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2007 06 26 PC ~ of 4fJ.uMt Planning Commission Agendas are now available on the City's Web Page @ www.la-quinta.org PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Guinta City Hall Council Chamber 78-495 Calle Tampico La Guinta, California JUNE 26, 2007 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11 :00 P.M. WILL BE CONTINUED TO THE NEXT REGULAR MEETING Beginning Resolution 2007-027 Beginning Minute Motion 2007-009 I. CALL TO ORDER A. Flag Salute B. Pledge of Allegiance C. 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 of the Regular Meeting of June 12, 2007. G:\WPOOCS\PC Minutes\1 AgendaW.doc ..-......-~ ---- V. PUBLIC HEARING: For all Public Hearings on the Agenda, a completed "Request to Speak" form must be filed with the Executive Secretary prior to the start of the Planning Commission consideration of that item. The Chairman will invite individuals who have requested the opportunity to speak, to come forward at the appropriate time. Any person may submit written comments to the Planning Commission before a public hearing, may. appear and be heard in support of, or, in opposition to, the approval of the project(slat the time of the hearing. If you challenge any project(sl in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City at, or prior to the public hearing. A. Item................ Applicant......... Location......... .. Request .......:... Action.............. B. Item................ Applicant........ . Location........'.. Request ........... Action.............. SITE DEVELOPMENT PERMIT 2007-886 LDD SilverRock LLC South of Avenue 52 and east of Silver Rock Way within the Silver Rock Resort Consideration of architectural and'landscaping plans for a :t 13.79 acre Boutique Hotel site (200 units and 259 keys) consisting of a :t 25,000 square foot parking structure, and 29 buildings containing meeting facilities, restaurant and resort spa. Resolution 2007- SIGN APPLICATION 2007-1129 James and Shari Paul North side of the intersection of Corporate Centre Drive and Commerce Court Consideration of a request for a sign program to serve J&S Paul Professional Plaza. Resolution 2007- VI. BUSINESS ITEMS: None VII. CORRESPONDENCE AND WRITTEN MATERIAL: None VIII. COMMISSIONER ITEMS: A. Review of City Council meeting of June 19, 2007 IX. ADJOURNMENT: This meeting. of the Planning Commission will be adjourned to a Regular Meeting to be held on July 10, 2007, at 7:00 p.m. G:\WPDOCS\PC Minutes\ 1 AgendaW.doc -,..... -.----- ....--..-..--- ...... ---. DECLARATION OF POSTING I, Betty J. Sawyer, Executive Secretary of the City of La Guinta, do hereby declare that the foregoing Agenda for the La Guinta Planning Commission meeting of Tuesday, June 26, 2007, was posted on the outside entry to the Council Chamber, 78-495 Calle Tampico and the bulletin board at the La Guinta Cove Post Office, on Friday, June 22, 2007. DA TED: June 22, 2007 J. AWYER, Executive Secretary a Guinta, California Public Notices The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk's office at 777 -7123, twenty-four (24) hours in advance of the meeting and accommodations will be made. If special electronic equipment is needed to make presentations to the Planning Commission, arrangements should be made in advance by contacting the City Clerk's office at 777-7123. A one (1) week notice is required. If background material is to be presented to the Planning, Commission during a Planning Commission meeting. please be, advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the Executive Secretary for distribution. It is requested that this take place prior to the beginning of the 7:00 p.m. meeting. G:\WPDOCS\PC Minutes\1 AgendaW.doc MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta,CA June 12, 2007 7:00 P.M. I. CALL TO ORDER A. This meeting of the Planning Commission was called to order at 7:02 p.m. by Chairman Paul Quill who asked Commissioner Barrows to lead the flag salute B. Present: Commissioners Ed Alderson, Katie Barrows, Jim Engle and Chairman Paul Quill. It was moved and seconded by Commissioners Barrows/Alderson to excuse Commissioner Daniels. C. Staff present: Assistant City Manager/Interim Community Development Director Doug Evans, Assistant City Attorney Michael Houston, Planning Manager Les Johnson, Principal Engineer Ed Wimmer, Principal Plan'"!er Stan Sawa, Assistant Planner Jay Wuu, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: Confirmed. IV. CONSENT ITEMS: A. Chairman Quill asked if there were any changes to the Minutes of May 22, 2007. There being no changes, it was moved and seconded by Commissioners Barrows/Alderson to approve the minutes as submitted. Unanimously approved. V. PUBLIC HEARINGS: A. Tentative Tract Map 34969 and Site Development Permit 2007-883; a request of East of Madison, LLC, for consideration of the plans to subdivide an area within the Madison Club residential project into a Clubhouse site. Site to include building, parking lot, tennis court, and landscaping plans for the Madison Club Clubhouse for the property located within the Madison Club, south of Avenue 52, east of Madison Street; west of Monroe Street. n FILENAME Ip G:IWPDOCSIPC MinutesI200716-12-07.docn ..___.___.......__......__11.1 Planning Commission Minutes June 12,2007 1 . Chairman Quill opened the public hearing and asked for the staff report. Assistant Planner Jay Wuu presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff reviewed the revised conditions with the Commission. 2. Chairman Quill asked if there were any questions of staff. Commissioner Alderson asked if the height of the building was acceptable. Staff stated it was. Commissioner Alderson asked if the clubhouse and houses were the same architecturally. Staff stated yes. 3. There being no further questions of staff, Chairman Quill asked if the applicant would like to address the Commission. Mr. John Gamlin, representing East of Madison, gave a presentation on the project. He stated they had only one objection and that was to staff's recommendation for the width of Shackleton Street. Their purpose in requesting the smaller street width is to purposely slow the traffic down and allow for additional landscaping buffers. With respect to the street width not being included in the Specific Plan, they would debate staff's interpretation in regard to the street width. They are asking for consideration for what they are trying to achieve. 4. Chairman Quill asked if there were any questions of the applicant. Commissioner Engle questioned the number of archways and windows on the building. Mr. Gamlen stated they had no discomfort with any of the elevations. 5. ,Commissioner Barrows stated the men's golf building on the west elevation and the pro-shop on the west elevation do not provide enough shading over the windows. She would like to know what opportunities there might be for adding shading. Mr. Gamlin stated it is their intent to have shade on all the windows and they do meet Title 24 requirements. 6. Commissioner Alderson stated the tennis courts are not near the clubhouse. They are unlit, but there are provisions in the future. It seems there are opportunities to move them closer to the clubhouse. Mr. Gamlin stated there will be putting course and other recreation uses added at a later date to bring all the recreation activities together. Commissioner Alderson stated the G:IWPDOCSIPC Minutes1200716- 12-07 .doc 2 .---.,,-.--.---- '''I''_.I._..I''II''.III.-.--''~-'''.I Planning Commission Minutes June 12, 2007 right-of-way for Shackleton Street will be 28 feet with the street width at 20 feet and it is the applicant's belief that the one-way street would be beneficial to the project. Mr. Gamlin stated that was correct. 7. Commissioner Barrows asked about the water features on the plans. Mr. Gamlin stated there are swimming pools and fountains existing and that may be what she is seeing on the plans. 8. There being no further questions and no other public comment, . the public hearing was closed and open for Commission discussion. Chairman Quill stated he did not care what the street width was as it was internal and would have no affect on the . general public. Planning Manager Les Johnson clarified the Specific Plan defines all street widths as 28 feet. This will be the only street that is less than 28 feet. Staff was asking whether or not the street width would cause a conflict for the residents. Chairman Quill stated he did not believe it is an issue to the City because the general public will never see or use the street. Staff stated the City does not have a standard that identifies this street width. 9. It was moved and seconded by Commissioners Barrows/Engle to adopt Planning Commission Resolution 2007-022 recommending approval of Tentative Tract Map 34969 as recommended and amended: a. Condition #9 modified: the travel width would be reduced to 20-feet for Shackleton Street only with a right-of-way of 28-feet. b. Condition #73 modified: "No Certificate of Occupancy (either temporary or final) for the Madison Club Clubhouse " ROLL CALL: AYES: Commissioners Alderson, Barrows, Engle, and Chairman Quill. NOES: None. ABSTAIN: None. ABSENT: Commissioner Daniels. G:IWPDOCSIPC Minutes\2007\6-' 2-07.doc 3 .____n___ ""' Planning Commission Minutes June 12, 2007 10. It was moved and seconded by Commissioners Barrows/Alderson to adopt Planning Commission Resolution 2007-023 recommending approval of Site Development Permit 2007-883 as recommended and amended: ' 11 . a. Condition #9 modified: the travel width shall be reduced to 20-feet for Shackleton only with a right of way of 28 feet. b. Condition #59 modified: "...andshall not be used for transient purposes as defined in LQMC Section 3.24 Transient Occupancy Tax." c. Condition #60 modified: "No Certificate of Occupancy (either temporary or final) for the Madison Club Clubhouse... " ROLL CALL: AYES: Commissioners Alderson, Barrows, Engle, and Chairman Quill. NOES: None. ABSTAIN: None. ABSENT: Commissioner Daniels. B. Site Development Permit 2006-857; a request of Coachella Valley Housing Coalition for consideration of architectural and landscaping plans for the ,Dune Palms Neighborhood Community Center for the property located at the northwest corner of Dune Palm~fRoad and Avenue 48~ 1. . Chairman Quill opened the public hearing and asked for the staff report. Assistant Planner Jay Wuu presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Quill asked if there were any questions of staff. Commissioner Engle asked why staff was requesting awnings. Staff clarified for the energy conservation measures. 3. There being no further questions of staff, Chairman Quill asked if the applicant would like to address the Commission. Mr. John . Aguilar, representing Coachella Valley Housing Coalition, stated they were in agreement with the conditions as proposed and was available to answer any questions. Staff clarified the project before the Commission was only the Clubhouse as the entire project has received its entitlements. G:IWPDOCSIPC Minutes\2007\6.' 2-07.doc 4 .....___...__.._..........._.__ -II Planning Commission Minutes June 12, 2007 4. Chairman Quill asked if there were any questions of the public. Ms. Stacey Morrison, 47-785 Soft Moonlight, stated this project was approved before any of them had purchased their homes. What they are requesting is additional information in regard to the day care, the adjoining fence, and would like the Commission to know they have had no input from regarding this project. They have concerns about noise, traffic and the number of children. They were never notified this was going to be a very low-income project. 5. Mr. Ulf Nystrom, 47-808 Endless Sky, stated the third floor tenants will be able to look into their project and see what they are doing. This is a very high density project and the parking will be very crowded. They are not against low-income families, but they do not want to live next door to so many children. Assistant City Manager Doug Evans stated staff will sit down with the adjacent residents to further discuss the project. When this went through the approval process, staff met with the adjoining property owners to ensure the project would fit into the neighborhood. The City is concerned about the perception of its affordable housing projects. With all the affordable projects the City has built, no complaints have been received. Mr. Nystrom stated their concern is that they were not there when this was approved. At least a wall or s.omething could be constructed. 6. Therebeing no further questions and no other public comment, the public hearing was closed and open for Commission discussion. Commissioner Barrows commended the applicant on the project. 7. It was moved and seconded by Commissioners Barrows/Alderson to adopt Planning Commission Resolution 2007-024 recommending approval of Site Development Permit 2006-857 as 'recommended. ROLL CALL: AYES: Commissioners Alderson, Barrows, Engle, and Chairman Quill. NOES: None. ABSTAIN: None. ABSENT: Commissioner Daniels. C. Site Development Permit 2006-868; a request of REA La Quinta, LLC, for consideration of architectural and landscaping plans for a 5,723 square foot freestanding building located at the north side of Highway 111, west of Jefferson Street within Jefferson Plaza. G:IWPDOCSIPC MinutesI200716-12-07.doc 5 __.__n___..__.___ _III' Planning Commission Minutes June 12, 2007 1. Chairman Quill opened the public hearing and asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff noted the recommended changes to Conditions 16.A.1.b. and 16.B.1.a. Assistant Engineer Ed Wimmer explained the purpose of the condition changes. 2. Chairman Quill asked if there were any questions of staff. Commissioner Engle noted he did have a conflict with the buiJ<.ling . to the east of this site which' is not a part of this project. 3. Commissioner Alderson asked about the screening as there did not appear to be any landscaping except the screening. Staff stated it is typical for staff to request this type of screening. 4. Chairman Quill asked if the sidewalks to the west of this project were eight feet wide. Staff stated an eight foot sidewalk was required for the developed portions. The sidewalk issue is due to the deceleration lane being incorporated into the frontage. 5. There being no further questions of staff, Chairman Quill asked if the applicant would like to address the Commission. Mr. Tom Harberkorn, representing REA La Quinta LLC, stated they agree with the staff report and have only one question regarding the landscaping. He was required to do all the landscaping along Highway 111 along with the six foot sidewalk and berming. This v\tas without even having a building on his pad site. He asked for clarification that Costco is required to do the improvements as . noted in Condition 16.B.1 .a. Staff confirmed this was true. 6. There being no further questions of the applicant and no other public comment, the public hearing was closed and open for Commission discussion. 7. It was moved and seconded by Commissioners Alderson/Barrows to adopt Planning Commission Resolution 2007-025 approving Site Development Permit 2006-868, as recommended and amended: a. Condition 16.A.1.b.: delete in its entirety and replace with the following: G:IWPDOCSIPC MinutesI200716-12-07 .doc 6 Planning Commission Minutes June 12, 2007 b) Construction of an 6-foot meandering sidewalk along_ its Highway 111 boundary. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves with respect to the curb line that either touches the back of curb or approaches within five feet of the curb at intervals not to exceed 250 feet. The sidewalk curvature radii should vary between 50 and 300 feet and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. The sidewalk shall meander into the landscape setback lot and approach within 5 feet of the perimeter wall at intervals not to exceed 250 feet. The design shall minimize back of curb contact points. The applicant shall construct a sidewalk to connect the Highway 111 meandering sidewalk to the proposed building as approved by the City Engineer. Additionally, the applicant shall construct an ADA path of travel from the store front along the northerly property line to connect with ADA path of travel to the existing buildings at the north end of Parcel Maps 28573 and 34123. b. Condition 16.B.1.a.: delete in its entirety and replace with the following: a) Widen the east side of Depot Drive from Highway 111 to the east-west drive aisle at the north westerly corner of this Site Development Permit. The east curb face shall be located approximately thirty feet (30') east of the westerly property line of Parcel 2 of Parcel Map No. 28573 to align with the proposed through/right turn lane proposed at the Komar entry on the south side of Highway 111. The City established this requirement to prohibit a split phase traffic signal at the Highway 111 intersection that would create additional congestion on Highway 111. The obligated improvements by The Costco Development including pavement, curb relocation, signing and striping and signal modifications are not covered by the City's Highway 111 widening project. ROLL CALL: AYES: Commissioners Alderson,. Barrows, Engle, and' Chairman Quill. NOES: None. ABSTAIN: None. ABSENT: Commissioner Daniels. G:IWPDOCSIPC MinutesI2007\6-' 2-07 .doc 7 .....--...---..-.........--.-.._--111.1 Planning Commission Minutes June 12, 2007 A. Zoning Code Amendment 2007-089; a request of the City for consideration of an Amendment to add Section 9.20.050 to Chapter 9.20 ("Zoning Districts") to prohibit medical marijuana dispensaries in all zones in the City. 1. Chairman Quill opened the public hearing and asked for the staff report. Assistant City Manager Doug Evans presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. . Chairman Quill asked if there were any questions of staff. Commissioner Barrows asked for clarification as to how the facilities are defined as a public nuisance or personal threat to health and safety. Assistant City Manager Doug Evans stated that if there is a conflict with federal law that is a conflict that is a violation that affects the welfare of the community. The saftyof the community until there is a sound regulatory ordinance in the City there is the potential for problems that are public nuisances. There are a series of land uses that mayor may not have secondary affects such as alcohol, cigarettes, etc. Assistant City Attorney Michael Houston stated the diversions in federal and State law does create some of the conflict in that the potential has been raised by other public legal counsels that local public agencies that allow the operation of entities that are operating illegally under federal law , can expose themselves to liability under a theory of aiding and abetting criminal activities. The Zoning Code requires any Zoning Code Amendment to have a discussion whether the amendment would have an affect on health and welfare. Commissioner Barrows asked that if federal law changes or becomes compatible with State law, would we then go back and amend the Code. Doug stated we would be in a position to take one of three courses of action: the City could state they do not want this type of land use; if given policy direction to re- evaluate, we would adopt a series of regulatory requirements for this type of land use to see that the facility is consistent with all laws, or it could be allowed and built into the Code depending .. upon State law which hopefully would have very stringent regulations. 3. Commissioner Engle asked if this activity was being allowed in other cities. Assistant City Attorney Michael Houston stated there are some cities that do allow the use with.a limited activity. The G:IWPDOCSIPC Minutes\2007\6-' 2-07 .doc 8 --------.--- "., Planning Commission Minutes June 12, 2007 issue is the law at the State level does not establish the regulatory perimeters. At the State level it creates an affirmative defense from criminal prosecution for certain individuals who use medicinal marijuana and certain entities, primary care physicians-true cooperatives that offer limited quantities of the drug for individual use. In order to take that affirmative defense from criminal prosecution which is not a law that permits broad use, every jurisdiction will have to regulate this, and there are jurisdictions that have done this. Riverside County District Attorney's White Paper indicates there are problems with implementing those regulations. The Federal Drug Administration has full authority over the Schedule 1 drugs, which marijuana is. 4. There being no further questions of staff, Chairman Quill asked if there was any public comment. Mr. Sword low, 1 Cordova Court, Palm Springs, stated that when the federal government gets involved with the states regarding legalization of marijuana, he does not believe it will be a problem because all the local pharmacies will start selling it. He did not believe there would be a discussion at this meeting regarding the secondary affects that will develop when a facility opens up. The crime wave that is anticipated from the impact of these dispensaries has never been documented. In fact the City of Oakland, based upon the results found in a study conducted by research out of Berkley, determined they did not cause any problems and were a benefit. This report caused them to allow more dispensaries to open. Proposition 215 did not legalize marijuana for medicinal purposes, it also directed the State to implement programs so patients could obtain the drug. The State has done nothing to help this. The problem with the City's Ordinance is that the definition of medical marijuana is too broad. It makes cooperatives and collectives illegal. Senate Bill 420 specifically says in Section 11362.775 says that qualified patients and persons with valid identification cards and the designated primary care givers of qualified persons ,)/vith yalid identification cards who associate with the State of California in order to collectively or cooperatively cultivate marijuana for medical purposes are exempt from these .Iaws. Four of the five Council Members stated they believe in the medical purposes of marijuana and the benefits it provides. If, people need this medicine, how are they going to obtain it? Patients need a safe and reliable source to get this medicine. They are trying to encourage small cooperates to form with six or seven people. G :IWPDOCSIPC Minutes\2007\6-12.07.doc 9 -----.-..-....-..--. ""' Planning Commission Minutes June 12, 2007 There is no reason the City of La Quinta cannot exempt small cooperatives and collectives to cultivate their medicine. 5. There being no other public comment, the public hearing was closed and open for Commission discussion. 6. Commissioner Alderson stated there are a lot of philosophically ramifications, but the most solid direction given from the legal aspect is from the federal law. All of the other things are pending or can change. The given is that the City would be subject to federal laws should they allow this usage. 7. Commissioner Barrows asked if there are circumstances with other cities that have taken a position to allow these facilities they are taking the risk of violating federal law. Assistant City Attorney . Michael Houston stated that in regard to collectives, the proposed Ordinance was drafted to encompass collectives/cooperatives that . can permissible utilize medicinal marijuana under certain circumstances. The problem that jurisdictions have is identifying what a "true" collective/co-operative. There are high legal hurdles based on case law as to what constitutes.a co-operatives. There are a number of jurisdictions that are liberal on their interpretation. The basis of this Ordinance is the conflict between State and federal law. Even if there was no conflict, the City has the right under its police power to ban certain uses and not allow them to occur within its jurisdiction. 8. There being no further discussion, it was moved and seconded by Commissioners Alderson/Barrows to adopt Planning Commission Resolution 2007-026 approving Zoning Code Amendment 2007- 089, as recommended. ROLL CALL: A YES: Commissioners Alderson, Barrows, Engle, and Chairman Quill. NOES: None. ABSTAIN: None. ABSENT: Commissioner Daniels. BUSINESS ITEMS: None. CORRESPONDENCE AND WRITTEN MATERIAL: None. COMMISSIONER ITEMS: G :\WPDOCSIPC MinutesI2007\6.' 2-07.doc 10 ._.___..______........"._____1.., Planning Commission Minutes June 12, 2007 A. Commissioner Alderson gave a review of the City Council meeting of June 5,2007. B. Commissioners moved to go dark on August 14, 2007 and potentially August 28th depending upon the work load. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Alderson/Engle to adjourn this regular meeting of the Planning Commission to a regular meeting to be held on June 12, 2007. This regular meeting was adjourned at 8:56 p.m. on May 22,2007. Respectfully submitted, Betty Sawyer, Executive Secretary City of La Quinta, California G:IWPDOCSIPC MinutesI2007\6.12-07 .doc 11 PH#A STAFF REPORT PLANNING COMMISSION DATE: JUNE 26, 2007 CASE NO: SITE DEVELOPMENT PERMIT 2007-886 APPLICANT: LDD SILVERROCK LLC ARCHITECT: OZ ARCHITECTS, INC. LANDSCAPE ARCHITECT: GMA LANDSCAPE ARCHITECTS REQUEST: CONSIDERATION OF ARCHITECTURAL AND LANDSCAPING PLANS FOR A i: 13.79 ACRE BOUTIQUE HOTEL SITE (200 . UNITS AND 259 KEYS) CONSISTING OF A i: 25,000 SQUARE FOOT PARKING STRUCTURE AND 29 CONDOMINIMUM HOTEL BUILDINGS CONTAINING MEETING FACILITIES, RESTAURANT, AND RESORT SPA LOCATION: SOUTH OF AVENUE 52 AND EAST OF SILVER ROCK WAY WITHIN THE SILVERROCK RESORT ENVIRONMENTAL CONSIDERATION: THE CITY OF LA QUINTA PLANNING. DEPARTMENT HAS DETERMINED THAT THE REQUEST HAS BEEN PREVIOUSLY . ASSESSED IN CONJUNCTION WITH ENVIRONMENTAL ASSESSMENTS 2002-453 AND 2006-568 PREPARED FOR THE SILVERROCK SPECIFIC PLAN 06-080 WHICH WAS CERTIFIED ON JULY 18, 2006. NO CHANGED CIRCUMSTANCES OR CONDITIONS ARE PROPOSED WHICH WOULD TRIGGER THE PREPARATION OF SUBSEQUENT ENVIRONMENTAL ANALYSIS PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166 SINCE THIS PROJECT IMPLEMENTS SPECIFIC PLAN 06-080. GENERAL PLANI ZONING MAP: GOLF COURSE I TOURIST COMMERCIAL BACKGROUND: The City of La Quinta Redevelopment Agency acquired the current SilverRock Resort site in 2002, with the primary objectives of providing public recreation opportunities with the development of two public golf courses, and facilitating the development of -~-- ..., a resort and associated commercial uses that would generate a recurring revenue source for the City (Attachment 1, Sheet 2.01). The previously-approved SilverRock Resort Specific Plan divides the project into eight different Planning Areas. This Site Development Permit application for the boutique condominium hotel is located within Planning Area 3, and will be the first "resort hotel" portion of the project to be developed. The first two phases of the development, the Arnold Palmer Classic Course and the historic Ahmanson House temporary 'clubhouse, have been in operation 'since 2005. Future phases of the SilverRock project will include a permanent clubhouse facility, a signature four-star resort hotel, a mixed-use resort retail village, a second hotel with casitas, and a community park. PROJECT LAYOUT The approximately 13.79 acre boutique hotel site, to be known as La Solana at SilverRock, consists of a dog-bone shaped arrangement of 29 hotel buildings, a sunken two-story parking structure, a resort spa, and three swimming pool facilities (Attachment 1, Sheet 2.02). The site, constructed with a .contemporary Mexican architectural theme, maximizes outdoor living space with gardens, trellises, fireplaces, and water features. Connectivity throughout the project is achieved by a decorative meandering paseo for pedestrians and a 28 foot wide driving aisle for golf carts and vehicular traffic. The project is surrounded by holes No.2, 3, and 7 of the existing Arnold Palmer Classic Course, The site will be surrounded by a series of meandering cobblestone foot walls (about 2 feet) and desert landscaping designed to seamlessly integrate with the existing golf course. The boutique hotel site is approximately 375 feet at its closest points from both Avenue 52 and the adjacent Tradition development. ' Although the plans identify two phases for the project (Attachment 1, Sheet 2.03), this is generally intended for sales and occupancy purposes. Construction will commence for all buildings as close to simultaneously as possible. Any modifications to the construction schedule will be approved at the discretion of staff. Located at the southeastern corner of the project site is the proposed three-story "Main House," which includes the reception desk, restaurant, bar, and meeting center, and has been designed to give the appearance of multiple buildings. The focus of the Main House will be the promenade, a wide deck with outdoor dining and terraces overlooking the adjacent lake. The Main House \/ViII serve as the dining, entertainment, and administrative center of the boutique hotel facility. Adjacent to the Main House will be a two-story, i: 11 ,911 square foot Spa Building, which will orient towards an outdoor court with swimming pools. The Spa Building will consist of the fitness center, day spa, locker rooms, and pool cabanas. An outdoor event lawn; located above the lower level meeting rooms, will connect the Spa Building with the Main House. 2 of 10 _"._.m"""._'._ _._~.II.' The remainder of the project site will consist of the Presidential and Hospitality Villas containing the more exclusive hotel units, the Spa Village (a cluster of buildings containing spa-oriented hotel units), twenty two-story hotel unit buildings, the Pool Pavilion, which overlooks the family pool area near the north'.end of the project site, a partially-sunken parking structure, and numerous small accessory buildings for housekeeping and maintenance purposes. The entire project site will be interconnected by a pedestrian pathway' or paseo weaving around the individual hotel unit buildings and passing through courtyards and small outdoor gathering spaces. The driving aisle and covered parking will be primarily screened from the individual hotel unit buildings by a smooth stucco wall designed with nooks, alcoves, and occasional lattice windows. Covered parking spaces are proposed to be covered with either a solid canopy or with a trellis. Building height limits and the total number of condominium .hotel units and keys are all in compliance with the approved specific plan. Main House: As the focal point of the boutique hotel, the approximately 35,600 square foot Main House will serve as the administrative, entertainment, and activity center of the facility (Attachment 1, Sheet 4.01 - 4.07). The contemporary Mexican architectural style sets the theme of the entire project site, featuring substantial use of natural wood, stone accents, and earth-tone yellow walls with a smooth plaster finish. Window sizes, designs, and placement will vary widely from a traditional style with heavy-timber natural wood lintels supported by center posts, to more contemporary styled wood-framed glass doors. The Main House has been designed to take advantage of slope, giving the impression of a smaller and more modest one and two-story building from the interior entry at the arrival court, but presenting a much grander scale from the lakeside promenade. The height of the Main House, measured from the arrival court entry, is proposed to be approximately 29 feet in height. When viewed from the lakeside boardwalk, the Main House is proposed to be approximately 40 feet in height. The highest point of the building will be a small bell tower located adjacent to the arrival court, and is proposed to be 39 feet in height, measured from the arrival court's main entry (Attachment 1, Sheet 4.05). All three levels of the Main House will consist of outdoor spaces, wooden decks, fire pits, and balconies built out onto the lake. The entire architecture of the Main House has been designed to maximize usage of outdoor space. 3 of 10 __.___.._..___.._____ Inl Presidential Villa and Hospitality Villa: Adjacent to the Main House are the two-story Presidential' and Hospitality Villas, which are the premium hotel units for the project (Attachment 1, Sheet 4.01 - 4.07). These villas are designed to seamlessly appear from the outside as if they were a part of the Main House and will share identical contemporary Mexican design details as the Main House. The Presidential Villa will be approximately 5,600 square feet and the Hospitality Villa will be approximately 5,000 square feet. Each unit contains living and dining rooms, multiple lock-off bedroom and bathrooms, and private trellised patios and balconies overlooking the lake. Access to a pool/spa, plunge pool, and an outdoor shower garden is also included. Spa Building: Also adjacent to the Main House is the two story, i: 11,911 square foot Spa Building and a gated and screened receiving area connected to the Main House via the lower level (Attachment 1, Sheet 4.02 - 4.07). The entry to the Spa Building consists of a square spa arrivals court with a fountain at the center. This square' arrivals court will not be used by hotel patrons, who will primarily access the facility via the pedestrian walkways adjacent to the event lawn or via the pool area. The Spa Building will consist of the same contemporary Mexican architectural details as the Main Building,. but will instead focus inward on private spa courtyards and outdoor spaces. The rear of the facility will feature a partial courtyard surrounded by semi-private cabanas facing various pools. Spa Village: Adjacent to the Spa Building will be the Spa Village, consisting of a cluster of four buildings containing spa-oriented hotel units (Attachment 1, Sheet 4.08 - 4.11). Three of the four buildings are proposed to be two stories in height, and one is proposed to be three stories in height at approximately 39'-6". The buildings range in size from approximately 6,500 square feet to 21,300 square feet. The Spa Village buildings include three different unit types. The Hotel Studio unit consists of a bedroom, bathroom, and an outdoor patio. The Spa Studio unit consists of a larger bathroom, bedroom, foyer, and outdoor patio. The Spa Suite unit includes two bathrooms, a larger bedroom/foyer area, two patios, and an additional treatment room. All of the Spa Village buildings will reflect the project's contemporary Mexican architecture and consist of a flat-roof, earth-tone plaster complimented by individual trellis-covered balconies, varied rooflines, real wood doors, and roofline accent timbers. 4 of 10 ._..__. _.._11I11_.........-- 'II Hotel Units: The remaining condominium hotel units on the Boutique Hotel site are located within the twenty buildings situated along the main circulation drive (Attachment 1, Sheet '. 4.12 - 4.18). The two-story hotel buildings consist of four distinct building types with varying unit configurations, and an architectural style consistent with the rest of the project. Each of the hotel units generally consists of kitchen and dining facilities, living room area, and a varying number of bedrooms, some with condominium-hotel lock-off units. Patios and covered terraces provide outdoor living space for each unit. The hotel units at the north end of the Boutique Hotel site will surround the family pool area. The family pool will feature three different pools, an artificial beach, snack bar, semi-private cabanas, and trellis-covered chaise lounges placed within the main pool. Accessory buildings for housekeeping, mechanical equipment, and restrooms will match the contemporary Mexican architecture. Landscaping around the family pool will be consistent with the remainder of the hotel and have a functional use for turf. Parking: Parking counts will' be in accord with the minimum 347 parking spaces required under the SilverRock Specific Plan Resort Parking Program. The applicants have stated that a minimum of 350 parking spaces will be provided, due to the fact that a few spaces may be lost or gained prior to construction. The current site plan identifies about 354 spaces. The majority of the provided parking will be covered either' underneath the proposed carports or within a parking structure served by valet. The proposed parking structure currently identifies 185 valet spaces with an adjacent 31 outdoor self-park spaces and a handful of short-term parking available at the arrivals court. 1 38 trellis-covered parking spaces will be available along the remainder of the site for guest self-parking. To accommodate parking, the applicant is proposing to construct a two-story, 185- space, partially-sunken parking structure (Attachment 1, Sheet 4.21). The upper level of the parking structure will be even with the hotel arrival court, while the lower level will be partially sunken into the hillside adjacent to the golf course. The parking structure will be utilized for valet parking and has been designed with tandem spaces (double-parked) along the east side (facing the golf course) to maximize vehicle capacity. Each level of the parking structure will be approximately 25,543 square feet. The upper portion of the east face of the parking structure will face hole #2 of the existing golf course and Silver Rock Way. The exposed exterior fa<;:ade will be stucco painted an earth tone color to match the surrounding landscaping. The upper 5 of 10 n_____ __"., level fa<;:ade will be the most visible, providing 3.5 feet of vehicle screening. The parking structure will be constructed as far below the existing grade as possible, resulting in approximately 8 feet of visibility above the proposed berm. The applicants have proposed screening this remaining eight feet with landscaping integrated into the golf course. This berm could be increased but would involve off- site grading which would impact the golf course. The 'applicants have stated that they are currently working on additional screening possibilities for the parking structure. Landscaping: The overall landscape design throughout the Boutique Hotel site is designed to complement the theme and character of the contemporary Mexican architectural style of the various hotel buildings (Attachment 1, Sheet 8.01 - 8.06), Plant material consists of a combination of desert-native plants that have previously been incorporated into the SilverRock Resort environment. Most utilized around the hotel site are numerous trees and a variety of dense hedges and shrubs, with minimal use of turf. The environmentally-conscious plant material palette proposed for the hotel site is characterized by low water use and minimal-maintenance plants, which further conserves resources. The hotel site has been separated into several zones with specific landscape concepts and distinct plant palettes. The Entry Drive Zone focuses on the entry monument and utilizes large canopy trees lining the entry drive leading to the auto court, supplemented with an abundance of various shrubs and ground cover. The Auto Court Zone features a large signature canopy tree as a central focus with perimeter landscaping that may include accent plants with a desert garden theme. The Golf Course Interface Zone includes the area of transition from the existing golf course to the Boutique Hotel site. The landscaping concept in this zone is to blend desert plant material used on the course with the new development. Hotel buildings and parking areas will be buffered with screening plants and strategically-placed trees and palms. Pool Zone landscaping consists of plant materials that are more tropical in nature, while providing adequate shade and a pedestrian friendly atmosphere (Attachment 1, Sheet 8.10). The entire perimeter of the hotel is surrounded by an intermittent cobblestone foot-wall approximately 18 inches in height. Facility Operations: Guests will enter the site from Silver Rock Way and proceed to the Main House for check-in. Temporary parking for guests will be located at the arrival court turnaround with the option to ,either self-park or utilize valet parking. Those individuals not staying at the hotel would either utilize valet services or park in the semi-circular lot located adjacent to the upper deck of the parking structure. During the high season, 6 of 10 the parking structure itself will be exclusively utilized for valet and employee parking, due to the inclusion of tandem spaces (double-parked). The hotel will utilize, golf carts to escort guests utilizing valet parking to their rooms. Housekeeping services will be primarily conducted via smaller accessory buildings interspersed throughout the site. Loading and receiving will be conducted within the gated area at the main house adjacent to the Spa Building. The loading area is large enough to wholly enclose and screen small and medium-sized cube-truck deliveries and can contain a semi-truck without obstructing the main drive. The applicants have provided turning templates that identify semi-trucks are capable of safely accessing the loading area. The buildings surrounding the loading area will contain engineering, housekeeping, human resources, and uniform services, with service elevators leading to sub-grade storage areas, service access to the meeting rooms, and the kitchen. The project is designed as a condominium hotel, with individual units to be sold as private ownership units. When not in use by the owner, these rooms are intended to be returned to the 'supply of rooms available to the hotel. Under the approved, development agreement, owners are limited to a maximum use of 60 days per year for no more than 29 consecutive days. The property will feature 200 hotel units with 259 keys. The difference between the number of units ,and keys is due to the "lock-off" design of the rooms, in which one unit may consist of two or more bedrooms which can be locked from use, depending on the needs of the guest. To ensure that the project is designed for short-term stays,. all kitchen areas and appliances are not full-sized. ANALYSIS Staff finds that the overall architectural style and layout of the proposed SilverRock Boutique Hotel to be very well designed. The proposed Boutique Hotel conforms to the setback, height, and land use standards identified in the approved Specific Plan for the SilverRock Resort. The layout of the project site harmoniously merges a pedestrian-friendly resort spa with an existing golf course, while maintaining an adequate separation of vehicular and pedestrian circulation throughout the site by means of the walled paseo. With some minor reservations, the proposed landscape palette is acceptable. The ALRC recommended against the use of Chilean Mesquite, Bottle Trees, and California Pepper Trees due to maintenance issues and recommended these be , substituted with an appropriate alternative on the final landscaping plans, which are also conditioned to be brought back for their review. The ALRC also recommended the use of enhanced landscaping in order to screen the exposed fa<;:ades of the proposed parking structure. The proposed species of plants provide diversity, while having the characteristics of being low water users. The project has a functional use 7 of 10 -..-.----...------ .., of turf limited to the family pool area and the event lawn. A concern of both staff and the Architecture and Landscape Review Committee is the prevalent use of natural wood throughout the project's architecture. Most types of natural wood have a tendency to degrade under local weather conditions and, due to the quantity of wood utilized throughout the site, this was a major item of discussion during the ALRC hearing. The applicants have been researching different wood materials and wood treatments. Since the ALRC hearing, the applicants have proposed utilizing a type of lattice work consisting of Ocotillo bunches for trellis covers. Because the use of heavy natural timbers is a trademark of contemporary Mexican architecture, alternative building materials such as fiberglass, wood-crete, or painted metal are not recommended. Staff has no objection to the potential use of synthetic wood in regards to the promenade's deck flooring. Staff has recommended a condition of approval for wood maintenance and Director's approval of any synthetic materials proposed in the future. The hotel operator will be responsible for alexterior building maintenance. The proposed parking structure will be visible from SilverRock Way and Ahmanson Way. Staff is concerned with the visibility of the structure and parked vehicles along the southeastern perimeter. While the lower level of the structure is sunken and hidden from view behind the proposed berm, the eastern face and vehicles parked along the upper deck will be partially visible from behind the proposed tree line and landscaping (Attachment 1, Sheet 4.21). Staff has identified this area in the recommended conditions of approval for enhanced, landscaping. The final design of this area will require a careful balance between screening the parking structure/cars and maintaining visibility of the hotel building. The applicants have included wide-angle photographs identifying the conceptual massing for the project (Attachment 1, Sheet 7.02b). The Planning Commission should be aware that the building colors identified on the photographs are not representative of the final product and are instead intended to represent the individual building massing with shadows. These conceptual massing photographs appear closer to the adjacent Tradition project than they really are due to the wide- angle lens used. This distance is in .fact about 375 feet. Sheets 8.07, 8.08, .and 8.09 identify three different conceptual main entry design alternatives. The applicants have suggested incorporating the best of each alternative proposal for the project entry, rather than utilizing one of the three designs, Additionally, this entry should be evaluated in the context of the overall design of the SilverRock Resort streetscape as part of the design of Phase 2, which includes several golf, clubhouse, and associated Redevelopment Agency improvements. Staff has no particular preference and supports this concept, but recommends that the final design be returned to the ALRC for review. Staff also 'recommends that brick pavers or a similar decorative paving be utilized, instead of 8 of 10 the identified asphalt paving, along the entry drive leading from Ahmanson Way to the hotel arrivals court. The submitted site plans only identify decorative paving at the spa arrivals court and the main entry arrivals court. Finaily, the applicant will be addressing the Planning Commission in regards to the project's proposed energy efficiency program. The applicants are currently working towards designing an environmentally-sensitive building which utilizes water and energy conservation''technology and materials. ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE RECOMMENDATION The Architecture and Landscape Review Committee reviewed the proposed boutique hotel project and recommended approval of the project with conditions during their June 6, 2007 meeting. During that meeting, the committee members discussed a number of maintenance- related concerns regarding the considerable use of natural wood in the construction of the buildings and certain tree selections from the plant palate. The committee members recommended additional treatments and/or screening features along the north and east-facing elevations of the parking structure, the removal of the Chilean Mesquite tree due to maintenance issues and shallow root structure, additional details regards wall designs, and a revised pedestrian access from the main entry to the arrivals court. The committee members also cautioned against the use of Bottle , Trees and California Pepper Trees due to the need for additional maintenance and clean up. PUBLIC COMMENTS This project was advertised in the Desert Sun newspaper on June 16, 2007, mailed to all property owners within 500-feet' of the site, and posted on City Public Hearing information boards. At the time of the filing of this report, staff had not received any letters or phone calls from the public regarding the proposal. STATEMENT OF MANDATORY FINDINGS As required by LQMC Section 9.210.010 (Site Development Permits), findings to approve Site Development Permit 2006-886 can be made and are contained in the attached Resolution, RECOMMENDATION Adopt Planning Commission Resolution 2007-_, approving Site Development Permit 2007-886, subject to the findings identified in the resolution and the attached Conditions of Approval. 9 of 10 ., Prepared by: Attachments: 1. SilverRock Resort Boutique Hotel SDP (booklet) 100110 PHIS STAFF REPORT PLANNING COMMISSION DATE: JUNE 26, 2007 CASE NO: SIGN APPLICATION 2007-1129 APPLICANT: JAMES AND SHARI PAUL PROPERTY OWNER: JAMES PAUL REQUEST: CONSIDERATION OF A REQUEST FOR A SIGN PROGRAM TO SERVE J&S PAUL PROFESSIONAL PLAZA lOCATION: NORTHSIDE OF THE INTERSECTION FOR CORPORATE CENTRE DRIVE AND COMMERCE COURT (ATTACHMENT 1) ENVIRONMENTAL CONSIDERATION: GENERAL PLAN DESIGNATION: ON-PREMISE SIGNS ARE CATEGORICAllY EXEMPT , UNDER CEQA GUIDELINES SECTION 15311 (a) CP (COMMERCIAL PARK) ZONING: CP (COMMERCIAL PARK) BACKGROUND: Site History The J&S Paul Professional Plaza is located in Planning Area 1 of the la Quinta Corporate Centre Specific Plan (SP 1999-036), which was approved by the City Council on September 7, 1999. The Plaza, which was approved through Site Development Permit 2004-804, is comprised of three independent. commercial buildings that have a combined total square footage of 29,360. Building exteriors are clad in stucco and accented by irregularly-shaped cultured stone veneer around. various windows. Building colors consist of off-white, yellow, light brown salmon, and maroon. All buildings are complete and are ready for tenant occupancy. SIGN PROGRAM PROPOSAL: The applicant requests a Sign Program be approved for J&S Paul Professional Plaza (Attachment 2). The proposed Sign Program provides specifications for building mounted signs, specifications for up to three monument signs, definitive sign locations, and gener.al standards and provisions for sign construction, installation P:\Eric\SA\Sign Programs\J&S,Paul Professional Plaza\SA 07.1129 J&S Paul (STAFF REPORTI.doc ..__M.___.._.U..__.......__ _1IIi111111 and maintenance. However, all tenants have yet to be secured, so the program is designed to be flexible while providing for some optional approaches for signing. Building-mounted Signs The program identifies building-mounted sign locations for. all . approved building elevations. Sign locations have been limited to the south-facing elevations of the three buildings. No building-mounted signs are proposed on the north-facing elevation, which face onto the Coachella Valley Water District Channel. The sign program further identifies all sign lettering to be illuminated Channel letters, type style Block, and shall be Black-White/Day-Night, with a Gold Trim and a Bronze return. Sign illumination must be 6500 neon with 30 MA transformers. The sign program provides guidelines for lettering square footage, stating that the all signs are limited to single line copy and shall be confined to the designated sign locations. Sign lettering and logos shall not exceed the designated sign location area (Attachment 3). Monument Signs The monument sign provisions states that said signs shall not exceed a total area of forty (40) square feet, and shall be limited to six (6) feet in height, measured from finished grade. These signs shall be situated parallel to Corporate Centre Drive, and shall be single sided and externally illuminated with landscape lighting. The sign program allows for one monument at the front of each buildings main entry driveway, for a total of three monument signs, along Corporate Centre Drive. The monument sign will be consistent with the architecture of the buildings (Attachment 4). The monument signs will have a maximum of six (6) tenants per sign with each sign face sign not exceeding 2 sq. ft. letter type for the monument sign shall be block, or as approved by the City. All monument sign lettering shall be Plexiglas with bronze opaque back ground and ivory copy. Window Signs Generally, this type of incidental accessory signing is exempt under the sign code, but is addressed here for continuity. Each tenant with entry window. facings is allowed one 18 x 18 inch (2.25 square feet) sign panel area in vinyl letters, which will identify the tenant by name and logo, and the tenant's business hours. lettering is to be at least 1 inch in height, color shall be eggshell, and shall be face or reverse/second surface mounted. ANALYSIS: 1. The proposed sign program allows for a maximum of one sign per tenant facing Corporate Centre Drive, with the maximum sign area not to exceed P:IEricISAISign ProgramslJ&S Paul Professional PlazalSA 07-1129 J&S PaullSTAFF REPORT}.doc 'm_._ .......__....._..__8.......__.__.11I11 the designated sign areas A and B. Although the sign program is more restrictive than the City's Sign Code, it is believed that the smaller sign size will be better preserved the architectural design of the building. Additionally, under a Sign. Program, there is more opportunity for flexibility due to the opportunity to review sign size, location and design as part of the total building design, and incorporate that design into the overall program. 2. The architecture of the buildings is rather unique, with a varied color scheme and architectural accents; box-type illuminated Channel lettering, trim and return color, and illumination impacts on the buildings. may be incompatible with the buildings overall architectural style. 3. Building mounted signs facing Corporate Centre Drive are proposed to be illuminated. Signs facing Corporate Centre Drive would be suitable due to current vehicular traffic patterns. Due to the need for energy conservation, the types of businesses proposed, and business operating hours, sign illumination is not warranted 24 hours a day. 4. The office building signs as proposed generally are more restrictive than the standards contained in the City's Sign Code provisions. Individual tenant signs are limited to four (4) s.f. for 'A' designated sign locations, and 10 s.f. for 'B' designated sign locations. All logos are restricted to the designated sign locations and location sizes. 5. Adequate review periods for sign permits are necessary for Staff's review for compatibility with the sign program and applicable City Sign Codes. Future signs for each tenant will be submitted under the general sign permit process as they are identified, and reviewed against the parameters of this Sign Program. 6. The proposed. monument sign locations are along Corporate Centre Drive. Sign locations are approximate; however City's Sign Code states that monument signs are to be located at least five (5) feet from the edge of the public right-of-way. The public right-of-way extends twelve (12) feet from the top of curb. In addition, the proposed sign program measures the height of the sign from finished grade, rather than top-of-curb, as specified in the la Quinta Municipal Codes. 7. The office building signs as proposed generally meet the standards contained in the City's Sign Code provisions, as individual tenant signs are limited to predetermined sign locations and area. FINDINGS: The following findings can be made in support of Sign Application 2007-1129: P:IEricISAISign ProgramslJ&S Paul Professional PlazalSA 07-1129 J&S PaullSTAFF REPOR.TI.doc ..- ..____....__...III.~.__ --II! A. Sign Application 2007-1129, as recommended, is consistent with the purpose and intent of Chapter 9.160, in that it does not conflict with the standards as set forth in said Chapter. B. Sign Application 2007-1129, as recommended, is harmonious with and visually related to all signs as proposed under the Sign Program, due to the common use of letter type and size, color and location.of signs. C. Sign Application 2007-1129, as recommended, is harmonious with and visually related to the subject buildings as the scale of the signs and letter sizes used accentuate the building design. D. Sign Application 2007-1129, as recommended, is harmonious with and visually related to surrounding development, as it will not adversely affect surrounding land uses or obscure other adjacent conforming signs. RECOMMENDATION: Adopt Minute Motion No. 2007 submitted: approving Sign Application 2007-1129 as 1. The provisions contained in the Sign Program for "over-the-counter" permit approvals for signs by either the Community Development Department or the Building and Safety Department, shall be removed. All signs shall be submitted to the Community Development Department for approval prior to issuance of a building permit. 2. The amendment provision shall be re-worded to read "Minor amendments to the sign program (i.e. Sign location, letter type, sign color, etc.) may be approved administratively by the Planning Director. All other amendments to the Sign Program will require approval by the Planning Commission." 3. Only signs which face onto Corporate Centre Drive are permitted. Wall signs along the north elevation of the three buildings, shall be prohibited. 4. lettering for all building-mounted signs shall be reverse-channel, 'back-lit', lettering with 4500 neon. lettering color is limited to black, with black returns, and black trim. 5. All building-mounted signs shall be turned off no later than 12:00 pm. 6. Monument Signs: Monument signs are limited to one per building. Each monument sign is allowed a maximum of three (3) tenant signs. All monument signs are limited to five (5) feet in height measure from the top of curb. Monument sign size shall be limited to forty (40) square feet, and a P:\Eric\SA\Sign Programsd&S Paul Profe'ssional Plaza\SA 07-1129 J&S Paul (STAFF REPORT).doc ~..,__...___"_II_..."_._" 11I11II11 maximum height 0 five (5) feet measured from top-of-curb. All monument signs shall be located a minimum of seventeen (17) feet from the face of curb along Corporate Centre Drive. 7. Prior to installation of the monument signs, the applicant shall submit a sign permit to the Community Development Department for review of final sign location. In addition, the applicant shall work with the Community Development Department to discuss landscape and lighting options for the monument signs. 8. No signs shall be permitted that are prohibited by the la Guinta Municipal Codes. 9. Prior to the sign program being effective, the applicant must revise and resubmit the sign program to the Community Development Department. Prepared by: Eric Ceja, Assis nt Planner Attachments: 1 . location Map 2. Sign Program, 3. Building-mounted Sign locations 4. Monument Sign Design P:IEriclsAISign ProgramslJ&S Paul Professional PlazalsA 07-1129 J&s Paul {STAFF REPORT}.doc ___...._...n._........._..IIIO...