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2012 01 04 ALRCCity of La Quinta ALRC Agendas are now available on the City's Web Page @ www.la-guinta.ora ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE AGENDA A Regular Meeting to be Held at the La Quinta City Hall - Study Session Room 78-495 Caile Tampico La Quinta, California JANUARY 4, 2012 10:00 A.M. Beginning Minute Motion 2012-001 I. CALL TO ORDER A. Pledge of Allegiance B. Roil 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 Approval of the Minutes of the Special Meeting of December 14, 2011. V. BUSINESS ITEMS: A. item .................. SITE DEVELOPMENT PERMIT 2011-919 Applicant........... Lenity Group, LLC Location............ Washington Street, North of Avenue 48 Request ............. Consideration of Architectural, Site, and Landscaping Plans for the La Quinta Memory Care Facility. Action............... Staff Recommendation for Adoption of Minute Motion Recommending Approval, with conditions - Minute Motion 2012- B. Item .................. SITE DEVELOPMENT PERMIT 2011-922 Applicant........... Robert Riccardi for Mega Dealer / Torre Nissan of La Quinta Location............ Southeast Corner of Highway 111 and Auto Center Way North / Southeast Corner of Adams Street and Auto Center Drive. Request ............. Consideration of Architectural, Site, and Landscaping Plans for Torre Nissan Automotive Dealership, Including a Separate Temporary Storage Site. Action ............... Staff Recommendation for Adoption of Minute Motion Recommending Approval, with conditions - Minute Motion 2012- IN 4011111JAFA9 4;101A VII. COMMITTEE MEMBER ITEMS: Vill. PLANNING STAFF ITEMS: A. Planning Commission Update IX. ADJOURNMENT: This meeting of the Architectural and Landscaping Review Committee will be adjourned to a Regular Meeting to be held on February 1, 2012, at 10:00 a.m. DECLARATION OF POSTING I, Carolyn Walker, Executive Secretary of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta Architectural and Landscaping Review Committee meeting of Wednesday, January 4, 2012, was posted on the outside entry to the Council Chamber, 78-495 Calle Tampico and the bulletin board at the La Quinta Cove Post Office, 51-321 Avenida Bermudas, on Thursday December 29, 2011. DATED: December 29, 2011 CAROLYN WALKER, Executive Secretary City of La Quinta, California MINUTES ARCHITECTURAL & LANDSCAPING REVIEW COMMITTEE MEETING A special meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA December 14, 2011 3:03 p.m. CALL TO ORDER A. This regular meeting of the Architectural and Landscaping Review Committee was called to order at 3:03, p.m. by Planning Manager David Sawyer who led the Committee.in the flag salute. B. Committee Members Present: Kevin McCune and Ray Rooker Committee Member Absent: Richard Gray C. Staff present: Planning Manager David Sawyer, Associate Planner Jay Wuu, Economic Development/Housing Manager Deborah Powell, and Secretary`Monika Radeva. II. PUBLIC COMMENT: None III. CONFIRMATION OF THE AGENDA:, Confirmed IV. CONSENT CALENDAR: None V. BUSINESS ITEMS: Environmental Assessment 2011-613, Conditional Use Permit 2011-135,'tentative Tract Map 36421, and Site Development Permit 2011-920 have been submitted by the City of La Quinta Housing Authority and Redevelopment Agency for consideration of Architectural, Site, and Landscaping Plans for Rehabilitation of Existing' Apartments and Construction of Additional Units for the Washington Street Apartments project located at 42-800 Washington Street. Associate Planner Jay Wuu presented the information contained in the staff report, a copy of which is on file in the Planning Department. Planning Manager Sawyer briefly explained the project exhibits displayed for the Committee. Architectural and Landscaping Review Committee Minutes December 14, 2011 Committee Member Rooker asked the applicant for additional explanation on the wall design, and the use of proposed materials and colors. Mr. Eric Nalund, FAIA, Principal with Studio E Architects, 2258 First Avenue, San Diego, CA, introduced himself and replied that the wall exhibits provided to the Committee with the staff report showed the currently existing wall of the adjacent project, Mediterra Apartments, and it was the applicant's intent to match materials and color scheme of what was existing. Mr. Nalund explained the design of ,the wall will also be enhanced with a few architectural elements such as metal fins, metal sheets cantilevered on the top of the wall and featuring cut outs in the metal which would spell out "Washington Street Apartments" as the sun would shine through them after a certain time during the day. Committee Member Rooker asked for an" explanation of the proposed colors on the submitted materials#ioard. Ms. Tilly Whitehead, architect with Studio E Architects, 2258 First Avenue, San Diego, CA, introduced herself and explained in detail where and how the proposed materials, textures, and color palette, including 'primary end accent colors, featured on the submitted materials board wouldbe used. Committee Member.McCune asked if the existing units on the project would remain. Associate Planner Jay Wuu replied the units would remain; however, they would be completely rehabilitated. General discussion followed regarding the architectural and structural design of the existing units on the project site. Mr. Nalund gave a few examples of what architectural features would remain and how the design would be rehabilitated and enhanced. Mr. Jon McMillen with Rosenow Spevacek Group Inc., 309 West 4" Street, Santa Ana, CA, introduced himself and explained the changes in the roof line that would be implemented, the relocation of the air conditioning units, and the replacement of the perimeter P:\Reports - ALRC2012WLRC_14-12WLRC Min_12-14-11_Draft.doc 2 Architectural and Landscaping Review Committee Minutes December 14, 2011 wood wall with concrete walls that would separate each outdoor space from the other, etc. Committee Member McCune said he was pleased with the proposed color palette as well as the split -faced wall. He asked how wide the sidewalk would be. Mr. Rob Parker, Principal with RGA Landscape Architects, Inc., 74020 Alessandro Drive, Suite # E, Palm Desert, CA, introduced himself and replied the sidewalk would be eight feet wide. Committee Member McCune asked if'tfere would be any space to plant alongside the sidewalk. Mr., Parker"` said there were opportunities to plant trees on the north side Hidden River and on the south end of Washington Street where the wall jogged in. Committee Member McCune asked if there would be any, space to place trees on the inside of the sidewalk. Mr. Parker replied the inside space between ;the sidewalk and the wall incorporates benches and flowers, as well as it serves the utility corridor in certain sections. Committee Member McCune asked about the benches shown on the plan Mr. McMillen explained those benches were located at the two ,pedestrian gates exiting the project, providing a place for the residents to take a•short rest if needed. Committee_ Member McCune said he was pleased with the submitted, plans and the architectural design of the project. He asked for -,clarification on the dimensions of the proposed amphitheater. I Mr. Nalud gave him the dimensions of the inner and outer circles and sitting area. e Member Rooker said he liked the color palette and design and architectural elements of the project. There being no further discussion, it was moved and seconded by Committee Members Rooker/McCune to adopt Minute Motion 201 1-006, recommending approval of Environmental Assessment 2011-613, Conditional Use Permit 2011-135, Tentative Tract Map 36421, and Site Development Permit 2011-920, as submitted with staff's recommendations. AYES: Committee Members McCune and P:\Reports - ALRC\2012\ALRC_1-4-12\ALRC Min_12-14-11_Draft.doc 3 Architectural and Landscaping Review Committee Minutes December 14, 2011 Rooker. NOES: None. ABSENT: Committee Member Gray. ABSTAIN: None. VI. CORRESPONDENCE AND WRITTEN MATERIAL: None VII. COMMITTEE MEMBER ITEMS: Committee Member Rooker said he was a pleased to be serving on the ALRC again. Planning Manager Sawyer welcomed Committee Member Rooker and thanked him for his interest in serving on the ALRC and willing to offer his professional expertise. Vill. PLANNING STAFF ITEMS: None IX. ADJOURNMENT: There being no further b Committee Members Rook Architectural and Landscapir be held on January 4, 2012. December 14, 2011. it was moved and seconded by to adjourn .this meeting of the -Committee,to a Regular Meeting to stingwas adjourned at 3:31 p.m. on P:\Reports-ALRC\2012\ALRC-1-4-12\ALRC Min _12-14-11_Draft.doc 4 BI # A 4 F'r OF'M�''� ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE DATE: JANUARY 4, 2012 CASE NUMBER: SITE DEVELOPMENT PERMIT 2011-919 APPLICANT: LENITY GROUP, LLC PROPERTY OWNER: JEA SENIOR LIVING ARCHITECT: LENITY GROUP, LLC LANDSCAPE ARCHITECT: LENITY GROUP, LLC ENGINEER: TSD ENGINEERING, INC. REQUEST: CONSIDERATION OF ARCHITECTURAL, SITE, AND LANDSCAPING PLANS FOR THE LA QUINTA MEMORY CARE FACILITY LOCATION: WASHINGTON STREET, NORTH OF AVENUE 48 ZONING DESIGNATION: COMMUNITY COMMERCIAL (CC) GENERAL PLAN DESIGNATION: COMMUNITY COMMERCIAL (CC) SURROUNDING ZONING/LAND USES: NORTH: COMMUNITY COMMERCIAL VACANT, UN -ENTITLED LAND SOUTH: COMMUNITY COMMERCIAL EXISTING RETAIL (WALGREENS) EAST: LOW DENSITY RESIDENTIAL EXISTING RESIDENTIAL COMMUNITY WEST: LOW DENSITY RESIDENTIAL VACANT, UN-ENTITLTED LAND PURPOSE OF REVIEW The purpose of a Site Development Permit is to provide specific design review of a project's proposed architecture and landscaping. The Architectural and Landscaping Review Committee's (ALRC) role in reviewing this type of application is to provide the Planning Commission with a recommendation regarding the design of the proposed project and its compliance with the City's various development regulations. When reviewing applications, the ALRC is responsible for reviewing site design, architectural design, and landscape design. Site related items include exterior lighting fixtures, project entries, streetscape, water features, pedestrian circulation, and similar amenities. Architectural items for review include, building mass, scale, architectural style, and aesthetic details, including materials, roof style, and colors. Landscape review includes plant types, plant location and size, landscape screening of equipment and undesirable views, and the emphasis of prominent design features. Such coordinated review is necessary to promote a unifying project design, compatibility with other surrounding uses, and aesthetic consistency with existing architecture and the level of quality prevalent in the community. Once reviewed, the ALRC's recommendation will be included in the staff report presented to the Planning Commission. To assist the ALRC in this review, the following background and analysis is provided. BACKGROUND The La Quinta Memory Care Facility, an approximately 33,000 square foot Alzheimer's/memory care community, is proposed to be located on the east side of Washington Street, north of Avenue 48 (Attachment 1, Sheet A-0). The approximately 3.9-acre project site is currently vacant, with no active entitlements. I9:4176ky-I I Project Overview: The applicant is requesting consideration of the architectural and landscaping plans for the La Quinta Memory Care Facility, a 66-unit senior living community (Attachment 1, Sheet A-1). Located directly to the north of the approximately 4- acre project site is vacant, un-entitled land. An existing single-family residential neighborhood, Lake La Quinta, is located to the east of the project site, across Caleo Bay Drive. Another vacant, un-entitled property is located to the west of the project site, across Washington Street. An existing drug store/pharmacy, Walgreens, is located directly to the south of the project site. 2 The configuration of the La Quinta Memory Care Facility consists of a single building that contains 66 beds for residents with Alzheimer's disease and other related dementias. In addition to the full-time residents, the facility will also provide day care and respite services. The one-story building also has the following characteristics (Attachment 1, Sheet A-9): • 38 resident suites (28 double occupancy, 10 single occupancy private units) • Community living/dining areas, activity room, conference room, office space • Commercial kitchen and laundry facilities • Security and communication systems throughout facility Site Design: There are two access points identified for the proposed facility (Attachment 1; Sheet A-10). Access from the west/south will be from an existing shared driveway connecting to the Walgreens site to the south. Access from the east will be from a driveway on Caleo Bay Drive. This access will serve as the primary access for delivery and service vehicles. Vehicular circulation within the facility consists of a singular drive aisle surrounding the perimeter of the building (Attachment 1, Sheet A-10). The majority of parking stalls for the project are located along this drive aisle, as well as access to the service/delivery area for the building. A total of 55 parking spaces are proposed, including one van space, four ADA-accessible spaces, and 20 covered parking spaces. The illuminated steel carport structures are approximately 7'-6" in height, and will be painted to match the building (Attachment 1, Sheet A-1). The applicant is proposing minimal landscape lighting throughout the project site (Attachment 1, Sheet A-4). The vehicular drive aisle and parking areas are proposed to be lit with 15-foot tall pole lights (Attachment 1, Sheet A-5). The parking lamps are 100-watt metal halide lamps that are shielded and directed downward. Also included with this proposal are plans for common areas and amenities (Attachment 1, Sheet A-2). These areas include a shaded community courtyard patio area accessible from within the building, and a landscaped garden area to the north of the building (Attachment 1, Sheet A-11). A water feature within the community courtyard is proposed (Attachment 1, Sheet A-3). The feature incorporates a staggered column rock fountain and a concealed basin covered with pebbles. The landscaped garden area includes meandering decomposed granite walking paths and seating rocks (Attachment 1, Sheet A-2). 3 Architectural Design: Included with this proposal are architectural plans for the main building, which has been designed to reflect a Desert Southwestern theme (Attachment 1, Sheet A-6). This includes architectural elements such as the use of stucco as the primary exterior building material, the use of clay S-tile roofing, and incorporating shades of tan. Additionally, patio covers, stacked stone, and other design elements provide architectural articulation to the various building facades. The main building incorporates a single roofline, with the height of the building, averaging approximately 17'-7" in height at the ridgeline, and a roof peak of approximately 22 feet. Including all units, interior circulation areas, and ancillary uses, the main building for the La Quinta Memory Care Facility totals approximately 33,000 square feet (Attachment 1, Sheet A-9). Landscaping: Landscaping throughout the project site consists of primarily desert and other low - to moderate -water use plants (Attachment 1, Sheet A-2 — A-3). Mostly utilized around the buildings are various trees and shrubs, with minimal use of turf, which has been limited to pedestrian areas around the perimeter of the building. The proposed tree palette includes Tipu, Citrus, Palo Verdes, as well as California Fan Palms. The shrub palette includes Yucca, Birds of Paradise, and Sage, among others. The landscaped area that runs along Washington Street is an existing condition and will remain. Set back from the Washington Street perimeter, adjacent to the proposed parking spaces, is a landscaped area with numerous trees, shrubs, and groundcover (minimum 24" box trees; minimum 5 gallon shrubs/groundcover). A similar condition is proposed along the Caleo Bay Drive perimeter. ANALYSIS Staff finds the overall design of the proposed La Quinta Memory Care Facility to be acceptable. Staff had a number of concerns with the site design and architecture; however, the applicant has sufficiently addressed the concerns, as detailed in the analysis below. Site Design: The design of the vehicular access points, internal circulation, and parking areas is generally acceptable. Within the project, all applicable turning radii for large vehicles, loading/unloading areas, and pedestrian connectivity meet the La Quinta Municipal Code development standards. The main drive aisle for the project has a 4 clear separation between vehicular and pedestrian paths of travel. The proposed walkways that run throughout the community are sufficient as they provide connectivity throughout the project site. Based on the parking requirements in LQMC Section 9.150.060 and the parking analysis done as part of the review process, staff has determined that the proposed parking area design and spaces provided within the La Quinta Memory Care Facility can accommodate the proposed use. The proposal provides for 55 parking spaces, which well exceeds the 17 parking spaces required by the Municipal Code. This excess is desired in order to help with peak periods of parking overlap during shift changes and occasional visitor spikes during holidays. The applicant is comfortable with the proposed parking ratios based on past experience with this type of land use. The proposed on -site lighting is acceptable as well, as the proposed fixtures are consistent with the City's outdoor lighting ordinance. Parking areas will be sufficiently lit by the strategically -placed poles and carport lights. All lighting will be designed and located so as to confine direct light within the community boundaries. The submitted photometric plan confirms that the project will be properly illuminated, with a lack of excess light and no illuminated hotspots. Initially, one item of concern was the applicant's proposal to not develop the approximately one -acre area of the parcel located directly to the north of the building/guest parking area. The applicant has indicated that there are ongoing discussions between the applicant and the property owner to the north regarding future development plans for the remaining undeveloped area. In the meantime, the applicant has addressed staff's concern of a partially -developed parcel by proposing the aforementioned garden/walking area. Staff believes the construction of this landscaped area is necessary when looking at the project site as a whole. Architectural Design: The Desert Southwestern architecture and layout of the project site is for the most part compatible with the surrounding land uses. Because the existing buildings near the proposed facility are of a Desert Contemporary and Mediterranean/Spanish architectural style, the Southwestern style does stand out from the surrounding built environment. However, enough architectural articulations enhance the building, and the height, mass, and scale of the building is appropriate for the proposed location. Furthermore, the 22-foot maximum height and a sufficient landscaped buffer minimize the visual impact of the one-story building from the existing residential neighborhood to the east. With regards to the architectural style, staff had some initial concerns with the proposed building. In particular, the monotonous roof ridgeline, subdued brown 5 color palette, and overall lack of architectural expression, was questioned. However, the applicant submitted photographs of another memory care facility that they have constructed that is identical to the proposed facility, and the finished product shown in the photographs are of an architectural quality that have somewhat alleviated staff's concern regarding the building and allows staff to more easily recommend approval of the project (Attachment 1, Photo Sheets .). Staff recommends the ALRC discuss the architectural style of the proposed building, focusing on compatibility with the surrounding environment and potential adjustments that could be made (lighter paint color palette, alterations to the roofline, etc.). Landscaping: In general, the proposed landscape palette is acceptable. The assorted species of plants provide diversity and add character to the proposed building. The use of Tipu, Citrus, Palo Verdes, as well as California Fan Palms among others properly reflects the Desert Southwestern architectural style, while providing sufficient screening and accents around the project site, including the parking lot area, pedestrian circulation areas, and outdoor use areas. Also, the proposed turf installation is acceptable as it will be utilized as an active -use area. Sustainability: The proposed La Quinta Memory Care Facility, as constructed, will be an environmentally sustainable community. The project is designed to maintain access to an existing public transportation stop (SunLine Transit Agency bus stop) and construct shading devices that will reduce energy demands on the community. Landscaping will also meet or exceed Coachella Valley Water District water budget requirements. RECOMMENDATION That the Architectural and Landscaping Review Committee recommend approval of Site Development Permit 201 1-919 to the Planning Commission, subject to the following Conditions of Approval: 1. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 2. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 3. All new and modified landscape areas shall have landscaping and p Permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 4. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Director for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height, and shall be fitted with a visor if deemed necessary by staff to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal. 5. All water features shall be designed to minimize "splash", and use high efficiency pumps and lighting to the satisfaction of the Planning Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 6. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. 7. The applicant shall submit the final landscape plans for review, processing and approval to the Planning Department, in accordance with the Final Landscape Plan application process. Planning Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Planning Director determines extenuating circumstances exist which justifies an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Director and/or City Engineer. 8. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of Highways and Streets, 5th Edition" or latest, in the design and/or installation of all landscaping and appurtenances abutting and within tf�b/ private and public street right-of-way. by: Y WVUU, Associate Planner 7 Attachments: La Quinta Memory care Facility Site Development Permit Packet r- Q 3 a� -- ' 3aajls u'O35uiysem .1Yi 13i g H geS� F 2 at p z_,, & Z E ,F, W W MO.R ppa �tl JN QC... � CGd Z H i ZQ a pgpg #agg 'S ➢ f, f ➢3 f� t (lift y a➢ t f ip tti•f`'az taf➢! f 1i. 1;if a�ftf i$?tiig.A biitjt 11131i aflif;#, Piti�i�s 9Ft fis#t t f�t€ € 3?4In111.11 InSNfla�ffIMI a�i A it '1 ii il it it 4 f: 1 i i z i i i i i i i i i i i i m I I i i i i i i i i i i i fi �f �f �ft1��t��lf43fa�f�[f4�$���f��f��i�3t@fill,➢t�.¢E�s�l�a Ea� Y Y .p� ie4y°sx �, 8e B`➢67±�y r �p < 1'rA �! �,}�7 ai�����; a ��n F a i x fK ua f➢ fj Mill Gas ys qy �'➢gin➢ jE f 1 j *� P CD U H ~ Wo a< N a� a� ai w- are �i Lrt1.3� llOia�0.6'.T N s _—y (j J W � W H Q U O J W N W W a _ F Z �U1vorul O Z _--i N a 1. i,--'----- ---_ ` I s it \rll�1�(.�a lPl I I /� ® m o z; } F z 1 63 5 1 SL't9E I I •I i \ � � 10 I9 � LA QUINTA MEMORY CARE FACILITY 404� VIot ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE DATE: JANUARY 4, 2012 CASE NUMBER: SITE DEVELOPMENT PERMIT 2011-922 APPLICANT: ROBERT RICCARDI - ARCHITECT PROPERTY OWNER: MEGA DEALER/TORRE NISSAN OF LA QUINTA ARCHITECT: RICHARD RICCARDI - ARCHITECT LANDSCAPE ARCHITECT: RGA LANDSCAPE ARCHITECTS, INC. ENGINEER: SAXON ENGINEERING SERVICES, INC. REQUEST: CONSIDERATION OF ARCHITECTURAL, SITE, AND LANDSCAPING PLANS FOR TORRE NISSAN AUTOMOTIVE DEALERSHIP, INCLUDING A SEPARATE TEMPORARY STORAGE SITE LOCATION: SOUTHEAST CORNER OF HIGHWAY 111 AND AUTO CENTER WAY N. / SOUTHEAST CORNER OF ADAMS STREET AND AUTO CENTER DRIVE ZONING DESIGNATION: REGIONAL COMMERCIAL (CR) GENERAL PLAN DESIGNATION: REGIONAL COMMERCIAL (RC) SURROUNDING ZONING/LAND USES: NORTH: REGIONAL COMMERCIAL - THE PAVILIONS AT LA QUINTA / AUTOMOTIVE DEALERSHIP SOUTH: REGIONAL COMMERCIAL - VACANT LAND EAST: REGIONAL COMMERCIAL - GARFF CADILLAC AND CHEVROLET / VACANT LAND WEST: REGIONAL COMMERCIAL / MEDIUM DENSITY RESIDENTIAL - AUTOMOTIVE DEALERSHIP / HADLEY VILLAS PURPOSE OF REVIEW The purpose of a Site Development Permit is to provide specific design review of a project's proposed architecture and landscaping. The Architectural and Landscaping Review Committee's (ALRC) role in reviewing this type of application is to provide the Planning Commission with a recommendation regarding the design of the proposed project and its compliance with the City's various development regulations. When reviewing applications, the ALRC is responsible for reviewing architectural design, site design, and landscape design. Architectural items for review include, building mass, scale, architectural style, and aesthetic details, including materials, roof style, and colors. Site related items include exterior lighting fixtures, project entries, streetscape, water features, pedestrian circulation, and similar amenities. Landscape review includes plant types, plant location and size, landscape screening of equipment and undesirable views, and the emphasis of prominent design features. Such coordinated review is necessary to promote a unifying project design, compatibility with other surrounding uses, and aesthetic consistency with existing architecture and the level of quality prevalent in the community. Once reviewed, the ALRC's recommendation will be included in the staff report presented to the Planning Commission. To assist the ALRC in this review, the following background and analysis is provided. BACKGROUND The Torre Nissan automotive dealership, located on the southeast corner of Highway 111 and Auto Centre Way North, consists of a dealership showroom, outdoor display areas and vehicle repair shop on approximately 3.2 acres of land. The existing automotive dealership has operated at the site since 2000. PROPOSAL Project Overview: The applicant is requesting consideration of the architectural and landscaping plans for expansion and building additions to the existing Torre Nissan automotive dealership site (Attachment 1). The project includes expansion of the existing showroom, a new customer service area, an addition to the automotive parts storage area, and expansion of the service bays for automotive repair. In addition to the improvements at the Torre Nissan site, the applicant has proposed to partially develop the vacant lot located on the southeast corner of Adams Street and Auto Center Drive (Attachment 2). The project includes grading of the site, installation of perimeter landscape, and the placement of a temporary asphalt parking lot. The applicant has stated that this lot will be used on a temporary basis during the construction at the main automotive dealership site (Attachment 3). 2 Architectural Design: The existing Torre Nissan site will see an expansion of approximately 12,860 square feet. Included in the expansion is a new parts storage area, a new customer service area, an expansion of the existing showroom, and the expansion of the automotive repair shop. All new building additions will be below or meet the existing building heights; approximately eighteen (18) to twenty-four (24) feet in height. In addition, all new building additions will receive exterior paint and stucco treatments. The exterior treatments will match the existing building's design; however, the new additions and existing building, including the red -tile roof on the rotunda, will be repainted to a "Silver Half Dollar" to better match the Nissan National Brand colors (Attachment 1, Pg. P-5). New Showroom Area The applicant proposes to expand the existing indoor showroom to accommodate additional office space and merchandise interior to the building. The new addition will occur along the building's western elevation and will expand over the existing hardscaped area between the building entry and parking lot. The new addition will expand the building entry beyond the existing rotunda by approximately five (5) feet. Additional treatments and materials will be used to enhance the dealership entry including new window treatments, color scheme to match the Nissan brand, new sign space, and a new customer entry. New materials include the placement of a ribbed silver wall panel, with additional red wall panels to frame the entry and to meet the Nissan national brand. New Parts Storage A new 4,200 square foot expansion of the existing parts storage area will extend from the buildings north elevation. The expanded parts area will extend approximately 62 feet from the current building, and will be approximately 134 feet from Highway 111. The expanded parts area will match the existing building height at approximately twenty-four (24) feet and be divided into two stories to accommodate storage of auto parts. The new storage area will have a roll -up metal door on the north elevation which will be painted "Silver Half Dollar" to match the rest of the building. New Customer Service Area The new customer service area will require the demolition of the existing customer service canopy. The proposal is to remove the existing drive-thru canopy service area and to construct a new enclosed drive -up service area. The new service area will be approximately eighteen (18) feet in height. The service area will be enclosed and will include two customer drive -up openings; each to be enclosed with a roll -up silver metallic garage door with glass panels. Expansion of Automotive Repair Bays Torre Nissan currently has twelve (12) vehicle repair bays along the eastern portion3of the building site. The proposal would expand the existing area to the north by approximately 3,250 square feet, and will accommodate six (6) additional repair bays. The repair bay expansion will maintain a twelve (12) foot high metal roll -up door on the north elevation. The expansion will have a mixed exterior appearance, with the bottom portion of the building consisting of exposed CMU block wall and the top portion of the building will have a plaster finished. Both portions of the expansion, including the metal roll -up door, will be painted to match the new "Silver Half Dollar" Nissan brand color. Temporary Storage Lot The proposed temporary vehicle storage lot will not develop any buildings on the site at this time. Full development of the lot will not occur without a separate Site Development Permit application. Site Design: Vehicle circulation and parking is established at the site. The proposed building expansions occur over existing pedestrian walkways and established vehicle repair areas. The building expansions will result in removal of approximately seven public parking stalls near the entry of the building. The removal of the stalls is to accommodate expansion of the building entry and pedestrian hardscape area in front of the building. The temporary storage lot design is generally acceptable. All driveway and parking lot improvements meet the City's zoning requirements, with the exception of the southeast entry to the site. The plan identifies a sixteen (16) foot accessway; however, the code standard says the accessway shall be a minimum of twenty (20) feet in width. Staff has recommended a condition to comply with this standard. Landscaping: Perimeter and site landscaping is installed and maintained at the existing Torre Nissan site. The applicant has chosen not to modify any of the existing landscape areas at the site. However, the proposed building additions will create three (3) new smaller landscape island; two along the building's north side, and one near the expanded customer service area (Attachment 1, Pg. P-3). The new islands will receive landscape treatment. The north side landscape islands are proposed to be planted with three (3) Mexican Fan Palms, Red Birds of Paradise, Chihuahua Rain Sage, Purple Trailing Lantana, and Regal Mist. The south side island is proposed to be landscaped with three (3) Acacia Mulgas, Ocotillos, Regal Mist, and Purple Trailing Lantana. All landscape islands are proposed to receive a two (2) inch layer of "Desert Gold" decomposed granite as a ground cover. The proposed temporary storage lot is currently vacant with native vegetation. The applicant has proposed to install the perimeter landscaping along two sides of the temporary storage lot; the north side along Auto Center Drive, and the east side along Auto Centre Way South (Attachment 2, Pg.2). The western property line, which ablhts Adams Street, is currently landscaped and maintained by the Center at La Quinta. The applicant has proposed to landscape the areas between the road curb and property lines of the temporary storage lot. All other areas at the site are not proposed to be landscaped at this time. The proposed perimeter landscape materials consist of six (6) 'Desert Museum' Palo Verdes, and nine (9 Tipuana Trees. In addition, the perimeter is proposed to receive several plantings of Weber Agave, Feathery Cassia, Red Birds of Paradise, Desert Spoon, Regal Mist, and Creeping Rosemary. The planting areas will also receive a two (2) inch layer of "D sert Gold" decomposed granite for ground cover. ANALYSIS Architectural Design: Staff finds the overall architectural style additions to the Torre Nissan site to be with the proposed building additions, as requirements for maximum building squat addition, the entire building will be ref Nissan's national brand. Site Design: The proposed building expansion and ad points, internal circulation, and parking Within the existing site, all applicable turn areas, and pedestrian connectivity meet standards. The proposed building add pedestrian circulation within the site. ind design of the proposed expansions and acceptable. Staff has no significant issues I proposed additions meet the City's zoning footage, setbacks and height limitations. In inted "Silver Half Dollar" to better match tions will not affect the vehicular access ;as within the existing Torre Nissan site. g radii for large vehicles, loading/unloading ie La Quinta Municipal Code development Dns do not impede current vehicular or The originally approved site plan for the dealership site included nearly 140 parking stalls for employees, patrons and visitors; which, at time of approval, exceeded the City's parking requirement by approximately 40 parking stalls. To accommodate the expanded building area seven (7) stalls rear the building entry will be removed and replaced by an expanded entry plaza. In addition, the expanded service repair bays will replace another ten (10) parking stalls. Based on the new building square footage, the parking requirements in LQMC Sectio 9.150.060; and the parking analysis done as part of the review process, staff has determined that a total of 114 parking stalls are required. Per the plan, the applicant has provided a total of 119 parking stalls. Staff has determined that the removal of approximately seventeen (17) parking stalls will not result in a deficiency of parking stalls per the City's parking ordinance and that the dealership site can accommodate the proposed improvements and any additional customer parking demandowever, in order to distinguish between customer parking and vehicle display areas, staff is recommending that parking stalls designated for customer and employee parking be stripped and that all other vehicular display areas remove their existing strippi ig. The proposed temporary storage lot will be partially developed to accommodate vehicle storage during construction of the Torre Nissan site. The proposed temporary parking facility is generally acceptable for use on a temporary basis. Because of the temporary nature of the site few site improvements are proposed. As proposed, the areas not proposed for improvements will be rough graded, existing native vegetation removed, and ground treated with a soil stabilization material for dust control. Staff has concern about grading the entire site when only a portion of the site will be used for vehicle storage. In addition, the applicant has not specified what material will be used for soil stabilization. Staff would encourage ALRC discussion regarding the advantages/disadvantages of leaving the unused portions of the site with native vegetation. Special conditions that address screening are described in the Specific Plan and previously approved Site Development Permit for the temporary storage lot. The condition calls for the screening of outdoor vehicle display areas along Adams Street. Specifically, the previous condition called for the construction of a six (6) foot high block wall along Adams Street. Because of the temporary use of this site, staff is not recommending the construction of the block wall at this time and staff believes that the existing native vegetation, if preserved and maintained, will adequately screen the temporary storage lot. The Torre Nissan site has pole lighting that is consistent with the original Site Development Permit approval and the City's Municipal Code. No new lighting is proposed on the existing automotive dealership site. In addition, the applicant has proposed to not install pole lighting at the temporary storage lot. The proposed building additions will have a negligible impact on customer, visitor, or guest parking. As proposed, the building expansions do not encroach into existing parking stalls. Parking at the site meets the municipal code requirement. Landscaping: In general, the proposed landscape palette is acceptable for Torre Nissan. The assorted species of plants provide diversity and add character to the proposed site improvements. The use of Acacia, Palo Verdes, as well as Mexican Fan Palms among others at the Torre Nissan site properly reflect the Desert Contemporary architectural style, while providing sufficient screening and accents around the project site, including the parking lot area, pedestrian circulation areas, and outdoor use areas. Also, there are no proposed areas for turf, which will reduce the amount of water used at both sites. The temporary storage lot is proposed only to receive landscape treatment along its north and east property lines. Staff finds this generally acceptable since full build -out of the site will not occur at this time. However, the specific plan for the site provides an approved landscape palette for all automotive dealership sites at the Centre at La Quinta. The landscape list does not include tipuana trees as part of the landscape palette. Staff is looking to the ALRC for discussion regarding the use of this tree type or an alternative. 6 The applicant has not proposed to landscape the remaining areas of the site which contain existing, mature, native vegetation. Staff has concerns about removing the native vegetation and replacing it with exposed soil treated for dust control. Staff is recommending that the applicant only grade the portions of the site that are necessary for the construction of the temporary parking lot and retention basin , and that all other areas remain "untouched" so that the existing vegetation screens the lot from surrounding properties and Adams Street. RECOMMENDATION That the Architectural and Landscaping Review Committee recommend approval of Site Development Permit 201 1-922 to the Planning Commission, subject to the following Conditions of Approval: 1. The applicant shall only grade the areas needed for the partial development of the temporary storage lot. All other areas shall remain as is. 2. All driveway's and vehicular accessways on the temporary storage lot shall be a minimum of twenty (20) feet in width. 3. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. 4. The applicant shall remove all individual parking stall stripping for all areas designated as "vehicle display" on Sheet P2 of Attachment 1. 5. The applicant shall submit the final landscape plans for review, processing and approval to the Planning Department, in accordance with the Final Landscape Plan application process. Planning Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Planning Director determines extenuating circumstances exist which justifies an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Director and/or City Engineer. 6. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of Highways and Streets, 5th Edition" or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 7. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. 7 Prepared by: ERIC CEJA, ssistant Planner Attachments: 1. Torre Nissan Application Packet 2. 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OY fir l 4 t--- !, Y ', I Torre Nissan 79125 HWY Ill La Quinta ca 92253 To; Les Johnson Planning Director City of La Quinta - received DEC - 9 >,qj cuvatactrxa ATTACHMENT # 3 In regards to the property across for Torre Nissan that is to be used as a temporary storage facility and developed in 2 stages. This is a letter to explain the usage of the property and the stages of development. Temporary Storage Lot DESCRIPTION OF USE Phase 1 of the site improvements referred to as site 2 of our project is intended to be for temporary use during construction. Phase 2 development plans will be submitted at a later date and will include permanent improvements for a new Automotive Dealership Facility. Description of use for Phase 1 temporary improvements are as follows: • No Public Use at this time during phase 1. • Storage of New Vehicle, Inventory For Overflow During Construction of Showroom Improvements. • CMU or Screen Walls To Be Constructed As Part of Phase 2 Development Plans. • No site lighting during phase 1. Site Lighting to Be Installed As Part of Phase 2 Development Submittal. • 2 inch thick Asphalt Paving Section with redwood heads at perimeter of paving, Constructed over Native Soil to be a temporary section for phase 1 only. • No Transport Trucks or Delivery Vehicles Will Be Allowed To Access Temporary Storage Lot. • Landscaping plans have been submitted and include landscape improvements as shown on plans file with the city. • Above ground retention basin to be constructed to handle storm water retention as required by city requirements. • Temporary driveway for phase 1 only. All driveways will be changed during phase 2 and per city requirements. • Phase 2 of this property will begin when after the total completion of the remodel of Torre Nissan. At that time a new automotive franchise will determine the lay out and design of the property. SINCEREL ' Michael Reinhardt Executive Manager Torre Nissan 760-578-0359 mreinhardt@torrenissan.com