the
architectural style, scale, building mass, materials, colors, architectural details, roof style,
and other architectural elements to ensure compatibility with surrounding development and
with the quality of design prevalent in the City. The Highway 111 design guidelines require
franchise users to ensure that their project is compatible with the architectural elements of
the center in which they locate.
Response: Building design features proposed by the applicant enhance the primary
entrances into the building. The proposed restaurant within the Jefferson Plaza
Shopping Center is consistent with the architectural provisions of Specific Plan 96-
027 and Zoning Code because the exterior building materials (i.e., cement plaster
LRC IHOP -25
007
with stucco, split -face masonry, etc.) and colors are complementary to Home Depot.
The applicant has also proposed building awnings which are encouraged by the
City's design guidelines.
Landscape Design - Project landscaping, including, but not limited to the location, type,
size, color, texture, and coverage of plant materials, has been designed so as to provide
visual relief, complement buildings, visually emphasize prominent design elements and
vistas, screen undesirable views, provide a harmonious transition between adjacent land
uses and between development and open space, and provide an overall unifying influence
to enhance the visual continuity of the project.
Response: The Specific Plan for Jefferson Plaza requires that specific plants be
installed to provide uniformity between development phases (Attachment 3 - Phase
#1 Landscape Plan). The proposed parking lot trees "Fruitless Olives" are not
consistent with the existing parking lot trees at Home Depot and the conceptual
landscape plan for Phase #2 (Attachment 4). This also includes the Purple Leaf
Plum. Staff is recommending these tree species be replaced to match the existing
Phase 1 improvements.
The proposed landscaping shall also be consistent with the design theme for
Highway 111. Parkway landscape improvements were installed for this site during
construction of the Home Depot building. Plantings include Chilean Mesquite and
Crape Myrtle trees, lawn and desertscape plants (i.e., Ocotillo, etc.).
RECOMMENDATION:
Recommend to the Planning Commission approval of Site Development Permit 98-623,
subject to the following conditions:
1. Prior to building permit issuance, landscape and irrigation plans shall be approved
by the Community Development Department. The plans shall comply with the
following:
A. The applicant shall ensure that landscaping plans and utility plans are
coordinated to provide visual screening of above -ground utility structures.
B. The proposed parking lot trees should be replaced with Crape Myrtle and
African Sumac trees to conform with improvements made in Phase #1 of the
Shopping Center.
C. Landscaping, including plant types, sizes, spacing, locations, and irrigation
system for all landscape areas shall be consistent with the provisions of
Chapter 8.13 of the Municipal Code.
LRC II-IOP -25
0678
D. Parking lot trees shall have minimum 2.5" to 3" diameter (caliper) trunks
measured 6" from grade (Condition 60D of Specific Plan 96-027).
E. The parking lot shall be screened by using earthen berms of one to three feet
in conjunction with landscape improvements. Landscaping hedges shall be
of a kind, or used in such a manner, so as to provide screening with a
minimum thickness of two feet within 12 months after initial installation.
Attachments
1. Specific Plan 96-027 Exhibit (Reduced)
2. Site Plan for IHOP (Reduced)
3. SP 96-027 Landscape Plan for Phase #1 (Reduced)
4. Jefferson Plaza Phase #2 Landscape Plan
5. Large Map Exhibits
A
Submitted by:
4rhris�tine
Greg ro sd ssociate Planner di lorio, anning Manager
LRC IHOP -25
��9
ATTACHMENTS
00
40
U')
I
s F
ATTACHMENT 2
ZI
J �
y a
"- 012
ATTACHMENT 3
i.�� °'e �o° ��:u ,:i: • •�.^^,;...'j cam\ _
N
CL
Z
O
cr
U.
LL
G
';;P'a'ad eue
if it gaga = Isidaiaad ell
,z ax k.ia _ . -
ose .
a
a � }
Nil
I lit
2.90.2A V i1 '
ATTACHMENT 4
PREL I M I NARY LANDSCAPE
PLANT PALETTE
BOTANICAL NAME COMMON NAME
``J/ BRACHYCHITON POPULNEUS
1 • 1 LANGERSTROMIA INDICA
PROSOPIS CHILENSIS
RHUSLANCEA
OSCHINUS MOLLE
WASHINGTONIA ROBUSTA
CHILIAN MESQUITE
AFRICAN SUMAC
CALIFORNIA PEPPER
MEXICAN FAN PALM
Id —Fu I VHt mury Mtry I �N
-- - STATE HIGHWAY
p®?
HOME
THE I A GONNT A
Gf
--
0 50 100 150