1992 03 04 DRBDESXGN REVXEW BOARD
A Regular Meeting to be held at the
La Quinta City Hall, 78-105 Calle Estado
La Quints, California
March 4 , 1992
5:30 P-M.
I. CALL TO ORDER - Flag Salute
II. ROLL CALL
III. BUSINESS SESSION
A. PLOT PLAN 92-479; a request of Sunrise Company to establish a new
model home complex within the PGA West Resort.
B. LA QUINTA HOMES; a request to modify SR Zone eave overhang
requirements for single family residences.
IV. CONSENT CALENDAR
A. Approval of Minutes of February 5, 1992
V. OTHER
VI. ADJOURNMENT
DESIGN REVIEW BOARD
STAFF REPORT
DATE: MARCH 4, 1992
PROJECT: PLOT PLAN 92-479
APPLICANT: SUNRISE COMPANY; ALLAN LEVIN
ARCHITECT: ROBERT ALTEVERS ASSOCIATES
REQUEST: TO ESTABLISH A NEW MODEL HOME COMPLEX WITHIN THE
PGA WEST RESORT. THE HOMES WOULD BE LOCATED ON THE
EAST SIDE OF INTERLACHEN AT COLONIAL ON A PORTION
OF LOT 3 OF TRACT 25499-3.
SURROUNDING
LAND USES: NORTH: TEMPORARY SALES TRAILERS & ON -SITE PARKING
& EXISTING HOMES ON THE SOUTH SIDE OF
MERION. (PGA WEST RESORT)
SOUTH: VACANT (ACROSS 58TH AVENUE)
EAST: EXISTING JACK NICKLAUS PRIVATE GOLF COURSE
(PGA WEST RESORT)
WEST: VACANT (PGA WEST RESORT)
GENERAL
LOCATION: PGA WEST RESORT - SOUTHERN PORTION OF THE COMPLEX
AT INTERLACHEN, NORTH OF HERMITAGE.
PGA WEST BACKGROUND
RELATED PAST ACTIONS:
1. Specific Plan 83-002/PGA West - approval of a 1665 acre
project oriented around 4-18 hole golf courses with 5,000
residential units, 20 acre retail/office commercial
complex, and 65 acre resort village with 400 hotel and
250 apartment units. The project was approved in 1984.
The plan was subsequently revised to increase the number
of rooms to 1,000 in September, 1988.
2. General Plan Amendment 84-002, Change of Zone 84-007, and
Environmental Impact Report were approved concurrently
with Specific Plan 83-002.
3. Tract Map 21643 subdivided this area in 1989. The map
allowed 601 residential units (37 lots) on 391.6 acres.
The Final Map was recorded in June, 1989.
STAFFRPT.081/CS -1-
4. Tract Map 25499 further subdivided this area into its
present status in 1990. Tract 25499 was finaled on April
17, 1990, and Tract 25499-3 was recorded in December,
1990. Legend units were originally planned for Lot 3 and
Lot 6 of Tract 25499-3.
PENDING TENTATIVE TRACT MAP REQUEST:
On February 4, 1992, the Sunrise Desert Partners submitted
Tentative Tract Map 27332 for this area. The map proposed to
resubdivid.e 7 acres into 5 lots and, further, to develop 42
residential units. The seven acre site includes Lots 3 & 6 of
Tract 25499-3. The Tentative Tract Map is scheduled for the
March 10, 1992 Planning Commission meeting.
EXISTING SITE DESCRIPTION:
The existing site is fully developed with off -site improvements
which were installed last year as required by the above cited
development applications. The site is presently vacant except
for a new temporary sales trailer complex which is located to
the north of the proposed model complex site. The site is
surrounded by an existing golf course (Private Jack Nicklaus
Course) and houses on the south side of Merion (existing
Gallery units). See Attachment Map.
MODEL UNIT PROPOSAL (TROPHIES - DUPLEX RESIDENCES):
The model complex will include four units. The unit sizes will
range from 2,147 (2 bedroom/2 bathroom) square feet to 2,887 (3
bedroom/3 1/2 bathroom) square feet.
All units are single story and range from 17 to 19 feet in
overall height. Each unit will have a front -loaded two car
garage with the units being either separated from the garage or
semi -attached on a portion of the garage.
A private entry courtyard is generally located between the
garage and the residence for each unit. The rear portion of
each house will face the 14th hole of the Jack Nicklaus Golf
Course.
The exterior of the homes will be finished with stucco and the
roof material will be concrete tile. The building colors are
desert tones. The PGA West Specific Plan Architectural
guidelings are attached. Glass block is used for the side
elevation windows of the homes for ornamental accenting and to
provide lighting into the home during the day. Fixed and
sliding windows are used on some of the models in addition to
the glass block treatments. Sliding glass windows are used
extensively along the rear elevation to provide a view to the
golf course.
STAFFRPT.081/CS -2-
SETBACKS:
The current minimum setback requirement for this area of PGA
West is:
Front: 20-feet *
Side: 5-feet from property line
(10-feet street side)
Rear: 10-feet
* 15-feet for side -entry garages
The distance between buildings is 10-feet.
STAFF COMMENTS:
The model styles are similar in design but vary slightly in
overall look because the roof ridge (Hip Roof versus Gable
Roof) shifts depending on the plan. This type of design
element change helps create an illusion that the units are both
different in overall building size, and architecturally from
the street as well. The roof overhang is fairly small along
the north and south side elevation, more so then the east and
west. Small shade covers have been proposed over the fixed or
sliding glass windows in most instances. A roofed patio cover
is proposed over the rear portion of each home (Average +2
to 8 feet).
RECOMMENDED STAFF CONDITIONS:
1. All southern exposure fixed glass or sliding glass
windows should have a minimum roof eave of 18 inches or
other shading treatment over the window to provide
minimum shade cover to the portion of the home which is
affected.
In conclusion, the plans are consistent in design theme to
other previously approved model plans in the PGA West
development and, they are consistent with the PGA West Specific
Plan.
RECOMMENDATIONS:
That the Design Review Board recommend approval to the Planning
Commission of the new Trophy units (Plan #2 thru 5) as
presented unless other changes are made by the Board.
Attachments:
1. Location Map
2. Large Plans date stamped February 18, 1992
3. Excerpt from PGA West Specific Plan
STAFFRPT.081/CS -3-
"Desert Architecture"
ft::?A
The concept of "desert architecture" will be followed in
West. This type of architecture may range from a "Spanish Mission"
to "Southwest Adobe", "Pueblo", or "Territorial" Styles.
The architectural integrity of the project will be protected through
stringent controls and guidelines applied to each h e of the
development. Every development proposal within Oak est will
require a preliminary design review by the master developer's
Architectural Review Committee to insure conformance with the desired
architectural perameters. All detailing will enhance and emphasize
the character of "Desert Architecture".
The base color of all structures will be limited to the spectrum of
white, cream, tan, sand, light brown, mauve and other earth tones.
Primary colors will be allowed for accents only. Roofing materials
will be limited to concrete -based materials for Spanish tiles or
shake type tiles. Four basic roof forms will be considered as
acceptable: hip, gable, shed and flat.
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Excerpts from the PGA West
Specific Plan document
STAFF REPORT
DESIGN REVIEW BOARD
DATE: MARCH 4, 1992
PROJECT: MODIFICATION TO SR ZONE REQUIREMENTS
APPLICANT: LA QUINTA HOMES
LOCATION: COVE AREA OF LA QUINTA
BACKGROUND:
The SR Zone requires that 18 inch eave overhangs be provided on all residential
units. The Applicants wish to construct several residential units throughout the
Cove area which are either 1500 or 1550 square feet in area. The units use a
combination of sloped and flat roofs. For the sloped roof, the Applicant wishes to
provide a "0" overhang in order to achieve their desired architectural style. The
Applicants have indicated that they are trying to build units which are similar to the
Casitas at the La Quinta Hotel, which are an Early California style.
For corner lots, the windows which face the side street would be inset. For all units
across the front of the unit, there would be a covered patio over the front windows.
This covered patio may also be used on rear elevations where necessary for sun
protection.
Attached is an excerpt from the SR Zone building design standards showing the
required standards including the eave overhang.
ANALYSIS:
The main purpose of the eave overhang requirement is to provide adequate
protection over door openings and shading of window areas. The Applicant has
indicated that some windows facing public streets would be inset. This could be
extended to all windows if deemed necessary by the Design Review Board.
Additionally, short cantilevered wood trellis' covers, as used at the Hotel, could be
used across the entire sides or just over the windows and/or doors.
With regards to appearance, the units are attractive without any overhang. The
look of the unit is similar to the Casitas at the La Quinta Hotel with the exception of
the fact that the proposed units have a two car garage attached.
In order to deviate from the SR Zone requirements, the Planning Commission will
need to grant an adjustment. Therefore, your action is a recommendation to the
Planning Commission.
DRBST.023
RECOMMENDATION:
The Design Review Board should review this matter and make a recommendation
which will be forwarded to the Planning Commission.
Attachments:
Excerpt from SR Zone building design standards.
Building plans.
DRBST.023
MINUTES
DESIGN REVIEW BOARD
CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall
78-105 Calle Estado, La Quinta, California
February 5, 1992 5:30 P.M.
CALL TO ORDER
A. Chairman Llewellyn brought the meeting to order at 5:31 P.M. and
Boardmember Rice led the flag salute. Chairman Llewellyn asked for a
roll call.
II. ROLL CALL
A. Present: Boardmembers David Harbison, Paul Anderson, John Walling,
John Curtis, Fred Rice, Planning Commission Representative Marion
Ellson, and Chairman Ted Llewellyn. Absent: None
III. CONSENT CALENDAR
A. Chairman Llewellyn asked if there were any corrections to the Minutes
of January 8, 1991. Boardmember Rice moved to approve the Minutes
as submitted. Boardmember Curtis seconded the motion and it carried
unanimously.
IV. BUSINESS SESSION
A. 50th Avenue Medians; a request of the City for review of 50th Avenue
medians between the La Quinta Evacuation Channel and Park Avenue.
1. Principal Planner Stan Sawa presented the information contained
in the Staff report, a copy of which is on file in the Planning and
Development Department.
2. Boardmember Rice asked if this was similar to the Eisenhower
Drive median. Mr. Tom Doczi, TKD Architects, stated it was
similar in concept but went on to describe the differences.
3. Boardmember Harbison asked that the architects require the
ground cover be planted in a triangular pattern and that enough
distance be allowed between the plant and the curb to help
minimize the maintenance.
4. There being no further discussion, it was moved by
Boardmember Harbison to adopt Minute Motion 92-001 approving
the median designs as submitted with attention being given to the
comments noted above. Boardmember Curtis seconded the motion
and it carried unanimously.
DRBM2/5
Design Review Board Minutes
February 5, 1992
B. Tract 24208; a request of Williams Development Company for approval
of architectural elevations for two new dwelling units in Cactus Flower.
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 Llewellyn asked how many units would be affected by
the Staff recommendation for trellis'. Boardmember Curtis
inquired how many south and west backing units would be
affected. Ms. Marty Butler, Williams Development Company
stated they were unsure as to how many would be affected but
had no objection to the Staff recommendation. Discussion
followed as to trellis' and it was clarified that Staff would
approve the final detail design and location of the trellis.
There being no further discussion, Boardmember Curtis moved
to adopt Minute Motion 92-002 approving the units subject to
Staff recommendations. Boardmember Walling seconded the
motion and it -carried unanimously.
C. Tract 24517; a request of Williams Development Company for approval
of architectural elevations for one revised and two new dwelling units
in Rancho Ocotillo.
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. Planning Commissioner Ellson inquired of the Applicant whether
there was enough wall space in Plan 6 for a bed and dresser.
Ms. Butler stated this would need to be addressed by her
architects.
Boardmember Curtis asked that the trellis treatment again be for
both the south and west elevations.
Commissioner Ellson inquired if the dinning room window would
be on the side with the largest setback to allow a view. Ms.
Butler stated she would look into this.
There being no further discussion, it was moved by
Boardmember Curtis to adopt Minute Motion 92-003 approving the
architectural elevations for Tract 24517 subject to the Staff
recommendations and with the addition of the trellis being added
to all south and west designs. Boardmember Walling seconded
the motion and it carried unanimously.
DRBM2/5
Design Review Board Minutes
February 5, 1992
D. Plot Plan 91-473 - Desert Hospital; a request of Desert Hospital, E1
Mirador Medical Complex and Birtcher to permit a three story
medical/office complex on a portion of a 65.4 acre site located on the
east side of Washington Street north of 47th Avenue.
1. Boardmember Walling withdrew due to a possible conflict of
interest. -
2. 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.
3. Boardmember Rice stated his approval of the architectural
elevations.
4. Boardmember Curtis inquired if a traffic study had been done.
Staff stated that a study was being prepared and it would be
submitted shortly. Discussion followed regarding traffic
circulation, median cuts and emergency access availability.
5. Mr. Jeff Sobczyk, representative for the project architect, gave
a review of the project.
6. Planning Commissioner Ellson inquired of the 47th Avenue access
in relation to the location of the medical/office center.
Discussion followed regarding access points.
Boardmember Curtis asked if the Applicant had a time frame for
build out of the entire project. Mr. Peter Bergman, Desert
Hospital, stated the project would be built on a demand driven
time schedule which would probably be to to 15 years.
Boardmember Curtis asked if the vacant land would be planted.
Mr. Bergman stated it would be. Mr. Bergman then stated a
issue of the signal at Simon Drive would be dictated by traffic
warrants and was not being requested by them. It was further
stated that Sunline Transit had requested a signal at Via El
Mirador to handle the bus traffic.
8. Planning Commissioner Ellson asked what the square footage
would be at build out. Mr. Bergman stated it would be
approximately 320,000 square feet.
9. Boardmember Curtis questioned the need for Staff's
recommendation for Design Review Board review of final working
drawings. Discussion followed regarding what the Design
Review Board's participation should be. It was decided the plans
would only come back if Staff felt there was a need.
DRBM2/5
Design Review Board Minutes
February 5, 1992
10. Mr. Jeff Sobczyk questioned Staff recommendation #10 regarding
windows being recessed.
11. Mr. Phil Taylor, Medi-Plex Medical Building Corporation,
discussed with the Board the materials being used in the window
treatment.
12. Mr. Sobczyk asked if Staff Recommendation #8, covered parking,
could be accomplished at the end of the project build out as the
entire project would have a parking structure which would be
more than the requested. Discussion followed regarding covered
parking and trees being used for parking shading.
13. Chairman Llewellyn inquired if there would be employee
designated parking. Mr. Taylor stated there probably would be.
Boardmember Harbison asked if employees would fall under AQMD
for car pooling. Mr. Bergman stated they would as they would
be considered Desert Hospital employees.
14. Boardmember Anderson asked Staff if their recommendation for
covered parking spaces were Code requirements. Staff stated
the covered trellis parking structures were not required by the
Zoning Code, but were recommended by Staff.
15. Mr. Sobczyk asked if the Board could delete a Condition of
Approval from the Specific Plan relating to a wall being required
on 47th Avenue. Discussion followed.
16. There being no further discussion, it was moved by
Boardmember Curtis to adopt Minute Motion 92-004 approving
Plot Plan 91-473 subject to Staff recommendations with the
deleting of Condition #16. Commissioner Ellson seconded the
motion. Boardmember Anderson moved to amend the motion by
deleting Condition #8 (approved by Staff instead) and modifying
Condition #10. Commissioner Ellson seconded the amendment and
it carried unanimously.
V. OTHER - None
VI ADJOURNMENT
It was moved by Boardmember Anderson and seconded by Boardmember Harbison to
adjourn to a regular meeting of the Design Review Board on March 4, 1992, at 5:30
P.M. This meeting of the La Quinta Design Review Board was adjourned at 6:37
P.M., February 5,1992.
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