SA 2003-720 Old Town, Amendment Nos. 1 & 2See a�ached, kcnu%s
DATE:
CASE NO.:
PLANNING COMMISSION
STAFF REPORT
FEBRUARY 27, 2007 "
SIGN APPLICATION 2003-720 AMENDMENT 1
PH #A
APPLICANT: OLD TOWN LA QUINTA, LLC
REQUEST: CONSIDERATION OF AN AMENDMENT TO THE OLD TOWN
LA QUINTA SIGN PROGRAM ALLOWING THE PLACEMENT
OF SPECIAL EVENT BANNERS
LOCATION: MAIN STREET, OLD TOWN LA QUINTA; WEST OF DESERT
CLUB DRIVE; EAST OF AVENIDA BERMUDAS; SOUTH OF
CALLE TAMPICO
GENERAL PLAN:
ZONING:
ENVIRONMENTAL
DETERMINATION:
BACKGROUND:
VC - VILLAGE COMMERCIAL
VC - VILLAGE COMMERCIAL
THE LA QUINTA COMMUNITY DEVELOPMENT
DEPARTMENT HAS DETERMINED THAT THIS SIGN
APPLICATION IS CATEGORICALLY EXEMPT FROM
ENVIRONMENTAL REVIEW PURSUANT TO PROVISIONS OF
SECTION 15311 (CLASS 1 1) OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA)
Old Town La Quinta is located in the La Quinta Village, bounded on the east by
Desert Club Drive, on the west by Avenida Bermudas, and on the north by Calle
Tampico (Attachment 1). The Planning Commission approved the Sign Program for
Old Town La Quinta on September 24, 2003 (SA 2003-720). La Quinta Municipal
Code Section 9.160.090 requires that adjustments to signs previously approved
under a planned sign program receive Planning Commission approval.
SIGN -REQUEST:
The applicant requests that an amendment to the previously -approved sign program
be approved for Old Town La Quinta allowing the placement of special event
banners. With the exception of temporary banners for new .businesses, the sign
program for Old Town La Quinta currently prohibits all other signs that are not a
part of the sign program. A total of three signs have been applied for as part of this
proposed sign program amendment; two special event banners that span over Main
Street, and one special event banner attached to two palm. trees in the courtyard
area adjacent to Main Street.
Main Street Banners
The street -spanning, double -sided special event banners :° are proposed at two
locations on Main Street (Attachment 2). One banner is proposed to be placed at
the eastern entrance to Old Town La Quinta, at the intersection of Main Street and
Desert Club Drive. The other banner is proposed to be placed on Main Street
between the Los Altos Building and the Los Gatos Building, near the event lawn.
Standard welcoming banners would occasionally be raised; however, date/event-
specific banners would be the most utilized. For example, in the off -time between
the "Art Under the Umbrellas" event banner a "Rotary Club Wine Tasting" banner,
an "Old Town La Quinta; More Stores Now Open" banner would be put up.
Each banner is proposed to be approximately 5 feet in height and 45 feet in length,
totaling approximately 225 square feet, and is at a minimum of 20 feet from the
street. (Attachment 3, Attachment 4). The banners are attached to two steel -
braided cables, the'top one 1/4" and the bottom 3/16", with snap -on banner clips.
The cables are attached to 3/8" x 7" eyebolts that were anchored into each
building frame during construction. Additionally, the cables have turnbuckles which
allow the tightening of the cables if necessary.
Courtyard Banner
The double -sided courtyard banner is proposed to be suspended approximately 10
feet above the ground using rope tied around two palm trees. The banner is
approximately 3 feet in height, 8 feet in length, totaling approximately 24 square
feet (Attachment 5). The banner would only be used in the days leading up to and
during any special events held in Old Town La Quinta.
Sign Program Text Addition
The applicant proposes the following text be added to the existing sign program
(Attachment 6):
Event Banners: Old Town La Quinta will display two double -sided
banners to promote special events. The event banners will run across
Main Street at two locations. Event banners will be controlled and
maintained by the Landlord and are subject to approval by the City of
La Quinta Planning Department.
ANALYSIS:
Municipal Code Compatibility
The proposed special event banners for Old Town La Quinta are not specifically
addressed in the La Quinta Municipal Codes. The LQMC sign ordinance addresses
temporary signs and semi-permanent signs. The proposed banners, as modified by
the attached Conditions of Approval, are for special events and are located entirely
on private property. Comparatively, LQMC Section 9.160.060 Permitted Temporary
Signs allows a maximum 32 square foot grand opening banner for new businesses,
attached to the building for a period not to exceed thirty days. LQMC Section
9.160.090 Sign Permit Review gives Planning Commission the opportunity to allow
adjustments to sign programs by granting additional sign area, additional numbers
of signs, alternative sign locations, alternative types of signage, and new
illumination or additional height.
Proposal Analysis
The following chart shows a comparison of the proposed banners to previously
approved signs for major retail tenants along Highway 1 11 :
The banners spanning Main Street are proposed to be 225 square feet, which far
exceed the 32 square foot maximum temporary banner size, and are of comparable
size to business identification signs for major retail tenants along Highway 1 1 1,
including Kohl's and Walmart. Additionally, the proposed banners will be utilized for
much longer than the defined 30 -day temporary time limit, and one of the banners
is proposed to be suspended with the use of tree trunks. In other words, the
banners are oversized, are not temporary, and are proposed to be placed at
locations where temporary signs would be prohibited (between trees).
Staff Conclusion
Ultimately, staff concludes that the concept of special event banners would be
beneficial to Old , Town La Quinta. The commercial development is the site of
numerous special events, and the strategically -placed banners would be more of an
aide than a nuisance to business -owners and constituents alike. However, the
placement -duration 'and size of the banners are inappropriate:
Staff is concerned that allowance of the temporary event banners may result in
banners being erected year-round, and is therefore recommending that the special
event banners be put up no more than one week (7 days) prior. to each specific
event, and taken down within two days of the conclusion of the event. Staff
supports the use of a smaller street -spanning banner that only advertises special
events. Staff cannot support the allowance of any other banners, including the
Main Street Courtyard banner between trees, and the "More Stores Now Open"
banners, as they are in direct violation of banner provisions in the La Quinta
Municipal Code. Staff recommends that the applicant find an alternative to the tree -
hanging Courtyard banner, such as a moveable, ground -mounted kiosk, as staff
supports the proposed Courtyard location. Additionally, the use of the special
event banners in Old Town La Quinta shall be limited to 180 days per year (365
days).
The 225 square foot street -spanning banners are also unsuitable due to size and
placement location. Although the submitted exhibits are not -to -scale, by using ,the
confirmed information (TPM 30850) that the width of Main Street at the eastern
banner location is approximately 24 feet from curb to curb and 48 feet from
building to building, and the width of Main Street at the western banner location is
approximately 24 feet from curb to curb and 60 feet from building to building, staff
can conclude that the proposed 45 -foot wide, 5 -foot tall banners are disproportional
to the surrounding environment, which may result in a negative visual impact. This
can be alleviated by reducing the size of the street -spanning banners to 18 feet
wide by 5 feet in height, totaling 90 square feet each. Reducing the banner width
to less than the street width minimizes visual impact and improves proportionality,
while maintaining the ability to reasonably advertise special events.
Public Notice
This project was advertised in The Desert Sun newspaper: on February 15, 2007,
and mailed to all property owners within 500 feet of the site. To date, no
comments have been received from adjacent property owners. Any written
comments received will be handed out at the meeting.
FINDINGS
As required by LQMC Section 9.210.010 (Sign Programs), Findings to approve Sign
Application 2003-720 Amendment 1 can be made and are as follows:
A. Sign Application 2003-720 Amendment 1, as recommended, is consistent
with the purpose and intent of Chapter 9.160, in that it does not conflict
with the standards as set forth in said Chapter.
B. Sign Application 2003-720 Amendment 1, as recommended, is
harmonious with and visually related to ail signs as proposed under the
Sign Program, due to the common use of letter type and size, color and
location of signs.
C. Sign Application 2003-720 Amendment 1, as recommended, is
harmonious with and visually related to the subject buildings as the scale
of the signs and letter sizes used accentuate the building design.
D. Sign Application 2003-720 Amendment 1,' as recommended, is
harmonious with and visually related to surrounding development, as it
.will not adversely affect surrounding land uses or obscure other adjacent
conforming signs.
RECOMMENDATION
Adopt Minute Motion 2007- , approving the requested signage, subject to the
following Conditions of Approval:
1. The total square footage for each of the banners that span across Main
Street shall be no greater than 90 square feet. The applicant shall install
the approved banners at the approved locations. The banners shall not
extend past the face of curb located on the private street below the
proposed banner locations.
2. The event -specific banners shall be erected no sooner than seven days
prior to the event (which shall have an approved Temporary Use Permit or
Village Use Permit(; and removed no later than two days after the
conclusion of the event. Each special event sign/banner shall be applied
for as part of the TUP/VUP application for the subject event
3. The use of the special event banners in Old Town La Quinta shall be
limited to 180 days per year (365 days).
4. Letters shall not be closer than 6 inches to the edge (top/bottom/sides) of
banners. Maximum letter size shall be 18 inches in height.
by: I.
JA'( WWI Assidtant Planner
Attachments:
1. Location Map
2. Proposed Banner Locations
3. Eastern Banner
4. Western Banner
5. Courtyard Banner
6. Sign Program Text Addition
--` ATTACHMENT #2
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MINUTES .'
PLANNING C N MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA ,
February 27, 2007 7:00 P.M.
I. CALL TO
A. This meetin of the Planning C/,Katie
ailed to order at 7:00
p.m. by Chai an Quill who asner Barrows to lead the
flag salute.
B. Present: Commiss ners Ed Alarrows, Jim Engle and
Chairman Paul Quill. It was mnded by Commissioners
Barrows/Alderson to a use Coniels.
C. Staff present: Planning Mager Les Johnson, Associate Planner Andrew
Mogensen, Assistant Plane ay Wuu, and Secretary Carolyn Walker
II. PUBLIC COMMENT: N
III. CONFIRMATION OF//THE AGENDA: Confir
IV. CONSENT ITEY§: Chairman Quill asked if there ere any changes to the
Minutes of F ruary 13, 2007. There being no cha es, it was moved and
seconded yi Commissioners Alderson/Barrows to ap ove the minutes as
submit d. Unanimously approved.
V. PUBLIC HEARINGS:
A. Sign Application 2003-720, Amendment No. 1; Consideration of an
Amendment to an existing Sign Program allowing the placement of
special event banners.
1 . Chairman Quill opened the Public Hearing. Assistant Planner Jay
Wuu presented the information contained in the staff report, a
copy of which is on file in the Community Development
Department.
2. Chairman Quill asked if there were any questions of staff.
Commissioner Alderson asked if the sign exhibits were computer
generated. Staff said yes.
P:\CAROLYN\Planning Com\PC Minutes\2-27-07 PC.doc
Planning Commission Minutes
February 27, 2007
3. Commissioner Engle asked about the proportions of the sign. Ms.
Leslie Locken, Property Manager of Old Town La Quinta, 78-150
Main Street, La Quinta, stated there was a discrepancy in the
measurements used and they have been corrected. She showed
an example of a five by 18 -foot banner, and a 30 -foot long banner.
Copies, were given to the Commission. Ms. Locken said she had
two issues. The first issue was the size of the lettering on the five
by 18 -foot banner which was 11 -inches high and not easily
readable as well as limited in how much verbiage could be
accommodated. She requested a five by 30 -foot banner as it
would be more proportionate. She stated the banners at Desert
Club Drive and Calle Tampico would be do6ble-sided and a five by
18 -foot banner could not be easily read. The banners have been
more effective than media advertising in attracting customers to
Old Town. The second issue was whether the banners could
remain for three weeks prior to their Grand Opening event in late
March.
4. Commissioner Alderson asked if the banner, which was noted as
20 -feet off the street was at a safe height. Ms. Locken replied
truck height was 16 -feet and the 20 -foot height should be safe.
5. Commissioner Engle said he was in favor of the special event
banners, as long as there was no clutter. He agreed five feet by .
18 -feet was too small. He said the five by 30 -foot would be better
as long as it' was not offensive and in good taste. He had
hesitations about the three week time period and thought one
week should be enough. He agreed with the Conditions of
Approval as stated, by staff for the time period.
6. Commissioner Alderson asked if a compromise of two weeks
would be acceptable. Staff said they recognized this was Phase II
and a new addition to Old Town and understood the need for
special signage for the Grand Opening event.
7. Commissioner Alderson asked about measuring from curb to curb
as opposed to street width. Staff clarified the distinction.
8. Commissioner Alderson asked about the difference between the
original size'requested versus what staff was recommending. Staff
clarified the difference.
PACAROLYMPIanning Com\PC Minutesl2-27-07 PC.doc 2
Planning Commission Minutes
February 27, 2007
9. Chairman Quill said he did not have a problem with the five by 30 -
foot banner or the three week time period. He said he wanted to
do anything necessary to help Old Town be successful. He said
the signs. were large, but if done properly and maintained they
would be acceptable. The City needs to do all it can to help the
vendors.
10. Commissioner Barrows concurred and stated it was an opportunity
to help the vendors.
1 1 . Chairman Quill asked about the tree signs. Ms. Locken said she
was working with staff to use a kiosk or alternate display method
instead of the tree signs.
12. Chairman Quill asked if there was any other public comment.
There being none, Chairman Quill closed the Public Hearing.
13. There being no further discussion, it was moved and seconded by
Commissioners Barrows/Alderson to adopt Minute Motion 2007-
006 recommending approval of Sign Application 2003-720,
Amendment No. 1, as recommended and amended:
A. The total square footage for each of the banners that span
across Main Street shall be no greater than 150 square feet
(30 -feet x 5 -five). The applicant shall install the approved
banners at the approved locations.
B. The event -specific banners shall be erected no sooner than
three weeks (21 days) prior to the event (which shall have
an approved Temporary Use Permit or Village Use Permit),
and removed no later than two days after the conclusion of
the event. Each special event sign/banner shall be applied
for as part of the TUP/VUP application for the subject
event.
C. The use of the special event banners in Old Town La Quinta
shall be limited to 180 days per calendar year.
D. Letters shall not be closer than six inches to the edge
(top/bottom/sides) of banners. Maximum letter size shall be
18 inches in height.
PACAROLYNTIanning Com%PC Minutesl2-27-07 PC.doc 3
Planning Commission Minutes
February 27, 2007
ROLL CALL: AYES: Commissioners Alderson, Barrows, Engle, and
Chairman Quill. NOES: None. ABSTAIN: None. ABSENT:
Commissioner Daniels.
B. Environmental Assessment 2006-575 and Zone Chane 2006-129;
Consideration to certify a Negative Declaration and a zone c ange from
RM/177 Medium Density Residential, 17 foot height, s' gle story to
RM(20/5/' ) 17/1 in order to reduce the existing 15 foot rear yard
setback to t4R feet. Located south. of Avenida La Fond , north of Avenida
Nuestra, wes of Washington Street, and east of Ce Guatemala.
1. Chairman Quill opened the/CallJacumba,
ea ' g. Associate Planner
Andrew M3Grn,
presentreport which is on file in
the Commvelopment.
2. Mr. Mark 51-420mba, spoke in favor of
changing tack and ange would provide more
opportunitietter horn these lots.
3. Chairman Quill ask d if anyone else wanted to speak on this
project, there being n e, the public hearing was closed.
4. There being no furt er di cussion, it'was moved and seconded by
Commissioners B rrows/A arson to adopt Planning Commission
Resolution 20 -009 rec mmending to 'the City Council
certification f a Negativ Declaration for Environmental
Assessment 006-575 as subm' ted.
ROLL CALL:AY S: Commissioners Alde on, Barrows, Engle, and
airman Quill. NOES: None. BSENT: Commissioner
Daniels. ABSTAIN: None.
PH#8
PLANNING COMMISSION
STAFF REPORT
DATE: JULY 8, 2008
CASE NO.: SIGN APPLICATION 2003-720 AMENDMENT 2
APPLICANT: OLD TOWN LA QUINTA, LLC
REQUEST: CONSIDERATION OF AN AMENDMENT TO THE OLD
TOWN LA QUINTA SIGN PROGRAM ALLOWING THE
INSTALLATION OF BRACKET SIGNS FOR SECOND
FLOOR TENANTS
LOCATION: MAIN STREET, OLD TOWN LA QUINTA; WEST OF
DESERT CLUB DRIVE; EAST OF AVENIDA BERMUDAS;
SOUTH OF CALLE TAMPICO
GENERAL PLAN: VC: VILLAGE COMMERCIAL
ZONING: VC: VILLAGE COMMERCIAL
ENVIRONMENTAL
DETERMINATION: THE LA QUINTA PLANNING DEPARTMENT HAS
DETERMINED THAT THIS SIGN APPLICATION IS
CATEGORICALLY EXEMPT FROM ENVIRONMENTAL
REVIEW PURSUANT TO PROVISIONS OF SECTION
15311 (CLASS 11) OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA)
BACKGROUND
Old Town La Quinta is located in the La Quinta Village, bounded on the east by
Desert Club Drive, on the west by Avenida Bermudas, and on the north by Calle
Tampico (Attachment 1). The Planning Commission approved the Sign Program
for Old Town La Quinta on September 24, 2003 (SA 2003-720). La Quinta
Municipal Code Section 9.160.090 requires that adjustments to signs previously
approved under a planned sign program receive Planning Commission approval.
SIGN REQUEST
The applicant is requesting that an amendment to the previously -approved sign
program be approved for Old Town La Quinta allowing the placement of blade
signs for certain second -story tenants (Attachment 2). The applicant is
proposing the following addition to the text section of the sign program
(Attachment 3):
TENANT BLADE SIGNS - SECOND STORY TENANTS ONLY
Tenants with square footage that exceed 2,000 square feet of leaseable
second story space shall be allowed blade signage that must fit within a
Six (6) square foot maximum area, not to exceed eight (8) inches in depth,
with an overall weight not to exceed 50 pounds. Tenants with less than
2,000 square feet of lease space shall be allowed blade signage that must
fit within a four (4) square foot maximum area, not to exceed six (6)
inches in depth with an overall weight not to exceed 50 pounds.
Tenant shall have the option of blade signage location at either North or
South facing of building and attached to the building where tenant suite is
located. Exact location of sign shall be at Landlord's discretion and in a
location that best meets the objective of identifying tenant's suite
location. Blade signs are prohibited on any building fascia along Calle
Tampico.
Tenants will be provided a Blade Sign Bracket to install individual tenant
blade signs. These brackets shall remain the property of the Landlord and
at no time shall be moved or removed without Landlord's prior written
consent.
Sign panels shall be designed, fabricated and installed by each Tenant
using a developer -approved bracket. When installed on Landlord's bracket,
sign panel must maintain a clearance height of 84" from finished floor.
Tenant will be given creative liberty when designing blade sign.
Additionally, the applicant is proposing the following text addition regarding
future amendments to the Old Town La Quinta sign program:
MODIFICATIONS TO SIGN PROGRAM
Any changes or modifications to Old Town La Quinta Exterior Sign
Program can be approved by The City of La Quinta Planning Director,
unless The Planning Director deems the change or modification to be
brought forth to The Planning Commission.
2
ANALYSIS
Staff concludes that the proposed tenant blade signs would be beneficial to Old
Town La Quinta, particularly second story tenants. Not only do the blade signs
give the tenants the opportunity to have unique visible signage, the type of sign
adds architectural character to Main Street.
Currently, tenant blade signs are permitted by the Old Town La Quinta sign
program. However, the ceiling -mounted blade signs are only permitted for first
floor tenants, can only be located in the storefront arcade areas, and are limited
to three (3) square feet.
The proposed tenant blade signs are consistent and compatible with the existing
blade signs, and allow more sign area as they are placed in more prominent
locations on the building fascias. Exact locations for the blade signs are not
defined, as second story tenant spaces are modifiable depending on what interior
tenant improvements are made.
Therefore, tenant blade signs will require review and approval of a sign permit by
the Planning Department. The sign permit review process will include
confirmation of landlord approval, tenant space square footage, sign placement
location, and sign specifications.
Staff is also recommending approval of the requested text addition regarding
modifications to the sign program. Although the Old Town La Quinta sign
program is relatively simple with regards to type of signs allowed and
specifications, the diversity of tenant uses result in diverse sign -types, which in
turn results in minor modifications necessary to allow for approval of tenant
signage.
Rather than multiple amendments to the sign program, this proposed
modification clause, which has become standard in more recent sign programs,
affords the Planning Director some discretion as to what constitutes a minor
modification to the sign program. If the Planning Director determines that a
modification is too significant, then a sign program amendment, subject to
Planning Commission review and approval, would be required.
Public Notice
This project was advertised in The Desert Sun newspaper on .lune 27, 2008, and
mailed to all property owners within 500 feet of the site. To date, no comments
have been received from adjacent property owners. Any written comments
received will be handed out at the public hearing.
3
FINDINGS
LQMC Section 9.160.090 Sign Permit Review gives Planning Commission the
opportunity to allow adjustments to sign programs by granting additional sign
area, additional numbers of signs, alternative sign locations, alternative types of
signage, and new illumination or additional height, subject to specific findings for
each type of adjustment. Based on the foregoing analysis, the following findings
can be made to permit the proposed blade signs:
A. Additional Area: Sign Application 2003-720, Amendment 2, as
recommended, achieves an effect which is essentially architectural,
sculptural or graphic art, and allows signs to be in proper scale with its
building or use. The proposed tenant blade signs are decorative, and
the maximum size allowed is not out of scale with Old Town La Quinta
buildings.
B. Additional Number: Sign Application 2003-720, Amendment 2, as
recommended, compensates for inadequate visibility, and facilitates
good design balance. Second story tenants were previously unable to
incorporate blade signs into their business identification methods. With
the allowance of tenant blade signs, second story tenants will have
adequately visible signs, while maintaining good design balance as
extra wall -mounted signs are not added.
C. Alternative Locations: Sign Application 2003-720, Amendment 2, as
recommended, grants alternative on-site locations in order to further
the intent and purposes of this LQMC Section 9.160 or where normal
placement would conflict with the architectural design of a structure.
If second story tenants were permitted normal fascia -mounted wall
signs, the, Old Town La Quinta building walls could become cluttered
and imbalanced. The tenant blade signs are a suitable alternative to
more wall signs.
D. Alternative Type of Sign: Sign Application 2003-720, Amendment 2,
as recommended, facilitates compatibility with the architecture of
structure(s) on the site and improves the overall appearance on the
site. The tenant blade signs add architectural articulation to the site,
and are a preferred improvement compared with the alternative of
additional wall signage.
4
RECOMMENDATION
Adopt Minute Motion No. 2008 - , approving Sign Application 2003-720
Amendment 2, based on the attached analysis and findings, and subject to the
following conditions of approval:
1. Within 30 days of Planning Commission approval, a revised Sign
Program (with text and graphics) shall be submitted to the Planning
Department incorporating any amendments or conditions of approval by
the Planning Commission. The graphics section of the program shall
incorporate an exhibit identifying which building fascias may receive
placement of/blade signs.
Prepared by:
U, Assaciate Planner
Attachments:
1. Location Map
2. Example of Tenant Blade Sign
3. Proposed Old Town La Quinta sign program text amendments
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