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ARCHITECTURE AND LANDSCAPING
REVIEW COMMITTEE
AGENDA
A Re -Scheduled Meeting to be Held at the
La Quinta City Hall Session Room
78-495 Calle Tampico, La Quinta, California
FEBRUARY 7, 2007
10:00 A.M.
Beginning Minute Motion 2007-002
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 January 17, 2007.
V. BUSINESS ITEMS:
A. Item ....................... SITE DEVELOPMENT PERMIT 2006-852
Applicant ................ Eden Rock At PGA West
Location ................. East and North Sides of PGA West Boulevard,
West of the Existing Stadium Clubhouse.
Request .................. Consideration of Architectural and Landscaping
Plans for a 292-unit Residential Complex of
Single -Family Attached Units, in the Resort Core
at PGA West.
Action .................... Minute Motion 2007-
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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 March 7, 2007 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 Rescheduled Meeting of Wednesday, February 7, 2007, was posted on the
outside entry to the Council Chamber, 78-495 Calle Tampico, and the bulletin board at
the La Quinta Post Office bulletin board. 78-630 Highway 111, on Friday, February 2,
2007
DATED: February 2, 2007
BETTY J. SAWYER, Executive S retary
City of La Quinta, California
PAReports - ALRC\2007\2-7-07\Agenda.doc
MINUTES
ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING
A Rescheduled meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
January '17, 2007 10:00 a.m.
CALL TO ORDER
A. This meeting of the Architectural and Landscaping Review Committee
was called to order at 2:04 a.m. by Planning Manager Les Johnson.
B. Committee Members present: Bill Bobbitt, Frank Christopher and
Tracy Smith.
C. Staff present: Planning Manager Les Johnson, Principal Planner Fred
Baker, and Executive Secretary Betty Sawyer.
II. PUBLIC COMMENT: None.
IL CONFIRMATION OF THE AGENDA:
A. Staff noted the changes to the Agenda. It was moved and seconded
by Committee Members Bobbitt/Christopher to approve the Agenda as
corrected.
IV. CONSENT CALENDAR:
A. It was moved and seconded by Committee Members Bobbitt/Smith to
approve the Minutes of December 6, 2006 as submitted.
Unanimously approved.
V. BUSINESS ITEMS:
A. Site Development Permit 2006-876; a request of Laing Luxury Homes
for consideration of architectural and landscaping plans for
prototypical residential plans for use in Tentative Tract 35060 for the
property located on Washington Street and north of Avenue 48
terminus.
1. Principal Planner Fred Baker presented the information contained
in the staff report, a copy of which is on file in the Community
Development Department. Staff introduced Josh Welty,
representing Laing Luxury Homes, who gave a presentation on
the project. Other project presenters were A. J. Jarvis and
Ginny Kerr of Laing Luxury Homes, Mikael Evdokiou of Robert
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Architecture and Landscaping Review Committee
January 17, 2007
Hidey Architects, and Mark Lenning and Travis Ebbert of The
Colabrative West
2. Committee Member Smith asked how much of the retaining
wall that would be used for the mountain, would be visible from
Washington Street. Staff stated you would not be able to see
the wall.
3. Committee Member Christopher asked how this parcel would be
affected by the parcel to the west in regard to access if that
tract were to be developed. Staff stated the upper parcel was
deed restricted "Open Space" in favor of the City. There have
been preliminary discussions with the applicant in regard to
what could be done. Ultimately, whatever is proposed for that
parcel will be done in conjunction the City. At present there is
no proposal. Planning Manager Les Johnson stated that should
there be an allowance for development, there is potential for
access through this tract.
4. Committee Member Smith asked if there would be any off -site
grading into the higher parcel. Mr. Welty stated none.
5. Committee Member Christopher asked if there was a grade
height between the front units and the units right behind them.
Mr. Lenning stated no difference. Staff stated they were
proposing mounding adjacent to Washington Street and staff
was requesting it be no more than eight feet. In addition, the
Public Works Department is requesting a 3:1 slope on the inside
of the wall.
6. Committee Member Bobbitt asked when the traffic light would
be installed. The applicant stated it was to be constructed with
the tract. Staff stated it would probably be conditioned to be
installed when a certain number of homes are completed.
7. Committee Member Christopher asked the pad height of the
bungalows. Mr. Welty stated 28 feet at the peak. Mr. A. J.
Jarvis explained the height and Image Corridor issues.
Committee Member Christopher asked why they were not using
a hip roof product. Mr. Evdokiou stated it was not indicative to
the style. Hipped elements are straying from the style they
wanted. They are also getting away from the rotundas as they
are being overused. Committee Member Christopher stated he
agrees with staff's recommendations. The perimeter wall is a
lot of wall mass. If the accents were added at the end of the
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Architecture and Landscaping Review Committee
January 17, 2007
wall units, of termination points, to anchor the wall (randomly
separated) it would help. If the final landscape plan includes
everything that is shown on the elevation, it will help with the
approval of the project. Mr. Welty stated there are a number of
Palo Verde trees that are being preserved from the existing site.
Some of those trees are in excess of 60-inch boxes so they are
confident in the final look.
8. Committee Member Bobbitt stated what is going to be the most
important to the citizens of La Quinta will be the streetscape. It
is important that the final product look like what is being
presented. Staff stated they were recommending more
staggering on the openings along the perimeter wall.
Committee Member Bobbitt asked if a study had ever been done
regarding erosion of the mountains. Mr. Jarvis stated they do
have a rock fall report being prepared. Mr. Welty stated the
summary of the report does not have an exceeding risk of fall.
Staff noted that usually the rock fall report will ask for a
significant setback or even a rock fall fence. This project does
have a significant setback and should not be affected.
Committee Member Bobbitt asked what type of drainage or
retention diversion is planned for the tract. Mr. Welty stated
the watershed from the mountain will be caught and dropped
into a V-ditch and ultimately empty into the storm drain system.
Committee Member Bobbitt asked about the decomposed
granite (DG) along the walking paths, will there be header
boards. It has been found that the header boards or poly_
warp and the DG do not stay on the path and become
unsightly. He would suggest the composite header boards be
used and the screws used should be nut and bolted together
with 18-inch stakes or concrete curb. When you are grading
reduce the slope where the DG will be placed to keep it on the
slope. Another issue is the use of wood garage door as they
tend to deteriorate rapidly
9. Committee Member Christopher stated there are fiberglass does
that are fabricated to look like wood that would work a lot
better.
10. Committee Member Bobbitt asked what the interior area of the
bungalows will be. Mr. Welty stated it is a courtyard area and
explained this will be landscaped by the homeowner.
11. Committee Member Christopher asked if landscape packages
would be offered. Mr. Welty stated yes.
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Architecture and Landscaping Review Committee
January 17, 2007
12. Committee Member Bobbitt asked about guest parking as there
does not appear to be a lot. Staff noted there is on -street
parking to alleviate the problem.
13. Staff noted the landscape palette was selected from CVWD list
and staff is concerned about two species: Afgan and Pepper
trees. Committee Member Smith stated he is concerned that
the Washington Street trees not all be deciduous. As far as the
interior, it doesn't matter. Mr. Lenning stated he does not
know how many they will have, but they do intend to use the
existing Palo Verde trees.
14. Committee Member Bobbitt noted the trees that will not stand
up to the wind. The applicant stated the evergreen tree will be
mixed in to strengthen the streetscape. Ironwood and
Shoestring Acacia are suggestions. They do intend to preserve
50 of the existing trees with the majority being transplanted to
Washington Street.
15. Committee Member Christopher stated they have had
discussions with Council that 36-inch boxes be the minimum
size planted.
16. Committee Member Smith stated the olive tree should be the
fruitless olive.
17. Staff noted the wall will not be undulating, but the top of the
wall will remain at 12 feet. Mr. Jarvis explained how the wall
would be constructed and made sure it was setback, undulated
and meandering to ensure the homes would not be looking
directly onto Washington Street. He ensured the Committee
that the landscaping would be extensive to hide the wall,
because it is a very sensitive issue to the development. The
pads cannot be dropped any further and it is the only solution
they have to protect the views from the homes. Staff stated
they believe the units are setback far enough that with the
landscaping they will be screened.
18. Committee Member Christopher suggested it be staggered
between 10 and 12. Staff stated they understand the
applicant's position, but the City is sensitive to not create visual
barriers or berms to accommodate their interests. Even though
staff does not think this will be similar to past projects that
have created issues, this will be the last wall along Washington
Street.
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Architecture: and Landscaping Review Committee
January 17, 2007
19. Committee Member Smith asked what the height would be if
the slope were reduced to a 3:1 on the inside. Mr. Jarvis
stated it would move the wall out closer to Washington Street.
It will also affect their retention area. They do not believe it will
be a visual barrier and believe they can make it work with the
12 foot wall. Mr. Welty further stated the units along
Washington Street have backyards that face Washington Street.
Committee Member Smith stated the problem is protecting the
view of the 10-15 homeowners versus the view for all the other
citizens of La Quinta. Mr. Lenning stated it is a wide landscape
area and will not be the dark, depressing feeling that the
Committee believes it will be. Discussion followed regarding
wall heights on other projects in the City.
20. There being no further questions, it was moved and seconded
by Committee Members Christopher/Smith to adopt Minute
Motion 2007-001 recommending approval of Site Development
Permit 2006-876, as recommended. Modifying that the
Washington Street perimeter wall undulate between 10 and 12
feet from curb height and random pilasters be placed with
termination points at end of wall with a material other than the
finish wall. The wall and final landscaping plans will be
approved by the ALRC. Unanimously approved.
VI. CORRESPONDENCE AND WRITTEN MATERIAL: None
VII. COMMITTEE MEMBER ITEMS: None
VIII. ADJOURNMENT:
There being no further business, it was moved and seconded by Committee
Members Christopher/Smith to adjourn this Rescheduled Meeting of the
Architectural and Landscaping Review Committee to a Regular Meeting to be held
on February 7, 2007. This meeting was adjourned at 3:47 p.m. on January 17,
2007.
Respectfully submitted,
BETTY J. SAWYER
Executive; Secretary
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ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE
DATE: FEBRUARY 7, 2007
CASE NO: SITE DEVELOPMENT PERMIT 2006-852
EDEN ROCK AT PGA WEST
APPLICANT: CROWNE POINTE PARTNERS, LLC.
ARCHITECT: SCHEURER ARCHITECTS
REQUEST: REVIEW OF ARCHITECTURAL AND LANDSCAPING PLANS FOR A
292-UNIT, RESIDENTIAL COMPLEX OF SINGLE-FAMILY
ATTACHED UNITS, IN THE RESORT CORE AT PGA WEST
LOCATION: EAST AND NORTH SIDES OF PGA WEST BOULEVARD, WEST OF
THE EXISTING STADIUM CLUBHOUSE
BACKGROUND
The 41.915 -acre project site encompasses the entire resort core area within PGA West
(Attachment 1). Properties adjacent to the site are developed with golf course and
high -end residential uses, with the Palmer private clubhouse to the west, across PGA
Boulevard, and the Stadium clubhouse immediately to the east of the subject property.
The site was previously approved under Site Development Permit 89-413, for a 1,000
room hotel, as set forth in the current PGA West Specific Plan. However, no plans for
a hotel are currently contemplated, and the property was sold to Crowne Pointe
Partners a few years ago. PGA Boulevard is a major street as a 4-lane roadway, but it
is private: and therefore not designated in the Circulation Element of the La Quinta
General Plan. As such, no landscaped setback or height limit regulations apply to this
street.
77�77��7��e
The Eden Rock project, as proposed for Planning Area III of the PGA West Specific
Plan, consists of 292 total dwelling units on approximately 42 acres of the resort core
site within PGA West. The applicant has filed several applications for the project, but
only the Site Development Permit (SDP) is reviewed by ALRC. The SDP consists of
building plans for three unit types; Courtyard, Manor and Village units. In addition, a
Garden House (clubhouse) will be incorporated, along with an entry gatehouse. For
purpose of ALRC review, the plans include the building units, Garden and Gate House
plans/elevations, preliminary landscape plans for the project, typical unit types, PGA
Boulevard typical streetscape, main entry, pool and recreation, and site sections. The
site, building, landscaping and other components of the project are described below.
ALRC Edenl3ock.doc
SITE DESIGN
The site is planned so that Manor Homes (one and two story; up to 27' 10") are
located along the northerly edge of the site, with Village Homes (two and three story;
up to 33' 4") in the central portion and Courtyard Homes (one and two story; up to
25' 1 ") along the western and southern perimeters (Attachment 2). The site slope falls
generally from north to south; the Village unit pad grades are generally about 10 feet
below those of the Manor located along the north portions of the site. The street
system provides a loop around the interior of the site perimeter, which serves the
Manor and Courtyard units. An interior street runs east from the main entry, into the
central portion of the site for access to the Village units, with five short street runs
that provide access to the interior Village courtyards and outer garage spaces.
ARCHITECTURE
Courtyard Homes — There will be 83 units designed as two-story duplex structures,
with each court consisting of 4 units in two duplex structures (Attachment 3). There
will be three different cluster configurations and five floor plans, with three two-story
plans and two single story plans used (48 of the 83 units are 2-story). The five floor
plans range from 1,618 to 2,462 square feet. The latest building plans show the
building heights range from 17 feet, 5 inches, to 25 feet, 1 inch, to the high ridge line
from finish grade. Each unit will have a 2-car garage with one golf cart space.
Manor Homes — There will be 81 units designed as two-story triplex structures, each
with two ground floor units and one upper floor, or loft, unit (Attachment 4). They are
based on three floor plan designs, with floor areas of 2,245, 2,300 and 2,803 square
feet. The latest building plans show the building height of each structure to be 27 feet,
10 inches to the high ridge line from finish grade. Each unit will have a 2-car garage
with one golf cart space.
Village Homes — There will be 128 multiple attached units, in 8 structures of 16 units
each. All 8 structures will incorporate the same plan layout (Attachment 5). There are
8 floor plans, ranging in size from 1,090 to 2,464 square feet. Of these 8 plans, there
are 3 single -story, 3 two-story and 2, three-story plans. The latest building plans show
the building height of each structure to be 33 feet, 4 inches, from finish grade to the
highest ridge line of the third story (This height exceeds the maximum of 28 feet
currently identified in the Specific Plan; please refer to the ANALYSIS section of the
report for details). Only Plans B and F will have third story elements, which will
account for approximately 12.5% of the total roof area. Each unit will have a 2-car
garage only.
Garden House — This is a 7,122 s.f. building which will house a Great Room, along
with exercise and billiard rooms (Attachment 6). The building is actually a complex of
smaller structures joined by patios and trellis covers, with the exception of a 477 s.f.
pool locker building. The focal feature of the Garden House is a clock tower that
reaches to 43' 6" in height; the main roof ridge line is 24' 11 " at its highest point.
This feature has patio levels on the first three floors, with the functional clock and
internals located within the fourth level.
ALRC EdenRock.doc
Entry Gate House - This is a 500 s.f. structure, located in a center island at the entry
with a porte cochere treatment over one entry lane and on uncovered entry lane of 20
feet in width (Attachment 7). The entry gate itself also has two storage enclosures of
300 s.f. each, within the small shed and gable -roofed structures at either end.
The overall architecture of the Eden Rock project reflects elements of Spanish,
Mediterranean and Tuscan influences. The rooflines utilize shed and gabled design
primarily, with some hip and turret -style elements. There are ornamental rafter tails,
and all roofs will be covered with a concrete S-tile. Facade areas will be a smooth sand
stucco finish, with some wall sections fully covered in stone veneer, matching
courtyard and patio walls. The Manor homes have upper floor decks, while small
balconies with tiled shed -roof awnings are shown on upper floors of Village and
Courtyard units. The overall architecture of the project generally utilizes a combination
of arched doorways and rectangular windows, with some exceptions. Finish details
include decorative wrought iron, vinyl doors and windows, faux window shutters,
painted wood garage doors and terra cotta trim.
LANDSCAPING
The landscaping plans provide preliminary plant palettes and conceptual landscaping
for the typical unit cluster areas, PGA Boulevard, entry and project common areas,
including i the Garden House. All of these plans have been included as a set in the ALRC
review packet.
Site area plan - An overall site preliminary landscape plan has been provided). This
shows landscaping for the site perimeters, entry gate, garden house and other internal
areas. It includes a generalized landscape palette based on the general materials listed
in the associated specific plan amendment document currently under review for Eden
Rock. The site is separated into four landscape zones:
• Interior Open Space - This zone is characterized by large turf expanses and
flowering trees to create vistas and focal points. Massing of a variety of shrub
species is intended to visually enhance the pedestrian experience throughout the
project. These areas primarily encompass the pedestrian routes shown beyond
and between the building areas.
• Interior Streetscape - This zone consists of a variety of plant material, arranged
to promote a cohesive residential streetscape character through incorporation of
flowering and evergreen canopy trees as the primary elements.
• Golf Course - This zone relates to the northerly boundary shared with the existing
PGA West Stadium Course and driving range. This zone consists primarily of low-
level plant material, to promote views of the course and incorporate shrub
massing, which can serve to trap and/or slow errant golf balls.
• Courtyards and Unit Entries - This zone is designed to include plant materials that
enhance the architectural character of the residential buildings. The intended
effect is to create a "garden oasis" through the use of accent and micro -climate
plant materials.
ALRC EdenRock.doc
Typical Unit Landscaping - These areas are illustrated more clearly in the packet
exhibits for typical building landscape plans by unit type, and show the areas identified
by the overall site landscape plan as the Courtyards and Unit Entries zone .
Typical PGA Boulevard Streetscape — This plan provides a typical plan view and
section along PGA Boulevard, and includes the main entry landscaping. The intent of
the landscaping along this roadway is mainly to match and blend with the existing
streetscape improvements, while incorporating a more unique but compatible
landscape design for the entry.
Garden House Landscaping — This plan illustrates the landscape concept for the
Garden House site. Beyond the indoor amenities of the Garden House, the site provides
exterior recreational features, including an open courtyard with a fire pit and water
feature, a main pool (approximately 32' x 70') with kid's pool, spa and cabana
structures, and a combination pond/stream water feature.
Site sections have been provided to show both the building and landscaping
relationships at selected points for the entire project area. These are shown at a 1 : 1
vertical to horizontal scale, as architectural sections.
Large-scale color illustrations and material sample/color boards will be provided for
display at the meeting.
GNGI YSIS-
The project is proposed with an amendment to the PGA West Specific Plan. There are
some design attributes that are proposed that are inconsistent with the current version
of the specific plan amendment document. Staff is continuing to work with the
applicant on this and other issues relative to that document. However, the plans
provided here are fully representative of the applicant's proposal
SITE DESIGN
There are: some concerns about the site design based on proposed unit height, street
design and density that could be partially addressed within the scope of the ALRC as a
recommendation to Planning Commission.
Overall, the site layout provides a reasonable circulation pattern for both vehicles and
pedestrians. The pedestrian pathways allow access between the various unit types
and linkage to the Garden House and amenities. Difficulty may arise with the
pathways being routed over the slopes between the Manor and Village units. Some
redesign/rerouting may be necessary during final engineering in order to avoid using
stairs and to comply with ADA standards, as applicable.
Staff has concerns with the open space as indicated by the applicant. The zoning code
requires all projects except single family detached, to include 30% "common open
area", defined as not including private yard/patio areas, or slopes steeper than 20%.
Staff would advise that several of the areas shown on the open space exhibit do not
meet this definition, and the applicant is being asked to look at these areas and provide
a revised calculation, as part of their specific plan request if necessary. In addition,
ALRC Edenliock.doc
30% of the common open area must be suitable for active recreational uses, which
includes, pools, clubhouses, ball and game courts, etc. As currently proposed, the
open space segments located northwest and northeast of the Village units do not
include any amenities or features other than the pathways. Staff is suggesting that
amenities such as a dog park, tot lot(s), etc. be provided in these areas.
The Village unit area is clearly the highest density and intensity of use area within this
project. As currently designed, the building setback is approximately 3 feet from curb
along the: short streets that provide access between the Village unit buildings. (At
staff direction, the road design was recently increased from the applicant's original
proposed) ROW width of 25 feet, to 29 feet, in order to comply with minimum street
width standard of 28 foot travel width). Staff believes that this requirement has made
the building placement too tight, and with the applicant's proposed layout there is not
much room to make adjustments. It is a very minimal setback adjacent to a 2-story
structure, and negligible landscape improvements will be possible. These small areas
could also become an issue when utility requirements are imposed (placement of
transformers, pedestals, stem walls, etc.), and may pose problems with the grading
plan. There may be opportunity to shift the building clusters so as to create a wider
area where these streets occur, and staff will address this with the applicant.
While they provide effective traffic control, the proposed roundabout planters also add
to a congested feel. Surface treatments could result in a less congested feel while
providing) a similar aesthetic.
North boundary area — Staff believes that the landscaping proposed, being low level
materials, will not provide any view screening of the Manor units for southwesterly
view lines from other PGA West properties. Additional landscaping along slope areas
that could provide partial screening should be incorporated into this segment of the
project, particularly at the northwest portion where the project abuts and is relatively
close to existing single -story residences on Oak Hill. Staff has considered the potential
for redesign in this area, and feels that some combination of the Courtyard and Manor
units can be designed to allow placement of some single -story units in this area. Staff
will continue to look at this as the project progresses through the hearing process, but
is bringing it to the ALRC's attention as a potential revision.
Interior streets — Certain streets in the project will allow parking on one or both sides
of the roadway. The applicant has prepared a parking study which indicates that a
significant reduction in the provided parking may be warranted. Staff recommends that
the applicant investigate the use of parking pockets, chicanes, chockers, or other
methods to effect a more pedestrian and aesthetic streetscape that would reduce
paving and increase landscaping opportunities, as well as provide a measure of traffic
calming. In addition, traffic calming could also be further addressed through
incorporation of raised pedestrian crossings, similar to the one on Avenida Bermudas in
the City's Old Town area.
Perimeter Wall - A perimeter wall is proposed along PGA Boulevard. The applicant has
provided a typical wall section design, which is included in your packet While the
applicant has stated an objective of attempting to match up with existing PGA
Boulevard improvements, staff recommends that the wall design allow more of a
unique, yet compatible, appearance that would complement the existing streetscape,
but provide some design distinction relative to the Eden Rock project.
ALRC Edenliock.doc
IU0.101119 eft"
Staff has identified what appear to be the specific issues relative to the Eden Rock
project. However, the ALRC should also be attentive to other general architectural
issues such as setbacks, massing and height, solar control provisions, building
materials, window and door recesses, etc.
Compatibility with PGA West — Overall, the architecture of the project is improved
over the existing PGA West production architecture. While it is quite different from the
existing residential development, the site orientation within the PGA West project
allows for an internalization of design, without negatively impacting the existing
architecture. The opposing example would be represented in the location of the
existing Greens and Medalist units, built in the early 1990's. In addition, the varied
number of merchant builders and their products has resulted in a fragmentation in
architectural continuity over the years.
There is a great concern in regard to building heights, as expressed by the residents of
PGA West, in particular with regard to this project. It is noted that this site was
approved) for a 4-story hotel and resort commercial uses, and that this project will not
necessarily be purely a residential project, though not a hotel use. As such, the
project's Village units will have a three-story element that will embody about 12.5% of
each building's roof area. It could generally be argued that the physical scale of the
project is; reduced relative to the reduction in intensity of use from the original hotel
approval.
Building Design - In regard to the general building design for all structures, staff would
only provide two comments. The first is in regard to one of the common windows
used in residential buildings and Garden House. This window is most easily pointed out
as located at the exercise room of the Garden house, shaped as an extended arch. This
window appears to be out of character with the remaining windows, arches and
doorways on the rest of the building areas. Staff recommends that the ALRC look at
this window in context with the overall building architecture. The second relates to the
concrete roof tile on all buildings, which staff recommends be a clay-S the with a built-
up mudding in order to continue the design aesthetic represented in the architecture.
Garden House Clock Tower - The Garden House incorporates a 43' 6" high clock
tower at its northwest corner. The tower includes an internal accessible stairwell, and
is 4 stories in height, which exceeds the proposed 28-foot height and three-story limits
in the specific plan. While this is over 10 feet higher than any other roof element in the
project, the Garden House pad is centrally located on the site 10 — 12 feet below north
manor unit pads, about 7' higher than PGA Blvd to south, and 4-5 feet higher than
Courtyard pads immediately south. Visual impact is to the west, south and east units.
A concern of staff is any ability to view into private units, and associated external
courtyard areas, from the second and third levels of the clock tower. It appears that
the only immediate view line is to a Village building to the west at its rear corner, and
there are: some areas where this condition occurs. Site sections do not reflect the
Garden House/clock tower, and the applicant has been asked to provide some visual
interpretations of the tower's appearance from view lines outside the project, which
should bis available at the ALRC meeting.
ALRC EdenRock.doc
LANDSCAPING
The plans provided are conceptual and more suited to the specific plan document. It is
suggested that the ALRC focus on discussion of the appropriateness of the plant
palettes, and the general design of the landscaping, in conjunction with the staff
comments here. An excerpt from the landscape plan, provided with the ALRC packet,
illustrates the design of a Pedestrian node and path, which is intended to provide
pedestriain access to the Garden House facilities, from the northern outlying residential
units.
Plant Materials — Several tree species proposed in the palettes will require increased
maintenance of droppings, such as Bottle trees, Carob, Crape Myrtle, Jacaranda, etc.
Ideally, these types of trees should be replaced; if used, they should be in should be in
locations away from pedestrian and other higher traffic areas..
It appears the plan has a high emphasis on turf, consistent with the projects stated
intent of a more lush landscaping approach. However, staff recommends that
significant reduction of turf areas be addressed in favor of appropriate alternative
groundcovers.
The Garden House pool area is shown on plans as approximately 32x70 feet. Staff
recommends a provision that the pool facility size as shown not be decreased, possibly
allowing for a slight percentage reduction, as the project progresses through final
design. Staff is concerned that one pool may not be sufficient for a 292-unit project,
although an exhibit has been provided to show that many units can accommodate
private pools. Even so, the main pool will have to be of an exemplary design and that
needs to be so stated.
Courtyard trees in the Village unit buildings need to be mature, shade species. Staff
recommends a minimum specification of 60" / 4" caliper, 15' canopy spread.
Courtyard areas also should incorporate trailing vines along walls, to achieve an old-
world look along the lines of the design theme, as well as cover some of the exposed
wall areas and provide some landscape color.
RECOMMENDATION
Staff recommends adoption of a minute motion recommending to the Planning
Commission approval of the plans for Site Development Permit 2006-852, with the
following recommendations:
1 . All tile roofs shall be Mission clay, and incorporate a built-up mudding effect. All
stucco coverings shall be a smooth, hand -trowel finish.
2. Replace tree species which generate excessive green waste, such as Bottle
Tree, Crape Myrtle, Jacaranda, etc. as appropriate.
3. Landscaping shall incorporate trailing vines in Village courtyard driveway
turnaround areas, and along wall areas in general and where appropriate.
4. Village cluster buildings shall be sited so as to provide increased landscaping
setbacks for Streets E, F, H, I, J as widened to 29 feet ROW.
ALRC Edenl;ock.doc
5. The final landscape plans shall reflect a significant effort to reduce turf areas in
all landscaping, common and private.
6. Pool shall maintain a specification as shown at 32x70 feet minimum, and final
plans shall not be modified to exclude the main pool, children's pool, spa and
stream/pond features. The main pool area shall be of an exemplary design, in
both materials and in design of the immediate environment around it.
7. Provide enhanced landscaping along north project boundary as buffer/screening
views of Manor units from adjacent and surrounding residential units.
8. Applicant to consider additional active recreational use amenities for the larger
open space areas adjacent to the northerly Village units.
9. AIII courtyards, vehicular and pedestrian, shall be developed with decorative
pavers. The perimeter wall along PGA West shall be based on the existing
design, but upgraded in design, materials and location from that which exists
now.
Transmitted by:
Wallace (Nesbit, Principal Planner
Attachments:
1. Location Map
2. Eden Rock Site Plan
3. Courtyard Home Floor Plan/Elevations
4. Manor Home Floor Plan/Elevations
5. Village Home Floor Plan/Elevations
6. Garden house Floor Plan/Elevations
7. Entry Gate Elevations
ALRC EdenRock.doc
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