2006 07 12 ALRC Special Meetingn �4
N OFT'
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
JULY 12, 2006
10:00 A.M.
Beginning Minute Motion 2006-022
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 ....................... SITE DEVELOPMENT PERMIT 2006-863
Applicant ................ Innovative Communities, Inc.
Location ................. North side of Avenue 58 approximately 1,000
feet west of Madison Street
Request .................. Consideration of architecture and landscaping
plans for three prototypical residential plans for
use in Tract 34243 (Paso Tiempo)•
Action .................... Minute Motion 2006-
.001
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ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE
B. Item .......................
Applicant ................
Location .................
Request ..................
Action ....................
SPECIFIC PLAN 99-035, AMENDMENT ,#1
East of Madison, LLC
South of Avenue 52 and east of Madison Street
Consideration of standard perimeter wall plans
around the Madison Club.
Minute Motion 2006-
C. Item ....................... SITE DEVELOPMENT PERMIT 2006-862
Applicant ................ Highland La Quinta, LLC
Location ................. North side of Highway 1 1 1, between Jefferson
Street and Dune Palms Road
Request .................. Consideration of architecture and landscaping
plans for three commercial buildings in Phase 2
of the Dunes Business Park.
Action .................... Minute Motion 2006-
VI. CORRESPONDENCE AND WRITTEN MATERIAL
VII. COMMITTEE MEMBER ITEMS
VIII. ADJOURNMENT
This meeting of the Architecture and Landscape Review Committee will be
adjourned to a Regular Meeting to be held on August 2, 2006 at 10:00 a.m.
DECLARATION OF POSTING
I, Betty J. Sawyer, Executive Secretary of the City of La Quinta, do hereby declare
that the foregoing Agenda for the La Quinta Architectural and Landscaping Review
Committee Regular Meeting of Wednesday, July 12, 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 Monday July 10, 2006.
DATED: July 10, 2006
J. AWYER, Executive Secretary
City a Quinta, California
W... _ 002
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ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE
DATE: JULY 12, 2006
CASE NO: SITE DEVELOPMENT PERMIT 2006-863
APPLICANT:, INNOVATIVE COMMUNITIES
ARCHITECT: COLBOURN-CURRIER-NOLL
LANDSCAPE
ARCHITECT: LANDSCAPE DEVELOPMENT
REQUEST: CONSIDERATION OF ARCHITECTURAL AND LANDSCAPING
PLANS FOR THREE PROTOTYPICAL RESIDENTIAL PLANS FOR
USE IN TRACT 34243 (PASO TIEMPO)
LOCATION: NORTH SIDE OF AVENUE 58 APPROXIMATELY 1,000 FEET WEST
OF MADISON STREET
BACKGROUND:
The project site is located on the north side of Avenue 58 immediately east of the
Santa Rosa Trails project (Attachment 1). The site is a rectangular site 1,526'+ deep
and 661.3' wide. A subdivision for this 20 acre site into a gated 70 single-family
residential lot project with private streets was approved by the City Council on May 16,
2006 as Tentative Tract 34243 (Attachment 2). Several miscellaneous lots have been
created for storm water retention, common area landscaping and private streets.
PROJECT PROPOSAL:
Architecture:
The applicant has submitted prototypical plans for three residential model plans
(Attachment 3)• Each plan is designed with three front elevation treatments. The plans
utilize Spanish or Mediterranean styles of architecture and vary in size from 2,824 to
3,113 square feet. The plans identify all buildings as single story varying in height from
20'-1 " to 20'-10".
Exterior plaster proposed is light to medium earth tones with dark brown trim and
red/brown blends of concrete "S" roof tile. The stucco finish is a smooth troweled
"Santa Barbara" finish. Some plan elevations will use decorative accent tile oaclay
PAReports - ALRC\2006\7-12-06\sdp 2006-863 innovative alrc rpt2.doc
pieces, exterior lights and metal accents. Garage and front entry doors match and be
dark wood carriage -type roll -up doors. Material and color samples and color schemes
have been submitted and will be available at the meeting.
Landscaping:
Preliminary typical front yard landscaping plans have been submitted for each of the
three model plans, along with plans for the common areas, street entry and perimeter
landscaping.
Typical front: yard landscaping plans include a minimum of two to three trees, one and 5
gallon shrubs, decomposed granite in the shrub beds and a limited amount of turf. Plant
materials identified appear to primarily be low water users with plants typically used in
the desert although some of the plants are not commonly used in the City.
The common area plans include several small common areas, the Avenue 58 perimeter
and entry along Avenue 58 and retention basin/walking area in the center of the project.
The plant material includes those used in the production home front yards along with a
few additional plants.
The vehicular entry gate is a dark wood/picket design with an arched top in a metal
frame. Stucco pilasters are proposed to flank the gates. A stucco covered serpentine
perimeter wall with matching pilasters will be provided adjacent to Avenue E58.
The retention basin proposes primarily low-water use plants in decomposed granite beds.
A limited amount of turf is shown in three linear beds spread out along the basin. A
walking path runs the length on the basin with a perpendicular pedestrian connector in
the middle of the tract. The plan shows a combined block and steel picket 6" high wall
at the rear of the adjacent residential lots to allow views into the basin. This wall will be
constructed on a maximum 2' high retaining wall, which is needed to provide adequate
storm water retention for the project.
ISSUES:
The architectural plans as presented are well designed, comply with applicable zoning
and development requirements, and are compatible with similar development in the
area.
Staff had asked for revised landscaping plans that provided color -coded plants to provide
easier review of the design. However, the revised plans before you are done in the
same manner, using numbers to identify the plants with all plants shown in the same
green color, which in turn can make it difficult to easily conclude the proposed planting
pattern.
During review of the Tentative Tract Map for this project both City Council and Planning
Commission members expressed concerned about the appearance of the retention
basin. Because of the design depth and narrowness of the basin, fairly steep slopes
are required. Therefore, a detailed review of the basin »is nee,4— o ensure it is
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acceptable for use as proposed.
With regard to landscape design, with large areas such as those in the retention basin
and street perimeter, massing of the same plants is generally the preferable design
concept to follow. In addition, such massing could minimize slope erosion within the
retention basin. These plans to a great extent do not show this concept and should be
modified accordingly.
Some of the proposed plant material, based upon staff research, may not be appropriate
either because of the extreme heat, growth habits and/or appearance. For example,
deciduous trees traditionally have not been used to a great extent due to their bare
appearance during the winter season. A number of these types of trees are proposed
along Avenue 58. Additionally, Date Palm trees, proposed in some single family front
yards have riot traditionally been used in those locations. The ALRC needs to review
the plant palette and determine which plants should be replaced with more appropriate
species.
No berming within the street perimeter is indicated. Two to three foot high berming is
required per Municipal Code Section 9.60.240(F) to provide visual relief. The
aforementioned plant massing needs to be designed consistent with the berms. In
addition, certain plants proposed at the subdivision entrance may obstruct sight
distance for vehicles exiting the development. All planting proposed in close proximity
to the entrance should be limited to low growth, not exceeding 30" mature height.
A no turf front yard option for the residences should be provided as an option to buyers
to decrease water use.
RECOMMENDATION:
Recommend) to the Planning Commission approval of Site Development Permit 2006-
863 subject to the following Conditions of Approval:
1 . A no turf front yard option shall be provided for all types of lots.
2. Air conditioning compressors by Zoning Code requirements cannot be: placed in
sideyards unless a minimum 5 foot clearance between compressor and side
property line is provided.
3. Replace Bottle trees and Date Palm trees on residential lots with alternate smaller
residential sized trees.
5. Chinese Elm trees, due to their deciduous nature shall be replaced with evergreen
trees Along Avenue 58.
6. A minimum of 25% of the perimeter and retention basin canopy trees shall be a
minimum 36" box size with other trees minimum 24" box size. Palm trees shall
be minimum 15' brown trunk height.
7. The picket/block walls shall be designed to provide a flat surface on the outside
surface facing the basin to discourage climbing. 005
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8. Two to three foot high berming shall be provided within the street perimeter
landscaping areas per Municipal Code Section 9.60.240F.
9. Final landscaping and irrigation plans, approved by the Riverside County
Agricultural Commissioner and CVWD shall be submitted to and approved by the
Community Development Director.
10. If the retention basin grading substantially changes from that shown herein,
review of the landscape design is required by the ALRC.
11. Prior to preparation of final landscaping plans, the design of the plans shall be
reviewed and approved by the Community Development Director to ensure
proper vision clearance at the main entrance is achieved and to provide shrub
and groundcover massing along the perimeter and retention basin. In addition,
the revised preliminary landscaping plans shall identify any when necessary be
modified to accommodate any design changes to the retention basin. The
revised preliminary landscaping plans shall color and/or pattern code all plantings.
Attachments:
1 . Location Map
2. Tract layout
3. Plan exhibits
Transmitted by:
a6� 4—
Stan Sawa, Principal Planner
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ATTACHMENT #1
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CASE No. TT M 34243
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(INNOVATIVE COMMUNITIES)
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DATE:
CASE NO:
APPLICANT:
REQUEST:
LOCATION:
BACKGROUND:
ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE
JULY 12, 2006
SPECIFIC PLAN 99-035, AMENDMENT #1
EAST OF MADISON, LLC
REVIEW OF STANDARD PERIMETER WALL PLANS AROUND THE
MADISON CLUB
SOUTH OF AVENUE 52 AND EAST OF MADISON STREET
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.
The Specific Plan approval requires that the perimeter walls be reviewed and approved
by the ALRC; and Planning Commission.
The wall plans for the entry area on Avenue 52 at Meriwether Way were approved by
Planning Commission on May 23, 2006. This included the area immediately
surrounding the guardhouse and reception center. The walls in this area are
"enhanced" and different from the standard wall presently proposed to be used around
most of the balance of the project. The enhanced treatment includes a pre -cast wall
cap and narrow decorative cast stone ornate frieze panel 30' on center on the heavy
sand stucco finish wall.
PROJECT PROPOSAL:
The applicant has submitted perimeter wall plans for most of Avenue 52 excluding the
recently approved entry area described above (Attachment 1). Plans include a site plan
showing the proposed wall and landscaping, along with elevation views of the wall
along portions of the streets. The wall is a standard 6' high heavy sand, rough stucco
finish masonry wall. The wall color will be white.
The wall plans submitted are representative of the walls proposed for the balance of
the perimeter of the project. The berms as they presently exist have not been shaped
into their final form. Staff has worked with the developer to ensure that vertical aanQd$
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horizontal undulation is provided to the berms, which will result in regarding of the
berms along Avenue 52 and Monroe at Avenue 53. Thus, the wall will also meander
and undulate on the berms adjacent to the perimeter streets.
Although not specified in the material provided, the applicants' representative has
identified that at street intersections the corner wall section will use the "enhanced"
wall design.
Preliminary level landscaping plans for most of the Avenue 52 frontage, excluding the
entry area at the east end, have been submitted (Attachment 3). Plans for the other
perimeter frontages have not been submitted but will be consistent in design to the
Avenue 52 'frontage. In general, shrubs of the same type are massed with larger
species to the rear and groundcovers in the front closer to the street. Trees are also
massed by variety in a manner that will result in fairly dense cover. Tree sizes vary
from 36" to 108" box size.
ISSUES:
The "standard" wall is a plastered with a heavy sand, rough finish. If this wall is
completely hidden by landscaping, it is of staff's opinion that the design is acceptable
as proposed. As previously noted, the proposed landscaping is very dense. View
corridors in key locations that allow for breaks in the dense landscaping would be
beneficial to the overall aesthetic treatment for the project perimeter. However, if
large expanses of wall are going to be visible, additional architectural treatment may be
warranted for the exposed segments. Staff is recommending that view corridors be
provided from outside the project and that additional wall articulation be provided in
these areas.
As previously noted, tree sizes vary from 36" to 108" box size. Many of the trees
identified on the landscape plans are greater than 48" box. In addition, several of the
trees identified have a mature height in excess of 40 feet. With the height of
perimeter berm heights being as high as 16 feet in certain areas, staff is
recommending that trees with a mature height greater than 30 feet be limited to
planting in areas within 15 feet of the toe of berm slope with the planting height no
greater than five feet above the toe of berm elevation.
The plant palette proposes plants that the ALRC has historically not recommended,
may not thrive in the extreme summer temperatures and/or will only survive if planted
in areas protected by afternoon shade during the summer. This includes the California
Pepper tree and Canary Island Date Palm. Only one palm is shown on the plan but it
appears it may be used in the entry area most of which is not included in these plans.
California Peppers are shown extensively along the perimeter area.
RECOMMENDATION:
Recommend to the Planning Commission approval of the wall plans, subject to the
following conditions: 009
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1 . Prior to issuance of a wall permit for a specific area, the preliminary landscaping
plans shall be amended to include view corridors and submitted to the
Community Development Director for review and approval. Once approved,
final landscape plans shall be submitted to the Community Development
Director for review and approval prior to installation.
2. In areas where the perimeter wall will be readily visible, additional architectural
treatment and wall articulation shall be provided to the satisfaction of the
Community Development Director.
3. Delete California Pepper trees and Canary Island Date Palms and provide
appropriate substitute trees.
4. Perimeter trees with a mature height in excess of 30 feet shall be limited to
planting in areas that are no greater than five feet above the toe of berm
elevation.
5. Planting design concepts approved herein shall be utilized along all public street
perimeters, to the satisfaction of the Community Development Director.
6. A minimum of 2" of decomposed granite shall be provided in planter areas.
Attachments:
1 . Vicinity Map
2. Wall Plans
3. Landscaping plans
Prepared by:
`f� i L-
Stan Sawa, Principal Planner
".• . , 010
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SP 99-035 AMEND. #1
VICINITY MAP
1�% •cy
�F OF
ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE
DATE: JULY 12, 2005
CASE NO: SITE DEVELOPMENT PERMIT 2006-862
APPLICANT:: HIGHLAND LA QUINTA, LLC
ARCHITECT: KKE ARCHITECTS (MARK GILES)
MUM
REQUEST: CONSIDERATION OF ARCHITECTURAL AND LANDSCAPING
PLANS FOR THREE COMMERCIAL BUILDINGS IN PHASE 2 OF
THE DUNES BUSINESS PARK
LOCATION: NORTH SIDE OF HIGHWAY 111, BETWEEN JEFFERSON STREET
AND DUNE PALMS ROAD
BACKGROUND:
The total project site is approximately 6.38 acres and located west of the shopping
center that houses Smart and Final, 99 Cents Store, and other retail users (Attachment
1).
The first phase of the project was approved in June, 2005 with 36,000 square feet of
floor space iin one inline structure near the rear property line. Construction of the first
phase has recently begun. The preliminary architectural and landscaping plans have
been submitted for the second and last phase of the project, which consists of
approximately 2.7 acres abutting Highway 111.
PROJECT PROPOSAL:
The plans include the three freestanding pad buildings along the front of the project site
adjacent to Highway 111 (Attachment 2). The architectural style of the buildings is
"Desert Contemporary" and consistent with that approved for the first phase
construction in 2005. Exterior materials include a float finish exterior plaster, slate
veneer, maroon colored metal awnings, and red blend concrete S-tile roofing. Exterior
colors will consist of earth tones, including garnet and two shades of green. The
material sample board will be available at the meeting.
Roof tile use is limited to small square tower structures on each building. Each building
is proposed to have at least one wood trellis over a portion of the building wall.
01.2
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Building heights of the primarily flat roof buildings are generally 21'-6" except for the
tower features which are 24', 25' or 29' high.
A landscaping plan has been submitted for the project (Attachment 3). The plan shows
specific trees, shrub and groundcover details. Most of the planting is in the parking lot
area with some palm trees proposed adjacent to building 2. A plant palette for trees,
shrubs and groundcover is included. A 3' high berm and 4' tall wall are shown adjacent
to the lowered (-1') drive thru lane areas of buildings 1 and 2 facing Highway 111 for
screening of the cars using the lanes. A short wall is shown for a small portion of the
frontage. The majority of the frontage immediately adjacent to Highway 111 is
included in the Phase 1 landscaping plans and is not a pat of this applicant's property.
ISSUES:
The architecture of the proposed buildings is attractive and primarily matches that
previously approved buildings to the north. The orientation of buildings 1 and 2 places
the rear of the buildings towards Highway 111 . A portion of the rear of Building 3 is
visible to west bound traffic on Highway 111 as well. All three buildings need to
incorporate greater architectural projection depth than is currently proposed. These
elevations and associated landscape treatment should be reviewed to ensure they are
acceptable, particularly in considering the high visibility.
All buildings are within 150' of Highway 111 and therefore are limited to 22' in height,
except for non-structural architectural features. As previously noted, there are tower
features on each of the three buildings and all exceed 22'.
The required 50-foot wide perimeter landscaping along Highway 111 is required to
comply with the adopted Highway 111 Design Guidelines. The proposed l on -site
landscaping that abuts the perimeter landscaping area includes a combination of 3' tall
berms and 4' walls designed to limit views of vehicles in the two drive-thru lanes. The
combined on -site and perimeter landscaping areas should be designed to incorporate
berms, walls and landscaping that complies with the Design Guidelines and minimizes
direct line of sight viewing of vehicles in the drive-thru areas. In addition, the sidewalk
proposed adjacent to the west driveway should be eliminated and the landscaping area
widened to accommodate additional plantings and a section of the 4' wall in the
southern 1 /3 of the area so as to provide adequate screening from Highway 111 and
the driveway.
At the request of staff, the project architect recently completed landscaping plans for
the on -site and perimeter landscaping areas along Highway 111, which was received
July 10. Staff has yet to review these plans and will be prepared to make a
recommendation and discuss them at the meeting.
RECOMMENDATIO
That the Architecture and Landscape Review Committee recommend to the Planning
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Commission approval of Site Development Permit 2006-862, subject to the following
Conditions of Approval:
1. Final landscape plans shall be reviewed by the ALRC and approved by the
Community Development Director prior to issuance of first building permit. Final
plans shall include all landscaping associated with this project including (Highway
111 perimeter landscaping.
2. Berm and/or wall heights proposed for screening of the drive-thru lanes shall be a
minimum of 4' in height measured from finished grade of drive-thru lanes.
3. Parking lot tree wells shall be a minimum 6'x6' in size. Palm Springs Gold Fines
or equal shall cover all planter areas.
4. All buildings within 150' of Highway 111 are limited to 22' in height, except for
non-structural architectural features.
5. Depths of architectural projections for north, east and west elevations of the
proposed buildings shall be increased to a depth of 3 feet or greater. South
building elevation projections shall be increased to a depth of 4 feet or greater.
6. Shrub planting on top of berms shall be sufficient to provide eventual drive -
through lane screening.
7. The westerly sidewalk proposed next to the driveway entry shall be removed and
adjacent planter width increased to include additional plantings and a 4' high wall
for the southerly 1 /3 length of this landscape planter so as to adequately screen
the drive-thru from the driveway and Highway 111.
8. Internally illuminated bollards shall be installed within the planter area along
Highway 111 adjacent to the meandering path. The bollard design shall be
consistent with the Highway 111 design standards and be approved by the
Community Development Director.
9. The trees south of the buildings adjacent to Highway 111 shall be a minimum of
36" box size.
Transmitted by:
Stan Sawa, Principal Planner
Attachments:
1 . Location map
2. Architectural and Landscaping plans
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