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1991 11 14 DRBDESIGN REVIEW BOARD A G E N ID A A Special Meeting to be held at the La Quints City Hall, 78-105 Calle Estado La Quints, California November 14, 1991 5:30 P.M. I. CALL TO ORDER - Flag Salute II. ROLL CALL III. BUSINESS SESSION A. SR ADJUSTMENT 91-004; a request of Linda Babior for approval to deviate from the SR Zone exterior material and design requirements for a remodeled single family residence at 51-065 Vallejo. B. TENTATIVE TRACT 24890; a request of J. M. Peters for approval of revised perimeter landscaping plans for area on west side of Jefferson Street and on the north side of 52nd Avenue. IV. OTHER A. Street Name Signs for the Village; consideration of street name signs for the Village Specific Plan area. V. ADJOURNMENT NIINZJTES DESIGN REVIEW BOAR.I:) CITY OF LA QiJINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California, October 2, 1991 I. CALL TO ORDER 5:30 P.M. A. Chairman Rice brought the meeting to order at 5:30 P.M. and Boardmember Curtis led the flag salute. Chairman Rice asked for a roll call. II. ROLL CALL A. Present: Boardmembers David Harbison, John Curtis, Ted Llewellyn, Planning Commission Representative Kay Ladner,, and Chairman Rice. Boardmember Llewellyn moved and Boardmember Curtis seconded a motion to excuse members Walling and Anderson. Unanimously approved. III. CONSENT CALENDAR A. Chairman Rice moved and Boardmember Curtis seconded the motion to approve the Minutes of September 4, 1991, as submitted. Unanimously approved. IV. BUSINESS SESSION A. Tentative Tract 23935 - Topaz; a request of Century Homes for approval of architectural elevations for four units types. DRBMIN-10/2 Associate Planner Glenda Lainis presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. Chairman Rice inquired of Staff if the side setbacks were within Code limitations. Staff stated the lots were wide enough to accommodate the units. Mr. Ken Armstrong, Applicant addressed the Board regarding Staff's recommendations. He agreed to the additional shading if Staff would give him more direction as to what was wanted. He had a problem in changing from a gable roof to a hip roof due to their desire for a vaulted ceiling in the master bedroom in the two story unit. Discussion followed as to alternatives for achieving "1..r ,.., 0 i 2 Design Review Board Minutes October 2, 1991 the additional shading that Staff was recommending. Mr. Armstrong indicated there would be no shutters on these units/ Mr. Ben Aguillar, Designer for the project gave a brief description of the units and also requested that the roof remain as is. Boardmember Curtis asked the Applicant if he felt he could work this out with Staff. Mr. Armstrong stated he could. Boardmember Curtis asked how many two story units there would be. Mr. Armstrong stated there would be 24. 6. There being no further discussion, Boardmember Curtis moved and Boardmember Harbison seconded a motion to adopt Minute Motion 91-030 recommending approval to the Planning Commission of the architectural elevations for the four unit types subject to Staff recommendation maintaining the gable roof (two story units) with the Applicant to work with Staff to find a solution to the shading problem. Unanimously approved. B. Public Use Permit 91-008; a request of the La Quinta Fellowship Church for approval of an expansion of an existing church with associated parking in the SR Zone. 1. Associate Planner Glenda Lainis presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. Mr. John Bund, architect for the project, addressed the Commission on the project. He requested that the church not be required to up grade the existing church as their intentions were to probably demolish the existing building. Discussion followed as to how soon that would be. The Applicant stated within a maximum ten years, hopefully sooner. Mr. Bund presented color chips indicating white stucco with brown trim. Boardmember Curtis asked how many phases they were planning to build in and was landscaping part of their budgeting. The Applicant stated there would be only one phase and landscaping was included in their budgeting. Boardmember Harbison and the Applicant indicated he could work out a time table with Staff. Chairman Rice stated he was in support of the church and felt that every effort should be made to see the project to completion. DRBMIN-10/2 Design Review Board Minutes October 2, 1991 6. There being no further discussion, it was move by Chairman Rice and seconded by Boardmember Curtis to adopt Minute Motion 91- 031 recommending approval to the Planning Commission subject to the Applicant working with Staff on concerns. Unanimously approved. C. Plot Plan 91-466; a request of Simon Plaza, Inc. for approval of a commercial center. Associate Planner Greg Trousdell presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Mr. Phillip Pead, Developer for the project, addressed the Board regarding the project. Chairman Rice stated he felt the project was an excellent solution to the vacant corner. Boardmember Curtis asked if there was not another way of locating the parking structure so as not to be so close to the street. Mr. Pead stated they had spent a great deal of time on the layout of the buildings and this was the only workable solution. Discussion followed regarding possible alternatives for the structure location. Putting one floor of parking below the bowling alley was suggested. Boardmember Harbison inquired if they had considered putting any of the parking floors below grade. Mr. Pead stated there was one floor below grade. Boardmember Harbison stated they needed to soften the height of the building by the use of trees and landscaping. 6. There being no further discussion it was moved by Chairman Rice and seconded by Boardmember Harbison to adopt Minute Motion 91-032 recommending to the Planning Commission approval of Plot Plan 91-466 subject to Staff recommendations. Approved with Boardmember Curtis voting NO. D. Plot Plan 91-467; a request of Desert Villas, Inc. for approval of a proposed single story apartment complex. Associate Planner Greg Trousdell presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. Mr. Craig Bryant, Applicant addressed the Board regarding the background of the proposed project. DRBMIN-10/2 Design Review Board Minutes October 2, 1991 3. Mr. Giorgio Dazzan, Architect for the project, gave a brief description of the project. 4. Chairman Rice inquired if the rendering was true to scale. His concern was that the entrance was to close to the Washington Street overpass. Mr. Mike Rowe, Keith Companies, engineers for the project, stated the entrance had been determined by Caltrans standards and was a safe distance from the overpass. 5. Boardmember Curtis asked if there was a turn -out lane proposed. Mr. Rowe stated that with the future design of Washington Street there would not be a designated turn out lane but the widening of Washington Street would create a lane that would be used for a turn-in/out. 6. Chairman Rice asked if the density was within the City requirements. Staff replied they were. 7. Planning Commission Representative Ladner required an explanation of the garage layout from the architect. 8. Boardmember Curtis asked how many phases were planned for the project. Mr. Bryant stated there would only be one. 9. There being no further discussion, it was moved by Boardmember Harbison and seconded by Boardmember Curtis to adopt Minute Motion 91-033 recommending to the Planning Commission approval of Plot Plan 91-467 subject to Staff recommendations. Unanimously approved. E. SiPn Application 91-153 (TT 26729 - The Estates); a request of Qualico Development Company for approval of permaneni, subdivision signs. 1. Associate Planner Glenda Lainis presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Chairman Rice asked if the signs proposed were recessed. Staff responded they were attached on the surface. 3. Boardmember Curtis inquired if there were plans for landscape lighting. Staff stated there was but the signs would not be lit directly. 4. Mr. Pat Chazon, a partner of Qualico Development, addressed the board regarding the project. DRBMIN-10/2 Design Review Board Minutes October 2, 1991 5. There being no further questions, it was moved by Chairman Rice and seconded by Boardmember Llewellyn to adopt Minute Motion 91-034 recommending approval to the Planning Commission of Sign Application 91-153 subject to Staff recommendations. Unanimously approved. F. Sign Application 91-149; a request of Mobil Oil Corporation for approval of a landscaping plan for the remodeling of an existing service station. Associate Planner Glenda Lainis presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Chairman Rice stated how much improved the station appeared and praised the Applicant on their progress. 3. Boardmember Harbison asked if there was existing irrigation. Mr. Larry Acosta, landscape architect for the project, stated there was. Boardmember Harbison asked that the landscaping be put on an automatic irrigation system. 4. There being no further discussion, it was moved by Chairman Rice and seconded by Boardmember Llewellyn to adopt Minute Motion 91-035 approving the landscaping for Sign Application 91- 149 subject to Staff recommendations. Unanimously approved. V. OTHER A. It was suggested that the discussion relative to street names be continued to the next meeting in hopes of having all members present. B . The Board was informed that a joint meeting was being planned between the Design Review Board and the City Council for some time between October, 1991 and January, 1992. Members were to check their calendars and discuss further at their next meeting. C. Principal Planner Stan Sawa informed the Board that as the Board was noticing, more and more cases were coming before them. It was a recommendation that a second meeting be held on an as needed basis. Staff would inform the Board of the second meeting at their regular meeting or shortly thereafter. Boardmembers concurred with Staff unanimously. VI. ADJOURNMENT It was moved by Boardmember Llewellyn and seconded by Boardmember Harbison to adjourn to a regular meeting of the Design Review Board on November 6, 1991, at 5:30 P.M. This meeting of the La Quinta Design Review Board was adjourned at 7:23 P.M. , October 2, 1991. DRBMIN-10/2 ,- v DATE: PROJECT: REQUEST: APPLICANT: LANDSCAPE ARCHITECT: LOCATION: AVENUE BACKGROUND: STAFF REPORT DESIGN REVIEW BOARD NOVEMBER 14, 1991 TRACT 24890 (CITRUS COURSE) APPROVAL OF REVISED LANDSCAPING PLANS. J. M. PETERS PERIDIAN PERIMETER AND INTERIOR WEST SIDE OF JEFFERSON STREET AND NORTH SIDE OF 52ND Previous landscaping plans for the perimeter along Jefferson Street, 52nd Avenue, Calle Rondo, Calle Tampico and Park Avenue were approved by the Design Review Board in July, 1990. Additionally, perimeter landscaping adjacent to a number of the interior roads was also approved. Since that time, a small amount of perimeter landscaping adjacent to the entry on Jefferson Street has been installed. REVISED PROPOSAL: The Applicant has submitted revised landscaping plans for the interior streets, 52nd Avenue, Calle Rondo, Calle Tampico, and Park Avenue. The perimeter along Jefferson Street has not been included in these revised landscaping plans. Staff understands that a revised plan will follow at a later date for this area. ANALYSIS: Staff has reviewed the revised plans and would offer the following comments: 1. The sidewalks along 52nd Avenue are required to be 8 feet wide. 2. The Engineering Department has initiated a new procedure that requires review and approval of all perimeter landscaping by their department. This will need to be done prior to any work beginning on the landscaping adjacent to the perimeter. 3. During the previous review in July, 1990, it was required that no turf be installed within 5 feet of the street curbs adjacent to the public streets. These plans still show turf to the curbline. 4. The revisions to these plans adjacent to the public streets has been minimal with the majority of the changes consisting of plant material substitutions. DRBST. 018 1 00 �, Along Calle Rondo, a retention basin is indicated adjacent to the curb. This retention basin in shown as being completely turfed. Staff feels that in the area between the curb and the bottom of the retention basin (slopping down and away from the curb) , this area should be planted in a ground cover which could be emitter irrigated or provided with rip/rap (stones) to minimize the amount of lawn area. Due to the slop of the retention area this side of the retention basin in not visible from the street. 6. On Sheet TS18, the landscaping along the perimeter of Park Avenue (misnamed Calle Tampico) is not shown as being completed. 7. The 24 inch box trees are shown with a single stake for support. Staff feels that these trees should be double staked. 8. The lighting that is being utilized for the landscaping must comply with the "Dark Sky Ordinance". 9. On the previous plans which were reviewed in July, 1990, the plans indicated shrubs as well as ground cover to supplement the existing citrus trees along the west side of the maintenance facility which is at the corner of Calle Rondo and 52nd Avenue. These shrubs have been deleted from the current plans. SUGGESTED CONDITIONS: 1. Sidewalks on 52nd Avenue shall be 8 feet in width. 2. Prior to any installation of landscaping materials or irrigation systems, Applicant shall obtain approval from Engineering Department, Agricultural Commissioner and Coachella Valley Water District. 3. Landscaping plans shall be revised to eliminate all lawn within five feet of curb along perimeter of public streets. Area to be planted in ground cover which can be emitter irrigated with Palm Springs Gold vines or other similar cover between plants. 4. Area between curb and bottom of retention basin along Calle Rondo shall either be provided in rip/rap or planted with ground cover which can be emitter irrigated. 5. Northern end of the perimeter along Park Avenue shall be planted and irrigated to match balance of Park Avenue. 6. All lighting shall comply with "Dark Sky Ordinance". 7. Shrubbery shall be provided on west side of maintenance facility at the corner of Calle Rondo and 52nd Avenue to the satisfaction of the Planning and Development Department. RECOMMENDATION: The Design Review Board should review the plans in light of the above comments and suggested conditions and if deemed acceptable, approve the plans. DRBST. 018 2 Attachments: Location map Landscaping and irrigation plans (plans to be available at the DRB meeting) DRBST.018 000 . VA, sAip to -ram—�s^—? T• 1T,� ; 3 blec C�, 00 OD _ E .� a O � . t ''y n�, •.� 1. � c� J c ' ja•�. r '.4I , ,it ; �SY ' �: `.: I •,+� # �> `.A� - fill s 4{IY� , � � J' t'a'�� ' •+fir �ii {1�f!•�[t�`.•�tR 1 I �il 5T�'i .�'� I cam.. J a .j + '1 t Y 4 •I I l� • -.,, � �ii't'I '•?jai I' I I nr• -A cis VU AI a A, � TJ, rl :Iaal if .l, �, L.1 .� _ ,tl •!1 . r• ' I 0 r • ll � ,��1II '�� • •\ ��-f. - a t� IIJ '41i1 �'1�'tll �Grt � W III ; � F•1 DATE: PROJECT: REQUEST: APPLICANT: ARCHITECT: LOCATION: BACKGROUND: STAFF REPORT DESIGN REVIEW BOARD NOVEMBER 14, 1991 SR ADJUSTMENT 91-004 APPROVAL TO DEVIATE FROM SR (SPECIAL RESIDENTIAL) ZONE EXTERIOR MATERIAL AND DESIGN REQUIREMENTS FOR A REMODELED SINGLE FAMILY RESIDENCE. LINDA BABIOR TEV COLLABORATIVE (JULIA TAKAHASHI) 51-065 AVENIDA VALLEJO IN THE COVE AREA The Applicant owns a single family house of approximately 1600 square feet which was built around the 1950's. The property consists of three lots which have been merged together. The Applicant intends to upgrade the entire site and develop the house into a new single story home of approximately 3,000 square feet. Additionally, new landscaping, sprinkler systems, and a pool/spa will be provided. The new two bedroom 2-1/2 bath residence will include a fully enclosed two car garage, entry drive court, golf cart storage, gardeners shed, and 2,000 sq. ft. of gallery, living, dining, and kitchen space. ARCHITECTURAL DESIGN: The SR Zone requires that roofs be either concrete or clay tile unless the roof is flat. Due to the Applicant wishing to utilizing curved forms and wall surfaces, the architect has provided standing seam metal roofing. Generally speaking, the architectural style of the newly remodeled home will be in keeping with the language of the Art Deco/streamline moderne style. The architect has provided an extensive description and justification for the request (see attached) . The SR Zone requirements and Architectural Design Manual do not reflect this architectural style. ANALYSIS: 1. Presently around the majority of the lot there is a six foot high block wall which will be continued around the front. 2. The proposed remodeling is a substantial upgrading of the residence and neighborhood. DRBST.017 1 0il Staff feels that the residence in itself is attractive. If the zoning of the property was not SR (Special Residential) there would be no restriction against constructing this residence. The only restriction is that when the SR Zone was developed, it was felt that a certain architectural style utilizing tile roofs was desirable for the area. PLANNING COMMISSION ACTION: In order for the Applicant to construct this remodeled residence on the lot, it will be necessary for the Planning Commission to grant an adjustment to the SR requirements. The Design Review Board's action will be a recommendation to the Planning Commission. RECOMMENDATION: The Design Review Board should review the submitted plans in light of the above Staff comments. Your action will be forwarded to the Planning Commission as a recommendation. Attachments: 1. Location map 2. Plan exhibits 3. Supplement to application from Applicant received October 31, 1991 DRBST.017 s. y CALL£ — W R Q O W Q Ti4M P/ Lo T T- . o: 2/ O 3 p 20 O /9 3 9 4� /©4 © 5 /B !06 3 V 17© 6 /6 O ® 2 /5 (80 ® 6 /4 O9 ® 9 /3 O .. 0 /0 .. FA 21 2 ao.r. W onkL h Z /6 (Yj /7 O co /6 /5 O j c Q — /3 N�CASE Na SR Adjustment 91-004 SCALE: LOCATION MAP NTS of ADJUSTMENT TO SR STANDARDS SUPPLEMENT TO APPLICATION APPLICANT: TEV Collaborative Contact: Julia Takahashi or Michael Evans 410 St. Louis Avenue Long Beach, CA 90814 OWNER Linda Babior c/o Higgins & Cosme, Inc. 135 Screenland Drive Burbank, CA 91505 ADDRESS: Parcel #773062023 51065 Avenida Vallejo La Quinta, CA 92110 PROJECT: R OCT 3 1 1991 The proposed project is a new one story single family home of approximately 3000 square feet to replace a 1950's circa house of approximately 1600 square feet. The site consists of 3 standard lots which have been tied together. Proposed renovation of site includes new septic system, hook-ups for future City sewer system, repair and infill existing 6 foot high fence around property, new street frontage landscaping and sprinkler system and new pool/spa. The new 2 bedroom, 2 1/2 bath residence will also include a fully enclosed 2 car garage, entry drive court, golf cart storage, gardener's shed and 2000 square feet of gallery, living, dining and kitchen space. The residence is similar to the flat roofed Art Deco style shown in the `Manual on Architectural Standards,' with modifications as described below. The Owner has requested top quality construction and finishes for the project. The Owner will be using this house as a primary residence. Total cost of improvements is estimated at $450,000 to $500,000, including construction and landscaping. This represents a substantial upgrade of the existing property and investment in the Cove Area of La Quinta. REQUESTED MODIFICATIONS: 1. Modification of the roof line to allow for curved roofs over the back (away from the street frontage) portion of the buildings. 2. Modification of permitted roofing materials to allow for standing seam metal roofing on the curved roof surfaces. 3. Modification of building massing as shown on Architectural Styles sheet to allow for curved sections. 01y SR Application: 51065 Avenida Vallejo Page Two JUSTIFICATION: The Owner of this property requested a design which would serve as a primary residence for the owner and comfortable quarters for occasional guests. In addition the design was to respond to the beauty and drama of the La Quinta environment and provide panoramic views of the Santa Rosa Mountains for the master suite. The Owner has a particular affinity for curved spaces and requested that curved wall and ceiling surfaces be incorporated in to the design. In response to site and client parameters, the design of the residence consists of primary living spaces clustered along the south side of the property. Moving from the east side (Avenida Vallejo) this portion of the building consists of a two car garage, a garage entrance door into a service area with powder room and laundry, a kitchen, a dining area, a main entry area and a gallery/living room along the west side. The gallery has a high ceiling which curves in a 1/4 round to open the space up to windows framing a view of a large existing tree and shaded garden space. The curved ceiling helps scoop light into the gallery and provides drama and height without feeling oppressive. The more private master suite and guest suite are set along the north side of the house. This provides the master suite with a panoramic view of the Santa Rosa Mountains as well as direct access to the spa and swimming pool. The master bedroom is designed with a barrel vaulted ceiling. The roof over the atrium space and private patio is also curved to create a dramatic frame for the view. The full drama of the Santa Rosa Mountains is brought into the interior of the master suite as the curved frame encompasses the sky and helps to capture the sense of spaciousness of the desert. The two rounded forms on the north side provide a balance to the skyward thrust of the roof. The round space on the east side serves as a bath and shower and the other will be used as a study. The standing seam metal roofing material has been selected as an efficient and attractive roofing for curved surfaces. The materials permitted in the Architectural Standards are not applicable on curved surfaces. IMPACT ON ADJACENT PROPERTIES: The roof line along the Avenida Vallejo frontage has been kept flat so as to provide a low profile in keeping with the character of the surrounding neighborhood. Using computer modeling studies, we estimate that very little if any of the curved roof surfaces will be visible from Avenida Vallejo. In addition the entire property is surrounded by a 6 foot high stucco wall. The screening of this wall is further enhanced by existing and planned landscaping with trees and climbing vines (bougainvillea). It is our understanding that Avenida Tampico will eventually be developed as a pedestrian and bike path. The golf course is on the north side so there will not be any other residential development along that side. Views of this property from the golf course are already screened by golf course landscaping the topography of the course. 01 SR Application: 51065 Avenida Vallejo Page Three Adjacent properties along the south and west sides are already fairly well screened from view by the 6 foot high garden wall and adjacent landscaping. FINDINGS: 1. Conformation with General and Specific Plans The proposed project is a remodel of a single family dwelling on a 100 foot by 159.47 foot lot. The site will continue to be used as a single family dwelling. 2. Compliance with Zoning Requirements Setbacks: As per communication with the La Quinta Planning Department on July loth, 12th and 23rd of 1991. The site is being developed with the Avenida Tampico frontage considered as the front yard with a 20 foot setback and the Avenida Vallejo side considered as a sideyard with a 10 foot setback. In addition, as the garage doors do not face the street and as off street parking is provided in the drive court; the site plan meets the intent of the zoning code in respect to garage setbacks and off street parking. (Please refer to attached copies of correspondence). Upgrades to the property related to zoning requirements include the addition of a fully enclosed two car garage and golf cart storage space. All setbacks meet the zoning requirements except for an existing non -conforming condition along the south setback where the wall of the existing house is approximately 5 feet from the property line. All new portions of the structure will be constructed within the allowed buildable area. Fencing: There is an existing 6 foot high stucco and wood fence around the property. This fence is in good repair but will be check and repaired as required. The existing gate is ornamental wrought iron and will be re -used. All new gates will be designed and constructed to match the existing gate. Landscaping: The entire site will be re -landscaped and a new sprinkler system will be installed. Existing mature trees and plant materials will be incorporated into the new design. Where existing trees are located within the new building footprint, they will be saved and moved where feasible. Pool Equipment & Refuse Containers: Pool equipment will be located in the gardener's shed adjacent to the pool and will not be visible from the street. Refuse containers will be located within a walled enclosure. O1C SR Application: 51065 Avenida Vallejo Page Four Utilities: Utilities will be installed underground. A new septic system will be installed as well as hook- up for the future City sewer system. Exterior Lighting: Exterior lighting for garden areas will be located a ground level. At entries it will be located at approximately header height. All exterior lighting will be directed so that the light beam does not shine into adjacent properties. Building Design Standards: Architectural Variety: Architectural interest and variety have been incorporated into the building through the use of form, massing and roof design. Roof Desian: Interest has been added to the design of the roof by varying the roof lines so that it becomes a composition of both flat and curved roof forms. The heights of the roofs are also varied to respond to the interior function of the space and to add interest to the exterior. The roof forms are related to the massing of the building and have been used to create a sense of depth and shadow to the exterior elevations. Architectural Style: The style selected is reminiscent of the flat roofed Art Deco style shown on the style sheet. The design incorporates curved forms and wall surfaces which is in keeping with the language of the Art Deco/Streamlined Moderne style -- especially as exemplified by the Southern California work of this period. The facade a massing has been kept fairly simple with flat roof's along the Avenida Vallejo frontage so as to maintain a street presence in keeping with the surrounding neighborhood. The building forms become more exuberant in the private areas of the site as they are meant to be primarily viewed and experienced by the homeowner and guests. Floor Plan: Plan has 2 1/2 baths, connecting pedestrian door from garage into the house, minimum 20' x 20' clear interior dimension in the garage plus space for mechanical equipment and bedroom clear interior dimensions greater than 10' x 10'. Exterior: No portion of the building is higher than 17 feet. Exterior materials will be stucco with metal windows, metal and wood doors, and wood trim. Roof material is subject to this Adjustment Application. All roofing materials will be rated "Class A." There are no extended eaves in the design. Building colors will be submitted with application for building permit. All exterior mounted equipment will he screened from view. 01., SR Application: 51065 Avenida Vallejo Page Five Relationship between the House and the Site: This project has been designed to present an appealing front to the street. The front of the building has been kept fairly low and will be partially hidden behind the garden wall and the landscaping. Glimpses of the curved roofline beyond will provide a sense of intrigue and interest and the in and out massing of the building will provide an interplay of light and shadow. A set of decorative metal and wood doors will face the drive court and will be visible from the street. The garage has been turned so that the garage doors cannot be seen directly from the street. In front of the garage will be a drive court with decorative paving. This court is screened from the street by a decorative wrought iron gate. Additional gates for pedestrians and service access will be designed to match the driveway gate. Landscaping along the street frontage will be a mix of olive trees, bougainvillea, mexican sage and other flowering drought resistant plants. These materials should standout well in front of the stucco wall and provide color to the street as well as a softening of the total effect. The neighboring properties will be able to see taller mature trees and palms beyond the garden wall as well as a good view of the Santa Rosa Mountains. ie: The approach to the landscaping will be to provide a pleasing street frontage and screen direct views of the house from adjacent properties yet maintain a view of the Santa Rosa Mountains across the site for adjacent properties to the east. The floor plan of the house has been designed to relate all of the primary living spaces to exterior patios and gardens. The gallery and main living spaces access to and have views into the shaded garden and patio space to the west as well as high windows looking out to the mountains. The front entry is accessed through the drive court. The court will be landscaped with a decorative paving, large terracotta planters and bougainvillea trained along the walls. The guest suite has its own private patio on the east side and the master suite has a private patio with a spa and pool which leads out into the yard. The pool is accessible from the guest suite bath. The floor plan has been designed to open up the spaces with light and views through the house. Skylights will be strategically placed to bring natural light into the more interior sections of the house. A sense of indoor - outdoor flow of space is fostered through design elements such as: from the front entry there is a view through the house to the shade garden, the atrium in the master bedroom suite has a panoramic view of the mountains and a curved glass block wall provides privacy yet brings natural light into the other parts of the master bedroom. 3. Architecture compatible with future surrounding development South: There is an existing single family house to the south of the site. Between the two properties is an approximately 6 foot high wood and stucco wall and a row of trees on the south side of the wall. The neighboring house looks to be in fairly good condition. Future development of this site might be a remodel of the existing house. Because of the siting of the house and the existing landscaping it is unlikely that the proposed project will have a negative impact on possible future development of that site, including impacting views to the mountains. t. 018 SR Application: 51065 Avenida Vallejo Page Six East: There are several undeveloped parcels along Avenida Vallejo and several others which might be remodeled in the future. The project has been designed to present a fairly low profile, landscaped frontage to the street and to allow views of the mountains over most of the site. Portions of the building which do not conform to the La Quinta design standards have been placed towards the back of the site and should not be very visible from the street as shown on the computer model perspectives. Note that the computer models do not show either the existing or any new landscaping, the landscaping will further screen the building and provide a colorful and softer frontage to the street. Therefore it is expected that the impact of this project on possible future development along Avenida Vallejo will be minimal. North: The property to the north of the project has been developed as a golf course. It appears that the "rough" of the course lies along the Avenida Tampico side. From the enclosing fence the golf course topography drops sharply to the greens some 200 to 300 yards away. In addition, trees and landscaping have been planted along the golf course fence. As seen in the computer model perspective, very little of the project will be seen from the north side. Existing and planned landscaping will further screen the building from view. Viewers from the playing area of the golf course or from the club house, etc. will see very little if any of the proposed project. The impact of this project will be negligible on any future development on the golf course. West: To the west are parcels which will probably be remodeled or developed in the future. These properties face onto adjacent streets so that the primary potential impact of this project will be on their rear yards. An existing approximately 6 foot high wall and mature trees lies along the property line. The owner of the proposed project wishes to plant bougainvillea plants along this wall and to train the vines up along the side. This planting along with additional trees planned for the landscaping should provide a fairly good visual screen between the properties. The proposed project places the house along the east edge of the property thus providing a back yard buffer between this house and its neighbors to the west. Views from the adjacent properties to the mountains will not be obstructed by the proposed project. The impact of this project on the privacy and development of the properties to the west will be slight. General Comments: The proposed project is within the proscribed height, density and materials of the SR District. In width, bulk, or massing it is not out of proportion to the site or the surrounding area. In many ways it is a fairly small house for the site and the logical assumption for future development in the area will probably be homes of more than 5000 square feet. Only the roof line and the roofing materials for this project vary from the requirements. Because of the placement of these elements on the site and the location of the site itself, it is unlikely that this project will have a detrimental impact on the development of the Cove area. In fact, this project represents a very substantial investment in and upgrade of the existing property. The Owner wishes to create a high quality, aesthetic project. As such it should have a positive impact on the future development interest in the area and should provide a good example of sensitive design and landscaping. SR Application: 51065 Avenida Vallejo Page Seven 4. Public Health, Safety and Welfare The proposed project will be built to meet current City and State building codes. In addition, the site development will include a new septic system and hook-ups for future sewer system. The proposed project represents a substantial remodel as most of the construction will be of new materials. All repair work will be done to meet the current codes. The project will continue to be used as a single family home and will not generate an increase in the use of the City's infrastructure or resources. In fact, the site is a composite of three single family lots which have been tied together, thereby actually decreasing the potential density of the Cove area. Thus the project will be an improvement over the existing conditions and will not be detrimental to the public's health, safety and welfare. 5. Design Responds to Existing Site Characteristics The existing site is fairly flat with existing mature landscaping. The proposed project is sited where the existing house is sited. Extensions to the house will necessitate the removal of several mature trees. Where feasible, these trees and palms will be moved to other undisturbed locations on the site. Mature trees not feasible for relocation will be offered to local landscaping professionals for use on other sites. Site drainage will be developed as part of the construction drawings. In addition, the project has been designed to minimize solar heat gain in the summer. 'The floor construction will be a concrete slab on grade with a stone or ceramic tile finish, which will provide a heat sink for some passive solar heating. 6. Maximum Limit of Five Unsold Houses The proposed project is a single family dwelling for use as a primary residence by the current property owner. The project is not being developed for speculative uses. 0Zr 1 - I I I I 1 I 1 I I I I I I I I I I I O I I I , I I b I y I QI I C I G I O , I w I I T I L I N I O I � I I O I � I 3 I y I I I ' w I y I y I I y I I I I w I a a I w 1 p, a I w I q ' O I I I Ix I I I a I � O I Jug OCT 3 1 1991 I 1 CITY nF t.,'> iL'1;i TA FI4i`Iki4.': ••^,�Frf.TtaE!+T I 021 / a , , I &�\\e�77 r |OCT 3119§1 m&a yas»! mwrA! 02{ u 'a. E� �v 'c Q 0 w v 0 a` 0 3 5 a x w a, w 0 a O U j ��t. OCT 3 1 1991 l Ui*fY 0 QUi N'TA