PCMIN 03 22 1994 MINUTES
PLANNING COMMISSION- CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall -
78-495 Calle Tampico, La Quinta, California
March 22, 1994 7:00 P.M.
I. CALL TO ORDER
A. The meeting was called to order at 7:00 P.M. by Chairwoman Barrows who led
the flag salute.
II. ROLL CALL
A. Chairwoman Barrows requested the roll call. Present: Commissioners Adolph,
Ellson, Marrs, Abels, and Chairwoman Barrows.
B. Staff Present: Planning Director Jerry Herman, City Attorney Mary Wagner,
Senior Engineer Steve Speer, Principal Planner Stan Sawa, Associate Planner
_ Greg Trousdell, and Department Secretary Betty Sawyer.
III. PUBLIC HEARINGS -
A. PLOT PLAN 91-456. AMENDMENT #2: a request of The Koenig Companies
for approval of an amendment to a site plan for a commercial shopping center
consisting of 85,650 square feet on 9.25 acres.
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. Staff stated that Condition #78 had been added to require
additional architectural treatment to the north elevation of the future
Ralph's building due to the reduction in the building setback.
2. There being no questions of staff, Chairwoman Barrows opened the public
hearing. Mr. John Koenig, The Koenig Companies, stated his reasons for
requesting the amendment. He further stated his objection to Condition
#48.C. regarding the driveway access off Calle Tampico. He further
stated his concern regarding Condition #78, adding additional architectural
treatment as this elevation had already been approved. Their plans were
to heavily landscape the area from view of the proposed residential
-- development to the north (La Quinta Village). Mr. Koenig stated they
planned to open during the later part of January, 1995.
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March 22. 1994
3. Commissioner Adolph questioned the reasoning behind two access lanes
into the project from of Calle Tampico at the signal, and the problems that
would be incurred when the traffic tried to merge. Discussion followed
regarding the problems with the Calle Tampico entrance. Following the
discussion, Mr. Koenig asked if he could be allowed to work the problem
out with staff and if there was any objection to the entrance being off-set
from the Civic Center entrance. Commission Adolph stated he had no
objection.
4. Commissioner Adolph stated he had no objection to the applicant using
landscaping to soften the north elevation, but the trees would need to be
specimen size.
5. Commissioner Abels asked if the Ralph's Market would be the same as
their store at Cook Street and Country Club Drive. Mr. Koenig stated it
would not as Ralph's was only building a 40,000 square foot building.
Ralph's felt they could do as much with 40,000 square feet as with 45,000
square feet. They just reduced the size of their backroom storage.
6. Commissioner Abels stated he had no objection to the applicant working
with staff to resolve Condition//48.C. Senior Engineer Steve Speer asked
Mr. Koenig if they could move Shop gl to the west so they would not
lose the parking on the east. Mr. Koenig stated moving Shop gl would
hurt their project. He would prefer to lose the parking spaces as they
were over the required amount needed.
7. There being no further public comment, Chairwoman Barrows closed the
public hearing.
8. Chairwoman Barrows questioned Condition //28.1. regarding the
landscaping on the north elevation. Commissioner Ellson stated the height
of the trees should be stated. Chairwoman Barrows stated that a sentence
should be added to require a minimum 15-foot high trees and the amount
of density required. Commissioner Adolph asked if the landscaping plans
would come back before the Commission. Staff stated they would have
to submit landscaping plans for Commission approval.
9. Commissioner Adolph questioned Condition //48 as to who would be
required to build the north perimeter wall and what kind of plans should
be required to see that the emergency access construction does not destroy
the entire wall. Commissioners also asked what type of landscaping
should be planted until the access is built. Staff indicated that in the
access area only shrubs and groundcover will be required.
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March 22~ 1994
10. Chairwoman Barrows stated that Condition//78 should be deleted.
-
11. There being no further discussion, Commissioner Abels/Adolph moved
and seconded a motion to adopt Minute Motion 94-008 approving
Amendment #2 to Plot Plan 91-456, subject to the amended Conditions as
stated above. Unanimously approved.
B. PLOT PLAN 91-473. AMENDMENT #1. EXTENSION #2: a request of Desert
Hospital for approval of a one year time extension (#2) and a request to revise the
approved site plan by relocating the three story medical complex.
1. 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.. There being no questions of staff, Chairwoman Barrows opened the public
hearing. Mr. Ronald McMahon, applicant explained the changes they
were requesting to their project and stated they had no objections to the
revised Conditions of Approval.
3. Commissioner Adolph stated he was not in favor of the 75-foot high tower
and was there anyway of reducing the height of the tower. Mr. McMahon
stated it was up to Desert Hospital, but he personally had no objection to
reducing its overall height.
4. Commissioner Ellson questioned why the loading area was now in the
shape of a "V" and appeared to be in the middle of the surgical area. Mr.
McMahon described the loading area and explained the interior floor plan
had not been designed at this time, but the supplies would not be unloaded
in the middle of the surgical area.
5. There being no further public comment, Chairwoman Barrows closed the
public hearing.
6. Commissioner Ellson questioned the visual impact to the residents to the
south on 47th Avenue. Discussion followed regarding the south elevation.
7. Commissioner Adolph stated there was a need to soften the wall. Mr.
McMahon stated they could landscape the area.
' 8. Commissioner Abels stated his concern about the size of the building
secluded by itself and the proportion of the tower to the rest of the
building. Commissioner Marrs stated he approved of the tower.
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9. Commissioner Adolph asked City Attorney Wagner what conditions the
Commission could change. City Attorney Wagner stated that any and all
conditions could be changed as long as it was consistent with the current
Zoning Code.
10. Commissioner Ellson questioned the location of the trash receptacle and
stated she felt it would be best if it were moved to the northeast boundary.
Discussion followed.
11. Following the discussion, it was moved and seconded by Commissioners
Abels/Marrs to adopt Minute Motion 94-009 approving a one year
extension of time and request to modify the original site/architectural plans
for Plot Plan 91-473, Amendment//2, subject to the attached Findings and
Conditions of Approval. Unanimously approved.
C. PLOT PLAN 92-490 (REVISED) AND SPECIFIC PLAN 92-022. EXTENSION
OF TIME #1; a request of EFP Corporation for approval of a time extension for
a previously approved commercial shopping center consisting of +251,550 square
feet on +21.3 developable acres.
1. 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. There being no questions of staff, Chairwoman Barrows opened the public
hearing. Mr. Michael Hurst, architect, spoke and stated they had no
objections to the proposed conditions.
3. Commissioner Marrs asked if they still intended to use the neon lights.
Mr. Hurst stated they did intend to use the neon lights for soffit lighting.
4. Commissioner Adolph asked where they stood on the development of the
center. Mr. Hurst stated they had more interest now than six months ago.
5. Chairwoman Barrows asked Mr. Hurst to explain Condition #24.V.
regarding the covered trellis walkway. Mr. Hurst explained.
Chairwoman Barrows asked that they keep the project pedestrian oriented.
6. There being no further public comment, Chairwoman Barrows closed the
public hearing. Commissioners Adolph/Ellson moved to adopt Resolution
94-006 recommending approval of a one year time extension for Plot Plan
92-490 (Revised) and Specific Plan 92-022, subject to the attached
conditions.
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March 22. 1994
ROLL CALL: AYES' Commissioners Adolph, Ellson, Man's,
Abels, and Chairwoman Barrows. NOES' None:
ABSENT: None. ABSTAIN' None.
D. CONDITIONAL USE PERMIT 93-009. DESERT GARDENS; a request of Mr.
Mike Pino to establish a temporary retail nursery with outdoor storage on a
portion of a 2.7 acre property within a Scenic Highway Commercial (C-P-S)
district.
1. 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. Commissioner Ellson asked staff what long term uses were planned for
Highway 111 and if this use was a compatible use. Staff stated this was
unknown at this time, but could possibly be a compatible short term use.
3. Commissioner Ellson asked about the use of the property to the rear of the
subject site. Staff stated if the property to the rear was to be utilized it
-- would require additional study (due to the archaeological sites) and
Planning Commission review.
4. There being no further questions of staff, Chairwoman Barrows opened
the public hearing. Mr. Brent Kittle spoke on behalf of the applicant.
5. Commissioner Ellson asked what the plans were for the future of the
business. Mr. Kittle stated it depended upon what the owner intended to
do with the land. It was up for sale and they were only tenants. He
further stated that the only use of the property to the rear would be for
citrus trees or as a holding area for plants.
6. Commissioner Adolph asked if the applicant had any problems with the
Conditions of Approval. Mr. Kittle stated they did not.
7. Commissioner Ellson asked if the applicant had any problem with a
review after one year. Mr. Kittle stated they did not.
8. There being no further public comment, Chairwoman Barrows closed the
public hearing. Commissioners Ellson/Abels moved to adopt Resolution
94-007 certifying the Categorical Exemption and approving a temporary
-- nursery at 79-410 Highway 111, subject to the attached Findings and
Conditions of Approval and with the amendment to Condition #23 that the
owner will dedicate to the City sufficient Highway 111 right-of-way.
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ROLL CALL: AYES: Commissioners Adolph, Ellson, Marrs,
Abels, and Chairwoman Barrows. NOES' None.
ABSENT: None. ABSTAIN: None.
IV. PUBLIC COMMENT: None
V.~. BUSINESS SESSION:
A. SIGN APPLICATION 94-244; a request of Palms to Pines Canvas for approval
of a canvas entry portecochere with lettering for Mario's Garden Cafe.
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. Staff stated that a question had been brought up regarding
having the chrome poles painted to match the light poles.
2. Chairwoman Barrows asked staff to illustrate the proposed color of the
poles.
3. Mr. Ernie Brooks, representing the applicant, stated he would answer any
questions of the Commission.
4. Commissioner Adolph asked if the applicant had any objections to
changing the color. Mr. Brooks stated he did not. Discussion followed
regarding adding some grill work.
5. Commissioner Marrs stated he approved of the chrome. Commissioner
Abels stated he also approved of the chrome.
6. There being no further discussion, it was moved and seconded by
Commissioners Ellson/Marrs to adopt Minute Motion 94-010 approving
Sign Application 94-244, subject to the attached Conditions of Approval.
Unanimously approved.
B. SIGN APPLICATION 94-246; a request of Blockbuster Video for deviation from
the sign program for One Eleven La Quinta Center to allow corporate signage.
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.
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2. Chairwoman Barrows asked if there was any shading provided by the
awning. Staff stated the overhang was six feet and the awning would
extend an additional two feet.
3. Mr. Chuck Riff, representing Chandler Signs for Blockbuster Video,
explained their request. He further stated they would be willing to reduce
the two "torn ticket" portions by 33% to 4' X 8' as recommended by
staff. They would like in return, to have channel letters with the torn
ticket logo on the north elevation, remove the awning, and leave the west
elevation as submitted as it adds balance to the building.
4. Commissioner Marrs asked if the reduced version would give the one foot
clearance as recommended by staff. Mr. Riff stated it did.
5. Chairwoman Barrows asked for a clarification of what was requested on
the north elevation.
6. Commissioner Adolph asked if they would consider a different color for
the awning. Mr. Riff stated the color was part of the Blockbuster
-- trademark. He stated that a darker blue could be utilized and they could
eliminate the yellow band. Discussion followed regarding the colors
utilized and the use of the awnings.
7. Commissioner Abels stated he had no objection to applicant's request.
Commissioner Ellson stated she had no objection to the channel letters on
the south side, nor the torn ticket as long as it was reduced in size, but
does not favor the awnings at all. Chairwoman Barrows stated she also
agreed with the torn ticket signage but did not want to see with the
awnings. Discussion followed regarding the awnings.
8. Commissioner Adolph asked if the signage square footage would be over
the allowable signage if they reduced the torn ticket sign, removed the
awning, and added the "Blockbuster Video" signage. Staff stated they
would be within the allowable signage, but staff would not recommend
both the Blockbuster torn ticket and sign be allowed. It should be one or
the other. Discussion followed regarding signage at the Blockbuster stores
in other cities.
9. Commissioners discussed possible alternatives for the signage on all
elevations:
.
__
West: Torn ticket outline on the tower with channel letters
on the facia and no awning.
North: No awning with channel letters centered on the
facia.
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South: Channel letters on the facia
10. Mr. Riff expressed his concern that this would not be enough signage to
advertise his business. Commissioners discussed with Mr. Riff different
alternatives.
11. Mr. Steve Bernstein, franchise owner, 'stated his concern that his business
was an impulse business rather than a destination business and they would
lose 60% of their business with the limited visibility. He further
suggested that the torn ticket be done as an outline with no verbiage and
channel letters on the three sides. He added that their business would be
utilizing over 4,900 of the 7,000 square foot building.
12. Commissioner Abels suggested the Commission continue this item to give
the Commission an opportunity to check out the other stores to see what
would be the best alternative.
13. Chairwoman Barrows asked Mr. Bernstein to explain what the signage
was on the Indio store. Mr. Bernstein stated there was no torn ticket on
any of the Coachella Valley stores and most stores had channel letters on
three sides. Discussion followed regarding alternatives.
14. Mr. Rob Sanford, representing the One Eleven La Quinta Center, stated
the other tenant for the building was Dominoes and they would be entitled
to signs on three sides of the building according to the sign program for
the Center.
15. Following discussion, Commissioner Abels moved to continue the item to
April 12, 1994. The motion died for a lack of a second.
16. Following discussion, it was moved and seconded by Commissioners
Marrs/Ellson to adopt Minute Motion 94-011 to approve Sign Application
94-246, subject to the following conditions:
a. West elevation: 4' X 8' torn ticket outline (3" border) with
channel letters on the west facia.
b. North elevation: Channel letters centered on the facia with no
awning or logo.
c. South elevation: Channel letters on the facia.
Unanimously approved.
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VI. CONSENT CALENDAR
A. There being no corrections to the Minutes of March 22, 1994, it was moved and
seconded by Commissioners Abels/Marts to adopt the minutes as submitted.
Unanimously approved.
VII. OTHER- None
VIII. ADJOURNMENT
There being no further business, a motion was made and seconded by Commissioners
Adolph/Ellson to adjourn this regular meeting of the Planning Commission to a regular meeting
of the Planning Commission on April 12, 1994, at 7:00 P.M. at the La Quinta City Hall Council
Chamber. This meeting of the La Quinta Planning Commission was adjourned at 9:35 P.M.,
March 22, 1994.
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