2004 04 13 PCTitit 4 4 Qg&ro
Planning Commission Agendas are now
available on the City's Web Page
@ www.la-guinta.org
PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
APRIL 13, 2004
7:00 P.M.
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED
TO THE NEXT REGULAR MEETING
Beginning Resolution 2004-027
Beginning Minute Motion 2004-007
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 the meeting of March 23, 2004
B. Department Report
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PUBLIC HEARING:
A. Item ................
Applicant..........
Location...........
Request...........
Action ..............
SITE DEVELOPMENT PERMIT 2004-802
City of La Quinta
Southwest corner of Avenue 52 and Jefferson
Street
Consideration of architectural and landscaping
plans for the SilverRock Resort Maintenance
Building
Resolution 2004-
B. Item ................ SIGN APPLICATION 2004-773
Applicant.......... Promotional Signs, Inc. (Starbucks)
Location........... 50-921 Washington Street within the La Quinta
Village Shopping Center
Request............ Consideration of: 1) an amendment to the La
Quinta Village Shopping Center Sign Program to
allow a total of three internally illuminated
Starbucks corporate building signs where only two
signs are allowed; 2) optional sign measures for
national tenants with registered trademarks; and 3)
modification to the sign guidelines for other
supplemental signs.
Action .............. Minute Motion 2004-
BUSINESS ITEM:
A. Item ................ SIGN APPLICATION 2004-771
Applicant.......... Hoke Outdoor Advertising for Cameo Homes
Location........... 50-660 Eisenhower Drive, approximately 640 feet
north of Calle Tampico
Request............ Consideration of a planned sign program for a
mixed land use development for a freestanding
monument and directory signs, commercial tenant
signs, and other public safety signs.
Action .............. Minute Motion 2004-
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None
VIII. COMMISSIONER ITEMS:
A. Review of City Council meeting
IX. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular
Meeting to be held on April 27, 2004, at 7:00 p.m.
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MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
March 23, 2004 7:00 P.M.
I. CALL TO ORDER
A. This meeting of the Planning Commission was called to order at 7:00
p.m. by Chairman Kirk who asked Executive Secretary Betty Sawyer to
lead the flag salute.
B. Present: Commissioners Jacques Abels, Rick Daniels, Paul Quill, Robert
Tyler, and Chairman Tom Kirk.
C. Staff present: Interim Community Development Director Oscar Orci,
Assistant City Attorney Michael Houston, Assistant City Engineer Steve
Speer, Principal Planners Stan Sawa and Fred Baker, Associate Planners
Wallace Nesbit and Martin Magana, and Executive Secretary Betty
Sawyer.
11. PUBLIC COMMENT: None.
III. CONFIRMATION OF THE AGENDA: Confirmed.
IV. CONSENT ITEMS:
A. Chairman Kirk asked if there were any corrections to the Minutes of
February 24, 2003. Commissioner Tyler asked that Page 1, Item B be
corrected to read, ...commercial development guidelines had been...";
Page 2, Item 4 delete Commissioner Daniels from the motion. There
being no further corrections, it was moved and seconded by
Commissioners Abels/Daniels to approve the minutes as corrected.
B. Department Report: None.
V. PUBLIC HEARINGS:
A. Continued — Village Use Permit 2004-021; a request of Coronel
Enterprises for consideration of a request to construct a two-story,
15,525 square foot office building on a .30 acre site located at the
southwest corner of Calle Tampico and Avenida Navarro
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1. Chairman Kirk opened the public hearing and asked for the staff
report. Associate Planner Martin Magana presented the
information contained in the report a copy of which is on file in the
Community Development Department.
2. Chairman Kirk asked if there were any questions of staff.
Commissioner Tyler commended the applicant on the redesign of
the project.
3. Chairman Kirk asked if the applicant would like to address the
Commissioner. Mr. Lucas Coronel, representing the applicant,
stated they had mitigated the issues with the adjoining property
owner and the issues raised at the last meeting.
4. Chairman Kirk asked if there was any other public comment. Mr.
David Brudvik, 78-120 Calle Estado, stated that all the items of
concern had been addressed and he had no further issues.
5. There being no further questions, and no other public comment,
Chairman Kirk closed the public participation portion of the hearing
and opened the matter for Commission discussion.
6. It was moved and seconded by Commissioners Abels/Tyler to
adopt Planning Commission Resolution 2004-020 approving
Village Use Permit 2004-021, as amended:
a. Condition #1 1: Delete California Water Quality
b. Condition #12: Remove the language except compliance
with the PM 10 requirements and Wind Erosion Control
C. Conditions #21-24: Delete
ROLL CALL: AYES: Commissioners Abels, Daniels, Quill, Tyler, and
Chairman Kirk. NOES: None. ABSENT: None.
ABSTAIN: None.
B. Site Development Permit 2003-796; a request of Madison Development,
LLC for consideration of architectural and landscaping pans for five new
single-family prototype residential units with 11 different elevations
within the Estates at Point Happy development.
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1. Chairman Kirk opened the public hearing and asked for the staff
report. Associate Planner Martin Magana presented the
information contained in the report a copy of which is on file in the
Community Development Department.
2. Chairman Kirk asked if there were any questions of staff.
Commissioner Tyler asked that Condition #6 be clarified to stated
the exterior garden wall. Conditions #11 and #13 should be
deleted.
3. Commissioner Quill asked if a single tile mudded roof was being
used. Staff stated yes.
4. Chairman Kirk asked staff for clarification on the City Council's
decision on the access. Staff clarified Option 2A was approved by
Council with Option 5 as a default. Chairman Kirk asked staff to
identify the letters that had been received expressing concern
about the project. Staff explained the letters were not a part of
the applicant's request.
5. There being no questions of staff, Chairman Kirk asked if the
applicant would like to address the Planning Commission. Mr. Rick
Wilkerson, representing the applicant, stated he was available to
answer any questions.
6. Commissioner Tyler asked about the original entrance gates. Mr.
Wilkerson stated it had been determined they are not historic and
they intend to create new elaborate entry gates. Commissioner
Tyler asked the material of the garage doors. Mr. Wilkerson stated
they would be a simulated wood.
7. Mr. Rob Parker, RGA Landscape Architect, asked about the
condition regarding setbacks. He noted there was one floor plan
that does have a front -loaded courtyard which makes the front
setback appear greater than if the entire front of the house was
pushed back to the front setback to allow variation in the
streetscape. Second, they have eliminated the Chilean mesquite
from the plant palette. The building material and colors are
consistent. The Eldorado stone will be used on the main entry.
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8. There being no further questions, and no other public comment,
Chairman Kirk closed the public participation portion of the
hearing.
9. Commissioner Tyler asked if the landscaping and gate would be
brought back to the ALRC and Commission for review. Staff
stated the ALRC requested the landscaping along Washington
Street be brought back to them and staff is asking that staff be
allowed to review and approve the plans if the Commission
approves what is presented at this meeting.
10. Commissioner Quill asked that a materials sample board be
submitted.
11. Chairman Kirk stated he would lean toward approving the entry as
submitted, but if the access changes, he would like to see the
entry design brought back.
12. It was moved and seconded by Commissioners Tyler/Abets to
adopt Planning Commission Resolution 2004-021 approving Site
Development Permit 2003-796, as amended:
a. Condition added: If an alternative access is used, the entry
design is to come back for Planning Commission review.
b. Condition #6: Clarify to refer to the exterior garden wall.
c. Condition #11: Clarify to read "...shall comply with those
plans submitted..."
d. Condition #13: deleted.
ROLL CALL: AYES: Commissioners Abels, Daniels, Quill, Tyler, and
Chairman Kirk. NOES: None. ABSENT: None.
ABSTAIN: None.
C. Site Development Permit 2004-773; a request of California Cove
Communities for consideration of architectural plans for three new single-
family prototype residential units with two different facades for each plan
located at the northwest corner of Monroe Street and Airport Boulevard
within the Greg Norman Course.
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1. Chairman Kirk opened the public hearing and asked for the staff
report. Principal Planner Stan Sawa presented the information
contained in the report a copy of which is on file in the Community
Development Department.
2. Chairman Kirk asked if there were any questions of staff.
Commissioner Tyler asked whether or not the bedroom was
included with the casitas for the Plan 1 as it appeared to be very
small if it was. Staff stated the applicant would need to answer
this.
3. Chairman Kirk asked if the applicant would like to address the
Commission. Mr. Chris Young, representing the applicant, stated
they have reviewed the conditions and have no problems.
4. Chairman Kirk asked if the bedroom was included in the casitas.
Mr. Young stated yes.
5. There being no questions of the applicant and no other public
comment, Chairman Kirk closed the public participation portion of
the hearing.
5. It was moved and seconded by Commissioners Abels/Quill to
adopt Planning Commission Resolution 2004-022, approving Site
Development Permit 2004-773, as recommended.
ROLL CALL: AYES: Commissioners Abels, Daniels, Quill, Tyler, and
Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN:
None.
D. Environmental Assessment 2004-496 and Tentative Tract Map 31910; a
request of John Megay & Associates for consideration of certification of
a Mitigated Negative Declaration of environmental impact; and the
subdivision of 38.85 acres into 132 single-family residential lots located
on the west side of Monroe Street, A mile north of Avenue 58.
1. Chairman Kirk opened the public hearing and asked for the staff
report. Associate Planner Wallace Nesbit presented the
information contained in the report a copy of which is on file in the
Community Development Department.
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2. Chairman Kirk asked if there were any questions of staff.
Commissioner Daniels asked if the tract had only one access.
Staff stated yes and the project also has an emergency access.
3. Commissioner Tyler asked the purpose of the recreation amenity
lot. Staff stated it has not been defined in regards to any
structures. Commissioner Tyler asked staff for the location of the
three easements on the drawings. Staff indicated them on the
map.
4. Commissioner Quill asked if the southerly tract was developed.
Staff stated no, they have submitted an application for a second
time extension.
5. Commissioner Daniels asked if the house was a part of this
project. Staff stated it will not be a part of the development.
Commissioner Daniels asked if there would be any redevelopment
of this separate lot. His concern is that if this tract were approved
there would be a tract with one access and a lot that has one
access onto Monroe Street. Staff stated it is a separate lot that is
not a part of the tract.
6. Chairman Kirk asked if the applicant would like to address the
Commission. Mr. John Megay, the applicant, stated they had
spoken with the owners of the separate parcel and were told they
have no interest in selling so they will be constructing a wall
around their property excluding this parcel. He then went on to
describe the project.
7. Chairman Kirk asked if there were any questions of the applicant.
Commissioner Quill asked if the applicant was being required to
improve the frontage of the separate parcel. Mr. Megay stated he
would be willing to do the curb and gutter to its ultimate width.
Assistant City Engineer Steve Speer stated staff would have to
look into the right of way needed. Commissioner Quill asked if the
applicant could be required to acquire the needed right of way and
dedicate it to the City in a timely manner. Mr. Megay stated he
had no problem with this requirement.
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8. Commissioner Tyler asked the applicant to identify the easements.
Mr. Matt Petroni, engineer for the project, stated they are roads
associated with the existing agricultural work, access for Imperial
Irrigation District and CVWD. Commissioner Tyler asked the use
of the recreational lot. Mr. Megay stated they have not defined it
as of yet, but they are considering a clubhouse and/or a sports
workout building.
9. Chairman Kirk asked if there was any other public comment.
There being none, the public participation portion of the hearing
was closed and open for Commission discussion.
10. Commissioner Daniels stated he still believes a second access
could be created from the separate parcel. He asked if staff knew
when this property was separated from this larger parcel. Staff
stated it was unknown.
11. Chairman Kirk stated he would like this tract designed to provide
for a future access with an easement through this separate parcel.
He suggested staff work with the applicant to see if this could be
accomplished.
12. Commissioner Quill asked if the applicant had been conditioned to
install the curb and gutter in front of the separate parcel. Staff
stated at present it is not required. Assistant City Attorney
Michael Houston stated a lender would not allow an easement on
an adjacent property owner. Commissioner Quill asked why Lot J
could not be extended to Monroe Street. Discussion followed
regarding potential alternatives.
13. Following discussion, it was moved and seconded by
Commissioners Quill/Abets to adopt Planning Commission
Resolution 2004-023 certifying a Mitigated Negative Declaration
for Environmental Assessment 2004-496, as recommended.
ROLL CALL: AYES: Commissioners Abels, Daniels, Quill, Tyler, and
Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN:
None.
14. It was moved and seconded by Commissioners Quill/Tyler to adopt
Planning Commission Resolution 2004-024 approving Tentative
Tract Map 31910, as amended:
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a. Condition added: Applicant shall make every effort to
acquire the needed right of way on Monroe Street in front
of the separate parcel in a timely manner and construct the
needed sidewalk, curb and gutter.
b. Condition added: the applicant's engineer shall work with
staff to pursue the opportunity of providing a future 36 foot
access into this separate parcel whether by easement or
some other means and such drawings be presented to the
City Council for approval.
15. Chairman Kirk expressed his concern regarding the potential of the
separate parcel having access onto Monroe Street at some time in
the future. Discussion followed regarding clarification on what the
Commission was asking regarding a potential access.
16. Assistant City Attorney Michael Houston stated there are potential
solutions such as creating a lot that could be owned by the HOA
for potential stubbing, but if the concept is to have the lot retained
by a private party for building, a lender would not allow that sort
of easement nor would a title company allow it. Commissioner
Quill asked why Lot J could not be extended to have a potential
connection to Monroe Street. Maybe what should be considered is
an emergency access gate where Lot R comes into the project.
17. Commissioner Quill/Tyler withdrew their motion to allow further
discussion.
18. Chairman Kirk reopened the public hearing to allow further
discussion.
19. Assistant City Engineer Steve Speer stated that if a secondary
access is desired for this tract it could be by extending the cul-de-
sac to Monroe Street. The Palms project to the north, does not
have any access onto Monroe unless it is an emergency access.
20. Chairman Kirk stated his concern is not the lack of a second
access but to limit the access onto Monroe for the separate parcel.
The point raised was that the City could not restrict that parcel
from having access onto Monroe Street. He asked that even if
this parcel was redeveloped in the future and there was an option
for an easement or roadway through this parcel or could they be
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restricted to provide something at this meeting? Assistant City
Attorney Michael Houston stated they could but because there is
no discretionary approval at this time for that separate parcel, it is
academic at this time. Mr. Petroni, applicant's engineer, stated it
is possible to extent Street B to the south property line to allow a
landscape easement. Discussion followed regarding potential
alternatives.
21. There being no further discussion, Chairman Kirk closed the public
hearing and opened the matter for Commission discussion.
22. It was moved and seconded by Commissioners Quill/Abels to
adopt Planning Commission Resolution 2004-024, approving
Tentative Tract Map 31910, as amended:
a. Condition added: Condition added: Applicant shall make
every effort to acquire the needed right of way in front of
the separate parcel in a timely manner and construct the
needed curb and gutter.
ROLL CALL: AYES: Commissioners Abels, Daniels, Quill, Tyler, and
Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN:
None.
E. Site Development Permit 2004-800; a request of Jack Tarr Development
for consideration of a request to allow construction of a 12,000 square
foot grocery store located at the southeast corner of Washington Street
and Simon Drive.
1. Chairman Kirk opened the public hearing and asked for the staff
report. Principal Planner Fred Baker presented the information
contained in the report a copy of which is on file in the Community
Development Department.
2. Chairman Kirk asked if there were any questions of staff.
Commissioner Daniels asked about the parking requirements.
Staff stated it is based on the requirements of the Specific Plan for
the entire site which includes shared parking. The parking is being
tracked as each new business comes in for their site development
permit.
3. Chairman Kirk asked if Simon Drive would continue to allow on-
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street parking. Senior Engineer Steve Speer stated it is a policy
decision at the discretion of the City Council. It is a
nonconforming local street. It has 64-feet between curbs.
Chairman Kirk stated his concern is that some of those who now
park on the street will use the new parking lot.
4. Commissioner Quill asked if the egress and ingress driveway that
has a right -in, right -out onto Washington Street southerly of Simon
Drive is approved. Staff stated yes. Commissioner Quill asked if
the access closest to Avenue 47 would have a deceleration lane.
Assistant City Engineer Steve Speer stated they have been
conditioned to install a decleration at this entrance and at Simon
Drive. He went on to explain the purpose of deceleration lanes.
Commissioner Quill stated his concern is the amount of traffic
generated by these businesses on these access points. Staff
stated a lot of discussion has been taking place by staff and the
Council to coordinate the signals to alleviate any traffic problems.
Discussion followed on traffic alternatives.
5. Commissioner Quill asked if the Commission could require the
second access be removed. Staff stated one access on Simon
Drive was approved under the Specific Plan and it would require an
amendment to the Specific Plan to change it. The applicant is
now showing two accesses which is a change from the Specific
Plan. Assistant City Attorney Michael Houston stated the
Municipal Code requires as a finding that circulation and other
issues comport to the surrounding area. It would be appropriate to
allow conditions to make it better, but removing it would require a
Specific Plan Amendment. The applicant is not able to add the
second access without a Specific Plan Amendment. Discussion
followed regarding what was approved under the Specific Plan and
the accesses indicated on the Site Development Permit.
6. Commissioner Tyler questioned Condition #35 where it refers to a
primary entry and secondary entry on Simon Drive. Staff stated
the easterly access is the secondary entry. Assistant City
Engineer Steve clarified why traffic exiting the Center is not
allowed to turn left onto Simon Drive.
7. Commissioner Daniels suggested the westerly access onto Simon
Drive be eliminated.
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8. Commissioner Quill asked for clarification on whether or not the
access just south of Simon Drive on Washington Street could be
eliminated without a Specific Plan Amendment. Assistant City
Attorney Michael Houston stated in his first reference he was
referring to the access off Simon Drive. The access just south of
Simon Drive can not be eliminated without a Specific Plan
Amendment. Commissioner Quill asked if the Commission could
condition it to be a right out only. Assistant City Attorney Michael
Houston stated he would need to review the circulation plan, but
he believes that could be done. Commissioner Quill stated if you
don't allow a right turn in, you can eliminate rear end collisions.
Assistant City Engineer Steve Speer stated the applicant would
need to conduct a study to determine a deceleration lane is needed
before a deceleration lane is required.
9. Commissioner Daniels asked if Condition #35 would change if the
westerly access were eliminated. Staff stated they would not
recommend changing the median island configuration.
10. Chairman Kirk asked if the applicant would like to address the
Commission. Mr. Bill Sanchez, representing Washington Park
1 1 1, stated they concur with most of the conditions except
32.A.1.d. They do not believe they should be conditioned to pay
for the signal that is being required because of a residential
development across the street from their project.
11. Mr. Dan Ruiz, Keith Companies, spoke on the traffic study
prepared for their Environmental Assessment prepared for the
Specific Plan which stated a traffic signal was not warranted.
12. Commissioner Tyler asked if a signal was identified at any other
location fronting Washington Street. Mr. Ruiz stated the existing
signal was identified at Avenue 47. The other two entrances
including Simon Drive were identified as right in, right out and left
in only. This is how the entitlements have been proceeding under
the Specific Plan.
13. Ms. Marleen Allen, attorney for the applicant, stated the Specific
Plan and mitigation measures identified in the Environmental
Assessment have been imposed and they are paying impact fees in
regard to any traffic issues and it would be unfair to require them
to pay 25% of the traffic signal. They are concerned that with the
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construction of this signal there may be problems with too many
signals too close together.
14. Chairman Kirk asked if the City was changing the rules on
requiring the signal. Assistant City Attorney Michael Houston
stated it is appropriate for new conditions to be placed on a
project despite CEQA review in that this is a discretionary
approval. There are no vested rights and no certainty that
additional conditions cannot be imposed on an applicant, in
general, at a later date when a discretionary approval occurs. If a
25% contribution were required, based on previous studies, he
would like to see further documentation, such as a traffic study, to
determine this. Chairman Kirk stated he is confused as to how
conditions can be changed in regard to access, but conditions can
be changed in regard to the signal. Assistant City Attorney
Michael Houston stated the Specific Plan allows development
consistent with an over -arching set of guidelines, but an off -site
improvement like this would be acceptable based on findings being
made that additional traffic was being implicated by this project.
This is not in conflict with the Plan. Assistant City Engineer Steve
Speer stated the City believes it has the right to require the 25%
as it will benefit the project. The original traffic study did identify
certain circulation patterns. If the signal is installed the circulation
pattern for this project will change dramatically and it will more
than likely be this project that will trigger the signal with the
amount of traffic it will generate.
15. Commissioner Daniels asked if the environmental documentation
that included the traffic study, were not all these factors included
in the traffic study. Staff stated no, because the City's General
Plan prevented Simon Drive from being a full turn intersection.
The applicant, Washington Park 1 1 1, analyzed their project based
on the General Plan requirements at that time. When that City
Council adopted the change to the General Plan the premise
changed. Commissioner Daniels asked how the 25% figure was
determined. Staff stated it is determined by how many corners
are owned by the applicant. Ms. Allen stated that when the
Specific Plan was adopted, the Environmental Assessment took
into consideration this development and the change in the
circumstances is due to the housing project and not this project. It
does not seem appropriate to charge this project for other things
that are happening in the area for a signal that was not indicated
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as warranted when their Specific Plan was adopted. There must
be a nexus between the condition and the project it is being
imposed on. Therefore, it would be more appropriate for the
housing project to incur the cost.
16. Mr. Michael Coretty, KKE Architects, suggested eliminating the
easterly access and having one full turning movement off Simon
Drive.
17. Mr. Bill Sanchez stated they would consider one full turning
movement off Simon Drive.
18. There being no further questions of the applicant and no other
public comment, Chairman Kirk closed the public participation
portion of the hearing and opened it for Commission discussion.
19. Commissioner Daniels clarified that the accesses off Washington
Street will remain as defined in the Specific Plan. He would
recommend closing the westerly access off Simon Drive and the
easterly access have the median extended. In regard to the signal,
when the traffic study was first completed it did not call for the
signal and Simon was a right -in, right out only. With the signal
and a full four-way traffic, it now warrants the signal which is a
change in circumstances that warrants the signal. The nexus is
that once a four way traffic circulation is created it warrants the
signal and this justifies the signal.
20. Commissioner Quill agreed and stated he also agrees the full
movement will provide better access for this project. The signal
will generate a better access for Trader Joes which is a benefit to
the business and should negate the cost of the signal. He would
also like to request a deceleration lane on the second access off
Washington Street.
21. Chairman Kirk stated he is having a problem with the procedural
issues.
22. Commissioner Tyler stated that although it was not identified in
the 2002 traffic study, discussions have taken place to have a
signal at the southerly access to this project.
23. Chairman Kirk asked staff which access point would be best to
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close. Staff recommended closing the westerly access off Simon
Drive and the immediately south access off Washington Street.
Staff stated that if the easterly access off Simon Drive is closed,
the access into the site is a right -in, right out. Staff would
recommend closing the westerly access which eliminates the
median and the cut -through traffic. Assistant City Attorney
Michael Houston stated the Specific Plan identifies two accesses
off of Washington Street, south of Simon Drive. With the two
entries on Simon Drive would not be allowed as the Specific Plan
states only one access way is permitted. The turn signal was not
considered by the Specific Plan. There are reasons to require a
study which may require an addendum to the environmental.
Discussion followed as alternatives available to the Commission.
24. It was moved and seconded by Commissioners Tyler/Quill to adopt
Planning Commission Resolution 2004-025 approving Site
Development Permit 2004-800, as amended:
a. Condition #32.A.1.a. corrected: "...east curb face shall be
located at 58 feet..." and a requirement for a deceleration
lane for the access directly south of Simon Drive.
b. Condition #35: The easterly access point on Simon Drive
shall be closed and the westerly access will be a full turn
movement.
C. Condition added: A traffic study shall be completed by the
applicant to determine the nexus for the signal, as well as
an analysis of traffic usage for the signal to determine if
deceleration lanes are needed on all three accesses off
Washington Street north of Avenue 47 including Simon
Drive.
25. Chairman Kirk reopened the public comment. Mr. Sanchez stated
they would object to the deceleration lane for the southerly access
on Washington Street.
26. Chairman Kirk closed the public comment portion of the hearing.
27. Commissioners discussed what accesses would be conditioned
regarding decelerating lanes.
ROLL CALL: AYES: Commissioners Abels, Daniels, Quill, Tyler, and
Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN:
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None.
Chairman Kirk recessed the meeting at 9:45 and reconvened at 9:52 p.m.
F. Village Use Permit 2004-022; a request of Santa Rosa Plaza, L.L.C. for
consideration of development plans for a 3,678 square foot commercial
office building located north of Calle Tampico, east of Avenida Bermudas.
1. Chairman Kirk opened the public hearing and asked for the staff
report. Principal Planner Fred Baker presented the information
contained in the report a copy of which is on file in the Community
Development Department.
2. Chairman Kirk asked if there were any questions of staff.
Commissioner Tyler stated the requirements on the rear elevation
are not warranted. The common area should be part of the site
plan and not landscape plan. The block wall height should be
stipulated.
3. Chairman Kirk confirmed that the parcels to the south are part of
this Specific Plan.
4. Chairman Kirk asked if the applicant would like to address the
Commission. Mr. Jim Jansick, Keith Companies, gave a
description of the site. Chairman Kirk asked the purpose of the
large vacant lot. It appears to be a large back yard with no
functional access. Mr. Jansick stated it really has no functional
purpose.
5. There being no further questions of the applicant and no other
public comment, Chairman Kirk closed the public participation
portion of the hearing.
6. Commissioner Quill stated the elevations appear to be more in
keeping with Highway1 11 designs, rather than the Village.
7. Commissioner Tyler expressed concern as to the rear elevations.
8. It was moved and seconded by Commissioners Daniels/Abets to
adopt Planning Commission Resolution 2004-026 approving
Village Use Permit 2004-022, as amended:
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a. Condition #27: amended to require the architecture
articulation for the entire south elevation.
b. Condition #26.B.: renumbered to become its own
condition.
ROLL CALL: AYES: Commissioners Abels, Daniels, Quill, and Tyler.
NOES: Chairman Kirk. ABSENT: None. ABSTAIN: None.
G. Environmental Assessment 2004-499, General Plan Amendment 2004-
098, Zone Change 2004-1 18, and Tentative Tract Map 32119; a request
of Mayer Villa Capri for consideration of certification of a Mitigated
Negative Declaration, General Plan Amendment and Zone Change from
Community Commercial to Neighborhood Commercial and Low Density
Residential and a request of Trans West Housing for the subdivision of 15
acres into 48 single-family residential lots located northeast of the
intersection of Washington Street and Fred Waring Drive.
1. Chairman Kirk opened the public hearing and asked for the staff
report. Principal Planner Stan Sawa presented the information
contained in the report a copy of which is on file in the Community
Development Department.
2. Chairman Kirk asked if there were any questions of staff.
Commissioner Daniels asked how much commercial property will
be lost if the zone change is approved. Staff explained the loss
would be 15 gross acres of Community Commercial. A total of 63
vacant acres from the Community Commercial designation since
the updated General Plan was adopted. Commissioner Daniels
asked if there was other areas designated that could make up this
loss. Staff is unaware of any currently being planned.
Commissioner Daniels asked how much revenue would be lost
with this change in land use, or have circumstances changed to
cause this land use modification. Staff stated they did not know
of any change in circumstances and the adjoining residents have
expressed concern about the density in the area with a previous
application in the area.
3. Commissioner Tyler asked if staff had any conversation with
anyone who would like to develop the commercial. Staff stated
they have had none. Commissioner Tyler asked if this project
were approved, would they be improving only that section of Fred
Waring Drive in front of this development. Assistant City Engineer
PAReports - PC\3-23-04 minutes.doc 16
Planning Commission Minutes
March 23, 2004
Steve Speer stated no, they will be required to do the street
improvements for the entire length west to Washington Street.
4. Commissioner Daniels asked the difference between the uses of
Community Commercial and Neighborhood Commercial. Interim
Community Development Director Oscar Orci stated the ability to
have retail stores over 50,000 square feet are prohibited under
Neighborhood Commercial and the minimum parcel size is different
for both.
5. Chairman Kirk asked if the applicant would like to address the
Commission. Mr. Larry Brose, representing Mayer Villa Capri,
stated they concur with staff's position and conditions. They own
the entire site, but Trans West Housing will be developing the
residential. They will maintain ownership on the commercial site
with another entity. They have no objection to improving the
entire frontage along Fred Waring Drive.
6. Commissioner Tyler asked how they envisioned Lot 1 being
marketed. Chris Schultz, representing Trans West Housing,
explained their proposed use of the residential site.
7. There being no questions of the applicant and no other public
comment, Chairman Kirk closed the public participation portion of
the hearing.
8. Commissioner Daniels asked the minimum lot size for Community
Commercial. Interim Community Development Director Oscar Orci
stated the General Plan under Table 2-1 states Community
Commercial sizes shall range from 20-30 acres. This site was
approved under a parcel map application. The action before the
Commission will be consistent with the General Plan.
9. Commissioner Tyler stated the project as designed is not in
compliance with the General Plan. The residential design is sterile
and shows no interest. The remaining Neighborhood Commercial
size is too small to create any substantial project that would create
interest for the entry to the City. There is no buffer between the
residential and commercial, nor the school district. He cannot
support this project as designed.
PAReports - PC\3-23-04 minutes.doc 17
Planning Commission Minutes
March 23, 2004
10. Commissioner Quill stated he thinks there is a market for Lots 1-
10 and Lots B and C are good buffers from the commercial.
Curvilinear streets do not lend themselves to this rectangular
parcel. The fact that there is that much commercial in the
neighborhood north and south of this site is a good reason to
downsize the commercial in this area.
11. Commissioner Tyler stated he would never support a big box at
this location.
12. Commissioner Daniels stated he too would not be able to support
this plan. It is not consistent with the General Plan just adopted
by the Council two years ago. The amount of commercial lost is
traumatic for the City. There is still a great demand for
commercial activity in this area. He would like to know how this
was parceled in this manner.
13. Chairman Kirk stated he too could not support the project as
designed. The expectations of the residents and the City may be
different. Designed as a 20 acre site would do better. He too
would like to know how this happened.
14. It was moved and seconded by Commissioners Tyler/Daniels to
adopt Minute Motion 2004-006, denying the project.
ROLL CALL: AYES: Commissioners Abels, Daniels, Tyler, and Chairman
Kirk. NOES: Commissioner Quill. ABSENT: None.
ABSTAIN: None.
VI. BUSINESS ITEMS:
A. Continued — Appeal of Public Nuisance Case 9693; a request of Robert
and Barbara Valdivia for consideration of an appeal of a public nuisance
for the property located at 54-360 Avenida Juarez.
1. Staff informed the Commission that the City and Valdivias were
requesting a continuance to allow the Building and Safety
Department time to work out issues with the Valdivias.
2. It was moved and seconded by Commissioners Tyler/Abels to
continue Appeal of Public Nuisance Case 9693 to April 27, 2004.
Unanimously approved.
P:\Reports - PC\3-23-04 minutes.doc is
Planning Commission Minutes
March 23, 2004
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None.
Vill. COMMISSIONER ITEMS:
A. There was no City Council report on the March 16, 2004 meeting.
IX. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners
Abelsl/Daniels to adjourn this regular meeting of the Planning Commission to a regular
meeting of the Planning Commission to be held on April 13, 2004, at 7:00 p.m. This
meeting of the Planning Commission was adjourned at 10:48 p.m., on March 9, 2004.
Respectfully submitted,
Betty J. Sawyer, Executive Secretary
City of La Quinta, California
PAReports - PC\3-23-04 minutes.doc 19
PH #A
PLANNING COMMISSION
STAFF REPORT
DATE: APRIL 13, 2004
CASE NO.: SITE DEVELOPMENT PERMIT NO. 2004-802
APPLICANT: CITY OF LA QUINTA REDEVELOPMENT AGENCY
REQUEST: CONSIDERATION OF ARCHITECTURAL AND
LANDSCAPING PLANS FOR THE SILVERROCK RESORT
MAINTENANCE BUILDING
LOCATION: SOUTHWEST CORNER OF AVENUE 52 AND JEFFERSON
STREET
ENVIRONMENTAL
CONSIDERATION: A MITIGATED NEGATIVE DECLARATION
(ENVIRONMENTAL ASSESSMENT 2002-435) WAS
CERTIFIED BY THE CITY COUNCIL ON MAY 15, 2002 FOR
THIS PROJECT UNDER RESOLUTION 2002-009. THERE
ARE NO CHANGED CIRCUMSTANCES, CONDITION, OR
NEW INFORMATION WHICH WOULD TRIGGER THE
PREPARATION OF A SUBSEQUENT ENVIRONMENTAL
ASSESSMENT PURSUANT TO PUBLIC RESOURCES CODE
SECTION 21166.
SURROUNDING ZONING/
USES: NORTH:
BACKGROUND
SOUTH:
EAST:
WEST:
MEDIUM HIGH DENSITY RESIDENTIAL/
APPROVED CONDOMINIUM DEVELOPMENT
LOW DENSITY RESIDENTIAL/ PGA WEST
LOW DENSITY RESIDENTIAL/ HIDEAWAY
SANTA ROSA MOUNTAINS
Site Background
The project site is approximately 525 acres in size and located at the southwest corner
of Jefferson Street and Avenue 52 (Attachment 1).
P:\Oscar\silverRock\pc rpt.doc
The La Quinta Redevelopment Agency acquired the 525 acre site for the construction
of two 18-hole public golf courses, practice facilities, a 25,000 square foot clubhouse,
and various resort amenities (hotel, conference center, timeshare or condominiums and
ancillary commercial uses).
The City is currently grading the entire site. The first phase of development involves
the construction of an 18-hole golf course, the maintenance facility and other
subordinate improvements.
Project Request
The City of La Quinta Redevelopment Agency is proposing to construct a maintenance
facility on the south portion of the Silverrock Resort site, just north of Avenue 54 and
approximately 500 feet west of Jefferson Street. The maintenance facility will include
a maintenance building that is approximately 14,000 square feet in size (including
covered walkway) and is Ranch in style with Colonial accents (Attachment 2). The
building would include a barreled the roof, smooth stucco finish (with earth tone
colors), faux chimney, decorative wood shutters, awnings, and wrought iron grills.
Other site improvements include 50 parking spaces, covered storage areas, and
material bin areas.
The landscaping concept for the projects is a "desert oasis" theme emphasizing water
efficient plant material. Incorporated into the project will be a berm surrounding the
maintenance site. The project will be required to comply with the City's Water
Efficient Ordinance
Architecture and Landscape Review Committee
The Architecture and Landscape Review Committee (ALRC) reviewed and
recommended approval of the proposed projects on April 7, 2004. Although no
conditions of approval were recommended, the ALRC did suggest that the Planning
Commission consider directing the applicant to provide a more attractive design.
Public Notice
This application was advertised in the Desert Sun newspaper on April 1, 2004. All
property owners within 500 feet of the site were mailed a copy of the public hearing
notice as required by the Zoning Ordinance of the La Quinta Municipal Code.
Public Agency Review
All written comments received are on file with the Community Development
Department. All applicable agency comments received have been made part of the
Conditions of Approval for this case.
P:\Oscar\silverRock\pc rpt.doc
STATEMENT OF MANDATORY FINDINGS
The findings necessary to approve the Site Development Permit can be made, as noted
in the attached Resolution.
RECOMMENDATION
Adopt Planning Commission Resolution 2004-_, approving Site Development Permit
2004-802, subject to findings and conditions.
Attachments:
1. Location Map
2. Site and floor plans and Elevations (Planning Commission only)
Prepared by:
Oscar W. Orci, Planning Manager
,J
P:\Oscar\silverRock\pc rpt.doc
6000' 3000' 0' 6000'
�� oar
FIGURI
Project Site Vicinity
PLANNING COMMISSION RESOLUTION 2004-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
DEVELOPMENT AND LANDSCAPE PLANS FOR THE
SILVERROCK MAINTENANCE FACILITY
CASE NO.: SITE DEVELOPMENT PERMIT 2004-802
CITY OF LA QUINTA REDEVELOPMENT AGENCY
WHEREAS, the Planning Commission of the City of La Quinta did on the
13th day of April, 2004, hold a duly noticed public hearing to consider the request of
the City of La Quinta Redevelopment Agency for approval of development plans and
landscape plans for the Silverrock maintenance building by means of a Site
Development Permit (SDP) 2004-802, collectively "The Project" generally bounded by
Avenue 52, Avenue 54, Jefferson Street and the Santa Rosa Mountains, more
particularly described as:
A portion of Sections 5, 6, & 8, Township 6 South, Range 7 East, S.B.B.M
WHEREAS, the Architecture and Landscape Review Committee (ALRC) of
the City of La Quinta did on the 7th day of April, 2004, hold a public meeting to
consider a request for development plans for the Silverrock maintenance building and
related landscape by means of a SDP 2004-802; and
WHEREAS, at said public meeting upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
ALRC recommends the Planning Commission approve said Site Development Permit;
and
WHEREAS, said SDP has complied with the requirements of "The Rules to
Implement the California Environmental Quality Act of 1970" as amended (Resolution
83-68), in that a Mitigated Negative Declaration (Environmental Assessment 2002-
435) was certified by the City Council for this project under Resolution No. 2002-009.
There are no changed circumstances, conditions, or new information which would
trigger the preparation of a subsequent environmental assessment pursuant to Public
Resources Code Section 21 166; and,
WHEREAS, at said public hearing upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did find the following facts and reasons to justify approving said
Site Development Permit:
1. The project is consistent with the Tourist Commercial/Golf Course General Plan
designation.
PAOscar\silverRock\PC RESO SDP.doc
2. This project has been designed to be consistent with the provisions of the
Zoning Code.
3. Processing and approval of this project is in compliance with the requirements
of the California Environmental Quality Act in that the La Quinta Community
Development Department has determined that no changed circumstances,
conditions, or new information has been submitted which would trigger the
preparation of a subsequent environmental assessment pursuant to Public
Resources Code Section 21166.
4. The site design of the project is appropriate for the use in that it has been
designed with the appropriate parking and vehicular access, and provided with
adequate landscaping.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of the
Planning Commission in this case.
2. That it does hereby approve the above -described Site Development Permit
request for the reasons set forth in this Resolution, subject to the attached
conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 13th day of April, 2004, by the following vote to
wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
TOM KIRK, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
t :)
P:\Oscar\silverRock\PC RESO SDP.doc
PLANNING COMMISSION RESOLUTION 2004-
CONDITIONS OF APPROVAL -RECOMMENDED
SITE DEVELOPMENT PERMIT 2004-802
CITY OF LA O.UINTA REDEVELOPMENT AGENCY
ADOPTED: APRIL 13, 2004
GENERAL
1. Prior to the issuance of a grading, construction or building permit, the City of La
Quinta Redevelopment Agency (City) shall obtain applicable permits and/or
clearances from the following public agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
Desert Sands Unified School District
Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
The City is responsible for any requirements of the permits or clearances from those
jurisdictions. If the requirements include approval of improvement plans, City shall
furnish proof of said approvals prior to obtaining City approval of the plans.
The City shall comply with applicable provisions of the City's NPDES stormwater
discharge permit and the approved SWPPP for the SilverRock Resort.
PROPERTY RIGHTS
2. Prior to issuance of any permit(s), the City shall acquire or confer easements and
other property rights necessary for construction or proper functioning of the proposed
development. Conferred rights shall include irrevocable offers to dedicate or grant
access easements to the City for emergency services and for maintenance,
construction, and reconstruction of essential improvements.
3. The City shall dedicate or grant public and private street right of way and utility
easements in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and as required by the City Engineer.
4. No Public Street right of way dedication is required of this development.
5. Dedications shall include additional widths as necessary for dedicated right and left
turn lanes, bus turnouts, and other features contained in the approved construction
plans.
6. If the City Engineer determines that access rights to proposed street rights of way
shown on the approved Site Development Plan are necessary prior the City dedicating
PAOSCARMSILVERROCKTC COA SDP.DOC E a�
PLANNING COMMISSION RESOLUTION 2004-
CONDITIONS OF APPROVAL -RECOMMENDED
SITE DEVELOPMENT PERMIT 2004-802
CITY OF LA QUINTA REDEVELOPMENT AGENCY
ADOPTED: APRIL 13, 2004
the rights of way, the City shall grant the necessary rights of way within 60 days of
written request by the City.
7. The City shall furnish proof of easements or written permission, as appropriate, from
owners of any abutting properties on which grading, retaining wall construction,
permanent slopes, or other encroachments are to occur.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect," refer to persons currently certified or licensed to practice their
respective professions in the State of California.
8. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and/or architects, as appropriate, and shall comply with the provisions of
Section 13.24.040 (Improvement Plans), LQMC.
9. The following improvement plans shall be prepared and submitted for review and
approval by the City. A separate set of plans for each line item specified below
shall be prepared. The plans shall utilize the minimum scale specified, unless
otherwise authorized by the City Engineer in writing. Plans may be prepared at a
larger scale if additional detail or plan clarity is desired. Note, the applicant may be
required to prepare other improvement plans not listed here pursuant to
improvements required by other agencies and utility purveyors.
A.
Site Development Plan
1 "
= 30'
Horizontal
B.
On -Site Landscaping Plan
1 "
= 20'
Horizontal
In addition to the normal set of improvement plans, a "Site Development" plan is
required to be submitted for approval by the Building Official and the City Engineer.
"Site Development" plans shall normally include all on -site surface improvements
including but not necessarily limited to finish grades for curbs & gutters, building
floor elevations, parking lot improvements and ADA requirements. "Landscaping
Plans" shall normally include irrigation improvements, landscape lighting and entry
monuments.
10. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction. For a fee, established by City Resolution, the applicant
may purchase such standard plans, detail sheets and/or construction notes from the
City.
P:oscar\silverrock\PCSDPCOA !`
PLANNING COMMISSION RESOLUTION 2004-
CONDITIONS OF APPROVAL -RECOMMENDED
SITE DEVELOPMENT PERMIT 2004-802
CITY OF LA QUINTA REDEVELOPMENT AGENCY
ADOPTED: APRIL 13, 2004
11. The applicant shall furnish a complete set of the AutoCAD files of all approved
improvement plans on a storage media acceptable to the City Engineer. The files
shall be saved in a standard AutoCAD format so they may be fully retrievable through
a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order to
reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD format, or a
file format that can be converted to an AutoCAD format, the City Engineer will
accept raster -image files of the plans.
GRADING
12. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas
outside the right of way unless otherwise approved by the City Engineer.
13. Prior to occupation of the project site for construction purposes, the City shall
conform to measures specified in the approved Fugitive Dust Control Plan prepared
for the SilverRock Resort.
14. The City shall maintain graded, undeveloped land to prevent wind and water erosion
of soils. The land shall be planted with interim landscaping or provided with other
erosion control measures approved by the Community Development and Public Works
Departments.
15. Prior to issuance of building permits, the City shall provide building pad certifications
stamped and signed by qualified engineers or surveyors. For each pad, the
certification shall list the approved elevation, the actual elevation, the difference
between the two, if any, and pad compaction.
16. Grading within the perimeter setback and parkway areas shall have undulating terrain
and shall conform with the requirements of LQMC Section 9.60.240(F) except as
otherwise modified by this condition requirment. The maximum slope shall not
exceed 3:1 anywhere in the landscape setback area, except for the backslope (ie the
slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted
with ground cover. The maximum slope in the first six (6) feet adjacent to the curb
shall not exceed 4:1 when the nearest edge of sidewalk is within six (6) of the curb,
otherwise the maximum slope within the right of way shall not exceed 3:1. All
unpaved parkway areas adjacent to the curb shall be depressed one and one-half
inches (1.5") in the first eighteen inches (18") behind the curb.
f
P: oscar\si Iverrock\PCSDPCOA
PLANNING COMMISSION RESOLUTION 2004-
CONDITIONS OF APPROVAL -RECOMMENDED
SITE DEVELOPMENT PERMIT 2004-802
CITY OF LA QUINTA REDEVELOPMENT AGENCY
ADOPTED: APRIL 13, 2004
nRAINA(',F
17. "Stormwater handling shall conform with the approved hydrology and drainage
plan for the SilverRock Resort project. Nuisance water shall be disposed of in
an approved method."
UTILITIES
18. The City shall obtain the approval of the City Engineer for the location of all utility
lines within the right of way and all above -ground utility structures including, but not
limited to, traffic signal cabinets, electrical vaults, water valves, and telephone
stands, to ensure optimum placement for practical and aesthetic purposes.
19. Utilities shall be installed prior to overlying hardscape. For installation of utilities in
existing, improved streets, the City shall comply with trench restoration requirements
maintained or required by the City Engineer. The City shall provide certified reports of
trench compaction for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
20. The City shall install the following street improvements to conform with the General
Plan street type noted in parentheses. (Public street improvements shall conform
with the City's General Plan in effect at the time of construction.)
A. OFF -SITE STREETS
1) Avenue 54 - No additional street widening is required.
Other required improvements in the Avenue 54 right of way and/or adjacent
landscape setback area include:
1) A Multi -Use Trail. The City shall construct a 10-foot wide meandering
multi -purpose trail along the Avenue 54 frontage. The location and
design of the trail shall be approved by the City Engineer and
Community Development Director. If approved by the City Engineer,
the trail may meander within 8 feet of the proposed curb face.
21. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications, and as approved by
the City Engineer. Improvement plans for parking areas shall be stamped and signed
by qualified engineers.
22. The City shall design street pavement sections using Caltrans' design procedure (20-
year life) and site -specific data for soil strength and anticipated traffic loading
(including construction traffic). Minimum structural sections shall be as follows (or
P: oscar\si Iverrock\PCSDPCOA
PLANNING COMMISSION RESOLUTION 2004-
CONDITIONS OF APPROVAL -RECOMMENDED
SITE DEVELOPMENT PERMIT 2004-802
CITY OF LA QUINTA REDEVELOPMENT AGENCY
ADOPTED: APRIL 13, 2004
23. The City shall submit current mix designs (less than two years old at the time of
construction) for base, asphalt concrete and Portland cement concrete. The
submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include recent
(less than six months old at the time of construction) aggregate gradation test
results confirming that design gradations can be achieved in current production.
The City shall not schedule construction operations until mix designs are approved.
24. General access points and turning movements of traffic are limited to the
following:
Primary Entry — Full turn movements are permitted.
PARKING LOTS
25. The design of parking facilities shall conform to LQMC Chapter 9.150.
LANDSCAPING
26. The City shall provide landscaping in required setbacks and common areas.
27. Landscape and irrigation plans for landscaped parkway/setbacks and on -site
landscaped areas shall be signed and stamped by a licensed landscape architect.
28. The City shall submit plans for approval by the Community Development
Department prior to plan checking by the Public Works Department. When plan
checking is complete, the City shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner prior to submitting for signature by
the City Engineer. Plans are not approved for construction until signed by the
City Engineer.
29. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within 18 inches of curbs along public streets.
QUALITY ASSURANCE
30. The City shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
31. The City shall employ or retain qualified civil engineers, geotechnical engineers,
P: oscar\silverrock\PCSDPCOA
s
PLANNING COMMISSION RESOLUTION 2004-
CONDITIONS OF APPROVAL -RECOMMENDED
SITE DEVELOPMENT PERMIT 2004-802
CITY OF LA QUINTA REDEVELOPMENT AGENCY
ADOPTED: APRIL 13, 2004
surveyors, or other appropriate professionals to provide sufficient construction
supervision to be able to furnish and sign accurate record drawings.
32. The City shall arrange and bear the cost of measurement, sampling and testing
procedures not included in the City's inspection program but required by the
City as evidence that construction materials and methods comply with plans,
specifications and applicable regulations.
33. Upon completion of construction, the City shall furnish the City reproducible
record drawings of all improvement plans which were signed by the City. Each
sheet shall be clearly marked "Record Drawings," "As -Built" or "As -
Constructed" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy of the drawings. The City shall revise the CAD or
raster -image files previously submitted to the City to reflect as -constructed
conditions.
MAINTENANCE
34. The City shall make provisions for continuous, perpetual maintenance of all on -
site improvements, perimeter landscaping, access drives, and sidewalks. The
City shall maintain required public improvements until expressly released from
this responsibility by the appropriate public agency.
FEES AND DEPOSITS
35. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s).
COMMUNITY DEVELOPMENT DEPARTMENT
36. The landscape plans shall comply with the City's Water Efficient Landscaping
Ordinance for this project and as approved by the Planning Commission. Said
landscaping plan shall include a complete irrigation system showing location and
size of water lines, valves, clock timer, type of sprinklers, etc. Prior to the
issuance of any building permits the landscape plans shall also be approved by
the Coachella Valley Water District before final approval by the Community
Development Department.
P: oscar`,silverrock\PCSDPCOA
PLANNING COMMISSION RESOLUTION 2004-
CONDITIONS OF APPROVAL -RECOMMENDED
SITE DEVELOPMENT PERMIT 2004-802
CITY OF LA QUINTA REDEVELOPMENT AGENCY
ADOPTED: APRIL 13, 2004
FIRE DEPARTMENT
37. Fire Department plan check is to run concurrent with the City plan check.
Specific fire protection measures will be determined at the time of plan check.
SHERIFF DEPARTMENT
38. Final conditions will be addressed when building plans are reviewed. Prior to
issuance of a building permit, applicant shall review building plans with the
Sheriff's Department regarding Vehicle Code requirements, defensible spaces, and
other law enforcement and public safety concerns. All questions regarding the
Sheriff's Department should be directed to the Deputy at (760) 863-8950.
P: oscar\silverrock\PCSDPCOA
PH #B
PLANNING COMMISSION
STAFF REPORT
DATE: APRIL 13, 2004
CASE NO.: SIGN APPLICATION 2004-773
APPLICANT: PROMOTIONAL SIGNS, INC. FOR STARBUCKS
REQUEST: (1) TO AMEND THE LA QUINTA VILLAGE SHOPPING
CENTER SIGN PROGRAM TO ALLOW A TOTAL OF THREE
INTERNALLY ILLUMINATED STARBUCKS CORPORATE
BUILDING SIGNS (E.G., ONE PER FACADE) WHERE ONLY
TWO SIGNS ARE ALLOWED, (2) TO CONSIDER OPTIONAL
SIGN MEASURES FOR NATIONAL TENANTS WITH
REGISTERED TRADEMARKS, AND (3) TO MODIFY SIGN
GUIDELINES FOR OTHER SUPPLEMENTAL SIGNS (E.G.,
PEDESTRIAN, WINDOW, BANNER, MONUMENT, ETC.)
LOCATION: 50-921 WASHINGTON STREET, LA QUINTA VILLAGE
SHOPPING CENTER
PROPERTY
OWNER: L.Q. INVESTMENTS PARTNERSHIP, L.P.
GENERAL PLAN/
ZONING
DESIGNATIONS: NEIGHBORHOOD COMMERCIAL/CN ZONING DISTRICT
ENVIRONMENTAL
DETERMINATION: PURSUANT TO SECTION 15311 (CLASS 1 1 A) OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), ON -
PREMISE SIGNS ARE EXEMPT FROM ENVIRONMENTAL
ANALYSIS.
BACKGROUND:
Site History
The Ralphs Supermarket was completed in November 1994, along with
development of the adjacent shop buildings and related infrastructure
improvements. Freestanding commercial buildings were completed in 1995 (Pad
"C"), 1996 (Pad "B") and 2003 (Pad "D"), respectively.
GASign 04-773 Starbucks\SRPC SignStarbucks Final.doc
On June 28, 1994, the Planning Commission approved the La Quinta Village Sign
Program for Plot Plan 91-456, establishing design standards and guidelines for
freestanding and building mounted signs by adoption of Minute Motion 94-019.
The Sign Program permits the Ralphs Supermarket to have corporate identification
signs within the development. In -line shopping center tenants are allowed under -
canopy internally illuminated cabinet signs measuring 18-inches wide by 10'-0"
long by 12-inches deep. The program specifies that each tenant is "... limited to
one sign only with corner tenants allowed a second sign on the second frontage."
At night, only the graphic lettering is visible, as the background area is opaque.
Sign copy can be single or double line format, with the tenant picking the letter
color. In addition to building signs, a total of four freestanding signs are allowed
(i.e., two per street). At this time, only the two 50 square feet center ID signs
have been installed.
The Community Development Department issued Sign Application 95-301 for the
Taqueria Grill Restaurant on March 29, 1995, that allowed three building signs (one
per facade) where only two signs were permitted. The signs remained in place until
the restaurant closed in 2003. This tenant space is now occupied by the recently
opened Starbucks coffee shop. Currently, Starbucks has two building signs that
were permitted by the Community Development Department on September 24,
2003, under SA 2003-728. The Community Development Department also issued
Sign Application 95-280 for Video Depot on January 12, 1995, that allowed three
building signs (one per facade) where only two signs were permitted. The sign
applications were approved by the developer prior to the City's approvals.
Under the current Sign Program criteria, no standards exist for tenants that acquire
100% of the building area for freestanding Pads A-D. Therefore, a deviation to the
Sign Program was allowed for the Dyson/Dyson Real Estate building (previously
Sesame's Restaurant per Sign Application 96-336) on Pad "B" (SA 99-468,
Planning Commission Minute Motion 99-014) and channel lettering signs were
permitted for development of a future bank on Pad "A" under Plot Plan 95-551.
The Planning Commission approved these Sign Program exceptions because they
were single tenant buildings and architectural design elements were slightly
different than the existing shop buildings.
The existing 2,500 sq. ft. Pizza Hut Restaurant was allowed to deviate from the
Sign Program to increase its Washington Street exposure pursuant to the Planning
Commission's approval of SA 95-31 1 (Amendment #1) on October 10, 1995, by
adoption of Minute Motion 95-043. This decision allowed an east -facing cabinet
sign of 40 square feet. Planning Commission Minute Motion 2004-005 approved
an adjustment to the Sign Program regulations to allow corporate colors for the
proposed Subway Restaurant at 50-801 Washington Street (Suite A) on February
24, 2004.
A
GASign 04-773 Starbucks\SRPC SignStarbucks Final.doc 2
Project Request
The applicant is requesting a third 15 square foot (18" high by 10' long) corporate
sign for the existing Starbucks® business (Attachments 1 and 2) which is not
currently allowed under the adopted Sign Program for the shopping center. The
Starbucks sign would be mounted on the south side of the building, and read
"Starbucks Coffee" in green seven-inch high letters with white background to
match the other two existing building signs on the north and east building
elevations. Only one line of sign copy is being requested. The property owner,
who acquired the shopping center in 2002, supports the applicant's amendment
request.
In addition to this request, the Community Development Department would like the
Planning Commission to consider allowing corporate colors for shop building tenant
spaces as discussed on February 24, 2004, during review of the Subway
Restaurant sign application (SA 2004-758, Amendment #1). This would facilitate
the approval of signs for those tenants that have corporate signing requirements.
Staff would also like to examine minor changes to the Sign Program for such items
as window signs, temporary banners, and pedestrian signs based on the City's Sign
Ordinance provisions. Additional changes being considered are the possibility of a
new tenant occupying the supermarket, and specific requirements for monument
signs for freestanding pad buildings.
ANALYSIS:
Staff has proposed changes to the existing Sign Program language that will assist
the property owner and applicant with this and future requests. Minor changes
have also been made to other sections of the Sign Program to clarify issues for the
display of accessory and temporary signs.
Based on the current provisions of the City's Sign Ordinance (Chapter 9.160),
building signs may be placed on each lease frontage provided the maximum sign
area does not exceed 50 square feet (Attachment 3). As proposed, the Starbucks
sign is in compliance with the existing Code provisions, ensuring a combined total
of 45 square feet for all three building signs and only one sign per lease frontage.
In order to clarify the differences between different types of building tenants and
their signing needs, staff proposes the following distinctions for Type "A" building -
mounted signs:
The cGabinet sign tG shall be 18-inches high and 10-feet long (15 square feet
maximum size per facade). Corporate tenants with registered trademarks
may request larger sign cabinets than 15 square feet per facade (i.e., one
square foot per lineal foot of frontage) as long as the total sign area for all
signs does not exceed 50 square feet. The Planning Commission may limit
GASign 04-773 Starbucks\SRPC SignStarbucks Final.doc 3
the number and size of building signs during review and approval of a
development permit.
Freestanding Building Pads (A, B. C & D) - Tenants that occupy freestanding
buildings (100% of the floor area) may install flush mounted internally
illuminated building signs that consist of cabinets, channel letters, or other
types of advertising signs (e.g., reverse channel letter, etc.). Total sign area
per tenant shall not exceed 50 square feet (i.e., one square foot per lineal
foot of frontage). The building sign may be increased to 75 square feet if the
monument sign is not installed. Unless otherwise approved by the Planning
Commission, letter heights shall be limited to 24-inches. Returns of the
letters shall be stuccoed or painted to match the color of the building. The
Planning Commission may limit the number and size of building signs during
review and approval of a development permit.
Regarding the signing requirements for the site's major tenant space (Ralph's), staff
proposes limiting the size of a future building sign to 100 square feet. Under this
change, the sign size would still be twice the sign area normally allowed by the
City's Sign Ordinance, but still less in size than permitted by the Planning
Commission in 1994 (Attachment 4). Sign adjustment findings are noted in the
next section of the report.
As previously mentioned, monument signs for pad users have not been installed
since adoption of the Sign Program in 1994, possibly because in order to install a
sign the business must not have a sign on the affected street frontage as
recommended by the original developer and his sign contractor. To refine the
requirements, staff proposes the following changes:
"If the pad tenants utilize install the monument signs, it shall Feplaee the sigo
on the building signs facing the public street shall be removed. ORIV tenants
hO aFe on the eeFner facing the StFeeshell he allowed to ha inr.�ne en a
Only tenants that occupy 50% to 100% of a specific
pad -building site shall advertise on a monument sign. A tenant's sign placard
shall be within 200 feet of the building they are located in."
FINDINGS:
Findings per Section 9.160.090 of the Zoning Code (Planned Sign Programs) in
support of the Sign Program Amendment are:
A. Sign Program Consistency - Allowing a change to the existing Sign Program
for tenants that have multiple facades will not adversely affect the overall
appearance of the shopping center because only one sign will be allowed per
business frontage as recommended in the attached conditions. Additionally,
the revised sign program sets forth standards for pad tenant signs to be
GASign 04-773 Starbucks\SRPC SignStarbucks Final.doc 4
displayed on the freestanding monument signs, ensuring that any sign
proposed shall be within 200 feet of the tenant's building.
B. Visual Harmony - Allowing a variety of building signs, including deviations
for tenants with registered trademarks, will assist the property owner in
marketing the center to a diverse mixture of tenants while maintaining design
consistency with the City's existing Sign Ordinance provisions.
C. Sign Adjustment - Due to the limited exposure of the building sign for the
development's major tenant, a 100 square foot building sign is necessary
because 1) the building is setback approximately 500 feet from Washington
Street and located behind existing one story structures and mature
landscaping, 2) signs typically allowed for the west and north building
facades are not being allowed, and 3) the sign location was specifically
designed for a large sign in that the building has 240 feet of building frontage
on the parking lot. The existing supermarket sign is similar in size to the 177
square foot Stater Bros. Supermarket sign on Highway 111 (i.e., 245' of
lease frontage) that was approved by the Planning Commission in 1999
under SA 99-473 (Minute Motion 99-019).
Public Notice
This request was published in the Desert Sun Newspaper on April 2, 2004, and
mailed to surrounding property owners and residents as required by Section
9.200.1 10 of the Zoning Code. No written correspondence has been received.
CONCLUSION:
Changing the sign regulations for the shopping center will eliminate the need for the
Planning Commission to consider sign adjustments for individual tenant needs for
such matters as sign color and sizes, and other related items (Attachment 5) as has
been done for other commercial centers located throughout the City. The proposed
change will permit Starbucks to replace the sign cabinet that was previously
allowed for the Mexican restaurant in 1995.
In conclusion, the Planning Commission may make any changes to the Sign
Program that will benefit the future tenants and assist the Community Development
Department in implementation of the City's Sign Ordinance standards.
RECOMMENDATION:
Adopt Planning Commission Minute Motion 2004- , approving Sign Application
2004-773, subject to the findings indicated herein and attached conditions; and
Attachments:
1 . Starbucks Site Plan Exhibit
2. Starbucks Sign Exhibit (South Facade)
GASign 04-773 Starbucks\SRPC SignStarbucks Final.doc 5
3. Table 9-19 of the Sign Ordinance
4. June 28, 1994 Planning Commission Minutes (Excerpt)
5. Revised Sign Program Document (Exhibit A)
6. Starbucks Sign Package (Commission members only)
Prepared by:
reg Trousdell, Associate Planner
GASign 04-773 Starbucks\SRPC SignStarbucks Final.doc
PLANNING COMMISSION MINUTE MOTION 2004-_
CONDITIONS OF APPROVAL - RECOMMENDED
SIGN APPLICATION 2004-773, STARBUCKS
APRIL 13, 2004
GENERAL
1. The applicant/property owner agrees to defend, indemnify, and hold harmless
the City of La Quinta (the "City"), its agents, officers and employees from any
claim, action or proceeding to attack, set aside, void, or annul the approval of
this application and any other challenge pertaining to this project. This
indemnification shall include any award toward attorney's fees.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. Amend "The Village Shopping Center Sign Program" pursuant to the standards
prescribed in Exhibit A.
3. The Community Development Director may approve material changes that are
architecturally compatible with the proposed program, subject to approval by
the property owner. Permanent signs may be approved by the Community
Development Department, unless referred to the Planning Commission
(Business Item).
ATTACHMENTS
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9.160.050
ATTACHMENT 3
Table 9-19 Permanent Signs Permitted in Nonresidential Districts With a Sign Permit
Note: Freestanding signs shall not be located within 5 feet of a street right-of-way nor within a corner
cutoff area identified in Section 9.100.030.
"ID" means identification sign.
Signs required by law shall be allowed at the minimum size specified by such law.
Sign Type and
Maximum
Maximum
Maximum
Additional
Placement
Number
Area
Height
Illumination
Requirements
Freestanding center
1 per street
.25 sq. ft. per
8 ft.
Direct or
Aggregate sign area
or complex ID sign
frontage
lineal ft. of
indirect for
may not be
for multitenant
street frontage
all signs
combined among
building or
up to
street frontages.
multibuilding
maximum of
Letter height shall
shopping center or
50 sq. ft. per
be a minimum 10"
other commercial or
sign and 100
high
office complex
sq. ft.
aggregate for
all signs
Building -mounted or
1 flush-
Flush-
8 ft.
Direct or
ID signs not
permanent window
mounted plus
mounted: 1
indirect for
permitted for
ID signs for
1 under-
sq. ft. per
all signs
tenants above the
individual
canopy per
lineal ft. of
ground flood in
commercial or office
tenant
lease frontage
buildings with only
tenants
frontage along
up to
interior access
a street or
maximum of
above ground floor
along a
50 sq. ft.
common -use
aggregate
parking lot
Under -canopy:
with no direct
3 sq. ft.
street frontage
Freestanding ID sign
1
50 sq. ft.
8 ft.
Direct or
Allowed only if
for individual
indirect for
building has
commercial or office
all signs
minimum 200 ft. of
building
street frontage
Building -mounted ID
2
1 sq. ft. per
Top of wall
Direct or
sign for individual
(but no more
lineal ft. of
indirect for
commercial or office
than 1 per
building
all signs
building
each side of
frontage along
building)
a street up to
maximum of
50 sq. ft.
aggregate
Building -mounted or
1 per entrance
18 sq. ft.
Top of wall
Direct or
Signs are to be
freestanding directory
to building or
or 6 ft. if
indirect
designated and
sign for multitenant
complex
freestanding
oriented to direct
buildings or
pedestrian traffic
complexes
ti
14
(la Quince 9-%) 346
9.160.050
F4
Table 9-19 Permanent Signs Permitted in Nonresidential Districts With a Sign Permit (Continued)
Sign Type and
Maximum
Maximum
Maximum
Additional
Placement
Number
Area
Height
Illumination
Requirements
Gas/service stations
1 freestanding
8 ft.
Direct or
Allowed only for
sign per street
indirect for
stations which are
frontage,
all signs
not accessory to
combining
other uses. Price
business
50 sq. ft.
sign must show the
identification
aggregate
lowest price per
and gas prices
gallon of all
grades, including
1 building-
Top of wall
taxes
mounted ID
Theaters, cinemas
1 freestanding
Aggregate
Top of wall
Direct or
and cabarets
and 1
allowed: 20
or 12 ft. if
indirect for
building-
sq. ft. plus 10
freestanding
all signs
mounted sign,
sq. ft. per
of which 1
screen/stage
sign may be
over 1, up to a
combination
maximum of
ID and
40 sq. ft.
attraction
board
1 building-
6 sq. ft. each
Top of wall
Indirect only
mounted
coming -
attraction
poster per
screen or
stage
Church and
1 freestanding
24 sq. ft.
6 ft.
Direct or
1 of the allowed
institutional uses
indirect for
signs may include
2 building-
24 sq. ft.
Top of wall
all signs
an attraction board
mounted
aggregate
Signs in residential districts requiring a permit
See Section 9.160.040
Signs exempt from sign permit approval
See Section 9.160.020
Temporary and semipermanent signs
See Sections 9.160.060 and
9.160.070
(Ord. 284 § 1 (Exh. A) (part), 1996)
347
(La Quinta 5-98)
Planning Commission Minutes
June 28, 1994
ATTACHMENT 4
4. There being no furth lscussion, Commissioners Ado] is moved
to adopt Resoluti 4-018 recommending to the Ci ouncil approval
of General P mendment 94-014.
RO ALL: AYES: Commi ers Adolph, Abels, and
Chairwoman s. NOES: None. ABSE
Commissio arrs. ABSTAIN: Comm' oner
Ellson.
Ellson rejoined the meeting
V. BUSINESS SESSION:
A. PLOT PLAN 1-4 A; a request of The Koenig Companies for approval of a sign
program for the La Quinta Village Shopping Center.
1. Principal Planner Stan Sawa presented the information contained in the
staff report, a copy of which is on file in the Planning and Development
Department
2. Commissioner Adolph asked staff if the Commission had previously
discussed the use of "Pharmacy" signage for markets. Staff explained
they had reviewed the application for Albertsons in regards to the market
having the signage. This pharmacy was a separate business from the
market and not part of it. Discussion followed.
3. Commissioner Ellson questioned the size of the "Ralphs" sign in
comparison to the "Wal-Mart" and "Albertson" sign. Staff stated the
Wal-Mart sign was 185 square feet and Albertsons was 122 square feet.
This sign request was for 175-feet of which the border is much of the
sign.
4. Commissioner Ellson asked how this sign compared to the sign located at
the Indian Wells store. Mr. John Koenig applicant stated it was similar.
5. Chairwoman Barrows asked staff to display where the freestanding signs
would be located. Discussion followed regarding the monument sign
locations and what businesses could be on them.
6. Mr. John Koenig, discussed points contained in the report under Analysis.
PC6-28 3
Planning Commission Minutes
June 28, 1994
PC6-28
7. Commissioner Adolph asked the applicant how many signs there would
be. Mr. Koenig stated that under the colonnade there would be a
maximum 16 consisting of different color signs. He further stated that he
felt a variety of color was good for the center.
8. Commissioners discussed with staff and the applicant which pads are
under construction and sign color and location.
9. Mr. Koenig discussed with the Commission monument signs and wall
mounted signs. His concern was that two tenants, First Bank and the
restaurant, are requesting both. Commissioner Abels stated that was too
much signage. He felt the tenant should determine where the signs should
be located but no more than four signs. Chairman Barrows asked staff to
clarify Condition I.G. regarding monument signage and wall signage.
Staff explained this would only apply to Pads "A", "B", "C", and "D".
Mr. Koenig stated Pad "C" had no wall space and would need to be on
the monument sign. He further stated that the signage for Pad "A", "B"
and "D" should be the same.
10. Commissioner Abels asked staff if all the monument signs were located
on Washington Street. Staff stated there were four on Washington Street
and two on Calle Tampico.
11. Commissioner Adolph suggested that the center identification/Ralphs
monument sign be combined with one of the other monument signs to
reduce the number of monument signs. It was suggested this could be
large and would become a reader board. Discussion followed regarding
consistency of the size of the signs.
12. Commissioner Abels suggested that Pad "A" and "B" be combined on one
monument sign and Pad "C" and "D" be combined on another monument
sign. Commissioner Ellson stated this needed to be determined when the
buildings are complete and you could view the buildings.
13. Mr. Jim Engle, Jr. Imperial Signs, displayed the proposed wall sign
material and style. Discussion followed regarding the sign material and
its construction.
14. Commissioner Ellson asked the applicant what colors were allowed at the
Indian Wells Village center. Mr. Koenig stated one color and one
background.
4
Planning commission Minutes
June 28, 1994
15. Commissioner Ellson asked if there could be any part of the signs that
could be consistent. Mr. Engle stated the sign cabinet color, the letter
sizes, and the background would all be the same.
16. Commissioner Adolph asked how far the arches would extend out for Pad
"C". Mr. Koenig stated it varied. Staff stated the columns are out five
feet on the Washington Street side.
17. Mr. Koenig stated the east elevation would have hanging signs for the
front tenants. Commissioner Ellson asked the tenants on the north side
would also be hanging. Mr. Koenig stated they probably would be in
archways 2 and 4.
18. Commissioner Adolph stated he felt the buttress should be tied to the
building and a maximum of two monument signs should be allowed.
19. Commissioner Ellson stated that Condition I.E. should be a maximum of
24-inches as recommended by staff.
20. Staff clarified the conditions that were modified for the Commission:
A. As is.
B. Remove the first sentence.
C. As is.
D. Deleted.
E. As is.
F. Deleted.
G. Deleted
H. As is.
I. Add - No more than two monument signs including the
identification signs shall be allowed on each street (i.e.,
Washington Street and Calle Tampico).
21. Following discussion, it was moved and seconded by Commissioners
AbeIs/Adolph to adopt Minute Motion 94-019 approving the sign program
for Plot Plan 91-456, subject to the modified conditions. Unanimously
approved.
VI. CONSENT CALENDAR
A. Staff stated that grammatical corrections would be made to Page 9 Item 2 by
removing the word "were". There being no further corrections to the Minutes
of June 14, 1994, it was moved and seconded by Commissioners Adolph/AbeIs
to adopt the minutes as corrected. Unanimously approved.
PC6-28
5
ATTACHMENT 5
EXHIBIT A
SIGN PROGRAM
LA QUINTA VILLAGE SHOPPING CENTER
GENERAL NOTES:
PURPOSE:
The purpose of this criteria is to establish the sign standards necessary to insure
coordinated proportional exposure for all tenants within the shopping center
pursuant to Plot Plan 91-456. Conformance shall be strictly enforced and any
installed non -conforming signs shall be removed by the Landlord's sign contractor
at the tenant's expense.
APPLICABILITY:
As defined in the City's Zoning Ordinance (Section 9.160.090), a Sign Program is
required for submissions which 1) include three or more permanent signs; 2) are in
conjunction with review of a Site Development Permit by the Planning Commission;
and 3) include a request for a sign adjustment to a sign previously approved under a
sign program. For those signs requiring a program, no permit shall be issued for an
individual sign unless, and until, a Sign Program for the lot on which the sign will be
erected has been submitted and approved by the City in conformance with the
Zoning Code.
mini
4=70
•. ..
•,
CONDITIONS:
1. Each tenant shall submit to the Landlord for approval two (2) copies of
detailed shop drawings of its proposed sign indicating conformance to these
criteria. Such submittals shall include but not be limited to pertinent
dimensions, details and color call outs.
2. Each tenant shall pay for all signs, their installation and maintenance.
3. Each tenant shall submit to the Landlord and to all agencies requiring
approval, approved drawings and shall pay for the required approvals and
permits.
s
Planning Commission Minute Motion 2004-_
Conditions of Approval — Recommended
Sign Application 2004-773, Starbucks
April 13, 2004
4. All work shall be of excellent quality. Landlord and/or project architect
reserves the right to reject any work determined to be of insufficient quality
5. All signs and their installation must comply with local building and electrical
codes. The Lesal City's Sign Ordinances shall should be consulted for
requirements not covered in this WiteFia Sign Program.
6. Tenant shall be responsible for penetrations, leaks and/or defacement caused
by the sign contractor.
7. No animated, flashing or audible signs will be permitted.
8. No exposed tubing lamps will be permitted.
9. No exposed raceways, cross overs, conduits, conductor transformers, etc.
will be permitted.
10. Sign contractor shall provide necessary fastenings and bracings to securely
install the sign.
1 1 . All t gR built and installed PFiGF tG epeRiRg for
bUS"ReSS.
12. The
J 'o ,
dated iUR 7 ar Mallbesubmitted to the Gemm. ■nit" Develonment
13. Each tenant for the shop buildings shall be limited to one sign only with
corner tenants allowed a second sign on the second frontage (e.g., street or
parking lot). Tenants with more than two frontages are allowed one
additional building sign on the additional frontage.
14. The sign heights fo.. the CiF t BaRk shell himjm of two feet high, as
15. A maximum of two (2) freestanding signs (shopping center identification and
pad monument) shall be allowed per street (Washington Street and Calle
Tampico). Specific location to be subject to approval by the Community
Development Department.
GASign 04-773 Starbucks\LQ Village Shpg Ctr.wpd 2
Planning Commission Minute Motion 2004-
Conditions of Approval - Recommended
Sign Application 2004-773, Starbucks
April 13, 2004
16. "
area: (This section moved to pad monument sign section.)
17. Sign letter and colors for the shop building tenants (building tenant), and
monument signs (monument pad signs) and pedestrian signs shall be limited
W Ted,—t ' . - ind fG est green any color allowed by the Landlord,
excluding fluorescent colors.
18. No logos shall be allowed and no spee"al GigRG shall be allowed f8F tena
With tFadeMaFk signs in the shop bui (See next section for changes.)
SPECIFICATIONS FOR BUILDING TENANT SIGNS.
Type "A" Sign (18" high x 10'-0" long x 24" wide (see drawinal):
1 . Only internally illuminated cabinet signs shall be permitted.
2. Color of letter faces is up to the discretion of the tenant. Registered
trademark colors and logos can be used for letters and background areas,
subject to Landlord approval.
3. Sign face background shall be an opaque stucco finish, painted to match the
color of the building.
4. Color of cabinet shall be painted to match color of beams.
5. Cabinet retainer shall be matte brown in color.
6. Letter heights to be proportional to the working surface area.
7. The c6abinet sign to shall be 18-inches high and 10-feet long (15 square feet
maximum size per facade). Corporate tenants with registered trademarks
may request larger sign cabinets than 15 square feet per facade (i.e., one
square foot per lineal foot of frontage) as long as the total sign area for all
signs does not exceed 50 square feet. The Planning Commission may limit
the number and size of building signs during review and approval of a
development permit.
Freestanding_ Building Pads (A. B. C & D) - Tenants that occupy freestanding
buildings (100% of the floor area) may install flush mounted internally
G:\Sign 04-773 Starbucks\LQ Village Shpg Ctr.wpd 3
Planning Commission Minute Motion 2004-_
Conditions of Approval — Recommended
Sign Application 2004-773, Starbucks
April 13, 2004
illuminated building signs that consist of cabinets, channel letters, or other
types of advertising signs (e.g., reverse channel letter, etc.). Total sign area
per tenant shall not exceed 50 square feet (i.e., one square foot per lineal
foot of frontage). The building sign may be increased to 75 square feet if the
monument sign is not installed. Unless otherwise approved by the Planning
Commission, letter heights shall be limited to 24-inches. Returns of the
letters shall be stuccoed or painted to match the color of the building. The
Planning Commission may limit the number and size of building signs during
review and approval of a development permit.
8. Type style shall be approved by the Landlord.
9. Double- and single -line copy shall be permitted.
10. All signs shall be mounted in allotted space and must align with other
tenants.
11. Sign shall be supported by one -inch square aluminum tubing that is painted
to match the background stucco color.
12. All signs shall comply with the applicable provisions of the Uniform Building
Code and all other applicable construction codes.
13. The tenant and the tenant's contractor shall be responsible for obtaining any
and all permits required.
14. All signs shall be maintained in good structural condition and appearance and
in compliance with the Sign Program, the La Quinta Municipal Code (Chapter
9.160), and all building and electrical codes.
15. No exposed lamps bulbs and/or neon tubes will be permitted. Electric
raceways for channel letter signs shall be mounted behind the wall surfaces.
16. All tenants must shall maintain their signs in a "like new" d
appearance.
17. Upon removal of signage, the party that purchased the signage shall be
responsible for the removal of the signage, including patching and painting of
holes of the sign(s) removed.
G:\Sign 04-773 Starbucks\LQ Village Shpg Ctr.wpd 4
a
Planning Commission Minute Motion 2004-
Conditions of Approval — Recommended
Sign Application 2004-773, Starbucks
April 13, 2004
18.
(Moved to Pylon sign
section requirements.)
Type "B" Sign (pedestrian -type under -canopy signs)
1. Sign shall be sandblasted redwood, or -cedar, or other similar material with
raised letters. Composite plastic materials may be used, provided they
replicate wood surfaces and textures. Only indirect lighting is allowed.
2. Sign size shall not exceed four square feet.
3. Sign shall be double face.
4. Background of sign shall match the building color.
5. Color of lettering is up to the discretion of the tenant.
6. Type style is up to the discretion of the tenant.
7. Size of type shall be proportional to surface area.
8. Sign shall have one -inch square metal tubing for support frame.
9. Support frame shall match color of undersheathing.
10. Sign to align with other tenants with minimum 8'-6" vertical clearance.
Type "C" Sign (window signs):
1. Window Signs - Tenant shall be allowed to place in the upper window panel
adjacent to the door not more than 144 square inches of hand painted, decal
or stick -on lettering or graphics indicating hours of business, telephone
numbers for emergency contact, approved credit cards, etc. No other
window signs will be allowed including, but not limited to, temporary signs,
sale banners, posters and product information in compliance with City Sign
Ordinance regulations without written Landlord approval. Businesses that are
opening shall be allowed one 32 square foot Grand Opening banner for a 30-
day period subject to obtaining approval from the City's Community
Development Department prior to the banner being displayed. Banner
permits are also allowed for one-year anniversary sales as set forth in Section
G:\Sign 04-773 Starbucks\LQ Village Shpg Ctr.wpd 5
Planning Commission Minute Motion 2004-
Conditions of Approval - Recommended
Sign Application 2004-773, Starbucks
April 13, 2004
9.160.060(J) of the La Quinta Municipal Code. Banners shall be affixed to
the building surface when displayed.
Monument Pad Signs (A. B. C. and D):
1. The monument signs shall be double -sided, and be consistent in design to
the existing pylon signs for the shopping center, excluding the use of the "La
Quinta Village" terminology at the top of each sign. Each sign shall be
placed a minimum distance of five feet away from the property line.
2. The sign shall be internally illuminated by fluorescent lighting.
3. The sign shall not exceed eight (8) feet in height.
4. Total signage area per sign shall not to exceed 25 square feet, and only one
sign per street frontage is allowed.
5. Color of letter faces is up to the discretion of the tenant.
6. Sign face to be an opaque painted stucco finish to match the building.
7. Retainer on sign shall be painted to match the color of the tile on building.
8. Type style shall be approved by the Landlord and City.
9. See exhibits for materials and location requirements.
10. Only two (2) tenants per monument sign. Letter size shall be 10" and larger
per tenant.
1 1 . Signs shall have divider bars for tenant separation.
12. If the pad tenants utilize install the monument signs, it shall Feplaee the sign
on the building signs facing the public street shall be removed. Only tenants
pad monument SigR. Only tenants that occupy 50% to 100% of a specific
pad -building site shall advertise on a monument sign. A tenant's sign placard
shall be within 200 feet of the building they are located in.
13. No MGFe than two monument signs, OnGluding oenteF PYIGR SigRS, Shall
allowed pw-stret. {This information has been added to affected sign
sections.)
G:\Sign 04-773 Starbucks\LQ Village Shpg Ctr.wpd 6
Planning Commission Minute Motion 2004-_
Conditions of Approval — Recommended
Sign Application 2004-773, Starbucks
April 13, 2004
SPECIFICATIONS FOR CENTER PYLON SIGNS (includes Ralphs Supermarket
identification sign):
1. Pylon sign shall be double -sided and mounted perpendicular to the street.
2. Sign shall be internally illuminated by fluorescent lighting.
3. The sign shall not exceed eight (8) feet in height.
4. Total signage area per sign shall not to exceed 50 square feet, ensuring only
one sign per street frontage. See Sign Application 94-264. The graphic
elements for "La Quinta Village" shall be raised two -inches from the adjacent
Plexi-glass surface.
5. Color of letter faces is up to the discretion of the tenant.
6. Sign face to be an opaque painted stucco finish to match the building.
7. Retainer to match the color of the roof tile.
8. Signs shall have divider bars for tenant separation.
9. See exhibits for materials and location requirements.
FIRST BANK SIGNAGE (PLOT PLAN 95 55T11r. (Design eleniPr`ntac added to Type
"A" Signs)
:W—M -ram
G:\Sign 04-773 Starbucks\LQ Village Shpg Ctr.wpd
7
Planning Commission Minute Motion 2004-
Conditions of Approval — Recommended
Sign Application 2004-773, Starbucks
April 13, 2004
8.. The eign heights fGGF the Fiffit BaRk shall be - .two feet high, as
appFGved by the Planning Commission duFiRg GensideFatiGA of the building
RALPH'S SIGNAGE (50-929 WASHINGTON STREET):
44ine Building Sign
1 . Size of sign to be 8' high by 22' long on the east -facing facade pursuant to
Sign Application 94-262. No other business ID signs are allowed on west,
north and south sides of the building. Changing the existing sign graphics
may be allowed by the Community Development Director, unless referred to
the Planning Commission for a final decision (e.g., Business Agenda matter).
Any new supplemental business signs planned for the east facade shall be
approved by the Planning Commission.
Special Note: The maximum amount of sign area for a new tenant shall be
100 square feet if the existing oval sign cabinet is removed from the
building.
2. Sign to be single face.
3. Background of sign to be red.
4. Color of copy to be white.
5. Return and retainer to match the roof tile.
BUILDING ADDRESS SIGNAL-E:
1. Address signage shall be non -illuminated plastic formed 6-inch high letters.
Internally illuminated address signs, in 12-inch high letters, are encouraged
for newly constructed buildings.
SUBMITTAL REQUIREMENTS:
A sign application consistent with the Program shall consist of the following:
For each proposed sign application on the building, the following drawing
information shall be provided:
GASign 04-773 Starbucks\LQ Village Shpg Ctr.wpd 8
Planning Commission Minute Motion 2004-
Conditions of Approval — Recommended
Sign Application 2004-773, Starbucks
April 13, 2004
a) A dimensioned location of each sign on the building and property;
b) Sign dimensions including letter height, color, sign length, and sign projection
from the building;
c) Color scheme;
d) Type sign or graphic style;
e) Materials being used; and
f) Method of installation and attachment.
BINDING EFFECT:
After approval of this Sign Program, no sign shall be erected, constructed, installed,
displayed, altered, placed or maintained except in conformance with this Program.
In case of any conflict between the provisions of this Program and any other
provision of Chapter 9.160 of the City Zoning Ordinance, the City Zoning
Ordinance shall prevail. The Sign Program, if amended in the future, shall be
reviewed and approved by the Planning Commission as a public hearing agenda
item.
APPROVALS:
The design and construction of the tenants' signage must receive written approval
by the owner of the building and then by the City of La Quinta before fabrication
and installation. The owner's written approval shall be submitted to the City, along
with a completed City application, approved plans, and fees.
Owner's approval shall be based on:
Showing the cConformity to the Sign Program is established for the Center
including fabrication and method of installation.
Proof of To sesUFe owner's approval, in the form of three (3) copies of the design
drawing of the signage, must be submitted directly to the owner.
G:\Sign 04-773 Starbucks\LQ Village Shpg Ctr.wpd 9
Planning Commission Minute Motion 2004-
Conditions of Approval — Recommended
Sign Application 2004-773, Starbucks
April 13, 2004
FINAL INSPECTION OF SIGN INSTALLATION:
The installing sign contractor shall call the City for a final inspection after having
installed the sign.
GASign 04-773 Starbucks\LQ Village Shpg Ctr.wpd 10
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SCALE:
SINGLE FACED, INTERNALLY ILLUMINATED UNDER CANOPY CABINET SIGN
CABINET: FAW FROM ALUMINUM, PAINTED MATTE BROWN f MH TO MATCH BEAMS - FRAZEE • 5695-A'BOURBOM
FACE: 1 /r THICK 60 DENSITY - SKiN FOAM.ROLITED OUl'l-MR oQpy'a
BACKED WITH PLOWLAS, ^EXKGLAS COLOR
-FOAM FACE WTTH'MISSION' FINISH TO MATCH MONNMENi SKI! - FRAZEE * 5786W 'WHITE SHADOW'
INTERNAL RLUMINAMON WITH FLUORESCENT LAMPS
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GENERAL NOTES
✓1. SIGN SHALL BE OF INCOMBUSTIBLE MATERIAL AND APPR
ALL CONNECTIONS SHALL BE %- BOLTS EXCEPT AS NOT)
3 STEEL PIPE SHALL CONFORM TO AS.TM. A53 GRADE 1
i4 _ STRUCTURAL STEEL SHALL CONFORM TO AS.TM A36,
5 JILI STEEL 3/16" "NICK OR LESS SHALL BE GALVANIZED.
6 SnOP +VELOING SHALL BE DONE By LOS ANGELES CITY F.
7 ALL FIELD WELDING SHALL BE DONE BY LOS ANGELES Cl
CONTINUOUS INSPECTION _ REOUIRED.
I. SOIL IS
9. CONCRETE MIX SHALL BE 12%31A PLUS 7% GALLONS WA
10. REINFORCING STEEL SHALL CONFORM TO AS.T.M. A305 OF
11. ALL SIGNS SHALL HAVE PERMANENT INFORMATION LABEL
12. NO SIGN OR SIGN STRUCTURE TO BE LOCATED WITHIN 2 F
11. un Situ no eueon., .,.............. ..
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MEN
PLANNING COMMISSION
STAFF REPORT
DATE: APRIL 13, 2004
CASE NO.: SIGN APPLICATION 2004-771
APPLICANT: HOKE OUTDOOR ADVERTISING, INC. FOR CAMEO HOMES
REQUEST: REVIEW OF A PLANNED SIGN PROGRAM FOR A MIXED
LAND USE DEVELOPMENT FOR FREESTANDING
MONUMENT AND DIRECTORY SIGNS, COMMERCIAL
TENANT SIGNS, AND OTHER PUBLIC SAFETY SIGNS
WITHIN SPECIFIC PLAN 2001-051 AMENDMENT #1 AND
VILLAGE USE PERMIT 2001-007 AMENDMENT #1 (I.E.,
PLANNING AREAS #1 AND #2)
LOCATION: 50-660 EISENHOWER DRIVE, APPROXIMATELY 640 FEET
NORTH OF CALLE TAMPICO
PROPERTY
OWNER: APARTMENTS AT LA QUINTA VILLAGE
GENERAL PLAN/
ZONING
DESIGNATIONS: VILLAGE COMMERCIAL/VC ZONING DISTRICT
ENVIRONMENTAL
DETERMINATION: PURSUANT TO SECTION 15311 (CLASS 1 1 A) OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), ON -
PREMISE SIGNS ARE EXEMPT FROM ENVIRONMENTAL
ANALYSIS.
LEGAL: PARCELS 3 AND 4 OF PARCEL MAP 30721 (APN'S 773-
370-028 AND -029)
BACKGROUND:
On October 15, 2002, the City Council approved the Cameo Homes development
as part of the an amendment to Specific Plan 2001-051 and Village Use Permit
2001-007, permitting commercial uses on 1.73 acres in Planning Area #1 and 200
apartment units on 10.31 acres in Planning Area #2. The two-story apartment
buildings house units that range in size from 670 square feet to 1,177 square feet,
while the commercial site was slated for two commercial buildings (12,000 square
GASign ProgramCameoHomes\SRPC CameoHomesFinal .doc 1
Signs may be constructed using wood or metal, unless painted directly on
walls and windows. Logos and decorative accents are permitted as a part
of the tenant signs. Second story tenants, greater than 2,000 sq. ft., are
permitted a wall sign with a maximum size of 25 square feet.
One freestanding monument sign of 30 square feet (double -sided) is
allowed per street frontage or development parcel, provided indirect
uplighting is used and the sign does not exceed a maximum height of 8'-
0". Exposed sign surfaces, other than sign letters, shall be stuccoed.
C. Colors, copy style and layout are not specified, but subject to individual
approval by the owner prior to City approval.
D. Permanent signs may be approved by the Community Development
Department, unless referred to the Planning Commission (Business Item).
Per Section 9.65.040(F8) of the Zoning Code, a sign program is required for Village
Commercial developments to ensure common design elements are used for any on -
site signs. Design elements important for this project per The Village at La Quinta:
Design Guidelines adopted by the City Council on July 7, 1998, are: "(1) Entry and
directional signs shall be monument type, with indirect lighting; and (2) Directional
signs shall be in appropriate proportion to entry sign design. Building signs shall be
designed as an integral feature of the buildings they relate to, and be in good scale
and proportion to the structures."
Project Request
The applicant has submitted a master Sign Program for Cameo Homes, which
includes the following elements:
A. Three monument signs are proposed on Eisenhower Drive, two signs for the
apartment complex and one sign for the commercial buildings. The residential
monument signs are 15 feet long and a maximum 5'-6" high. Aluminum sign
letters are mounted on travertine marble stating "Silverhawk Apartment Homes
in La Quinta" flanked by stucco coated pilasters. Indirect lighting will
illuminate the signs at night. The commercial sign is 15 feet long and a
maximum height of 6'-6" high (i.e., approx. 28 sq. ft. graphic area), and is
designed to advertise seven of the tenant signs. The top of the sign states
"Silverhawk Centre" in arched lettering.
B. Commercial tenant spaces will have internally illuminated facade -mounted signs
(up to 24-inch high letters), using a ratio of two-sq. ft. of sign area per linear
foot of tenant frontage up to 30 sq. ft. The maximum sign length shall be
75% of the store's frontage. One tenant storefront identification sign is
allowed per elevation facing street, parking lot or courtyard, ensuring no more
than two signs per tenant.
GASign ProgramCameoHomes\SRPC CameoHomesFinal .doc 3
C. A tenant directory sign is proposed that measures 36" wide by 60" high. The
sign structure is made from aluminum and will be painted gold and brown. The
top half of the sign will have a map of the development complex affixed onto
clear acrylic, and the sign will be placed in the entry drive landscape median.
The map portion of the sign is to be illuminated.
D. A recreation building directory sign, measuring 30-inches wide by 26-inches
high, will identify on -site facilities. The aluminum sign panel will be painted in
shades of brown and will be 22-inches off the ground.
E. Fire lane signs, measuring 24-inches wide by 48-inches high, are proposed
throughout the project. Each aluminum sign panel will be mounted onto a 2"
by 6" painted aluminum post.
F. Internally illuminated building address signs, measuring 20-inches wide by 30-
inches high, are proposed. The background color is dark brown with ivory
numbering.
G. Garage and unit ID signs (approximately 3-inches by 6-inches) are made from
Acrylic and will have dark brown background and ivory copy.
H. Pool safety signs, measuring approximately 8 feet wide by 4 feet high, are to
be used at the apartment complex along with six square feet spa signs. Each
aluminum sign panel will have silk-screened graphics in shades of brown.
I. Office leasing signs measure six square feet and will be mounted on 4-inches
square aluminum posts. The signs are seven feet tall. The background color is
light brown with dark brown lettering.
Public Agency Review
A copy of the Sign Program was mailed to the Fire Marshal and Sheriff's
Department by the Community Development Department on March 11, 2004. To
date, no written comments have been received. Additional copies were transmitted
to other City departments.
Public Hearing
Condition #20 of Specific Plan 2001-051 Amendment #1 requires: "A master
signage program shall be submitted for review and approval by the Planning
Commission (i.e., Business Item), subject to the requirements of the Zoning Code."
Based on this requirement, a public hearing notice was published in the Desert Sun
Newspaper and mailed to affected property owners and residents within 500-feet
as required by Chapters 9.160 and 9.200 of the Zoning Code.
ANALYSIS:
The applicant has submitted a comprehensive Sign Program for the Cameo Homes
development that includes various types of signs for the mixed -use project. Signs
that do not comply with the existing conditions are: 1) the design specifications for
the internally illuminated commercial building signs (e.g., lighting method, materials,
number of tenant signs, etc.); and 2) freestanding Eisenhower Drive signs (e.g.,
GASign ProgramCameoHomes\SRPC CameoHomesFinal .doc 4
graphic sign area sizes, lettering heights, etc.). Should the Planning Commission
consider allowing a sign adjustment for these non -compliant signs, additional
findings shall be adopted other than those noted in the next section of the report.
FINDINGS:
Findings per Section 9.160.090 (Planned Sign Programs) of the Zoning Code in
support of the request are:
Sign Consistency - The proposed sign graphics are well presented using contrasting
colors to assure that the signs can be read from a distance. Sign lighting shall not
create glare through the use of ground -mounted bullet light fixtures and other
appropriate lighting techniques depending on the sign type and purpose. The
proposed commercial building signs are designed to be an integral feature of the
building architecture and will be placed above the storefront windows. The
proposed signs meet the design specifications of Village Use Permit 2001-007
(Amendment #1) and Section 9.65.040(F8) of the Zoning Code, provided the
recommended conditions are met.
Visual Harmony - Freestanding monument signs on Eisenhower Drive will identify
the different elements of the mixed -use project as envisioned under Specific Plan
2001-051. Implementation of the proposed Sign Program will not adversely affect
surrounding land uses or obscure any off -site business signs, which is a
requirement for approval under and Section 9.65.040(F8) of the Zoning Code.
Other corresponding signs for the development include commercial business and
public safety signs in various shapes and which create a well thought out plan to
identify the various project elements. The proposed signs are not overly large for
the locations that they will serve.
Pubic Safety Signs - The proposed sign graphics are well presented using
contrasting colors and can be easily read from short distances. The proposed
public safety signs are properly located throughout the project provided the final
design parameters and locations meet the requirements of the Riverside County
Sheriff's Department.
CEQA Compliance - Pursuant to Section 15311 (Class 11 a) of the California
Environmental Quality Act (CEQA), on -premise signs are exempt from
environmental analysis as they supplement permanent building structures that were
assessed under Environmental Assessment 2001-41 1 (City Council Resolution
2002-139) for this under construction development.
CONCLUSION:
The Planning Commission may wish to explore the option of merging of the
freestanding signs into one sign for the commercial and residential developments.
The proposed sign could read "Silverhawk Centre and Apartment Complex" utilizing
a 30 square foot sign graphic, with one single -sided sign placed on either side of
GASign ProgramCameoHomes\SRPC CameoHomesFinal .doc 5
the project entrance. Limiting the number of signs on Eisenhower Drive could
improve the project's appearance and reduce sign clutter on this Image Corridor
thoroughfare (i.e., approximately 519 feet of frontage), as both development
elements are being built and owned by Cameo Homes instead of two independent
development entities. Plus, the amount of commercial office space has been
reduced by approximately 50% in that apartments are planned for second floor
levels. Under the recommended conditions, multiple signs are allowed as permitted
by City Council Resolution No. 2002-141 for VUP 2001-007 Amendment #1.
This Village Commercial (VC) District project incorporates common materials, letter
style, colors, illumination, sign type and sign shape to conform with the City's
development guidelines per Chapter 9.160 (Signs) of the Zoning Code. Based on
the recommended conditions, changes shall be made to the proposed Sign Program
before sign permit applications are submitted. Condition #9 states: "After Planning
Commission approval, eight copies of the revised Sign Program shall be submitted
to the Community Development Department in conformance with the conditions to
assist in the issuance of permits for on -site signs."
RECOMMENDATION:
Adopt Planning Commission Minute Motion 2004- , approving Sign Application
2004-771, subject to the proposed findings and attached Conditions of Approval.
Attachments:
1. Planning Area Map from Specific Plan 2001-051 Amendment #1
2. Silverhawk Site Plan
3. Eisenhower Drive Grading Plan
4. Proposed Sign Program (Commission members only)
RreNred by:
Gr TYo dell, `Associate Planner
7.)
GASign ProgramCameoHomes\SRPC CameoHomesFinal .doc ( r,)
PLANNING COMMISSION MINUTE MOTION 2004- EXHIBIT "A"
CONDITIONS OF APPROVAL - RECOMMENDED
SIGN APPLICATION 2004-771, CAMEO HOMES
APRIL 13, 2004
GENERAL
1. The applicant/property owner agrees to defend, indemnify, and hold harmless
the City of La Quinta (the "City"), its agents, officers and employees from any
claim, action or proceeding to attack, set aside, void, or annul the approval of
this application and any other challenge pertaining to this project. This
indemnification shall include any award toward attorney's fees.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. Illuminated directory signs shall be installed within the apartment complex to
identify building locations and unit numbers (e.g., 5'-0" high by 4'-0" wide @
20 square feet). A protective Plexiglas cover shall be installed over each
directory sign to discourage vandalism of sign elements. Signs shall be
positioned so they are visible from main vehicular or pedestrian access points.
An emergency phone number shall also be posted on each sign. The number
of signs and location placement shall be approved by Senior Deputy Andy
Gerrard of the Riverside County Sheriff's Department (760-863-8950), and
written approval shall be submitted to the Community Development
Department before building permit issuance.
3. Each individual building and unit shall be clearly marked with the appropriate
building number and address, and include Braille format (ADA compliance) if
required by the City's Building and Safety Department. The placement of
building and unit numbers shall be positioned so as to be easily viewed from
vehicular and pedestrian pathways throughout the complex. Main building
numbers shall be a minimum height of 12-inches and internally illuminated.
4. The proposed signs shall be compatible with the architectural theme of the
project in regard to quality, color, size, placement, and configuration.
Additional sign components are:
A. Residential Component - One freestanding monument sign of 24 square
feet (double -sided) is allowed on Eisenhower Drive, provided indirect
uplighting (e.g., ground -mounted uplighting) is used and the sign does not
exceed a maximum height of 6'-0". At a minimum, the freestanding sign
shall be located a minimum distance of 5-feet from the property line and
placed so that it does not impact motorist views when leaving the
development. If the sign is single -sided, two signs are allowed at the
project entrance as prescribed by Chapter 9.160 (Table 9-18) of the
Planning Commission Minute Motion 2004-_
Conditions of Approval - Recommended
Sign Application 2004-771, Cameo Homes
April 13, 2004
Page 2
Zoning Code. Exposed sign surfaces, other than sign graphics, shall be
decorative (e.g., stucco, stone veneer, tan split -face concrete block, etc.).
Sign letters shall be constructed of wood, metal or any other durable
material, using Helvetica-style lettering (e.g., 10-inch or larger).
Earth tone colors are required for all sign graphics within the gated
residential project, excluding ADA insignias and fire safety phone
number(s). The number and size of the directory signs shall be subject to
approval by the Community Development Department.
B. Commercial Component - Each commercial tenant is allowed one
individual channel letter sign not exceeding 30 square feet (i.e., one square
foot of sign per linear foot of frontage, up to a maximum of 30 square
feet). Helvetica-style sign letters shall not exceed a height of 24-inches,
and no more than one row of sign copy is allowed. Sign lighting shall be
indirect or backlit (e.g., reverse channel letter signs). Signs may be
constructed using wood or metal, unless painted directly on the storefront
window. Registered trademark signs are also allowed. Logos and
decorative accents are permitted as a part of the tenant's sign graphics.
Existing architectural features of the building shall not be modified to place
a tenant sign on the facade unless the change enhances the overall design
characteristics of the office complex. Second story tenants, greater than
2,000 sq. ft., are permitted a wall sign with a maximum size of 25 square
feet. Signs shall be proportional to the facade they are to be mounted
onto. Exposed neon signs are not allowed within the development, and no
illuminated signs shall be installed inside a tenant's lease space behind the
storefront window(s).
One freestanding monument sign of 30 square feet (double -sided) is
allowed on Eisenhower Driver, provided indirect uplighting is used and the
sign does not exceed a maximum height of 8'-0". Exposed sign surfaces,
other than sign letters, shall be stuccoed, unless otherwise allowed by the
Community Development Director. Helvetica-style letters shall be a
minimum size of 10-inches. Registered trademark signs are also allowed.
Sign letter colors are unlimited, provided fluorescent colors are not used.
Sign letters may be constructed using wood, metal or any other durable
material. Acrylic sign panels with silk-screen, vinyl or painted letters will
not be permitted.
G:\Sign ProgramCameoHomes\Cond SA CameoHomes Final.doc 2 I
Planning Commission Minute Motion 2004-_
Conditions of Approval - Recommended
Sign Application 2004-771, Cameo Homes
April 13, 2004
Page 3
5. Prior to submission of a Sign Application to the City, the applicant shall obtain
written approval for the sign graphics and location from the property owner
and/or his or her legal agent.
6. All other signs not addressed herein shall be subject to the rules and
regulations of City's Sign Ordinance when submitted.
7. The Community Development Director may approve material changes that are
architecturally compatible with the proposed program, subject to approval by
the property owner. Permanent signs may be approved by the Community
Development Director, unless referred to the Planning Commission (Business
Item). Major modifications, as determined by the Community Development
Director, to this Sign Program shall be reviewed and approved by the Planning
Commission.
8. Freestanding signs on Eisenhower Drive shall be reviewed by the Public Works
Department to ensure that motorist sight distances are not affected by the
permanent structures. Written approval of the sign locations shall be
submitted to the Community Development Department before a building
permit is issued.
9. After Planning Commission approval, eight copies of the revised Sign Program
shall be submitted to the Community Development Department in
conformance with the conditions to assist in the issuance of permits for on -
site signs.
G:\Sign Program CameoHomes\Cond SA CameoHomes Final.doc 3
ATTACHMENTS
Zoning and Development Regulations and Standards ATTACHMENT 1
Zoning and Development Regulations and Standards are presented for Planning Area I,II,III
as follows:
Planning Area I
VILLAGE COMMERCIAL RETAIL
Description of Zoning and Development Regulation and Standards for the Retail use.
Planning Area II
VILLAGE COMMERCIAL RESIDENTIAL (VC) USES AND STANDARDS
Description of Zoning and Development Regulation and Standards for Residential Use
Planning Area III
VILLAGE COMMERCIAL PARKING FACILITIES AND USES
Description of Distribution Center facilities Zoning and Development Regulation and
Standards for Parking and facilities
Planning Area IV
VILLAGE COMMERCIAL OFFICE USES
Description of Distribution Center facilities Zoning and Development Regulation and
Standards for office uses
i
3.2
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