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2001 10 03 ALRCF � Z s Fy OF ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE AGENDA A Regular Meeting to be Held at the La Quinta City Hall Session Room 78-495 Calle Tampico, La Quinta, California October 3, 2001 10:00 A.M. Beginning Minute Motion 2001-039 I. CALL TO ORDER A. Pledge of Allegiance B. Roll 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 A. Approval of the Minutes for July 11, 2001 . V. BUSINESS ITEMS: A. Item ....................... SITE DEVELOPMENT PERMIT 2001-671 AMENDMENT #1 Applicant ................ Toll Brothers (Gary Lemon) Location .................. The north side of Airport Boulevard, east of Madison Street within the Norman Golf Course Request .................. Review of architectural plans for one new prototype residential unit Action .................... Minute Motion 2001- ALRUAGENDA 3-A.- - - 001 ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE B. Item ....................... SITE DEVELOPMENT PERMIT 2001-715 Applicant ................ Sean Kearney Location .................. 78-775 Lowe Drive within Acacia Request .................. Compatibility review of architectural plans for a single family residential unit. Action .................... Minute Motion 2001- C. Item ....................... SITE DEVELOPMENT PERMIT 2001-714 Applicant ................ John Vuksic, Prest Vuksic Architects Location ................. Northwest corner of Highway 111 and Washington Street within Point Happy Specific Plan Request .................. Review of building elevations and landscaping plans for one retail building Action .................... Minute Motion 2001- D. Item ....................... SITE DEVELOPMENT PERMIT 2001-708 Applicant ................ Tom Lathrop, Lathrop Development Location ................. The north side of Avenue 47, west of Adams Street within Washington Square Specific Plan Request .................. Review of building elevations and landscaping plans for a 25,240 square foot two story building. Action .................... Minute Motion 2001- E. Item ....................... VILLAGE USE PERMIT 2001-715 Applicant ................ Edwin G. Cosek (Andrew's Bar and Grill) Location ................. 78-121 Avenida La Fonda (formerly Chez Moniques) Request .................. Review of exterior remodeling plans for an existing one story commercial restaurant building on 0.17 acres to include outdoor patio dining, landscaping and vehicle parking area Action .................... Minute Motion 2001- F. Item ....................... VILLAGE USE PERMIT 2001-012 Applicant ................ Santa Rosa Plaza, LLC Location ................. North side of Calle Tampico, between Desert Club Drive and Avenida Bermudas Request .................. Review of landscaping and architectural plans for an 18 building "Casitas" portion of a 14 acre site Action .................... Minute Motion 2001- ALRC/AGENDA ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE G. Item ....................... SITE DEVELOPMENT PERMIT 99-659 Applicant ................ Point Happy Ranch LLC - "The Point" Location ................. West side of Washington Street, south of Highway 111 Request .................. Review of architectural and landscaping plans for a mixed use project consisting of commercial buildings and senior care living in villas and multi - tenant buildings Action .................... Minute Motion 2001- VI. CORRESPONDENCE AND WRITTEN MATERIAL VII. COMMITTEE MEMBER ITEMS Vill. ADJOURNMENT 00.1 ALRC/AGENDA MINUTES ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA September 5, 2001 CALL TO ORDER 10:00 a.m. A. This meeting of the Architecture and Landscaping Review Committee was called to order at 10:07 a.m. by Planning Manager Christine di lorio, who led the flag salute. B. Committee Members present: Dennis Cunningham and Bill Bobbitt. C. Staff present: Planning Manager Christine di lorio, Principal Planners Stan Sawa, Management Analyst Maria Casillas, Associate Planners Greg Trousdell, Wally Nesbit, Michele Rambo, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: Confirmed. IV. CONSENT CALENDAR: A. Planning Manager Christine di lorio asked if there were any changes to the Minutes of July 11, 2001. There being no corrections, it was, moved and seconded by Committee Members Cunningham/Bobbitt to approve the minutes as submitted. V. BUSINESS ITEMS: A. Capital Property Improvement Program 2001-006; a request of Robert Capetz, Sun Vista Development Corporation for review of a request for an extension to commence work to construct a screening wall and remove and replace landscaping for the property located at 51-370 Avenida Bermudas. 1. Management Analyst Maria Casillas presented the information contained in the staff report, a copy of which is on file in the Community Development Department. G:AWPDOCSVALRC9-5-01.wpd 1 '1,.,11«i,) ! 0 Q T Architectural & Landscape Review Committee Minutes September 5, 2001 2. Mr. Robert Capetz stated he would like time to re-evaluate the application as previously submit. Committee Member Cunningham stated it was up to him if he would like to resubmit his application. In regard to the wall, it was approved as requested by the applicant at that time. If Mr. Capetz would like to change the work to be done, it was up to him. Following discussion, it was determined the applicant would continue with his request to extend the work commencement date and during that time make a decision as to whether or not to continue with this application or submit a new application. 3. There being no further discussion, it was moved and seconded by Committee Members Cunningham/Bobbitt to adopt Minute Motion 2001-031 to extend the time to commence work to October 16, 2001. B. Site Development Permit 2001-705; a request of Kristi Hanson for review of building elevations and landscaping plans for Las Casuelas restaurant located at the northwest corner of Highway 1 '1 1 and Washington Street within Point Happy Specific Plan. Planning Manager Christine di lorio presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Committee Member Bobbitt asked staff to explain the roof tile to be used. Staff stated they are requesting to use barrel tile. 3. Committee Member Cunningham asked the applicant what they proposed in regard to the tile. Ms. Kristi Hanson, representing the applicant, stated it was up to the developer to apply for a Specific Plan Amendment to the Council for approval. Committee Member Cunningham commended the applicant on the design of the building. 4. Committee Member Bobbitt agreed and asked where the trash enclosure was to be located. Ms. Hanson explained on the plans the location. 5. There being no further discussion, it was moved and seconded by Committee Member Cunningham/Bobbitt adopt Minute Motion 2001-032 recommending approval of Site Development Permit 2001-705, subject to the conditions as submitted. G:\WPDOCS\ALRC9-5-0 Lwpd 2 i+^1)U OOP Architectural & Landscape Review Committee Minutes September 5, 2001 C. Site Development Permit 2001-709; a request of Bart Rinker for review of building elevations and landscaping plans for a 23,184 square foot retail/service building located at the southeast corner of Highway 111 and Dune Palms Road, within the Dune Palms Center. 1. Associate Planner Wally Nesbit presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Mr. Bob Ricciardi, representing the applicant, gave a presentation on the project. 3. Committee Member Cunningham clarified that the: staff recommended tile treatment would be added to the columns, but not the building's front elevation. Mr. Ricciardi stated that was what they would request. 4. Committee Member Bobbitt asked what plans were being taken to make sure the mechanical equipment was hidden. Mr. Ricciardi stated this was a taller building and it would have a parapet wall high enough to hide it. Mr. Ricciardi asked that the largest tree they plant be a 36-inch box. 5. There being no further discussion, it was moved and seconded by Committee Member Cunningham/Bobbitt adopt Minute Motion 2001-033 recommending approval of Site Development Permit 2001-709, subject to the conditions as recommended. D. Site Development Permit 2001-710; a request of Cody & Brady Architects for review of building elevations and landscaping plans for a construction gatehouse at Tradition for the property located on the south side of Avenue 52, east of the intersection of Washington Street 1. Associate Planner Michele Rambo presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Committee Member Cunningham asked if the tile would be random mudded. Staff stated a condition could be added to require this. 3. Committee Member Bobbitt asked the purpose of the gatehouse. Staff stated it was for maintenance and construction vehicles. G:\WPDOCS\ALRC9-5-O l .wpd 3 C� Architectural & Landscape Review Committee Minutes September 5, 2001 4. Committee Member Cunningham asked what would be used on the windows. Staff explained the trim would be painted a satin black. 5. There being no further discussion, it was moved and seconded by Committee Member Cunningham/Bobbitt adopt Minute Motion 2001-034 recommending approval of Site Development Permit 2001-710, as requested. It was moved and seconded by Committee Members Bobbitt/Cunningham to take Item "E" last to allow the applicant time to arrive. Unanimously approved. G. Site Development Permit 2001-713; a request of Rancho Capistrano Development Corporation for review of building elevations and landscaping plans for three new prototype residential units located north of Avenue 54 and east of Jefferson Street within Country Club of the Desert. 1 . Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Committee Member Cunningham stated the design is in keeping with the other buildings. Unless there is something obviously wrong or there was a problem with the design, he believed that within gated communities the market will determine whether or not the design of the houses would be successful. 3. Committee Member Bobbitt stated the style of architecture is different, but in keeping with what is occurring in the desert. To him, the design is somewhat box -like. 4. Committee Member Cunningham stated the chimney stacks need to be dealt with architecturally and built as designed. 5. Committee Member Bobbitt asked why the landscape plans were not included and are these stand alone units with zero lot lines. Staff stated the landscaping would be as submitted in the designs and they were stand alone units. Committee Member Bobbitt stated there needs to be enough drainage in the sideyard so ponding does not occur. G:\WPDOCS\ALRC9-5-0l.wpd 4 t.'O.0 U 007 Architectural & Landscape Review Committee Minutes September 5, 2001 6. Committee Member Cunningham asked if the sideyard responsibility is given to one owner. Mr. Robert Wilkenson, stated that is what is proposed. Committee Member Cunningham stated it needs to be added to the CC&R's to make it clear to the property owners as well as a disclosure at the time of the sale. 7. Committee Member Bobbitt stated another issue is a swimming pool where the electrical and/or gas lines go through the neighbors sideyard easement. It should also be disclosed. 8. There being no further discussion, it was moved and seconded by Committee Member Cunningham/Bobbitt adopt Minute Motion 2001-035 recommending approval of Site Development Permit 2001-713, as recommended. F. Tentative Tract Map 30092; a request of Barton Properties for review of conceptual parkway landscaping plans for a 97 lot residential subdivision located at the northwest corner of Avenue 58 and Monroe Street. Associate Planner Greg Trousdell presented the information contained in the staff report, a copy of which is on file: in the Community Development Department. 2. Committee Member Cunningham asked staff to explain the wall. Staff stated it would be six or eight foot depending on the Public Works Department height requirement for the berm, but it would have delineation and be stucco or slumpstone. 3. Committee Member Bobbitt asked if the tract would be custom lots. Staff stated the lots would be sold to individual builders for construction. The applicant was considering resubmitting the map for changes. 4. There being no further discussion, it was moved and seconded by Committee Member Cunningham/Bobbitt adopt Minute Motion 2001-036 recommending approval of Tentative Tract Map 30092, as recommended by staff. H. Capital Improvement Project 2001-694; a request of the City for review of the building elevations and landscaping plans for the La Quinta Community Park. 1. Planning Manager Christine di lorio presented the information G:\WPDOCS\ALRC9-5-0l.wpd 5 d'N.LJ OOF Architectural & Landscape Review Committee Minutes September 5, 2001 contained in the staff report, a copy of which is on file in the Community Development Department. 2. Committee Member Bobbitt asked why staff was requesting the change in the tree type. Staff stated to bring a variety of shade trees to the area. Discussion followed regarding the different tree types. 3. Committee Member Cunningham stated the building design was choppy. Architecturally, in that section of town, all of the subdivisions are built with the red tile roof, and the two schools are contemporary. This building looks like a 1972 Clear Story look which does not tie in with any of the other architecture. The maintenance will be high due to the type of use it will have. The building needs to "defend" itself against weather and use. The group storage doors should be metal and have enough color on them to last and not burn out creating more maintenance. He did not like the gable chopped off in the front. It could have a simple hipped roof to keep in style with the surrounding neighborhoods or take a more modern look. He would like to see this tie in architecturally with the City Hall or High School look. A wood trellis is absolutely wrong. It should be metal. Maybe it could be a split -face block to keep it more natural. The roofline is wrong. A flat roof with a raised parapet would be better. The doors need to be a box steel to take the abuse. A series of vents that could be hosed from the ground would be more attractive than the proposed grill work. 4. Committee Member Bobbitt stated he concurred with Committee Member Cunningham's statements. It has a look of the '70's and will be a maintenance nightmare. 5. There being no further discussion, it was moved and seconded by Committee Member Cunningham/Bobbitt adopt Minute Motion 2001-037 recommending approval of Capital Improvement Project 2001-694, as amended: a. Revise the plan to be more compatible with the High School, new school, or City Hall architecture. b. Doors shall be made of industrial steel. G. Wood trellis shall be replaced with a metal trellis. d. Consideration should be given to using a different roof tile e. Prior to issuance of a building permit the landscape plan 04 UO 000 G:\WPDOCS\ALRC9-5-Ol.wpd 6 Architectural & Landscape Review Committee Minutes September 5, 2001 shall be redesigned to show another tree species that flowers during the winter months to be located along Adams Street and at the northeast corner of Westward Ho Drive and Adams Street. E. Site Development Permit 2001-712; a request of Michael Shovlin for Staples for review of building elevations and landscaping plans for a 23,492 square foot commercial building for the property located on the north side of Highway 1 1 1, east of Washington Street, within the One Eleven La Quinta Shopping Center. 1 . Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Mr. Dave Smalley, representing Desert Cities, stated the intent was to provide continuous shade. They did recognize it will obscure the Postal Place sign and would reduce the size so as not to obscure the Postal Place and still provide a shaded walkway. He continued to give a presentation on the project. 3. Committee Member Bobbitt stated he likes the use of the bougainvilleas and asked what the chainlink fence area was. Mr. Smalley stated it was a loading area. Committee Member Bobbitt stated there had been complaints from the property owners to the north regarding the rear architecture. Mr. Smally stated the existing landscaping should block the view. 4. Committee Member Cunningham stated it was compatible with the remainder of the Center and he had no objections. 5. There being no further discussion, it was moved and seconded by Committee Member Cunningham/ Bobbitt adopt Minute Motion 2001-038 recommending approval of Site Development Permit 2001-712, as requested. VI. CORRESPONDENCE AND WRITTEN MATERIAL: None VII. COMMITTEE MEMBER ITEMS: A. Staff informed the Committee that the Community Services Department was asking each Commission/Committee/Board to nominate a member to serve on the City's 20`h Anniversary Celebration Committee. Following discussion Committee Member Bill Bobbitt was selected. Ole G:\WPD0CS\ALRC9-5-01.wpd 7 Architectural & Landscape Review Committee Minutes September 5, 2001 B. Staff informed the Committee there would be a joint meeting with the City Council, Planning Commission, and ALRC on September 25, 2001 at 5:30 p.m. Vill. ADJOURNMENT: There being no further business, it was moved and seconded by Committee Members Cunningham/Bobbitt to adjourn this regular meeting of the Architecture and Landscaping Review Committee to a regular meeting to be held on October 3, 2001. This meeting was adjourned at 1 1 :24 a.m. on September 5, 2001. Respectfully submitted, BETTY J. SAWYER, Executive Secretary City of La Quinta, California G:\WPDOCS\ALRC9-5-0 Lwpd 8 B I #A ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE STAFF REPORT DATE: CASE NO. APPLICANT REQUEST: LOCATION BACKGROUND: OCTOBER 3, 2001 SITE DEVELOPMENT PERMIT 2000-671, AMENDMENT #1 TOLL BROTHERS (GARY LEMON) REVIEW OF ARCHITECTURAL PLANS FOR ONE NEW PROTOTYPE RESIDENTIAL UNIT IN THE NORMAN GOLF COURSE, ON THE NORTH SIDE OF AIRPORT BOULEVARD, EAST OF MADISON STREET The property is within the Norman golf course on the north side of Airport Boulevard, east of PGA West. These units are proposed for Tract 29348-2. Specific Plan 90- 015 Amendment #2 for The Norman Course, approved under Resolution 99-112, provides the Community Design Guidelines for the residential units. Previously, eight prototypical residential plans were approved for the applicant on April 11, 2000. Four plans are 60 foot wide units with the remaining plans 70 feet wide. The previously approved plans include a Santa Barbara, Contemporary, and Italiante style for each plan type. The residences are presently under construction. PROJECT PROPOSAL: Proposed is a new one story (22'-3" feet high) 60 foot wide prototypical plan containing 3,120 square feet of area with a three car garage. Two facades are proposed, with the applicant describing them as Santa Barbara and Contemporary in style. Features of each facade include multi -paned windows, stucco popouts, and multi -level interlocking hip roofs. The side and rear elevation for both facades will be the same. The rear elevation includes a small covered patio detailed columns and plaster popouts. The side elevations include single and multi -paned windows and plaster window surrounds. Exterior materials will match those previously approved and include flat or S-shaped concrete roof tiles, plaster walls and small amount of stone accent on the bottom of the garage area pilasters of the Contemporary plan. Colors will also match those being used and include primarily earth tone colors varying from white to brown and red. P:\STAN\sdp2000-671 am 1 alrcrpt.wpd �� 004 C Landscaping will match that being provided for the units under construction and include two trees (24" box size or larger) per lot, lawn, five gallon shrubs, palm tree accents, and annual color. FINDINGS: As required by Section 9.210.010 (Site Development Permits) of the Zoning Ordinance, the Committee is required to review and comment on the following findings: 1. The project is consistent with the Design Guidelines of Section 9.60.330 (Residential Tract Development Review) of the Zoning Code and Architectural Guidelines of the Specific Plan (SP 90-015, Amendment #2). RESPONSE: The Zoning Code design guidelines require a minimum of two different front elevations, varied roof heights, and window and door surrounds for flat elevation planes. The proposed units comply with these requirements in that two facades per plan are proposed, roof heights are varied with the combination of roofs, and plaster surrounds are provided where required. The Specific Plan guidelines dictate architectural themes, exterior color ranges and materials, and design criteria. The proposed plans are also in compliance with these items. 2. The architectural design of the project, including but not limited to the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements, are compatible with surrounding development and with the quality of design prevalent in the City. RESPONSE: The architectural styles, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements of the units are attractive and compatible with surrounding developments to the south and west and with the quality of design prevalent in the City. 3. Project landscaping, including but not limited to the location, type, size, color, texture, and coverage of plant materials has been designed so as to provide relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, provide an overall unifying influence, enhance the visual continuity of the project, and complement the surrounding project area, ensuring lower maintenance and water use. P:\STAN\sdp 2000-671 am 1 alrc rpt.wpd n f Q oo,,,� RESPONSE: The planting will be similar to that which is now being provided. The pallette includes those plants specified in the specific plan, as well as additional compatible plants. RECOMMENDATION: Recommend to the Planning Commission approval of Site Development Permit 2000- 671, Amendment #1, subject to the following conditions: 1. Front yard landscaping plans shall be conform with that previously approved by the Community Development Department. 2. Prior to issuance of building permits for any of the units authorized by this approval, final working drawings shall be approved by the Community Development Department. Attachment: 1. Proposed plans Prepared by: G . b,5aym Stan B. Sawa, Principal Planner Submitted by: di lorio, Planning Manager P:\STAN\sdp 2000-671 am 1 alrc rpt.wpd '''��1 �� t1„� - 006 ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE STAFF REPORT DATE: CASE NO.: APPLICANT/ PROPERTY OWNER: ARCHITECT: REQUEST: 101671vael Al ZONING: SURROUNDING ZONING/LAND USES BACKGROUND: OCTOBER 3, 2001 SITE DEVELOPMENT PERMIT 2001-715 SEAN KEARNEY JERRY W. SHERMAN, RESIDENTIAL CONCEPTS REVIEW OF ARCHITECTURAL PLANS FOR A SINGLE FAMILY RESIDENCE. 78-775 LOWE DRIVE, WITHIN ACACIA. LOW DENSITY RESIDENTIAL NORTH: SINGLE FAMILY RESIDENTIAL SOUTH: SINGLE FAMILY RESIDENTIAL EAST: SINGLE FAMILY RESIDENTIAL WEST: SINGLE FAMILY RESIDENTIAL The residential lot is located within the Acacia development. The lot is specifically east of Seeley Drive and south of, and adjacent to Lowe Drive. It is a partially developed subdivision and therefore, subject to compatibility review. PROJECT PROPOSAL: The applicant is proposing to construct a single story residential house on a vacant lot in a recorded subdivision. The house height is 15-feet 9-inches and contains 1,707 square feet of living area plus a two car garage. Exterior materials consist of a concrete roof tile that is blue in color and tint, white stucco walls with gray trim accent, and a window treatment consisting of white metal. The elevations carry elements of the surrounding houses. G:\W PDOCS\ALRCStfRptSDP715. wpd FINDINGS: As required by Section 9.60.300 (Compatibility Review) of the Zoning Code, the Committee is required to review and comment on the following findings: 1 . The development standards have been satisfied. RESPONSE: The architectural material, color, roof lines are compatibility with the surrounding and existing units in the development. 2. The architectural and other design elements of the new residential unit will be compatible and not detrimental to other existing units in the project. RESPONSE: As stated above, the architectural material, color, roof lines are compatibility with the surrounding and existing units in the development 3. The lot landscaping is to consist of at least one specimen tree, i.e., a minimum 24-inch box (1.5 to 2" caliper trunk size) and a minimum ten feet tall measured at the top of box. RESPONSE: The applicant has not provided a landscaping plan. The applicant will need to submit a landscaping plan containing at least the minimum requirements for Planning Commission approval. RECOMMENDATION: Recommend to the Planning Commission approval of Site Development Permit 2001- 715, subject to the following conditions: 1 . The front yard landscaping shall comply with the requirements of the Zoning Code and the plans shall be submitted to the Planning Commission for approval. Attachments: 1 . Building elevations and site plan and submitted by: Herman iunity Development Director Rig G:\WPD0CS\ALRCStfRPtS DP715.wpd Ba #C ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE STAFF REPORT DATE: CASE NO. : REQUEST: OCTOBER 3, 2001 SITE DEVELOPMENT PERMIT 2001-714 BUILDING ELEVATIONS AND LANDSCAPING PLANS FOR ONE RETAIL BUILDING LOCATION: NORTHWEST CORNER OF HIGHWAY 111 AND WASHINGTON STREET WITHIN POINT HAPPY SPECIFIC PLAN APPLICANT: JOHN VUKSIC, ARCHITECT AND PROJECT MANAGER, PRIEST VUKSIC ARCHITECTS ZONING: COMMUNITY COMMERCIAL (CC) GENERAL PLAN DESIGNATION: COMMUNITY COMMERCIAL (CC) SURROUNDING ZONING/LAND USE: NORTH: CITY OF INDIAN WELLS RESORT COMMERCIAL SOUTH: COMMUNITY COMMERCIAL ICC) EAST: VACANT WEST: CITY OF INDIAN WELLS RESORT COMMERCIAL BACKGROUND: The currently vacant project site, located at the northwest corner of Highway 111 and Washington Street, consists of two parcels totaling .689 acres. The project site is within Point Happy Specific Plan 2000-043, adopted by City Council on May 5, 2000, which establishes guidelines and standards in a focused development plan for the distribution of land uses, location and sizing of supporting infrastructure, development standards, and requirements for public improvements. The Design Guidelines portion of the Plan provides specific design criteria which includes Architectural Guidelines utilizing a contemporary interpretation of Colonial Spanish style architecture; and Landscape Guidelines that complement and accent the project with perimeter landscaping and is consistent with the Highway 111 Design Guidelines. .%_u U 017 Project Proposal Building No. 3 The structure is basically rectangular in shape and uses a variety of interlocking roof types and heights ranging from 17 to 22 foot with flat concrete roof tile. Tower elements will be highlighted with a stone tile veneer at the base. The proposed east and west elevations are provided with recessed windows and architectural pop outs with concrete and stone veneer. Wall material consists of exterior cement plaster with a light sand finish in a four shades of brown with a decorative cornice trim that wraps around each elevation. Proposed windows will be sectional pane glass with anodized frames. Landscape Plan The applicant has asked that Landscaping Plan be withdrawn from this submittal in that the plan is not consistent with the Point Happy Specific Plan. The Landscaping Plan will be submitted to the Committee for consideration at later date. FINDINGS: The Committee is required to comment on the following findings: Architectural Design - The architectural design of the project, including but not limited o the architectural style, building mass, materials, colors, architectural details, roof style, and other architectural elements are compatible with the surrounding development and with the quality of design prevalent in the city. The project is consistent with the Architectural Guidelines in the Point Happy Specific Plan 2000-043 including building massing and scale, architectural features and details, and roof treatment for the retail buildings. RECOMMENDATION: Recommend to the Planning Commission approval of the architectural style for Site Development Permit 2001-714 as submitted. Attachments: 1 . Site Plan, Elevations Prepared by: Fred Baker, AltP Principal Planner Submitted by: k C ristine di lotto Planning Manager .JU 018 _DD DDD p D z n R9ig} rn �O n C C m 0 O D = Z 0 P CT 4 {y66E¢iE�A� YeF �t u x q�� _ CJ O 10 = III> N m D z m { 5-amc� AM $aes'��cn DR A'h� — 0 cn -- l�rIcu),R];CM() l ) [§r !!);' - :? , < §\'o 5. i1 � (q / §�:g -��` k\2 /�q�q UK@o� /e� �/� ` , % I I qmA :o � w w m m� >x ;«J /.:� § !%}\23 , I= io z 0 N (n n 51 z Z Oi m I m = 0 z 0 m m 0 0 z a n 0 z 0 N m m 0 z q 0 Ili S it i.} i ➢ 1 9 B ^fRai3 e0O [t oafin = b d% ! SRe FFffl�F pyoiYO�C V Gy�n��V/ - ----\\/iy w , I [(`°��- - ( /! . Iz , y %:\�� �H. d!}`¥-G \p ^� _(nAm , no il a- J CH j t Y [7 � °D 11 ` R v »> y C O 'PI p`ss�tsk� �s¢fa Eis e!`E` ?nqa , I;pike' D o n ��k A m i d s m 'Z fa i, n gti o n s - ff wa d pin cn s vt BI #D ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE STAFF REPORT DATE: CASE NO. : OCTOBER 3, 2001 SITE DEVELOPMENT PERMIT 2001-708 REQUEST: REVIEW OF BUILDING ELEVATIONS AND LANDSCAPING PLANS FOR A 25,240 SQUARE FOOT TWO STORY BUILDING LOCATION: AVENUE 47 WEST OF ADAMS STREET WITHIN THE WASHINGTON THE SQUARE SPECIFIC PLAN APPLICANT: TOM LATHROP, LATHROP DEVELOPMENT ZONING: REGIONAL COMMERCIAL GENERAL PLAN DESIGNATION: REGIONAL COMMERCIAL (CR) SURROUNDING ZONING/LAND USE: NORTH: REGIONAL COMMERCIAL (CR, VACANT) SOUTH: HIGH DENSITY RESIDENTIAL (RH), VACANT EAST: REGIONAL COMMERCIAL (CR), VACANT WEST: REGIONAL COMMERCIAL (CR), VACANT BACKGROUND: The currently vacant 1.78 acre project site is located at the corner northeast corner of Avenue 47 and Adams Street abutting Avenue 47. The property will be within the Washington Square Specific Plan. Project Proposal Proposed is a two story 25, 240 square foot building with retail, office and wholesale uses; with the ground floor comprising 17,500 square feet of retail and wholesale,. space, and the 2nd floor comprising 7,740 square feet of office space. A:\LARC SDP 2001-708.wpd 026 The rectangular building uses a variety of roof types including gable, hipped, and mansard. All will be covered with a concrete tile. Three tower elements with multi - pane windows, ranging in heights from 28 to 34 '/2 foot, are highlighted with aluminum stucco reveals. Store fronts have anodized bronze aluminum frame windows with tinted glass. Decorative stucco cornice trim wraps around the structure. Stair cases accessing a walkway deck to the second story, which is finished with coated "copper age" color pipe railing, are proposed for the rear elevation. Wall material consists of a light brown (San Simeon) cement plaster and highlighted with ceramic lava brown tile and Sunbrela brown fabric awnings. Landscape Plan The Landscaping Plan identifies a pallette of plant material consisting of shrubs, groundcover, and trees for the on -site parking planters and the building planters. Plant material along each of the three perimeter lot lines of the site is proposed to have tall screening shrubs such as Clumping Bougainvillea, Bird of Paradise Bush, and Purple Hopseed Bush. The planter area between the one way driveway will have Mediterranean Fan Palms and Date Palms with shrubs such as Hopseed Bushes, Autumn Sage, and Dwarf Oleander. Planter areas around the perimeter of the building are proposed to have shrubs such as Texas Ranger and Brittlebrush. The Landscape Plan is consistent with the Washington Square Specific Plan; however the Landscape Plan does not identify and locate specific plant types and quantities from the proposed pallette of materials. FINDINGS: The Committee is required to comment on the following findings: Architectural Design - The architectural design of the project, including but not limited o the architectural style, building mass, materials, colors, architectural details, roof style, and other architectural elements are compatible with the surrounding development and with the quality of design prevalent in the city. The project is consistent with the Architectural Guidelines in the Washington Square Specific Plan 87-011, Amendment No. 3 including building massing and scale, architectural features and details, and roof treatment for the two story building. Landscape Design Project landscaping, including but not limited to the location, type, size, color, texture, and coverage of plant materials has been designed so as to provide relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition ,between adjacent land uses and between development and open space, provide an overall unifying influence, enhance the visual continuity of the project, and complement the surrounding project area, ensuring lower maintenance and water use. A:\LARC SDP 2001-708.wpd 02 The proposed landscaping plan includes adequate landscaping treatment along the perimeter of the building and parking lot. The palette of plant material is compatible with the proposed design and consistent with the Specific Plan; however, the Landscape Plan needs to identify specific plant types within the proposed pallette of materials. RECOMMENDATION: Recommend to the Planning Commission approval of the architectural style and landscaping plan for Site Development Permit 2001- 708, subject to the following condition: 1. Prior to issuance of a Grading Permit, a revised Landscape Plan shall be submitted to the Community Development Department for approval which shall identify and locate specific plant types and quantities consistent with the proposed pallette of material. Attachments: 1 . Site Plan, Elevations, and Landscape Plan Prepared by: Submitted by: 3x��x red Baker, A P Principal Planner Christine di lorio Planning Manager A:\LARC SDP 2001-708.wpd n28 BI #E ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE STAFF REPORT DATE: OCTOBER 3, 2001 CASE NO.: VILLAGE USE PERMIT 2001-010 APPLICANT: EDWIN G. COSEK (ANDREW'S BAR AND GRILL) PROPERTY OWNER: MONIQUE JEAN PIERRE REQUEST: REVIEW OF EXTERIOR REMODELING PLANS FOR AN EXISTING ONE STORY COMMERCIAL RESTAURANT BUILDING (FORMERLY CHEZ MONIQUE) ON 0.17 ACRES TO INCLUDE OUTDOOR PATIO DINING, LANDSCAPING AND VEHICLE PARKING AREAS LOCATION: 78-121 AVENIDA LA FONDA (SOUTHWEST CORNER OF AVENIDA LA FONDA AND DESERT CLUB DRIVE) MA Ig rLi�1�LI�A The property is located on the southwest corner of Avenida La Fonda and Desert Club Drive in the downtown Village area. A one story, stucco building exists and was occupied until recently by the Chez Monique tavern. This commercial building of 1,920 square feet was constructed in 1978. The exterior color of the building is white with blue and brown eave accents; roof mounted mechanical equipment is screened by a concrete tile mansard roof on the north and west sides of the building and stucco parapet on south and west sides and a portion along the east side (Attachment 1 - Existing Site Plan)• The restaurant is on a rectangular parcel measuring 75' wide by 100' in depth, backing up to a 20-foot wide paved alley on its south boundary. Excess property to the west of the building is vacant and measures 25' wide by 100' long. Overhead utility lines and poles flank the north side of the existing alleyway. Off -site infrastructure improvements are currently being completed by the City, including new public parking spaces, landscaping and hardscape features on Avenida La Fonda, a 100-foot wide public right-of-way (Attachment 2 - Village Street Plan)• Pedestrian sidewalks exist on each street frontage. Existing parking spaces for the building are not striped, but estimated to be eight. Three parking spaces are located on the north side of the building and five parking spaces are located on the south side of the building. A masonry enclosure for a commercial trash bin also exists at the southwest corner of the site. ALRC vup 2001-10, Greg Printed: September 27, 2001 F/SS VUP6; Ro 9/25;9/27 _, , 029 The applicant's plan is to remodel the restaurant by adding an outdoor dining area on the north side of the building in an area of a three parking spaces. The outdoor dining area of 1,620 square feet is to be enclosed by a stucco wall encasing Bronze glass panels (3.5' high by 6.0' long panels with rough sawn wood frame) between 5'-0" high pilasters topped with globe Coach lights. The building is to be repainted Navajo White with two sets of French doors added on the north side of the building. A trellis is proposed for the outdoor dining area using 4" by 6" rough sawn wood joists at 8-inch centers that are attached to the north facade and extend over the patio area to the front yard screen wall, a span of approximately 30'-0". Trellis members are supported by two 4" by 12" rough sawn glue -lam wood beams and 4" metal structural support posts spaced 15'-0" apart that will be covered with rough sawn lumber to match the beams with vertical clearances of 8'-6" to 9'-6". Roof joist ends are capped using rough sawn lumber. The applicant is proposing new landscaping consisting of trees, palms and various five gallon shrubs on Avenida La Fonda. Nine Mexican Fan palms (6' brown trunk) are centerpiece of the new landscaping along with Mesquite and Palo Verde trees in 15 gallon sizes. The number of trees is not specified. A combination of five gallon shrubs such as bougainvillea, day lily, desert spoon and hibiscus are also used in the 10'-6" wide parkway. Similar plant material is proposed on west side of the outdoor dining area. Desert Gold gravel in 3/8" size will be used for groundcover along with annual color. Jasmine vines are proposed for the new wall columns to provide vertical color. Oleander shrubs will screen the 25' wide undeveloped lot to the west of the existing building that is planned to be covered in gravel to reduce blowing dust problems. Parkway landscaping is also proposed on Desert Club Drive using wood planter boxes for areas adjacent to the building with verbena and lantana shrubs. FINDINGS: As required by Section 9.65.040 (Village Use Permit Review Process) of the Zoning Ordinance, the Committee is required to review and comment on the following findings: 1. The architectural design of the project, including but not limited to the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements, are compatible with surrounding development and with the quality of design illustrated in the Village at La Quinta Guidelines. RESPONSE: The architectural styles and elements of the outdoor dining area are attractive and compatible with surrounding developments in The Village, subject to the recommended conditions. ALRC vup 2001-10, Greg Printed: September 27, 2001 F/SS VUP6; Ro 9/25;9/27 - n 3 o 2. Project landscaping, including but not limited to the location, type, size, color, texture, and coverage of plant materials has been designed so as to provide relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, and provide an overall unifying influence, and be compatible with surrounding development and the concepts of The Village at La Quinta Guidelines. RESPONSE: The landscaping plans provide an attractive appearance surrounding the existing building through the use of trees, palms and shrubs. New planter boxes on the east side of the building will enhance the visual appeal of the building. Staff is recommending that the new planter boxes be made of concrete instead of wood. RECOMMENDATION: Recommend to the Planning Commission approval of Village Use Permit 2001-010, subject to the following conditions: Prior to this approval, final working drawings shall be approved by the Community Development Department and include the following revision: A. The south -facing roof parapet shall be repaired and stuccoed to match existing finishes and textures of the building. B. Heavy gauge, opaque metal gates shall be installed on the existing trash enclosure. The trash enclosure shall be painted or stuccoed to match the building color. C. Globe lighting on top of the patio wall shall be frosted to conceal the light source. Unshielded exterior incandescent building lights shall not exceed 160 watts. D. Security lighting on the south side of the building shall be replaced with hooded (shielded) fixtures complying with City regulations. E. A rough sawn wood lattice shall be added to the top of the patio trellis. 2. Prior to building permit issuance, the final landscaping and irrigation plans shall be submitted to the Community Development Department and shall include the following revisions: A. Tree sizes shall not be less than 15 gallon with 1.0" calipers. A minimum of two shade trees shall be installed on Avenida La Fonda. Palm trees shall have a minimum brown trunk height of six feet. ALRC vup 2001-10, Greg Printed: September 27, 200'�j . F/SS VUP6; Ro 9/25;9/27 031 B. Planters and planter boxes shall be irrigated with bubblers or drip emitters using an automatic system. Raised planter boxes on Desert Club Drive shall be made of concrete. Attachments: 1. Existing Site Plan Exhibit 2. The Village Street Enhancement Plan Prepared by: reg Trousdell, ALRC vup 2001-10, Greg F/SS VUP6; Ro 9/25;9/27 Submitted by: i ate Planner #Cristine di orio, Plan' g Manager Printed: September 27, 2004; 0 32 r<i—cr�rii W:ew rKc ouo r rri m ivr+ =0o cwoi aaOM : FFx M : 7W?719701 San. 2B 26b1 51:10" P7 0 1G-) OnOr- FIR rn zD �� 1p 6 i(7i'2j' s gr do I rO • lip J' �a ti 033 F- a W Zcr ¢ a w Q 0 0 u. > z Lu ;i! z IL op I �I L mm:a low R : *04 tau : WMW BI #F ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE STAFF REPORT 11111t 1 CASE NO.: APPLICANT/ PROPERTY OWNER ARCHITECT: LANDSCAPE ARCHITECT: OCTOBER 3, 2001 VILLAGE USE PERMIT 2001-012 SANTA ROSA PLAZA, LLC PK ARCHITECTS, PC THE CAMPBELL COOPERATIVE REQUEST: REVIEW OF LANDSCAPING AND ARCHITECTURAL. PLANS FOR 18 BUILDINGS "CASITAS" PORTION OF A 14 ACRE SITE. LOCATION: NORTH SIDE OF CALLE TAMPICO, BETWEEN DESERT CLUB AND AVENIDA BERMUDAS. ZONING: VILLAGE COMMERCIAL SURROUNDING ZONING/LAND USES: NORTH: SINGLE FAMILY RESIDENTIAL AND GOLF COURSE SOUTH: RETAIL COMMERCIAL AND RESTAURANT EAST: SCHOOL AND OFFICE WEST: VACANT BACKGROUND: In January of 2001, the Architecture and Landscape Review Committee reviewed and recommended approval of the Embassy Suites Hotel in compliance with the Santa Rosa Plaza Specific Plan. The City Council approved the Specific Plan, with conditions of approval, on February 6, 2001. The Specific Plan provided for up to 72 casitas on the northern end of the property, with the option to add up to 78 more on parcels originally planned for retail commercial development in the southern half of the site (called parcels 4, 5, 6 and 7 in the Specific Plan). G:\WPDOCS\ALRCStfRptSanta Rosa.WPD .!�;� 035 REQUEST: The application for a Village Use Permit, currently under review, requests approval of a total of 144 casitas, or hotel rooms, the architectural design of 18 buildings. Each building will have eight rooms, four on each of the two floors for a total of 144 rooms. Two prototypes are proposed. The casitas will be located on the north and south sides of the Embassy Suites hotel building itself. The casitas' architectural style is Mediterranean, and is consistent with the approved Specific Plan. Flat and "S" concrete tile hipped roofs are proposed. The building walls are proposed to be stucco, in varying tones of off white, with wrought iron banisters and balcony railings. This is a slight, but acceptable modification to the renderings provided in the Specific Plan, which showed stucco stair railings. Pillars are proposed on the rear and front elevations of each building. One of the prototypes proposed is clad to a height of approximately three to six feet with a stone veneer. Wood shutters are included, as are wood exposed rafters under the eaves of the roof. Windows will be multi -paned with aluminum frames. Landscaping for the project focuses on drought tolerant plantings, with a variety of shrubs and bushes. Turf is proposed as the primary groundcover. FINDINGS: The Committee is required to comment on the following findings: Architectural Design - The architectural design of the project, including but not limited o the architectural style, building mass, materials, colors, architectural details, roof style, and other architectural elements are compatible with the surrounding development and with the quality of design prevalent in the city. The building architecture is similar to the Mediterranean architecture found elsewhere in the City. The proposed stone veneer, only appears on small portions of one prototype and is recommended to be utilized as an integral design material of this prototype, since the siting of the buildings will make all sides highly visible to pedestrians walking through the project. Landscape Design - Project landscaping, including but not limited to the location, type, size, color, texture, and coverage of plant materials has been designed so as to provide relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, provide an overall unifying influence, enhance the visual continuity of the project, and complement the surrounding project area, ensuring lower maintenance and water use. G:\WPDOCS\ALRCStfRptSanta Rosa.WPD 036 A broad mix of plant types is proposed, which will create visual interest on the property. The Specific Plan included a condition of approval that berming be provided throughout the site. The berming, however, is not shown on the landscaping plan provided. A condition of approval has been added which requires staff review of final landscaping plans to assure that berming is included. In conclusion, the findings needed to recommend approval of this request can be made, with the modifications discussed above. RECOMMENDATION: Recommend to the Planning Commission approval of the architectural style and landscaping plan for Village Use Permit 2001-012, subject to the following conditions: 1 . Prior to issuance of the first building permit, the stone veneer shall be included as an integral design material of one prototype. 2. The final landscaping plan shall be amended to include berming throughout the interior of the property, varying in height from 1 to 3 feet. The amended landscaping plan shall be submitted to the Community Development Department for review and approval. 3. Turfed areas shall not exceed 25% of the landscaped area. Attachments: 1. Site Plan 2. Landscape Plan 3. Elevations Prepared by: Nicole Sauviat Criste Submitted by: Christine di lorio, Planning Manager GAWPDOCS\ALRCStfRptSanta Rosa.WPD .Oil 037 BI #G ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE STAFF REPORT DATE: OCTOBER 3, 2001 CASE NO.: SITE DEVELOPMENT PERMIT 99-659 APPLICANT: POINT HAPPY RANCH, LLC ARCHITECT: THE GALLOWAY GROUP REQUEST: REVIEW OF ARCHITECTURAL AND LANDSCAPING PLANS FOR A MIXED USE PROJECT CONSISTING OF COMMERCIAL BUILDINGS AND SENIOR CARE LIVING IN VILLAS AND MULTI -TENANT BUILDINGS I11910T IL4LA EXISTING ZONING SURROUNDING ZONING/LAND USES BACKGROUND: WEST SIDE OF WASHINGTON STREET, APPROXIMATELY 350 FEET SOUTH OF HIGHWAY 111 RL - LOW DENSITY RESIDENTIAL; RM - MEDIUM DENSITY RESIDENTIAL; AND OS - OPEN SPACE NORTH: CC / PLAZA LA QUINTA SOUTH: RL / RESIDENTIAL AND OS / OPEN SPACE EAST: CR / SHOPPING CENTER UNDER CONSTRUCTION AND VACANT LAND WEST: RESIDENTIAL IN CITY OF INDIAN WELLS The property is part of the former Point Happy Ranch, a property used since the early twentieth century for a variety of things, including growing dates and citrus, and raising Arabian horses. The property currently contains a number of older buildings, corrals, date palm trees, and citrus trees. With the exception of a residence in the hillside near the west property line and some date palm trees, improvements will be removed to allow the proposed project. REQUEST: The proposed senior care living facilities will consist of a number of components. Sixty-two single story villas in duplex and four-plex configurations will be provided in the southern portion of the project. Related to these units will be a "club" building p:\stan\sdp 99-659 alrc rpt.wpd JO �'1 p U,. near the north end of the units providing administrative, recreational, medical office, and congregate dining facilities. The multi -family component will consist of two three story high buildings, each providing operational areas for recreation/offices, administration, kitchen and dining facilities, medical and physical therapy. A small one story maintenance building for the entire project will be provided near the northwest corner of these buildings. The two commercial buildings will include professional and medical offices, accessory service uses such as a mail center, beauty and hair salon, physical and medical therapy, primarily supporting the project. Adjacent to these buildings is a one story administrative/sales building for operation of the entire project. ARCHITECTURAL DESIGN: The various components of the project have been designed in the same architectural style described by the applicant as Spanish Castilian. These feature heavy use of ledger stone accents, smooth stucco finish, timber brackets, and trellis work with a "S" or barrel clay or concrete tile roof. These features, along with other special treatments have been incorporated into the proposed project. These treatments, as described by the applicant, include one or more prominent arches placed above a door or principal window, or beneath a veranda. Most of the entries are emphasized through the use of pilasters, columns, ledger stone facades, or patterned tiles, smooth stucco finish, timber brackets, with doors made of heavy wood panels. A color and material sample board will be available at the meeting. The villa units are one story high (24'± maximum) in a duplex or four-plex configuration. One single plan has been submitted for these units. The units use a concrete barrel tile roof with a mixture of interlocking hip and gable elements. An entry turret or tower element is provided with garage doors being a "carriage" style door. The "club" building is a multi -story building consisting of one and two story elements with a maximum height of 40 feet over the rotunda. The building uses concrete barrel tile roof with a mixture of interlocking hip and gable elements. Features include multi -paned windows, arched second story windows, a rotunda over the lobby, and a covered porte cochere. The two multi -family buildings will provide Assisted Living, independent living, Alzheimers, nursing, and dementia units for seniors. The buildings will consist of two and three story elements, with a maximum height of approximately 32 feet. The buildings will be architecturally similar to the other buildings in the project, and incorporate dormer vents along the hip roof areas. For all multi -story buildings in the p:\stan\sdp 99-659 alrc rpt.wpd U 39 project roof equipment will be placed in wells behind hip roof parapets. Tower elements are interspersed around the buildings. The maintenance building will be one story in height and is designed in a style similar to the other buildings. The building incorporates a gable roof, arched multi -paned windows, ledger stone veneer on the facade, and smooth stucco finish. The two commercial buildings will be constructed near Washington Street and be similar in design. The buildings will be two stories in height (approximately 40 feet in height at the rotunda) and incorporate a rotunda in the center of each building. The architecture and materials are the same as those used in the other multi -story buildings in the project. The elevation of the building facing Washington Street incorporates a large amount of stone veneer. A one story (24 feet high) administrative and sales building is proposed east of the club building and will be similar in design and materials to the other buildings in the project. LANDSCAPE DESIGN: A conceptual site landscaping plan has been submitted showing general tree locations and types, along with planted areas. Included is a plant pallette indicating tree, shrub, vines, and ground cover species to be used. Trees proposed include reuse of some of the existing date palms and citrus to retain the historic connection to its early use. Many of the date palm trees are shown ringing the project along the east and north boundaries of the site. They are also used extensively in the commercial area and around the "Village green". Most of the plant material proposed are low water users. A small lake is proposed in the "Village Green" area between the multi -family buildings. Throughout the project, formal and informal gardens of various types including a small community garden, senior outdoor games, pavilions, and walkways will be provided. These elements for the most are not shown in detail. FINDINGS: As required by Section 9.210.010 (Site Development Permits) of the Zoning Code, the Committee is required to review and comment on the following findings: Architectural Design- The architectural design of the project, including but not limited to the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements are compatible with the surrounding development and with the quality of design prevalent in the city. Response- The buildings are well designed, use attractive materials and will be compatible with the surrounding commercial and residential development. The p:\stan\sdp 99-659 alrc rpt.wpd ' - , n y o Spanish Castilian style of the project will be compatible many of the major projects in the City (i.e. La Quinta Resort and Club). Landscape Design- Project landscaping, including but not limited to the location, type, size, color, texture, and coverage of plant materials has been designed so as to provide relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, provide an overall unifying influence, enhance the visual continuity of the project, and complement the surrounding project area, ensuring lower maintenance and water use. Response- The conceptual landscaping plans provide a design which will complement the surrounding developments and retain a connection to the existing palm tree and citrus groves. Additional review of the plans as they are developed will be needed since the plans are conceptual. Use of the existing older date palms in areas of high pedestrian and vehicular use is not recommended due to the potential of crown breakage. In conclusion, the findings needed to recommend approval of this request can be made provided the recommended conditions of approval are imposed. RECOMMENDATION: Recommend to the Planning Commission approval of Site Development Permit 99- 659, subject to the following conditions: 1. Final architectural working drawings for all structures, substantially conforming to this approval, including all revisions required by the permit .shall be submitted to the Community Development Department for approval prior to submission of plans to the Building and Safety Department. 2. Preliminary landscaping, hardscape, and irrigation plans, substantially conforming to this approval shall be submitted to the Community Development Department for approval by the ALRC prior to submission of plans to the Building and Safety Department. 3. Use of existing or taller date palm trees shall be limited to areas of low pedestrian, recreational, and vehicular use. 4. Final architectural working drawings shall include sufficient details to ensure that roof equipment is screened per Zoning Code requirements. p:\stan\sdp 99-659 alrc rpt.wpd 4I Attachments: Plan exhibits Prepared by: Submitted by: Gbt , . (2-.�), S6wj� &A )� k' Stan B. Sawa, Principal Planner Christine di lorio, PI ning Manager p:\stan\sdp 99-659 alrc rpt.wpd , n�2