2006 12 14 ALRC Special MeetingA
or
ARCHITECTURE AND LANDSCAPING
REVIEW COMMITTEE
A G E N D A
A Special Meeting to be Held at the
La Quinta City Hall Session Room
78-495 Calle Tampico, La Quinta, California
DECEMBER 14, 2006
10:00 A.M.
Beginning Minute Motion 2006-037
1. CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
11. 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.
Ill. CONFIRMATION OF AGENDA
IV. CONSENT CALENDAR:
Approval of the Minutes of September 20, 2006.
V. BUSINESS ITEMS:
A. Item ....................... SITE DEVELOPMENT PERMIT 2006-875
Applicant ................ Mayer Villa Capri, L.P. (Larry Brose)
Location ................. North side of Fred Waring Drive, between
Washington Street and Palm Royale Drive
Request .................. Consideration of architectural and landscaping
plans for a 104,287 square foot retail center and
adjacent 130,450 square foot medical office
complex.
Action .................... Minute Motion 2006-
ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE
B. Item ....................... SITE DEVELOPMENT PERMIT 2006-877
Applicant ................ Adobe Holdings, Inc.
Location ................. Within Tract 31249, on the south side of Avenue
58, west of Madison Street
Request .................. Consideration of architecture and landscaping
plans for four prototypical residential plans and
common areas for the Village at Coral Mountain
Action .................... Minute Motion 2006-
VI. CORRESPONDENCE AND WRITTEN MATERIAL
VII. COMMITTEE MEMBER ITEMS:
Vill. ADJOURNMENT
This meeting of the Architecture and Landscape Review Committee will be
adjourned to a Regular Meeting to be held on January 3, 2007 at 10:00 a.m.
DECLARATION OF POSTING
1, Betty J. Sawyer, Executive Secretary of the City of La Quinta, do hereby declare
that the foregoing Agenda for the La Quinta Architectural and Landscaping Review
Committee Special Meeting of Thursday, December 14, 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 111, on Friday, December
8,2006.
DATED: December 8, 2006
(�Z
BE Y ve Secretary
City a Q
G:\WPDOCS\ALRC\Agenda.doc
MINUTES
ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING
A Special meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
September 20, 2006 10:00 a.m.
CALL TO ORDER
A. This meeting of the Architectural and Landscaping Review Committee
was called to order at 10:07 a.m. by Principal Planner Stan Sawa.
B. Committee Members present: Bill Bobbitt and Tracy Smith. It was
moved and seconded by Committee Members Bobbitt/Smith to excuse
Committee Member Frank Christopher. Unanimously approved
C. Staff present: Principal Planner Stan Sawa and Executive Secretary
Betty Sawyer.
I[. PUBLIC COMMENT: None.
111. CONFIRMATION OF THE AGENDA: Confirmed.
IV. CONSENT CALENDAR:
A. It was moved and seconded by Committee Members Bobbitt/Smith to
approve the Minutes of September 6, 2006 as submitted.
Unanimously approved.
V. BUSINESS ITEMS:
A. Specific Plan 99-035, Amendment No. 1; a request of East of
Madison, LLC for consideration of landscaping plans for the perimeter
of the Madison Club for the property located south of Avenue 52, east
of Madison Street, north of Avenue 54, and west of Monroe Street.
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 John
Gamlin, representing East of Madison, LLC, and Don Veda,
Landscape Designer, who gave a presentation on the project.
2. Committee Member Smith asked staff to explain "view
corridors". Staff explained it was an opening in the perimeter
landscaping that would create an area you can see through.
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Architecture and Landscaping Review Committee
September 20, 2006
3. Committee Member Bobbitt stated his concern was that this
site did not become like the Hideaway on Avenue 54 in regard
to the berm. He asked if there was a set standard for the
number of trees to be removed to create this corridor. Staff
stated it was a condition of approval, but there were no
standards.
4. Committee Member Smith asked if staff had any
rec ornmendations as to where trees should be removed. Mr.
Gamlin stated the berm has been reshaped and the landscaping
is more open.
5. Committee Member Bobbitt stated he likes the plans as they are
submitted. Discussion followed as to alternatives to create the
.view corridor".
6. Committee Member Smith suggested just moving the trees or
grouping them together to create the openings.
7. Committee Member Bobbitt suggested their landscaping plans
for the slopes be sensitive to where the irrigation lines are
placed to not allow the slopes to be eroded as well as keeping
the weeds cleaned out,
8. There being no further questions, it was moved and seconded
by Committee Members Bobbitt/Smith to adopt Minute Motion
2006-030 recommending approval of Specific Plan 99-035,
Amendment No. 1, as recommended. Unanimously approved.
VI. CORRESPONDENCE AND WRITTEN MATERIAL: None
VII. COMMITTEE MEMBER ITEMS: None
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There being no further business, it was moved and seconded by Committee
Members Smith/Bobbitt to adjourn this Special Meeting of the Architectural and
Landscaping Review Committee to a Regular Meeting to be held on October 4,
2006. This meeting was adjourned at 10:23 a.m. on September 20, 2006.
Respectfully submitted,
BETTY J. SAWYER
Executive Secretary
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ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE
DATE: DECEMBER 14, 2006
CASE NO: SITE DEVELOPMENT PERMIT 2006-875
APPLICANT: MAYER VILLA CAPRI, L.P. (LARRY BROSE)
ARCHITECTS: PREST-VUKSIC ARCHITECTS (RETAIL)
BURGHARD DESIGN GROUP (MEDICAL)
WILLIAM PARRISH DEVELOPMENT CONSULTANTS (MARKET)
LANDSCAPE
ARCHITECTS: RGA LANDSCAPE ARCHITECTURE, INC.
ENGINEERS: MSA CONSULTING, INC.
REQUEST: REVIEW OF ARCHITECTURAL AND LANDSCAPING PLANS FOR
104,287 SQ. FT. RETAIL CENTER AND ADJACENT 130,450 SQ.
FT. MEDICAL OFFICE COMPLEX
LOCATION: NORTH SIDE OF FRED WARING DRIVE, BETWEEN WASHINGTON
STREET AND PALM ROYALE DRIVE
BACKGROUND:
The project site is a 25 ± acre site on the north side of Fred Waring Drive between
Washington Street and Palm Royale Drive in the Community Commercial zone. The
newly constructed Colonel Mitchell Paige Middle School and a small vacant commercial
site are to the north of the site with residential uses to the east across Palm Royale
Drive and south across Fred Waring Drive. To the west in the City of Palm Desert are
commercial and residential uses.
This site was proposed by this applicant for a 10 acre commercial site and 15 acre
residential subdivision in early 2004. The project then proposed was recommended for
denial by the Planning Commission and eventually withdrawn by the applicant.
PROJECT PROPOSAL:
Proposed is a commercial complex and medical office complex (Attachment 1). The
104,287 square foot commercial complex will consist of 10 acres on the west end of
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the site, while the eastern 15 acres of the site is proposed to be an 130,450 square
foot medical office complex. While the projects are separate, there will be vehicular
cross access between the two via a common driveway at the projects common
boundary connecting to Fred Waring Drive.
Commercial Center:
The commercial center on the west portion of the site will consist of a supermarket
with several attached, retail shop spaces, a freestanding drugstore, and six additional
freestanding retail buildings. The Building 1 pad is shown as a future phase and not
included at this time. Building 10, which is to be a drug store, is not a part of this
request because, according to the architect, the floor plan and elevation plans
submitted for it do not match due to a change in tenants. It will be submitted at a
later date.
The center has two driveways to Fred Waring Drive and two to Washington Street.
The easterly driveway on Fred Waring Drive will be shared with the medical office
complex to the east.
The project is designed in a desert contemporary style of architecture, utilizing flat
roofs, square corners, popouts and recesses, multi -color smooth plaster walls, stone
veneer on towers, metal canopies and trellis', awnings and tower roofs. Exterior
plaster colors will be five shades of tans to browns plus a deep green. Metalworkand
accents will be dark brown with the stone veneer multi earth tone colors. The curved
metal roof where used consists of a standing seam metal in a clear anodized aluminum
color.
The building heights vary from approximately 20' for the freestanding retail shops to
24' for the supermarket. There are tower structures on most of the buildings which
are several feet higher than the adjacent building walls.
Medical Office Complex:
The medical office complex will consist of five buildings, with the northern three
buildings proposed to be two stories in height and the southern two buildings near Fred
Waring Drive proposed at one story. There is one driveway connecting to Palm Royale
Drive and two driveways to Fred Waring Drive, the westerly one being the shared drive
with the retail center. The easterly Fred Waring Drive entry leads to the front door of
the proposed medical building where a circular drive with a water feature in the center
and drop off area and several close handicap parking spaces ex,ist next to the building.
The circular drive intersects an east -west drive that provides access to the commercial
center and Palm Royale Drive.
Only the architectural plans for the main "flagship" 44,850 square feet two-story
building in the center of the complex have been submitted. The medical building is
designed in a desert contemporary style of architecture utilizing the same type of
architectural features as the retail center. Exterior plaster colors will be similar or the
same used in the retail center. Metal work and accents, including a curved standing
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seam metal roof over the tower feature, is to be clear anodized aluminum color, with
the stone veneer used being the same as that used in the retail center.
As required for office buildings, carports will be provided for at least 30% of the
parking spaces. Plans for these have not been submitted, but they will be compatible
with the desert contemporary architectural style of the building. Two small carports
are located near the one story buildings, while most are located near the two story
buildings.
Entries are provided on all four sides of the building with the main entry facing Fred
Waring Drive where a water feature and circular drive are proposed. On south side of
the building, following the curve of the circular drive and adjacent to the front door is a
covered arcade.
The building parapet is proposed at 30' high, which is lower than the 40' high allowed
in the Community Commercial zone. Inside of the parapet wall and mounted to the
roof will be a painted louvered equipment screen which will add an additional four feet
of height to the structure. While it will screen the roof equipment, it is also designed
to be an architectural feature of the building. A tower (with the curved metal roof)
over the north and south building entries will be 43' high.
Landscape Design for both projects:
A landscape plan for the entire site has been submitted showing specific trees and
shrub types. The plan includes a plant palette with sizes for the project. Trees are
shown at 24" to 36" box size, with Date Palms at 14' and Mexican Fan Palms at 25'
high. Shrubs are shown at 15, five and one gallon sizes with groundcovers at five and
one gallon size. The landscape design is desertscape in nature with no use of turf
indicated.
Additionally, plan blow-ups with more landscape detail are provided for the area around
buildings 2-4 of the retail center and the area around the proposed medical building and
water feature have been submitted.
Along the Washington Street and Fred Waring Drive perimeters a meandering sidewalk
is shown with some berming in the planter areas. At the corner of Washington Street
and Fred Waring Drive a water feature is shown surrounded by planting. Planted
retention basins are shown at the northeast corner of the site adjacent to Palm Royale
Drive on the medical complex site, and to the east of Building 10 on the Commercial
center site.
ALRC DISCUSSION ITEMS:
Although the buildings have been designed by three different architects they are
compatible in design, color and materials. Overall the desert contemporary style
project is attractive and similar in design to other projects in La Quinta. However,
there are items that warrant discussion.
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Commercial Center:
For most buildings there is a lack of depth in the architectural treatment to the building
exteriors. Generally, except at corners, popouts and recesses are minimal which
creates an unattractive appearance and does not provide adequate shadow depths and
solar protection over glass and doors. Some glass areas, such as at the market entry
are over one story high with little or no solar protection. Furthermore, this creates an
out of proportion appearance to the entry.
The nature of the design does not provide shaded arcades along walkways around the
commercial buildings which during warm months is desirable.
The front elevation of the supermarket building except for the tower is essentially the
same height. Some height variation would help break up the monotony of this
horizontal roof line. The same is true for the northwest elevation that faces
Washington Street and northeast elevation that faces the middle school. Additionally,
architectural treatment such as, stone columns, popouts or recesses are needed on the
northwest and northeast building elevations to provide architectural depth.
Though the drugstore architecture is not being considered as part of this submittal, it is
important to note and consider that its located in a prominent location at the
intersection of Washington Street and Fred Waring Drive. Therefore, the site design
and architecture will need to be attractive and compatible with the balance of the
project.
Site plan changes are needed to provide safer and circulation and less potential parking
and drive aisle conflict points. This will necessitate making sure drive aisles intersect
cross aisles at 90 degree angles and removing parking spaces in areas where there are
only 3 or 4 spaces in a row.
The vehicular connection between the commercial and medical complexes is the
common driveway to Fred Waring Drive. There is a jog between the connecting aisles
to this driveway. The drive aisles need to align as we believe a significant amount of
traffic, especially those wanting to turn east on Fred Waring Drive leaving the
commercial center, will cut through the medical complex parking lot. This can be
achieved by moving Building 7 south and removing a small portion of Building 6. The
food court can be relocated to the area between Buildings 7 and 8.
To the north at the western end of the project is a small vacant commercial lot. To
improve traffic safety on Washington Street Staff will recommend to the Planning
Commission that the commercial site provide a cross access easement to the north. In
return that developer will be required to grant a recipical easement.
Trash enclosures need to be moved so that they are behind buildings and not visible
down perpendicular drive aisles.
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Medical Office Complex:
The use of a louvered equipment screen is often used an afterthought to screen roof
equipment. In this case, it appears to be proposed as an architectural feature. The
possibility of increasing the distance between the screen and exterior wall should be
considered. The ALFIC should review this feature to ensure it is an integral part of the
building.
The circular drive in front of the main office building has head -in parking spaces that
will create traffic hazards when backing up. The end spaces, at a minimum should be
deleted and replaced with landscaping.
The medical office building is designed with two story high windows on all sides.
Although a sun shade is provided between the floors, it is too high to provide full
shading of the lower glass and there is no second story shading provided. The building
appears to be busy with detailing that detracts from or possibly hides the lack of
architecture. The ALRC should review this aspect of the project and determine
whether revisions are warranted.
The future northeasterly medical office building closest to Palm Royale Drive is
indicated to be a two story structure. While it is outside the height restricted area
required adjacent to Fred Waring Drive, it is relatively close to residences across Palm
Royale Drive to the east. To minimize incompatibility with those residential properties,
the building should be restricted to one story and consistent with the design for
Buildings 11 and 12.
Landscape Design for both projects:
Including the landscaping for both projects provides a continuous design for the entire
site. The east side of the intersection of Washington Street and Fred Waring Drive
marks a General Plan designated Primary Gateway point or entry into the La Quinta.
As such, the City would like an east bound City entry sign and appropriate landscaping
on this corner. Increasing the landscape area at the corner by eliminating parking
spaces adjacent to the corner and wrapping around along Fred Waring to the driveway
would provide adequate area for the signage and a significant landscape statement
(Attachment 2). The project site has excess parking spaces according to the
submitted plans which can be reduced without negatively impacting the proposed
uses.
On both projects there are areas such as parking spaces in front of buildings (i.e.
supermarket, drugstore, etc.) where diamond tree wells are needed to both provide a
soft breakup of the building and provide the required parking lot shading. This also
includes the northern end of the parking spaces in front of the supermarket.
The meandering sidewalk is shown touching curb on Washington Street and Fred
Waring Drive. The sidewalk should be revised to not touch curb except at corners or
other similar points. Screening of parking lots areas needs to be provided by use of
short decorative walls.
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Date Palm trees are shown at the medical building entry area at a 14' height. In the
past concern has been raised with the transplanting of "older" palm trees in pedestrian
areas as they have presented a hazard. Provided the trees are 14' high, their use
should be acceptable. The plant palette shows Crape Myrtle as a small accent tree.
Additionally, the Littleleaf Ash also proposed as a small accent tree is semi -deciduous.
Evergreen trees may be more appropriate to use.
The majority of the northern boundary of the project is adjacent to a public school.
Planters are provided along this area with a variety of shrubs and trees. The planters
in areas adjacent to the school buildings should be heavily planted with canopy trees to
provide a visual screen.
RECOMMENDATION:
Recommend to the Planning Commission approval of Site Development Permit 2006-
875 subject to the following Conditions of Approval:
1 The following revisions shall be made to the satisfaction of the Community
Development Director:
Commercial Complex:
A. Building wall height variation within code requirements shall be provided
for the supermarket on the front (southwest), northwest elevation that
faces Washington Street and northeast elevation that faces the middle
school.
B. Architectural treatment such as stone columns, popouts or recesses with
minimum three foot depth shall be provided on the northwest and
northeast building walls of the supermarket. The supermarket entry shall
be studied to reduce large expanse of glass.
C. An east bound facing City entry sign shall be provided on the corner of
Washington Street and Fred Waring Drive. The landscape area at the
corner shall be increased in size for this entry sign by eliminating adjacent
parking spaces to the satisfaction of the Community Development
Director.
D. Back-up areas shall not encroach into required 20' perimeter setbacks.
E. Drive aisles in the commercial complex shall intersect at cross aisles at
90 degree angles and parking spaces in small planter areas where there
are only 3 or 4 spaces in a row shall be removed and replaced with
planting.
F. The commercial complex's east -west drive aisle to the center driveway
on Fred Waring Drive shall align with the main east -west drive aisle
through the medical office complex. To accomplish this Building 7 shall
be relocated to the south.
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G. Trash enclosures along the north and east boundaries of the commercial
complex shall be relocated to be behind Buildings 4 and 7, respectively.
H. Building popouts and recesses shall be a minimum three feet deep to
provide shadow depth and glass protection. Covered arcades or trellis'
over walk areas shall be provided and will be considered during review of
building elevations.
The building and landscape design for Buildings 1 and 10 of the
commercial complex shall be reviewed by the ALFIC and Planning
Commission as an amendment to this SDP.
Medical Office Com
J. Medical Office Building 13 shall be one story in height.
K. The circular drive in front of the building has head -in parking spaces that
will create traffic hazards when backing up. The two end spaces at east
and west ends, at a minimum, should be deleted and replaced with
landscaping.
L. The two story high windows shall be provided with solar protection as
needed for summer sun.
M. The building and landscape design for the four remaining medical complex
buildings shall be reviewed by the ALFIC and Planning Commission as an
amendment to this SDP.
General Requirements for Project:
N. The meandering sidewalk shall be revised to not touch street curb except
at corners or other similar points.
0. The planters in areas adjacent to the school buildings should be heavily
planted with canopy trees to provide a visual screen of the commercial
site. Planters along north property line under 10 feet wide shall be
increased to a minimum 10 feet wide to accommodate trees.
P. Final planting and irrigation plans shall be reviewed by the ALRC with final
approval by the Community Development Director.
Q. ADA pedestrian access shall be provided to the satisfaction of the Public
Works Department. Crosswalks shall be provided at common Fred
Waring Drive driveways between Commercial and Medical Office
Complexes. Sidewalks shall be provided along common driveway
between east -west Medical Office Complex and Fred Waring Drive.
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R. Screening of parking lots adjacent to perimeter streets shall be provided
by use of short decorative walls.
S. Diamond shaped tree planters shall be provided between head of parking
spaces and buildings to provide code required shading.
Attachments:
1 . Architectural and landscaping plans
2. Drug store area plan
Prepared by:
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Stan Sawa, Principal Planner
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DATE:
ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE
DECEMBER 14, 2006
CASE NUMBER: SITE DEVELOPMENT PERMIT 2006-877
APPLICANT: ADOBE HOLDINGS, INC.
ARCHITECT: SOUTH COAST ARCHITECTS
HERMANN & ASSOCIATES
REQUEST: CONSIDERATION OF ARCHITECTURAL AND LANDSCAPING
PLANS FOR FOUR PROTOTYPICAL RESIDENTIAL PLANS AND
COMMON AREAS FOR THE VILLAGE AT CORAL MOUNTAIN
(TR 31249)
LOCATION: WITHIN TR 31249; ON THE SOUTH SIDE OF AVENUE 58,
± 1/2-MILE WEST OF MADISON STREET
BACKGROUND:
The Village at Coral Mountain (Tract 31249) consists of two parcels, which
together comprise of an area of approximately 33 acres (Attachment 1). The
subdivision map was approved by the City Council on September 16, 2003. A Site
Development Permit (SDP 2004-820) was approved by the Planning Commission
on January 25, 2005. The Site Development Permit was valid for one year
following the approval, and subsequently expired on January 25, 2006. The
applicant is now resubmitting the same, previously -approved prototypical plans for
four unit types (with some minor changes in architecture and floor plans), new
common area concept landscape plans, and detailed entry gate building plans.
PROJECT REQUEST:
Units:
The applicant has submitted prototypical plans for four unit types and common area
landscaping (Attachment 2). Each plan is designed with three elevation treatments
and twelve color and material schemes (Attachment 3). The unit plans utilize a
Spanish or Mediterranean style of architecture and vary in size from 3,050 to 4,065
square feet in area. All units have cedar wood garage doors and clay tile roofing.
Plan One and Plan Two are single -story, while Plan Three and Plan Four will be two-
story units. Each unit has the following characteristics:
Plan One: 3,040 sq. ft.
2 BR with casita or 3 d BR
3-car garage (1 -car side -entry)
Plan Two: 3,230 sq. ft.
3 BR with guest suite
3-car garage (1 -car side -entry)
Plan Three: 3,835 sq. ft.
3 BR with optional den/office
Upstairs casita/guest unit and sky deck
3-car garage (one tandem space)
Plan Four: 4,060 sq. ft.
3 BR with upstairs bonus room and sky deck
Option for 4 th and 51h BR upstairs
Casita off open courtyard
3-car garage 1 -car side -entry
Preliminary typical front yard landscaping plans have been submitted for each of the
four unit types (Attachment 4). Typical front yard landscaping plans include a
minimum of two to four trees, a variety of shrubs, and turf. Plant materials
identified appear to primarily be low water users with plants typically used in the
desert.
Common Area:
The common area plans include one large common area, the Avenue 58 perimeter,
and two entrances, one primary and one secondary, along Avenue 58 (Attachment
5). The large common area is comprised of dry creek areas surrounded by desert
accents, decomposed granite walking paths and bridges, numerous benches and
trash receptacles, and a lake with a rock crop waterfall. Both the dry creek area
and the desert accent area consist of 3"-6" river cobble with decomposed granite
planters. The plant material includes those used in the production home front yards
along with a few additional plants.
The perimeter landscaping along Avenue 58 includes a 6-foot high theme wall, a
landscape buffer wide enough to accommodate Mexican Fan Palms and additional
shrubbery, an equestrian/multi-use trail, and a smaller landscape buffer between the
trail and Avenue 58 (Attachment 6). The equestrian trail material consists of
decomposed granite, and the city -standard equestrian PVC railing runs adjacent to
the trail. The theme wall runs along the perimeter of the project, as well as in the
entrance areas, and consists of a white stucco finish with matching pilasters and
caps.
The primary vehicular entrance on Avenue 58 consists of a roadway flanked on both
sides by lakes, both with rock crop waterfalls, the main entry gates, and an
unmanned guardhouse (Attachment 7). The primary entry gates are wrought iron,
with dark brown, simulated distressed wood. The unmanned guardhouse is
approximately 20 feet in height, and consists of two towers, a porte cochere, and a
fountain. The guardhouse is constructed of brick veneer and stucco, and has 2-
piece clay tile roofing. The guardhouse is non-functional and serves only an
aesthetic purpose, as the automatic gate is the main entry into the project. The
gates at the secondary entrance on Avenue 58 are constructed of wrought iron.
ANALYSIS:
Staff finds that the overall architectural style and design of the proposed units to be
acceptable. Section 9.60.310 of the LQMC states that a dwelling located next to a
project or tract boundary shall be limited to one story if an existing one story
dwelling is within fifty feet of the common property line. If no existing dwelling
exists or if there is vacant land, there is no restriction on the placement of two-story
units. Staff is recommending that ALRC discuss the possible distribution of one and
two-story units on all lots adjacent to the eastern and southern project boundaries.
Adjacent to the eastern boundary of the project is vacant, unentitled land. Adjacent
to the southern boundary is the Andalusia residential development, with no unit
layout at this time. And adjacent to the western boundary is parkland, and staff
does not feel that the same requirement is needed. The garage doors are proposed
to be cedar wood. Wooden garage doors are typically discouraged due to
maintenance issues, but these proposed doors are heavily framed and do not
present the same issues.
The architecture and layout of the entry guardhouse and surrounding water features
are also acceptable, and comply with Zoning Code requirements. However, staff
recommends that an additional turnaround be added closer to the primary entrance
gates so that vehicles that cannot gain entry do not have to back up the length of
the main driveway to get to the existing turnaround at the simulated bridge.
Additionally, staff recommends that ALRC discuss the use of the water features and
any viable alternatives.
The common area concept is similar to that employed in design of the Stone Creek
project, which is located directly across Avenue 58 from this tract. The landscaping
plans call for Chilean Mesquite and Bottle trees, which the ALRC has discouraged
use of in past projects. Also, the landscape palette shows the use of California
Peppers, which ALRC has had past concerns related to wind damage and other
related maintenance issues. In general, the landscape palettes presented are
acceptable. The submitted landscape plan details are not to scale, so the applicant
will be required to submit to -scale plans for final review, and also to present water
calculations to illustrate compliance with LQMC Chapter 8.13.
Staff also recommends that the equestrian/multi-use trail along Avenue 58 be
redesigned with the smaller landscaped buffer relocated to be adjacent to the
perimeter theme wall, the larger landscaped buffer adjacent to the street, and the
trail in between. This minimizes any impact that vehicles traveling on Avenue 58
may have on users of the trail.
RECOMMENDATION:
That the Architecture and Landscape Review Committee recommend to the
Planning Commission approval of Site Development Permit 2006-877, subject to
the following Conditions of Approval:
1 Replace the Chilean Mesquite, Bottle, and California Pepper trees from the
landscape palettes with alternate tree types.
2. A vehicular turnaround shall be added in front of the primary entrance
gate to allow vehicles to turn around prior reaching the gate without
having to backup the length of the driveway.
3. A no -turf front yard option shall be provided for all types of lots.
4. Final landscape plans for on -site planting 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 perimeter landscaping.
5. The applicant shall redesign the equestrian trail so that the smaller
landscaped buffer is adjacent to the wall, the larger landscaped buffer is
closest to Avenue 58, and the equestrian/multi-use trail is located in
between.
6. Building heights shall be limited to one-story/22 feet, for a distance into
the site of 150 feet from the Avenue 58 ultimate right-of-way line.
7. The applicant shall comply with all conditions of approval of Tentative
Tract Map 31249.
Prep
Jay W\Ou Assistant Planner
Attachments:
1 .
Location Map
4.
Conceptual Landscape Plan
2.
Unit/Floor Plans
5.
Common Area Elevations
3.
Front Yard Landscaping
6.
Unmanned Guardhouse Detail
ATTACHMENT#1
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