2007 07 10 PC
cew,of4~
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
JULY 10, 2007
7:00 P.M.
li-j\;-.,
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11 :00 P.M. WILL BE CONTINUED
. TO THE NEXT REGULAR MEETING
Beginning Resolution 2007-028
Beginning Minute Motion 2007-010
I. CALL TO ORDER
A. Flag Salute
B. Pledge of Allegiance
C. Roll Call
D. Election of Chair and Vice Chair
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 27, 2007.
G;\WPDOCS\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(s) at the time of the hearing. If you challenge any project(s)
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..............
VI. BUSINESS ITEMS:
A.
. Item.............:..
Applicant...... ...
Location...........
Request ...........
Action...... ........
ENVIRONMENTAL ASSESSMENT 2007-584, SPECIFIC
PLAN 2007-082, AND SITE DEVELOPMENT PERMIT
2007-885
La Guinta Country Club
North of Avenue 50 and east of Eisenhower Drive, within.
the La Guinta Country Club
Consideration of architectural and landscaping plans for
construction of a new clubhouse, cart barn, and
maintenance building; the relocation of lighted tennis
courts and parking lot; and the redesign of the driving
range for the La Guinta County Club.
Resolution 2007- Resolution 2007- Resolution
-' -'
2007-
SITE DEVELOPMENT PERMIT 2007-891
Stamko Development Co.
South of Auto Centre Drive, east of Adams Street, and
west of La Guinta Drive
Consideration of development plans for a 105,300 square
foot commercial retail building (JC Penney's),
landscaping, and parking lot within the Centre at La
Guitna.
Resolution 2007-
SIGN APPLICATION 2007-1150
Stamko Development Co.
South of Auto Centre Drive, east of Adams Street, and
west of La Guinta Centre Drive
Consideration of a sign program for permanent business
identification signage for JC Penney:
Minute Motion 2007-
P:\Reports - PC\2007\7-10-07\Agenda.doc
..--
-_......._-~.
._.n~.__U"'___.,
Request ...........
SIGN APPLICATION 2007-1135
Coast Signs, Inc., Pacific Western Bank
78-080 Calle Estado, approximately 280 feet from Desert
Club Drive
Consideration of a sign program to serve the Pacific
Western Bank building on Calle Estado.
Minute Motion 2007-
B.
Item................
Applicant... ......
Location...........
Action..............
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None
VIII. COMMISSIONER ITEMS:
A. Review of City Council meeting of July 3, 2007
IX. . ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular"
Meeting to be held on July 24, 2007, at 7:00 p.m.
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, July 10, 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, July 6, 2007.
DA TED:
Public Notices
The La Guinta 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.
G:\WPDOCS\PC Minutes\1 AgendaW.doc
-..y.--....-..-.--....""'..
June 26, 2007
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
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 Planning Director Les Johnson to
lead the flag salute.
B. Present: Commissioners Ed Alderson, Rick Daniels, and Chairman Paul
Quill. It was moved and seconded by Commissioners Alderson/Daniels to
excuse Commissioners Barrows and Engle.
C. Staff present: Assistant City Manager Doug Evans, Assistant City
Attorney Michael Houston, Planning Director Les Johnson, Principal
Engineer Ed Wimmer, Principal Planner Stan Sawa, Assistant Planner Jay
Wuu, and Executive Secretary Betty Sawyer.
II. PUBLIC COMMENT: None.
III. CONFIRMATION OF THE AGENDA:
A. It was moved and seconded by Commissioners Daniels/Alderson to take
Public Hearing Item #B before #A. Unanimously approved.
IV. CONSENT ITEMS:
Chairman Quill asked if there were any changes to the Minutes of June
12, 2007. There being no changes, it was moved and seconded by
Commissioners Alderson/Daniels to approve the minutes as submitted.
Unanimously approved.
A.
I
i
I
I
I B.
I
I
I
V. I PUBLIC HEARINGS:
I
I
I
o FILE,,!AME Ip G:IWPOOCSIPC MinutesI200716-12-07.docD
,
,
Commissioner Alderson asked staff if a meeting had been held with the
residents of the Watercolors project in regard' to the Dune Palms
Neighborhood project. Assistant City Manager Doug Evans explained
staff, Coachella Valley Housing Coalition and team, along with the
developer of the Watercolors project had met and it was a very
productive meeting.
Planning Commission Minutes
June 26, 2007
A. Site Development Permit 2007-1129; a request of James and Shari Paul
for consideration of a request for a sign program to serve J&S Paul
Professional Plaza for the property located on the north side of the
intersection of Corporate Centre Drive and Commerce Court.
1 . . Chairman Quill opened the public hearing and asked for the staff
report. Assistant Planner Eric Ceja presented the information
contained in the staff report, a copy of which is on file in the
Community Development Department. .
2. Chairman Quill asked if there were any questions of staff.
Commissioner Alderson asked if the sign was set back 1 7 feet or
ten feet as noted on the plans. Staff clarified it will be setback 17
feet. Commissioner Alderson asked about the height of the sign.
Staff explained it would be five feet above the finish grade.
3. There being no further questions of staff, Chairman Quill asked if
the applicant would like to address the Commission. Mr. J. Paul,
. the applicant, gave a presentation on his request and requested he
be allowed to have the six tenant names on the monument sign.
4. Commissioner Alderson asked if the additional signs would still be
within the City's requirements. Staff stated yes.
5. Chairman Quill asked for clarification on why staff was opposed to
the applicant's request. Staff stated the City does not limit the
number of tenants on a monument sign, but staff was looking for
consistency to what is existing and there are no monument signs
with six tenants.
6. Chairman Quill asked if there were any questions of the public.
There being 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 Alderson/Daniels to
adopt Minute Motion 2007-009 approving Sign Application 2007-
11 29 as recommended by staff and amended
a. Condition 6: The monument sign shall be allowed a
maximum of six tenant signs.
Unanimously approved.
G:\WPDOCS\PC Minutes\2007\6-26-07.doc
2
Planning Commission Minutes
June 26, 2007
B. Site Development Permit 2007-886; a request of LDD SilverRock, LLC,
for consideration of architectural and landscaping plans for a :!: 13.79
acre Boutique Hotel site (200 units and 259 keys) consisting of a
:!: 25,000 square foot parking structure, and 29 buildings containing
meeting facilities, restaurant, and resort spa for the property located.
1 . Chairman Quill opened the public hearing and asked for the staff
report. Principal Planner Andrew Mogensen 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 Daniels asked where the hole is located off the
green. Staff identified the location on the site plan.
3. Chairman Quill asked if the applicant would like to address the
Commission. Mr. Troy Worgull, Oz Architects, gave a
presentation on the project. Mr. Ted Lennon, Lowe Destinations
-and Resorts, gave a further presentation on the project.
4. Commissioner Daniels commented the applicant on the project
and stated he had no issues.
5. Commissioner Alderson asked where you would check in at the
Main House. Mr. Worgull explained the layout of the building.
Commissioner Alderson stated his concern that the eight foot
reception area did not appear to be adequate to handle a large
crowd. Mr. Worgull explained there were three separate areas
where check-in could occur. Commissioner Alderson asked about
the use of natural wood and whether any of the wood timbers
would be used in the construction of the building. Mr. Worgull
stated they would be used for some structural support and those
exposed to the sun would have a metal covering. Almost all the
wood will be protected from the sun by overhangs or a metal
covering.
6. Commissioner Alderson asked if the golf course would be open at
all times during construction. Mr. Lennon stated it is their goal to
keep the golf course open at all times. It is anticipated it will take
1 6 months to build the project.
7. Chairman Quill asked if the lap pool was at least 25 yards longs
and whether there will be stairs and targets at the end of the
G:\WPDOCS\PC Minutes\2007\6-26-07.doc
3
Planning Commission Minutes
June 26, 2007
pool. Mr. Lennon stated it is anticipated to be 25 meters.
Chairman Quill stated that artificial turf does tend to get hotter
than concrete.
8. Planning Director Les Johnson informed. the Commission that
there were some issues that had not been resolved by the Fire
Department in regard to Condition #78 and staff is recommending
the condition be amended to include, ".. .or as approved by the
Fire Department."
9. There being no further questions of the applicant and no other
public comment, the public hearing was closed and open for
Commission discussion.
1 O. It was moved and seconded by Commissioners Daniels/Alderson
to adopt Planning Commission Resolution 2007-027
. recommending approval of Site Development Permit 2007-886 as
recommended and amended:
a. Condition #78: ".. .or as approved by the Fire Department."
ROLL CALL: AYES: Commissioners Alderson, Daniels, and Chairman
Quill. NOES: None. ABSTAIN: None. ABSENT: None.
BUSINESS ITEMS: None.
CORRESPONDENCE AND WRITTEN MATERIAL: None.
COMMISSIONER ITEMS:
A. Commissioner Alderson gave a review of the City Council meeting of
June 19, 2007, and congratulated Chairman Quill and Commissioner
Daniels on their reappointment.
B. Chairman Quill asked if staff was preparing to bring back a text
amendment for the multipurpose trail along the west side of Madison
Street. Staff informed the Commission it was being drafted for
Commission review.
C. Commissioner Daniels asked if staff would bring back the water
standards for consideration. Staff stated it was proposed to be brought
back to the Commission before they go dark. ' Discussion followed
regarding the Commissioners concerns.
G:IWPDOCSIPC Minutes\200716-26-07.doc
4
Planning Commission Minutes
June 26, 2007
ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners
Daniels/Alderson to adjourn this regular meeting of the Planning. Commission to a
regular meeting to be held on July 10, 2007. This regular meeting was adjourned at
8:12 p.m. on June 26,2007.
Respectfully submitted,
Betty Sawyer, Executive Secretary
City of La Quinta, California
G:IWPDOCSIPC MinutesI200716-26-07.doc
5
DATE:
CASE NUMBER:
APPLICANT:
ARCHITECT:
LANDSCAPE
ARCHITECT:
ENGINEER:
REQUEST:
LOCATION:
ENVIRONMENTAL
CONSIDERATION:
GENERAL PLAN:
ZONING:
p\-\#A
PLANNING COMMISSION
STAFF REPORT
JULY 10, 2007
ENVIRONMENTAL ASSESSMENT 2007-584
SPECIFIC PLAN 2007-082
SITE DEVELOPMENT PERMIT 2007-885
LA QUINTA COUNTRY CLUB
LEE & SAKAHARA ARCHITECTS
RGA LANDSCAPE ARCHITECTS, INC.
MDS CONSULTING, INC.
CONSIDERATION OF ARCHITECTURAL AND LANDSCAPING
PLANS FOR CONSTRUCTION OF A NEW CLUBHOUSE, CART
BARN, AND MAINTENANCE BUILDING; THE RELOCATION
. OF LIGHTED TENNIS COURTS AND PARKING LOT, AND THE
REDESIGN OF THE DRIVING RANGE FOR THE LA QUINTA
COUNTRY CLUB
. THE LA QUINT A COUNTRY CLUB; NORTH OF AVENUE 50
AND EAST OF EISENHOWER DRIVE
I
I
I
THE LA QUINTA PLANNING DEPARTMENT HAS PREPARED
,
ENVIRONMENTAL ASSESSMENT 2007-584 FOR SPECIFIC
,
PLAN 2007-082 AND SITE DEVELOPMENT PERMIT 2007-
,
885 IN COMPLIANCE WITH THE REQUIREMENTS OF lilHE
CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS
AMENDED. THE PLANNING DIRECTOR HAS DETERMINED
THAT THE PROJECT WILL NOT HAVE A SIGNIFICANT
ADVERSE IMPACT ON THE ENVIRONMENT .6IND
,
THEREFORE RECOMMENDS A MITIGATED NEGATIVE
,
DECLARATION OF ENVIRONMENTAL IMPACT BE CERTIFIED.
LOR (LOW DENSITY RESIDENTIAL)
RL (LOW DENSITY RESIDENTIAL)
I
Page 1 ~f 10
-~._-_.__.___'.,._.'_. ........'
SURROUNDING
LAND USES:
NORTH:
SOUTH:
EAST:
WEST:
GOLF COURSE; LA QUINTA COUNTRY CLUB
AVENUE 50; HACIENDAS AT LA QUINTA
LA QUINTA COUNTRY CLUB .
EISENHOWER DRIVE; LA QUINTA RESORT AND
SANTA ROSA COVE
BACKGROUND AND OVERVIEW
The La Quinta Country Club, bounded by Eisenhower Drive on the north and west,
Washington Street on the east, and Avenue 50 on the south, was established in
1959 as a private golf club (Attachment 1, Sheet 5). The original clubhouse, located
on an approximately 20-acre site at the northeast corner of Eisenhower Drive and
Avenue 50, suffered significant foundation and structural damage during a 2005
earthquake. The City of La Quinta subsequently condemned the building, and
declared it unsafe. The clubhouse has since been demolished and replaced by a
temporary facility.
PROJECT PROPOSAL
The applicant is requesting consideration of the structure, design, and associated
landscaping plans for the new permanent clubhouse, cart barn, and maintenance
building. The request also includes relocating the existing lighted tennis court and
parking lot facilities, as well as a redesign of the driving range.
The new clubhouse is proposed to be located at the same location of the previous
clubhouse, which will be approximately 225 feet from' the nearest residential
property line to the north and 1 35 feet from the Eisenhower Drive clubhouse
property line to the west. Residential developments are also located adjacent! to and
immediately east of the driving range (La Quinta Country Club), across Avehue 50
to the south (Haciendas at La Quinta), and across Eisenhower Drive to the vJest (La
Quinta Resort, Santa Rosa Cove).
Access to the clubhouse will remain the same, off of Avenue 50 to the south, with
,
a main entry drive leading from the main gates to the clubhouse courtyard. The new
cart barn is proposed to remain in generally the same location just northlof the
clubhouse, which will be approximately 47 .feet south the nearest residential
I
property line. 'The new maintenance building will be located on the southwest corner
of the project site, abutting Avenue 50 and Eisenhower' Drive. The red~signed
driving range will remain at its current location, east of the main entry drive, bnd the
tennis courts are proposed to be relocated east of the entry drive, at the far! end of
the driving range near the main entrance. .
The existing concrete masonry walls located along the northern, eastern, and
western perimeters of the clubhouse site, which vary in height from 6-feet to 8'-4"
in height, are proposed to remain as is. The southern perimeter wall that abuts the
driving range along Avenue 50 is proposed to be replaced with a new masonry wall
Page 2 of 10
..__. .........__..__D" ..._.lIIIi......._I___....1l
consistent with the 'existing wall that will be located on top of an earthen berm.
Perimeter landscaping conditions will, for the most part, remain as is, except for
new landscaping proposed along Avenue 50 in association with the new berm and
wall proposed along Eisenhower Drive. The existing palm trees along Avenue 50
near the edge of the driving range are proposed to be removed in order to make way
.
for the new berm and wall.
Construction of the: clubhouse site is proposed in two phases. Phase One will
include a significant amqunt of the proposed development, which is construction of
the clubhouse (less the ballroom interior), cart barn, maintenance building, parking
lot, tennis courts, as well as the redesign of the driving range. Phase Two consists
of completion of the clubhouse ballroom interior.
The applicant has submitted a Specific Plan with this Site Development Permit, in
order to allow modifications to the development standards (Attachment 1, Sheet
10).
Clubhouse:
The new La Quinta Country Club clubhouse is proposed to be a multi-story, all
inclusive facility (Attachment 1, Sheet A-1). The Santa Barbara architectural style of
the clubhouse building, cart barn, and maintenance building, includes use of clay
mission tile roofing, off-white hand-troweled plaster finish, cantera stone, vinyl-clad
wood doors and windows, and strategically-placed terraces, trellises, and covered
patios. In addition,' elaborate iron grille-work, decorative wall sconces, enhanced
exterior cornice/moulding, quadrafoils, balustrades/railings, and other design
elements provide architectural articulation to the various building fa9ades
(Attachment 1, Sheet A-7 - A-8).
The proposed clubhouse features a main entry drive leading from Avenue 50 to a
vehicular courtyard and porte cochere (Attachment 1, Sheet A-3). An entrance
loggia leads from the courtyard to the lobby of the approximately 15,500 square-
foot clubhouse Main Level (Attachment 1, Sheet A-4). A lounge and 112-seat
restaurant will be located near the lobby area and is the principle use on the Main
Level. Also located on the Main Level are administrative offices, a boardroom, and
a 40-seat private dining room. An elevator located in the lobby and numerous
stairwells lead downstairs to the Golf Level.
The Golf Level, at approximately 22,500 square feet, houses the men's and
women's locker . rooms and auxiliary facilities, including steam, massage,
manicure/pedicure, and card rooms (Attachment 1, Sheet A-5). Also located on the
Golf Level are the fitness center and training studio, snack bar, employee lounge
area, maintenance/mechanical rooms, and access to the clubhouse service yard.
The Pro Shop/Starter is located near the rear of the building, and leads directly
outside to the golf cart staging area.
Page 3 of 10
-------...
,.-...".....,____.11I11.
The applicant originally proposed to add the ballroom at a later date (Phase Two) to
what would be an already existing clubhouse (Attachment' 1, Sheet A-17). The
applicant has revised the phasing to include the ballroom exterior with Phase One,
adding architectural modifications and leaving the installation of doors and windows
for Phase Two. The additional architectural modifications include a larger ballroom
patio area that results in a greater plane break and raised roof,additional windows,
and added grille-work and arches (Attachment 2). The ballroom is proposed to be'
placed on the west end of the Main Level, replacing what was previously identified
as the open courtyard (Attachment 1, Sheet A-18). The facilities would include an
approximately 2,900 square-foot ballroom/banquet hall, a pre-function lobby with
service bar, and an entry porch.
With all phases complete, the total area of the proposed clubhouse is approximately
43,000 square feet. The original clubhouse, which was single level and also
included the cart barn, was approximately 60,000 square feet. The uses within the
proposed clubhouse are similar to the original clubhouse, and the intensity of uses
has essentially remained the same.
As proposed, the clubhouse is situated on multiple grades as the entry drive and
much of the parking lot will be graded to lead up to the main level. The building
height, not including the uninhabitable tower feature, ranges from approximately 19
feet to 43 feet. The tower is approximately 52 feet in height. The height of the
Phase Two ballroom is approximately 43 feet at its highest ridgeline (Attachment 1,
Sheet A-21 - A-22).
Cart Barn & Maintenance Building:
/
The proposed golf cart barn is located near the rear (north) of the clubhouse,
adjacent to the cart staging area. The architectural style of the cart barn will be
consistent with the clubhouse, and will utilize the same materials and colors. The
interior of the cart barn, at approximately 6,500 square. feet, includes parking
spaces for 99 golf carts, a repair area, bag storage room, office space, and a cart
wash. At its highest roof ridgeline, the proposed cart barn is approximately 17 feet
in height (Attachment 1, Sheet A-14 - A-16).
The approximately 8,000 square-foot maintenance building is proposed to be
located towards the southern end of the project area, near the Avenue 50 entrance.
This facility, like the cart barn, has the same architectural style as the clubhouse,
with the addition of numerous painted roll-up metal doors, small window openings,
and wrought iron gates. The interior of the maintenance building includes a 4,200
square foot equipment storage area, lunch room, office and storage space, a repair
shop area, and a covered open area for fertilizer storage. At its highest roof
ridgeline, the maintenance building is approximately 22 feet in height (Attachment
1, Sheet A~13 - AC14).
Page 4 of 10
--.---..
._...,........_.._ -.HII,
Parking Lot/Tennis Courts/Driving Range:
The clubhouse parking lot is located south of the clubhouse (Attachment 1, Sheet
,A-17). A total of 214 parking spaces, including seven ADA parking spaces, are
provided in the lighted lot. Numerous decorative parking lot lights, which vary in
height from 18-feet to 22- Y, -feet above grade, are strategically-placed throughout
the lot. Access to the clubhouse is through a staircase, as the main parking lot is at
a lower grade than the clubhouse site, and a paved walking path. As was the
practice with the previous clubhouse, most patrons are expected to valet park their
vehicle in the entrance courtyard.
Near the main entrance to the clubhouse site, approximately 38 feet from the
southern property line, at the northeast corner of Avenue 50 and the entry drive, is
the proposed site of the relocated tennis courts (Attachment 1, Sheet A-17). The
two courts are proposed to be screened with 12-foot tall green vinyl-clad chain link
fencing with netting and will include lighting for evening play. A total of twelve (six
per court), 18-foot tall, individual lights are proposed, which is less than the existing,
lighted tennis courts that have eight individual light sources per court.
Also included with this proposal are plans to redesign the existing driving range and
short game practice area. The applicant is proposing to borrow/relocate
approximately 30,000 cubic yards of fill material from the existing driving range to
form the proposed parking lot and interior vehicular ,routes, which will gradually
lower the driving range from north to south, resulting in added yardage/length to the
range. The lowered range area will also s,erve as a stormwater retention area.
Additionally, at the far end of the driving range, running adjacent to Avenue 50, the
applicant is proposing an earthen berm of up to six feet in height with a maximum
six foot high masonry wall being placed on top (Attachment 3). The, berm is
proposed to begin at the eastern property line along Avenue 50, continue the width
of the driving range, gradually lowering in height as it nears the tennis courts and
main entrance. Though taller than the current design, the wall will be set back
further from Avenue 50 and the maximum slope proposed for the berm is 5: 1. Past
instances of stray golf ball flight over the existing minimally-screened driving range
perimeter has prompted the applicant to propose the perimeter berm and wall
design.
Landscaping:
Landscaping throughout the clubhouse site is designed to complement the
architecture of the clubhouse and various ancillary buildings. Around the clubhouse
site are various palm trees and shrubs, with minimal use of turf, which has been
limited to a lawn area in front of the clubhouse and the driving range. The use of
numerous Date Palms and Mediterranean Fan Palms, as well as Italian Cypress,
Pepper Trees, and Tipu Trees sufficiently reflect the Santa Barbara architectural
style, while providing screening and accents around the clubhouse site, including
the parking lot area, main entry drive, maintenance facility, and interior perimeter
(Attachment 1, Sheet LA-1). The perimeter earthen berm, proposed adjacent to
Page 5 of 10
__..n___'__"_" ......,
Avenue 50 includes a lush landscape design that includes mature trees, shrubs, and
groundcover (minimum 36-48" box trees; minimum 15 gallon shrubs; minimum five
gallon groundcover) (Attachment 3).
Walls, fences, and gates throughout the clubhouse site consist of different design
elements. The existing perimeter wall along Eisenhower Drive will remain, while the
wall along Avenue 50 is proposed to be replaced with a masonry wall, similar in
design to the existing wall, to be located on top of the berm. The main entrance to
the clubhouse site includes two sets of Santa Barbara-style wrought iron gates with
compatible pilasters, and decorative pavers that line the entrance area (Attachment
4).
Specific Plan:
The applicant has applied for a Specific Plan, proposing to allow flexibility from the
following developme'nt standards in the La Quinta Municipal Code (Attachment 1,
Sheet 10):
8tilldl~g Setba6k/iutightS '" ,,' Pllfki~IlSp8C",Req,!i~ed
.." - "from-Ilnll Corridors' "for B81lromnfiutlls '
22 feet for Image Corridor,
28 feet otherwise
1 50 feet from Eisenhower
Drive right-of-way
1 spacef35 square feet
for clubs, lodge halls and
union halls
43' -6" (52' architectural
projection - tower)
135 feet from Eisenhower
Drive right-of-way
1 spaceJ75 square feet
of ballroom area
ANALYSIS
Clubhouse:
Staff finds that the overall architectural style and design of the proposed La Quinta
Country Club clubhouse site to be acceptable. The Santa Barbara architecture and
layout of the clubhouse is well designed, compatible with the surrounding residential
neighborhood, and is consistent with the development guidelines stated in the
proposed Specific Plan. The selected supplemental design elements (sconces, grille-
work, etc.) appropriately complement the architecture of the building, and provide
sufficient architectural articulation.
Initially, the height and design of the west-facing building elevation after completion
of the Phase Two ballroom, coupled with the distance from Eisenhower Drive,
presented a massing issue as the elevation was moderately out of scale with its
surrounding area (Attachment 5). The applicant's redesign of the elevation, as
described in the Project Description section above, alleviates much of staff's
concern as it softens the visual impact of the building as seen from Eisenhower
Drive (Attachment 6). The redesign of the elevation, coupled with the additional
Page 6 of 10
-------.---.-----.""'.,
staff-recommended mature perimeter landscaping as described below, results in the
building not being considerably out of scale with the surrounding neighborhood.
Cart Barn & Maintenance Building:
The proposed cart barn and maintenance building are appropriate and well-designed.
The original cart barn was approximately 20 feet from the nearest residential
property line. The proposed cart barn will be approximately 47 feet from the same
residential property line, and approximately 80 feet from ,the Eisenhower Drive
perimeter wall. The use will be located an additional distance from neighboring
properties than the current condition, the building is single-story and relatively low
in height, well-designed architecturally, and adequately screened from any
residential property.
The arrangement and orientation of the maintenance building, as well as the
consistent use of the Santa Barbara architectural style, are acceptable. However,
staff is recommending that additional landscaping, in the form of mature (minimum
36-48"box) trees and/or palms, be used on both the interior and exterior of the
perimeter wall at the western end of the maintenance yard (near the wash down
station). Existing landscaping at this particular location is minimal, and staff believes
that additional landscaping is needed to sufficiently screen the maintenance building
from the neighboring residential uses across Eisenhower Drive.
Parking Lot/Tennis Courts/Driving Range:
Staff finds the design of the La Quinta Country Club clubhouse parking lot to be
acceptable. The parking lot is designed with a clear separation of vehicular and
pedestrian circulation, and also provides sufficient screening from the neighboring
residential units across Eisenhower Drive. The proposal provides for 214 parking
spaces, which exceeds the 192 parking spaces required in the proposed Specific
Plan, and also exceeds the approximately 180 parking spaces provided with the
original clubhouse" Additionally, the use of strategically-placed parking lot lighting
results in a safe and secure environment, However, the ,lighting is proposed at
locations that were previously unlit that could result in a 'negative impact' upon
neighboring residences. Staff recommends Planning Commission discuss the
proposed parking 'lot lighting relative to intensity, possible alternative fixture
locations, and other possible ways to minimize potential impact, including fixture
type, number of fixtures, shielding, and pole heights. At a minimum;' staff 'is
recommending that the proposed parking lot lights adjacent to Eisenhower Drive be
fully shielded.
The layout of the illuminated tennis court area is acceptable. The 12-foot high
tennis fence and tennis court lighting is anticipated to have' minimal impact on the
nearby residential units across Avenue 50 as it would be located approximately 150
feet from the nearest residential property line and will include mature landscaping
that may alleviate any impact as described in the landscaping analysis below.
Additionally, the number of light sources proposed (six per court) is less than what
Page 7 of 10
-..-.-.--..----...-
_._......__ _._UI~"II"'._.I" .lUIIIli
exists at the current courts, and also complies with the Municipal Code provisions.
Staff does recommend Planning Commission discuss the impact of tennis court
lighting as it is proposed at a location that had been previously unlit.
Staff finds no significant issues regarding the redesign of the driving range. Besides
the lowering of the entire site, there is little change inthe actual layout of the range,
resulting in minimal impacts. Similar to the area adjacent to the tennis courts, staff
finds that the landscaping along the berm on the southern perimeter of the driving
range to be sufficient, as the robust use of screen trees' and shrubs along Avenue
50 provides adequate visual screening as well as golf ball screening.
Landscaping:
In general, the proposed landscape palette presented is acceptable. The assorted
species of plants, which are taken from the approved plant list in the proposed
Specific Plan, provide diversity and add character to the proposed buildings.
Canopy and accent trees are fully utilized in complementing the architecture and
layout of the clubhouse site. Thorough use of shrubs and groundcover effectively
screen the clubhouse service areas, parking areas, and other project aspects. As
previously-stated, landscaping along the Avenue 50 earthen berm from the eastern
property line to the main entry drive is lush, wide-ranging, and provides adequate
screening for golf balls. Staff is recommending, however, that the applicant install
mature trees, shrubs, and groundcover, as failure to do so may result in safety and
visual concerns.
Landscaping in the other areas of the clubhouse site is sufficient, except for the
maintenance building area and along the western property line nearest to the west-
facing c1ubhouseel.evation. The configuration of the maintenance building and
clubhouse, in addition to the lack of mature landscaping and screening, could
potentially result in a negative visual impact along Eisenhower Drive. Staff
recommends that the applicant provide additional landscaping, in the form of mature
trees and/or palms consistent with the existing tree palette, on the western end of
the maintenance yard (near the wash down station) and near the west-facing
clubhouse building elevation, in the landscaped area outside of the perimeter wall
along Eisenhower Drive. '
ALRC ACTION
On June 6, 2007, the Architecture and Landscape RevieVl{ Committee reviewed
these architectural and common area landscaping plans, and unanimously
recommended approval of the Site Development Permit, subject to the following
staff-recommended Condition of Approval (Attachment 7):
1 . Final landscaping plans for the proposed development shall be reviewed by
the ALRC and approved by the Planning Director prior to issuance of first
building permit. Final plans shall include all landscaping associated with this
project.
Page 8 of 10
..------.
__.....'''__''. "_.H~_.J11I1"___11j
2. The west-facing building elevation of the clubhouse shall be redesigned so
that it is not as significantly out of scale with the surrounding area,either by
lowering the height of the building, modifying the roofline, adding articulation
to the elevation, and/or moving the building farther to the east.
3. The applicant shall provide additional landscaping, in the form of mature
trees and/or palms, on the western end of the maintenance yard (near the
wash down station), in the landscaped area outside of the perimeter wall
along Eisenhower Drive. The applicant shall also provide additional mature
landscaping in the same area outside of the perimeter wall near the west-
facing clubhouse building elevation.
4. The applicant install mature trees, shrubs, and groundcover on the earthern
berm along the Avenue 50 perimeter, as failure to do so may result in safety
and visual concerns.
5. The applicant shall install fully-shielded light fixtures for the lights proposed
in the parking lot along Eisenhower Drive.
6. The lighted tennis courts are subject to Section 9.60.150 of th~ La Quinta
Municipal Code. The courts shall not be lit after 10:00 p.m. The applicant
shall also apply for a Minor Use Permit with the Planning Department for
approval of the lighted tennis courts.
PUBLIC NOTICE
This project was advertised in The Desert Sun newspaper on June 30,2007, and
mailed to all property owners within 500 feet of the site. To date, no comments
have been received from adjacent property owners. Any written comments
received will be handed out at the meeting.
As per SB-1 8 (2004) consultation requirements; information regarding the proposed
Specific Plan was forwarded to those Tribes referenced on the Tribal Consultation
List provided by the Native American Heritage Commission. Staff has followed up
with all Tribes, requesting information or consultation and placed their
recommendations for monitoring in the Conditions of Approval.
FINDINGS
Findings to recommend approval of this request can be made and are contained in
the attached Resolutions.
Page 9 of 10
..'
RECOMMENDATION
1. Adopt Planning Commission Resolution 2007- ,recommending to the
City Council approval of a Mitigated Negative Declaration of environmental
impact for Environmental Assessment 2007-082, subject to the attached
Findings and Conditions of Approval; and,
2. Adopt Planning Commission Resolution 2007-_, recommending to the
City Council approval of Specific Plan 2007-082, subject to the attached
Findings and Conditions of Approval; and,
3. Adopt Planning Commission Resolution 2007-_, ,recommending to the
City Council approval of Site Development Permit 2007-885, subject to
attached Findings and Conditions of Approval.
Attachments:
1. La Quinta Country Club Specific Plan (booklet)
2. Revised west-facing building elevation details
3. Avenue 50 earthen berm details
4. Entry gate exhibit
5. Photo simulation renderings
6. Updated photo simulation renderings
, 7. ALRC Minutes for June 6, 2007
Page 100f 10
---..,
PHIS
STAFF REPORT
PLANNING COMMISSION
DATE: JULY 10, 2007
CASE NO. : SITE DEVELOPMENT PERMIT 2007-891
REQUEST: CONSIDERA TION OF DEVELOPMENT PLANS FOR A
:!: 105,300 SQUARE FOOT COMMERCIAL RETAIL
BUILDING (JC PENNEY'S), LANDSCAPING, AND PARKING
LOT WITHIN THE CENTRE AT LA QUINT A
LOCATION: SOUTH OF AUTO CENTRE DRIVE, EAST OF .ADAMS
STREET, AND WEST OF LA QUINTA DRIVE
APPLICANT: STAMKO DEVELOPMENT CO.
LANDSCAPE
ARCHITECT: HSA DESIGN GROUP
ENGINEERS: ST ANTEC
ENVIRONMENTAL
REVIEW: THE CITY COUNCIL CERTIFIED ENVIRONMENTAL
ASSESSMENT 1997-337 AMENDMENT #1 ON NOVEMBER
17, 1998 AND AN ADDENDUM ON OCTOBER 18, 2005.
NO CHANGED CIRCUMSTANCES OR CONDITIONS AND NO
NEW INFORMATION IS PROPOSED WHICH WOULD
TRIGGER THE PREPARATION OF A SUBSEQUENT
ENVIRONMENTAL ASSESSMENT PURSUANT TO PUBLIC
RESOURCES CODE SECTION 21166.
ZONING/GENERAL
PLAN DESIGNATION: REGIONAL COMMERCIAL (CR)
SURROUNDING
ZONING/LAND USE:
NORTH:
AUTO CENTRE AT LA QUINT A,
REGIONAL COMMERCIAL (CR)
AVENTINE APARTMENTS, HIGH DENSITY
RESIDENTIAL (RH)
SUPER WAL-MART, REGIONAL COMMERCIAL
(CR)
LAKE LA QUINTA, LOW-DENSITY
RESIDENTIAL (RL), & HADLEY VILLAS, (RM)
MEDIUM DENSITY RESIDENTIAL
SOUTH:
EAST: .
WEST:
BACKGROUND AND OVERVIEW
The project is located on an 18.2:!: acre site identified as Phase 2 of the Centre at La
Quinta Specific Plan, a commercial center consisting of a combination of retail and
automotive uses. The Centre at La Quinta Specific Plan includes the subject property,
the Auto Centre at La Quinta, Wal-Mart Supercenter, Sam's Club and several small to
medium sized retail and service businesses. On October 18, 2005, the City Council
approved Specific Plan 97-029, Amendment No.4, which amended vehicular
circulation, access, and drainage retention provisions. On September 20, 2006,
Tentative Parcel Map 34855 was approved, which rearranged the various parcels
within Phase 2. The subject property was previously mass-graded, a partially-
completed retention basin has been placed at the southeast corner of the property, a
smaller landscaped retention basin has been constructed at the southwest corner of
the subject property along Adams Street, and the entire Adams Street frontage has
been previously landscaped.
PROJECT PROPOSAL
The applicant proposes to construct a :!: 105,300 square foot JC Penney's department
store with optical center, surrounding parking lot, landscaping, and driveways
(Attachment 1, Sheet 1-7). Vehicles will enter the site from the north on La Quinta
Drive via Highway 111, from the west via a proposed un-signalized limited left-turn
entry intersection from Adams Street, and from Auto Centre Way South via the
existing roundabout on Auto Centre Drive. The site plan identifies up to five future
building pads, which are not a part of this Site Development Permit application but will .
share the proposed parking, landscaping and circulation improvements. The applicant is
providing approximately 943 parking spaces for the entire site. Of the total number of
parking spaces, 521 have been allocated to JC Penney's and the remainder will serve
future building pads. The parking count for JC Penney's is approximately one space for
every 200 square feet of store area. This is in accord with the Specific Plan and
exceeds the City's Parking Ordinance standard of one space per 250 square feet for
retail uses over 50,000 square feet in size. The site is located in the Regional
Commercial Zoning District.
The building proposed for JC Penney's store is essentially a contemporary box-retail
structure. Wall parapet height is approximately 26 feet with the prominent
architectural features consisting of a 34 foot tall glass-walled main entry along the
north elevation and five large and distinct framed architectural fascias. Exterior
building colors and materials will consist of light and sandy brown brick and stucco
siding with a similarly colored stack-stone veneer placed along the base of all four
building elevations and on the four pilasters proposed along the rear of the building.
Front awnings, bollards, and sign fascias will be painted red. The applicant has
submitted a materials board which consists of two brick types, three stucco colors,
three varieties of stack stone, a sample of the glazing with framing, a sample of the
red aluminum backing proposed for three of the five fascias, and a sample of the
cultured stone which will frame all five of the proposed logo fascias. The interior floor
plan identifies the building as being partially two-story; however the small second floor
area will be limited in size and used as a stock room. In addition to the main entrance,
the store will have a'separate front entrance for optical services (Attachment 1, Sheets
4-1 through 4-4). The applicants have stated that the proposed building is a JC Penney
corporate prototype.
Mechanical HVAC units will be roof-mounted with most located between 55 and 71
feet from the front and sides of the store and will be generally located below the
parapets. One mechanical unit at the rear of the store will be located approximately 12
feet from the rear parapet. The plans also identify a rooftop satellite dish of
undisclosed size located approximately 37 feet from the east parapet. The delivery
area located at the southwest corner of the store will consist of a three bay sunken
loading dock, trash 'compactor, and utility transformer. An eight foot high screening
wall will be placed along the west side of the sunken loading dock (Attachment 1,
Sheets 4-1 through 4-4).
Perimeter and parking lot landscaping includes a variety of drought tolerant trees,
shrubs and ground covers, consistent with the existing landscaping in the Centre at La
Quinta (Attachment 1, Sheet 3-1). The landscaping palate identifies California Fan
Palms, Date Palms, Willow Acacias, Shoestring Acacias, Palo Verde, and Thornless
Mesquite trees with 2 inch to 2.5 inch caliper trunk sizes. The southern perimeter
(rear) of the project site adjacent to Aventine Apartments will be planted with a line of
Willow Acacia trees, consistent with what exists along the rear of Super Wal-Mart and
Sam's Club. Ground cover will be decomposed granite accented by desert shrubs.
Turf will be decorative and limited to the intersection of La Quinta Centre Drive and the
Access Drive. The Adams Street frontage has been previously landscaped and is not
included with this Site Development Permit. No landscape lighting is proposed.
ANALYSIS
Site Plan:
Three previous approvals have set the framework for the current site plan, Specific
Plan 1997-029 Amendments No. 1 and 4, and Tentative Parcel Map 34855. The
Specific Plan identifies four different development scenarios, incorporating either
automotive uses, commercial retail uses, or some variation of both. Now that the
majority of the Centre at La Quinta has been built, including Sam's Club, the Auto
Centre, and Super Wal-Mart, Development Scenario No.2 most closely matches the
current and proposed configuration (Attachment 2).
Specific Plan 1997:029 Amendment No.1 identifies site plan standards for an auto
mall at this location but does not identify any specific criteria for commercial buildings.
In the auto mall site plan criteria, Specific Plan Amendment No.1 states "In order to
maintain the distance from the residential development known as Lake La Quinta, the
buildings on Pads 5, 6, and 7 will be a minimum of 100 feet from the Adams Street
property line. (Specific Plan 1997-029 Amendment No.1, :[2.50.4.1.1] pg. 52)."
Staff has questioned the applicant's proposed location of Future Development Area 2
(Attachment #1, Sheet1-6) as any building pad constructed at this location would be
within 100 feet of this criterion. Any development at this location would be addressed
under a separate Site Development Permit application that will likely be submitted at a
later date. '
The design of the parking lot and vehicular access is generally acceptable. Although
the applicant has not disclosed land uses or square footage for the proposed future
building pad locations, staff does not foresee issues with parking availability based on
the parking counts provided and the amount of square footage those counts can
accommodate. The applicant has identified use of carports adjacent to future
Development Areas 4 and 5. However, this will be addressed when the separate site
development permit applications are submitted for these development areas.
Staff anticipates the majority of vehicles entering the site will come from the north,
from either La Quinta Drive and the existing Super Wal-Mart site or entering the project
by way of Adams Street. Access from Adams Street will come from either the
existing signalized intersection on Avenue 47/Auto Centre Way, or the limited left turn
in leading directly into to the project site's Access Drive. A deceleration lane will be
provided on Adams Street for those vehicles entering the, site from the south.
Although La Quinta Drive and Auto Centre Drive are public rights-of-way, these streets
operate as shopping center driving aisles. As a result, the Public Works Department
has no objections to the placement of driveway intersections closer than the 250 foot
standard width.
Architecture:
The proposed buildiri'g incorporates a standard geometric box-retail design with minimal
relief and a basic level of architectural detail and variation. The most prominent
architectural elements of the building are the five square framed fascias, particularly
the three framed red logo fascias that are proposed to incorporate JC Penney's signs.
The two remaining framed fascias at the rear of the structure consist of two-tone brick
with a five-line banding pattern.
The second most prominent element of the building is the main entry. The proposed
glass entry design provides an open appearance and will bring natural light into the
store. The 62 foot long red canopy overhang accentuates the entry, but by illustration
appears narrower 'than it possibly should be, as it only partially covers the entire width
of the front windows. The forward depth of the canopy has been identified by the
applicant as a minimum of eight feet. Four stack stone pilasters are incorporated into
the south elevation (rear of store) which faces an existing multi-family residential
development (Aventine Apartments).
With exception to the five fascias, main entry, and four stack stone pilasters along the
rear elevation, the building elevations essentially consist of an uninterrupted, linear
fa<;:ade with limited undulation and minimal design elements. The proposed color palate
is limited to various shades of light and sandy brown and the red used on three of the
logo fascia signs and the storefront entrance awnings. The use of colors other than the
proposed shades of light and sandy brown is limited to the proposed red sign fascias
and the front main entry.
The minimalist contemporary architecture, glass entry, and brick fa9ade have little
relationship to desert architecture. The lineal mass of the building is only interrupted by
the main entry, framed sign fascias, and the four stack stone pilasters at the rear. The
framed fascias proposed for the north, east and west elevations in combination 'with
the red background give the appearance of very large signs with the purpose of
incorporating corporate identity as the dominant architectural feature of the building.
The sign and red background are consistent with the standard logo for JC Penney. The
two architectural' fascias at the rear of the structure have no apparent aesthetic
purpose except that they remain unused as signs and consistently carry this
architectural element to all building elevations.
The Centre at La Quinta Specific Plan Amendment No.1 (referred to in Amendment
No.4) identifies the City's Highway 111 Design Guidelines as the official criteria for
the Centre at La Quinta. The Design Guidelines state that "Buildings shall have
architectural features and patterns that provide visual interest, at the scale of the
pedestrian, as well as reduce massive aesthetic effects (pg.6)." They also state that
"Architectural designs shall incorporate an appropriate variety of qualities, including
compatibility with adjoining buildings, intimacy of space, layering of views, accent
landscaping, richness or materials, and appropriateness of roof lines. Variations in roof
lines shall be used to add interest to and reduce the massive. scale of large buildings
(pg.7)." Staff has found the proposed architecture for the subject building to be
inconsistent with these Guidelines, especially in regards to massing, features, and
patterns.
In comparing the proposed JC Penney's retail building, to other neighboring
developments (i.e. Washington 111 and Pavilions) as well as existing stores within the
Centre at La Quinta, staff finds the proposed architecture to provide fewer
architectural elements, less variety of architectural detail, and less articulation and
undulation of the elevations. The proposed building has a more lineal design, especially
in regards to the side and rear parapets and the banding details proposed for these
elevations. Staff finds Super Wal-Mart (north elevation) and especially Sam's Club to
have a greater level of architectural detail and variety of architectural design elements
which break up and reduce cubic appearance. Sam's Club is particularly' noted for
providing significant shade and roof overhangs, numerous pilasters, prominent use of
stack stone and textured masonry, as well as a varied roofline. The architecture
proposed for the subject building does not provide the level of architectural detail,
variety, and use of elements consistent with the two large retail building in the Center
at La Quinta as well as other neighboring developments. '
Staff believes that the proposed building could be a feasible and beneficial addition to
the Highway 111 retail corridor if the framed fascias are removed, replaced with
~.-
__ ._.__..___.... ___,_..___,___YO ____ __._..__.___..__
_...._~.__..._.,.._I....,..__IHI~
different architectural elements that are complimentary to and aesthetically blend with
the building, and enhance the building with a greater degree of architectural variety
and detail. This redesign should bring the building into compliance with the Highway
111 design criteria and provide a level of architecture consistent with other
neighboring large retail buildings.
Landscaping:
The proposed landscaping palate consists of an acceptable variety of water-efficient
trees and shrubs and a limited use of turf. Staff has concern regarding the uneven
location and placement of trees and landscaped areas, particularly the irregular
placement of tree wells in the west area of the parking lot. The applicant has stated
that the purpose of the irregular tree placement was dictated by the location of
underground retention basins and, based upon the ALRC recommendation, has agreed
to relocate and reorient the tree wells when not in conflict with the basins. Staff has
recommended that tree wells be placed in a consistent pattern among all areas where
there is not a conflict with the proposed underground storm water retention (COA No.
68).
Due to the need for accommodating ADA path of travel and the applicant's desire to
provide greater visibility to the store, certain portions of the parking lot have not been
landscaped. The most noticeable location lacking landscaping is along the southern
portion of the intersection of Auto Centre Way South and the Access Drive. Because
the project exceeds the minimum parking requirements by at least 150 spaces, the
Planning Commission has the discretion to recommend the removal and replacement of
certain parking spaces with additional landscaping.
Staff also recommends the Planning Commission require an improved pedestrian
access to the southwest portion of the project site from Adams Street (COA No. 76).
The current design restricts pedestrian and bicycle travel entry to the Access Drive, the
probable result of which will be pedestrians walking through the existing landscaping
and around the retention basin. An improved path of travel from the existing sidewalk
to the front of the JC Penney's store would resolve this.
Screening and Outdoor Lighting:
Overall, the applicant has proposed outdoor lighting consistent with what has been
provided for the other retail areas Of the development. The proposed design is
consistent with the City's lighting provisions and allowances., Adequate lighting will
be provided to accommodate those visiting the proposed development. However, staff
is recommending the outdoor lighting be either dimmed into a nighttime mode or
possibly turned off one hour after closing (COA No. 72). Outdoor lighting for Sam's
Club includes a nighttime mode that significantly reduces the number of lit fixtures
after hours. Additionally, staff recommends that all lighting along the west portions of
the project adjacent to Adams Street be limited to 24 feet in height and shielded so as
to prevent light glare towards the residential activity to the west (COA No. 73).
.-.-----......
Aventine Apartments currently has a six foot high stucco, wall which was not
constructed in alignment with their north property line. The applicants are proposing to
construct an eight foot high block wall along their southern perimeter in the same
manner as the existing Super Wal-Mart. This wall would be complimented with
screening from Willow Acacia trees. Because Aventine Apartments have a misaligned
wall which is located short of their actual property line, the end result will be a one to
two foot gap between the proposed wall constructed on the property line and
Aventine's existing wall. The applicants and Aventine Apartments are currently in
discussion to resolve this situation.
There have been some concerns from Lake La Quinta residents regarding the adjacent
Coachella Valley Water District well site located at the southwest corner of the project
site along Adams Street. The well site is not a part of this Site Development .Permit
and has not yet been constructed by the Water District. Once completed, the well site
will be surrounded by a standard eight foot block wall, providing some screening from
the rear of the store. Another concern posed by Lake La Quinta residents regards
headlight glare from the parking lot. As the parking lot surface will be approximately
four feet higher than Adams Street, staff is supportive and recommends a condition
requested by the Lake La Quinta residents to place a three to four foot high raised
berm or stem wall along the west parking lot perimeter to minimize headlight glare
from the parking lot (COA No. 75).
ALRC ACTION
The Architecture and Landscape Review Committee reviewed the proposed commercial
retail project and recommended approval of the project with conditions during their
June 27, 2007 meeting. In that meeting, the Committee expressed reservations with
the design of the building, especially the framed fascias located on the sides and rear
of the building, referring to them as being excessive, linear, and emphasizing the need
for more articulation. They recommended approval of the front fa<;:ade and the square
framed logo fascia with the condition that it be consistent with the Sign Ordinance.
The Committee Members recommended the side and rear framed fascias be "filled in"
with a contrasting color and grid pattern in line with the building and supported the
placement of additional stack stone pilasters, but stopped short of recommending a
redesign of the architectural features.
The ALRC was not supportive of staffs' recommendation to remove all of the square
framed fascias and replace them with architectural features designed to break up the
massing and provide articulation, detail, and depth to the building. They also did not
support staffs' recommendation to increase the loading dock wall height from eight to
ten feet.
The Architecture and Landscape Review Committee recommended approval of the
project subject to the following conditions:
--------.--.".----..-...------..,
1 . The applicant shall redesign the side and rear square framed fascias with a
complimentary color to the building at the discretion of the architect. The front
framed logo fascia is recommended for approval as proposed.
2. Two additional stack stone pilasters shall be placed atthe rear corners of the
building. Stack stone pilasters shall be extended all the way up along the framed
fascias. The east elevations shall have an additional stack stone pilaster placed
at the middle.
3. Tree wells shall be spaced at regular and consistent intervals throughout the
parking lot except above the underground storm water retention proposed in the
western area of the parking lot.
4. Exterior lighting shall comply with Section 9.100.150 (Outdoor Lighting) of the
La Quinta Municipal Code. All lighting shall be shielded and focused with the
project boundaries.
5. Final landscaping and irrigation plans shall be prepared by a licensed landscape
professional and shall be reviewed by the ALRC and approved by the Planning
Director prior to issuance of the first building permit. An application for Final
Landscape Plan Check shall be submitted to the Planning Department for final
landscape plan review. Said plans shall include all landscaping associated with
this project, including perimeter landscaping, shall be certified to comply with
the 50% parking lot shading requirement, and be in compliance with Chapter
8.13 (Water Efficient Landscaping) of the Municipal Code. The landscape and
irrigation plans shall be approved by the Coachella Valley Water District and
Riverside County Agriculture Commissioner prior to submittal of the final plans
to the Planning Department.
NOTE: Plans are not approved for construction until signed by the Community
Development Director.
6. Final carport designs and colors shall be submitted with the Site Development
Permit application for future building pads 4 and 5.
PUBLIC COMMENTS AND NOTICE
On June 27, staff attended a meeting held by Stamko Development to introduce the
project to the Lake La Quinta Homeowners Association (HOA). The HOA raised
concerns about the overall aesthetics of the building, stating that it was not in line
with other developments in the City. Concerns were raised over potential traffic
impacts and having another connection to Adams Street. Concerns were also raised
regarding parking lot lighting and glare impacts from car headlights. The HOA
requested the applicant construct a wall along Adams Street to minimize lighting
impacts. Additionally, the HOA would like to see parking lot lighting turned-off or
dimmed after store hours, and that future signage facing Adams Street not be
illuminated.
Since that meeting, staff has received two phone calls from Lake La Quinta residents.
Both callers voiced concerns with the architecture and asked that the development be
more upscale than what is currently proposed. Staff has received one email from a
Lake La Quinta resident concerned with an increase in traffic on Adams Street and one
in support of the project. Staff has also received a letter from the adjacent developer
of Washington Park suggesting modifications to Auto Centre Drive. Staff has not
,
received any other correspondence or phone calls prior to the filing of this report.
This project was advertised in the Desert Sun newspaper and posted on June 29,
2007. All property owners within 500 feet of the site were mailed a copy of the
public hearing notice.
FINDINGS
As required by LQMC Section 9.210.010 (Site Development Permits), findings to
approve Site Development Permit 2006-891 can be made and are contained in the
attached Resolution.
RECOMMENDATION
With respect to the Architecture and Landscaping Review Committee's
recommendation, staff recommends the Planning Commission reconsider the
recommended Conditions of Approval regarding the proposed architecture (COA Nos.
69 and 70). With the architectural revisions previously noted, staff finds the project
to be technically adequate and recommends the following:
Adopt Planning Commission Resolution 2007-_, approving Site Development Permit
2007-891 to allow construction of a 105,300 square foot retail store, subject to the
attached Findings and Conditions of Approval.
Attachments:
1 . Plans and Elevations
2. Development Scenario #2 from Specific Plan 1997-029 Amendment #1
3. Correspondence from the Public
4. Minutes for ttle June 27, 2007 Architecture and Landscape Review Committee
Prepared by:
~g:",,"
Principal Planner
ATTACHMENT 3
Andy Mogensen
--,-~-------------,--_..,---,-_._-----_._--_._~_.-
From: Eric Ceja
Sent: Tuesday, July 03, 2007 4:50 PM
To: Andy Mogensen; Brian Ching
Subject: FW: JCPenny Project
Eric Ceja
Assistant Planner
Community Development Department
City of La Quinta
eceja@la-quinta.org
760.777.7125
_____..____."__"___.._.__..~.____.___________'_______._._____,__._.__.__________.,_____..._M___~__________._.__.___.,____.__._
From: Kathylane@aol.com [mailto:Kathylane@aol.com]
Sent: Tuesday, July 03, 2007 4:47 PM
To: Eric Ceja
Subject: JCPenny Project
,
Dear Mr. Ceja,
I live in Lake La Quinta and recently I find it more and more difficult to tum left out of our development onto
Adams, as all of the planting in the median makes it almost impossible to see traffic heading south on Adams
from 48th, and traffic has significantly increased on that road. I understand that the city is considering an
entrance for JC Penny's from Adams, and possibly another light. This will make access to our community even
more difficult. The Adams gate is the only entrance and ex~ for guests, and their unfamiliarity with the situation
coupled with the difficulty of a left turn from the community make an accident more likely with each passing
day. Please consider routing the traffic to Penny's via the access roads that lead to WaIMart...this would be a
far safer solution. .
Sincerely,
Kathy Lane
--~._-,--~-,-----_._-----'
See what's free at AOL.com.
7/412007
Page 1 ofl
.
Eric Ceja
From: MLMSCHIEF@aol.com
Sent: Thursday, July 05, 2007 7:38 AM
To: Eric Ceja
Subject: J.C Penny Project
I am in favor of this project as long as the semaphore are eqipped with turn arrows:
Gene Kulander, Lake La Quinta.
See what's free at A9l!<Qm.
7/5/2007
WASHINGTON III, LTD
'618 DEClARATION AVE.
INDIO, CA 92201
760-775-7967 Phone
760-775-8329 Fax
July 6, 2007
RE: J.C Penney Site Development Hearing
Dear Planning Commission:
As the developers ofthe Washington Park shopping center (Trader Joes, Target, Lowes,
etc.), we have constructive suggestions that we would respectfully request be made
conditions of approval for the J.e. Penny project.
Based on the assumption that 47'h Avenue was designed a~ a primary relief arterial for the
heavily traveled Highway III, we would respectfully submit that the 'turn-about' on 47th
Avenue/Auto Centre Drive at the north entry of the project should be eliminated and the
street converted to a straight and 'widened' thoroughfare. There are also several
bottlenecks on the width of the road both before and after the 'turn-about'. This would
facilitate and encourage travel on this street that directly ties to the Super Walmart and
our project.
We would also suggest prohibiting vehicle parking on the street which is presently being
used for retail car inventory (code violation) and/or employee parking for the car
dealerships. This entry is a major and primary entry for a major retail use as well as
future car dealerships and other retail uses and arterial access needs to be designed to
accommodate the intensity of the project in conjunction with regional needs accordingly.
These suggestions would help optimize the functionality of the arterial in meeting the
objective of efficiently relieving traffic from Highway III.
f6) ~((;~~'W~ IRl
IrU 'JUL - 6 2007 ~
Cln' Q; LA i.JliINTA
000MJN1TY IlEVEt.CPOlENT
DEPAAlMENJ
C.C. Doug Evans, City of La Quinta, Community Development
-....-... ---..
ATTACHMENT #4
- - --- --~- ~--.,... ~
, .
,..
MINUTES
ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING
A Regular meeting held at the La Ouinta City -Hall
78-495 Calle Tampico, La Ouinta, CA
June 27, 2007
10:00 a.m.
I. CALL TO ORDER
A. This special meeting of the Architectural and Landscaping Review
Committee was called to order at 10:02 a.m. by Planning Director Les
Johnson,
B. Committee Members present: Bill Bobbitt, and Tracy Smith. It was
moved and seconded by Committee Members Bobbitt/Smith to excuse
Committee Member Christopher
C. Staff present: Planning Director Les Johnson, Principal Planners Stan
Sawa and Andrew Mogensen, Assistant Planner Eric Ceja, and
Executive Secretary Betty Sawyer.
II. PUBLIC COMMENT: None.
III. CONFIRMATION OF THE AGENDA: Confirmed
IV. CONSENT CALENDAR:
A. It was moved and seconded by Committee Members Bobbitt/Smith to
approve the minutes of June 6, 2007 as submitted. Unanimously
approved.
V. BUSINESS ITEMS:
A. Site Development Permit 2006-891; a request of Stamko
Development Co. for consideration of architectural and landscaping
plans for a 104,175 square foot department store (JC Penney),
located south of Auto Centre Drive and east of Adams Street.
1 . Principal Planner Andrew Mogensen presented the information
contained in the staff report, a copy of which is on file in the
Community Development Department. Staff introduced Chris
Clark, Russ Beckner, Mark Moran, John Pena, Rick Zeilinga,
representing Stamko Development, and Chuck Shepardson HSA
._~-,_. -..--
Architecture and Landscaping Review Committee
June 27, 2007
Design, and. Mark Levine, Nudell Architects, who gave a
presentation on the project.
2. Ms. Clark stated she agrees to Condition Nos. 8 and 9. In
regard to Condition No.4 they are not able to add any trees due
to the location of the retention basin. They have added
landscaping in other areas. This design has been modeled after
what was constructed on the Wal-Mart site. It is not a
. consistent line of trees. The site has a good record of
landscaping and The Auto Centre has won awards.
3. Committee Member Smith asked if the light standards will be
the same as Wal-Mart. Ms. Clark stated yes, they will be the
same. Across the well site they are 24 feet and will have visors
to allow downlighting. Committee Member Smith stated the
area in the. Wal-Mart parking lot that does not have trees is the
areas around the light poles. That is not the case here. Why
are there gaps in this proposed parking lot? Mr. Shepardson
stated adjustments can be made to make them equal. The
photometric design for the lights goes first and the landscaping
can be adjusted to meet this. Committee,Member Smith stated
it would look better to have them evenly distributed.
4. Committee Member Bobbitt asked about the underground
retention basins in the middle of the parking lot. Ms. Clark
stated the east side retention could affect the landscaping and
lighting. They have been able to add more landscaping by
having the underground retention in the drive aisles. On the
north side (Condition #9), there is no landscaping because of
. the underground retention.. and they are recommending the
trellis. All the landscaping for the entire site is being proposed
to be done at one time. .
5. Committee Member Bobbitt stated it appears trees were missed.
Mr. Shepardson stated they would rearrange the tree layout to
make it more consistent. The design before them was drawn
by the engineers.
6. Ms. Clark stated she accepts Condition No.6. In regard to
Condition No.5, the wall adjacent to .the loading dock, the
south wall on the loading dock up against the residential
property is 26 feet high. The wall that runs north-south is eight
feet high. There is a well site in this location that is yet to be
2
---
Architecture and Landscaping Review Committee
June 27, 2007
built. She does not know the height of the well site wall that
will have landscaping added to the wall. Adams Street is
several feet lower. She does not understand staff's
recommendation for a ten foot wall.
7. Committee Member Bobbitt asked what the line of site height
was along Adams Street. Staff stated the interest is in the
visibility of vehicles in the loading dock, due to the view out
. towards Adams Street being at the highest point of the loading
. area. It is a mechanism to shield the direct view of vehicles in
the loading dock by adding two feet to the wall.
8. Committee Member Smith asked if a wall was proposed along
the storm water area. Staff stated the entire well site wall will
be eight feet. Ms. Clark stated this area has a 20 foot setback
and has landscaping at the 12 foot right-of-way plus their
additional landscaping at the top. She does not believe the wall
will be seen by anyone driving by.
9. Committee Member Smith asked what difference there would
be between an eight or ten foot wall. Staff stated the interest
is at the north end as it is proposed to.. be a recessed ramp.
Committee Member Smith stated it is recessed.
1 O.Committee Member Bobbitt stated he does not see it as an
issue. People driving by should not even' see it. His concerns
are the elevations and the close proximity'of the building to the
residential to the south.
11 . Committee Member Smith asked about the traffic circulation of
the site. Discussion followed regarding the circulation of the
interior streets.
12. Mr. Mark Levin, Nudell Architects, went -over the architectural
design features. In regard to Condition No.1, or the north
elevation, the architect discussed the red panel square with the
JC Penney signage, as an overall design of the building. JC
Penney has done extensive research on a branding for their
identity, and the economics of their brand design. This logo is
reflected on all their new buildings. As far as the main elevation
and the articulation of the glass, stone, canopies, etc., the
intent is to break up the main elevation and significantly
emphasize the main entry and reinforce the brand identity. The
3
Architecture and Landscaping Review Committee
June 27, 2007
accent and dramatic of the red is for that purpose. The glass is
a combination of spando and vision glass; a departure from their
design to reinforce their redeveloped design to contemporarize
themselves against their competitors. The tower is a very
definitive element of all JC Penney's buildings.' The minor issue
regarding the canopy and the depth of the horizontal element at
the edge and further along the two lines that follow the glass
can be resolved. The horizontal element has a two foot
setback. The canopy projects out eight feet which makes a ten
foot depth. It is a north elevation and will not get the direct
. s\lnlight.
13. .. Committee Member Bobbitt asked about the relationship to the
curb. Mr. Levin stated the red bollards are in front of the
ca,:lOpy. The overhang of the canopy face is approximately two
feet from the curb. Committee Member Bobbitt asked why it
did not run all the way to the end of the building. Mr. Levin
stated it was to keep the more modern look. Committee
Member Bobbitt asked if staff wanted more shade or what were
they trying to achieve with their recommendation. Staff stated
the plans did not identify the depth and what they wanted was
shade along the entire length of the glass. Committee Member
Bobbitt stated the banding is not completely banding, but has
the spanding for partial protection. Ms. Clark stated the canopy
is covering the amount of the sidewalk in front of the building.
Staff stated that if it covers the entire length of the sidewalk
'staff has no issue, but pointed out the canopy only partially
covers the entire length of the front windows.
14. 'Committee Member Smith asked the material of the canopy.
Mr. Levin stated it is metal.
15. Ms. Clark noted the red steel accent at the end of the building
is a separate entry which is a separate business and that is why
it is identified. It is similar but at a different scale. The entire
site is not the typical desert theme. This is a much more
modern theme. Each of the buildings have different colors of
steel elements. What is most important about this building is
that it is not a typical big box. The glass, is designed to create
an open feeling. It will be the first LEED certified building for JC
Penney. She corrected the size of the building to 105,300
square feet. What staff calls the sign is actually a particular
enhancement that frames in the sign. They tried to create the
4
Architecture and Landscaping Review Committee
June 27,2007
theme of the building with the signs included in the architectural
enhancernent. They have a choice of a white background and
. red letters or red with white. In the desert the white will not
hold up.
16. Committee Member Smith stated he does not see the need for
one so large along Adams Street. Ms. Clark noted the size
differences. They have been the architectural enhancements on
all sides of the building. Committee Member Smith asked staff
what they were trying to achieve with Condition No.1. Staff
noted that similar big boxes in the City and stated that although
they design architecture to accommodate a sign this is more
than what has been done elsewhere.
1 7. Committee Member Bobbitt stated there was a lot of discussion
in regard to. the Best Buy sign. Whether or not this is
acceptable, on the sides where the loading dock and even
though there are a lot of trees to hide the loading dock, the sign
is just too much. He does not appreciate' the design on any of
the buildings as it lacks a lot of detaiL The front is ok, but the
back and sides need some articulation. It is just too linear and
the signs are too much.
18. Committee Member Smith asked staff where the pilasters
should be added. Staff stated on the rear .and incorporated into
the sides. Carrying the element to all three sides. The interest
is to make sure that the area where the future buildings will be
constructed has the same architectural treatment. Ms. Clark
stated that the revised drawings show it as being consistent,
19. Committee Member Bobbitt stated that whatever is added will
need to be removed when the building is constructed next to it.
Mr. Levin stated the lines are delineated.
20. Committee Member Smith asked why the south elevation was
so flat and linear and the north has so much. Why do you need
to see it from the south as it does not appear to match. Mr.
.'Levin stated that if you stood back and could see across the
roof you would see them projected up. Ms. Clark stated that
from their property line you will not see it; it is too far. You
. might see it from the second story of the apartment buildings.
5
Architecture and Landscaping Review Committee
June 27, 2007
21. Committee Member Bobbitt .stated the sign on the parking lot
side is fine if it meets the City's Sign Ordinance. The ones on
the side are too large and out of scale. He would prefer to see
them scaled down and the two on the back need something
added. Staff stated it appears to be a framed area which draws
your eye to which looks like something is missing. Mr. Levin
stated this is the rear of the building. It is their intent to create
articulation for some consistency, but it.will not be a primary
path of travel.
22. Committee Member Bobbitt stated this has been an issue with
all their buildings along Highway 111. Ms. Clark asked if they
added different colors to give the variation. Committee Member
Bobbitt asked about adding the pilasters on the west and east
elevations. Mr. Levin stated they will continue the pattern,
materials, and colors. Committee Member Bobbitt asked about
the temporary pilasters. Mr. Levin stated on the south it is not
a,problem. The east and west gets to be a tighter breakup from
what JC Penney is asking. Ms. Clark stated that when they
built Pet Smart they painted the area where the future building
will be with the same color, but did not add any articulation.
Staff stated the request was to add the pilasters to the side and
back. Mr. Levin stated adding pilasters to the south is not. an
issue. Committee Member Bobbitt stated that removing the
upward frame creates just a long linear line. Staff stated it was
not staff's idea to give suggestions, but the relief on the long
linear look is coming from the frame, but instead of being a
frame maybe the whole area could project out. Mr. Levin stated
that on the west elevation the whole vertical element projects
out a couple feet and the lip pops out a couple more feet. The
'corder is champered out and the face is inset slightly. Staff
recommended a different feature for the side popout.
23. Committee Member Bobbitt stated the sides need more
articulation and less of the square. Ms. Clark stated the east
elevation has a retention basin with a "landscaping area that
goes to the end of the building. La Ouinta Drive ends half way
down and Wal-Mart extends beyond this. which will hide the
sides. Committee Member Bobbitt stated then why is the sign
needed on the west side. Mr. Levin stated these two elevations
they could add the pilasters for the expanses between where
the projected future buildings will be and the edge of the
6
Architecture and Landscaping Review Committee
June 27, 2007 .
building to become understated as far as the red square, but
have articulation equal to the expanses.
24. Committee Member Bobbitt stated he would recommend
framing them to give articulation to not look like a big red sign.
Mr. Levin stated they would keep the articulation with some'
pilasters. Committee Member Bobbitt stated the big red sign is
the only articulation and something else is needed if the sign is
kept. Staff stated these are areas of limited visibility, why not
eliminate them entirely and just go with the pilasters and carry
lip the stone element, pop it out and add a small understated
sign.
25. There being no further questions, it was moved and seconded
by Committee Members Bobbitt/Smith to adopt Minute Motion
2007-016 recommending approval of Site Development Permit
2006-891, as recommended by staff and amended as follows:
a. Condition Nos. 2, 5, and 7 deleted'
b. Condition No.1: amended as follows:
1) The north elevation is recommended as proposed.
2). The applicant shall redesign the side and rear
square framed fascias with a complimentary color
to the building at the discretion of the architect.
The front framed logo fascia is recommended for
approval as proposed.
3) Two additional stack stone pilasters shall be placed
at the rear corners of the 'building. Stack stone
pilasters shall be extended all the way up along the
framed fascias. The east elevations shall have an
additional stack stone pilaster placed at the middle.
4) Tree wells shall be spaced at regular and
consistent intervals throughout the parking lot
except above the underground storm water
retention proposed in the western area of the
parking lot.
5) Exterior lighting shall comply with Section
9.100.150 (Outdoor Lighting) of the La Ouinta
Municipal Code. All lighting shall be shielded and
focused with the project boundaries.
6) Final landscaping and irrigation plans shall be
prepared by a licensed landscape professional and
shall be reviewed by the ALRC and approved by
7
Architecture and Landscaping Review Committee
. June 27, 2007
the Community Development Director prior to
issuance of the first building permit. An application
for Final Landscape Plan Check shall be submitted
to the Community Development Department for
final landscape plan review. Said plans shall
include all landscaping associated with this project,
including perimeter landscaping, shall be certified
to comply with the 50% parking lot shading
requirement, and be in compliance with Chapter
8.1 3 (Water Efficient Landscaping) of the
Municipal Code. The landscape and irrigation plans
shall be approved by the Coach ell a Valley Water
District and Riverside County Agriculture
Commissioner 'prior to submittal of the final plans
to the Community Development Department.
NOTE: Plans are not approved for construction until
signed by the Planning Director.
7) Final carport designs and colors shall be submitted
with the Site Development Permit application for
future building pads 4 and 5.
Unanimously approved
B. Site Development Permit 2006-889; a request of Kerr Project Services
(for Applebee's Restaurant) for consideration of development plans for
a 5,914 square foot restaurant located northeast of the intersection of
Washington Street and Seeley Drive in the Centre Pointe development.
1 . Principal Planner Stan Sawa presented the information
'contained in the staff report, a copy of which is on file in the
Community Development Department. Staff recommended
condition #4. Staff introduced Deborah Kerr, Kerr Project
Services, Jim Stuart and Myron Thompson, Applebees, and
Kalvin Mizzi, CP Development, who gave a presentation on the
project.
2. Committee Member Bobbitt stated the gooseneck light is a
trademark. Ms. Kerr stated that . with the additional
architecture, you will not see them. Committee Member Bobbitt
stated the utility doors should not be lit.
3. Committee Member Smith asked why staff did not want the
roof tiles lit. Staff stated it has not bee,n done on any other
8
Architecture and Landscaping Review Committee
June 27, 2007
building in the City, but they could work with the applicant on
the lights.
4. Committee Member Bobbitt stated he agrees with staff's
recommendation on the landscaping. The one gallon difittea will
burn with the afternoon sun and the sizes proposed' are too
small. If they are put on the east side of the building they will
do fine. The Lajollas should not be intermixed in a small area or
used as a hedge. They will grow as large as you let them and
, the gardeners will cut them into funny shapes. It would be
better to use a roseinka bougainvillea.
5. Committee Member Smith did not agree with the estallia and
acacia rowleuins being used in the tiny areas. It is low growing
but will spread out onto the sidewalk.
6. There being no further questions, it was moved and seconded
by Committee Members Smith/Bobbitt to adopt Minute Motion
2007-017 recommending approval of Site Development Permit
2006-889, as recommended by staff and amended as follows:
a. Condition #4: Deleted.
b. The applicant shall replace the lajolla bougainvillea with a
roseinka variety; the estraila and acacia rodowelns and
the bird of paradise shall be replaced with a different
variety.
Unanimously approved
C. Site Development Permit 2007-872 and 2005-848; arequest of Trans
West Housing for consideration of final landscaping plans for portions
of the Griffin Ranch interior common areas, including medians and
pasture for the property located south of Avenue 54 to the east of
Madison Street.
1 . Principal Planner Andrew Mogensen presented the information
contained in the staff report, a copy of which is on file in the
Community Development Department. Staff introduced Marty
Butler, representing Griffin Ranch, and Chuck Shepardson, HSA
Landscaping, who gave a presentation on their request.
2. Committee Members stated they have no issues with the
project as proposed.
9
Architecture and Landscaping Review Committee
June 27, 2007
3. .' There being no further questions, it was moved and seconded
by Committee MembJrs Bobbitt/Smith to adopt Minute Motion
I
. 2007-018 recommending approval of Site Development Permit
I
2007-872 and 2005-848, as recommended by staff.
I .
Unanimously approved
I
VI. CORRESPONDENCE AND WRITTEN MATERIAL: None
VII. COMMITTEE MEMBER ITEMS:
VIII. ADJOURNMENT:
There being no further business, it was' moved and seconded by Committee
Members Bobbitt/Smith to adjourn this meeting of the Architectural and
, Landscaping Review Committee to a Regililar Meeting to be held on July 12, 2007.
This meeting was adjourned at 12:05 p.m. on June 27, 2007.
Respectfully submitted,
BETTY J. SAWYER
Executive Secretary
10
BI#A
PLANNING COMMISSION
STAFF REPORT
DATE:
JULY 10, 2007
CASE NO.:
SIGN APPLICATION 2007-1150
APPLICANT:
STAMKO DEVELOPMENT COMPANY.
REQUEST:
CONSIDERATION OF A SIGN PROGRAM FOR PERMANENT
BUSINESS IDENTIFICATIONSIGNAGE FOR JC PENNEY
LOCATION:
SOUTH OF AUTO CENTER
STREET; WEST OF LA
(ATTACHMENT 1)
DRIVE, EAST OF ADAMS
GUINTA CENTRE DRIVE
GENERAL PLAN:
RC - REGIONAL COMMERCIAL
ZONING:
CR - REGIONAL COMMERCIAL
ENVIRONMENTAL
DETERMINATION:
THE LA GUINTA PLANNING DEPARTMENT HAS'
DETERMINED THAT THIS SIGN APPLICATION IS
CATEGORICALLY EXEMPT FROM ENVIRONMENTAL
REVIEW PURSUANT TO PROVISIONS OF SECTION 15311
(CLASS 11) OF THE CALIFORNIA ENVIRONMENTAL
GUALlTY ACT (CEGA)
BACKGROUND:
The JC Penney Department Store site is located south of Auto Center Drive east of
Adams Street. The project is bounded on the north by a new access drive which
connects Adams Street and La Guinta Centre Drive. Aventine Apartments are
located to the south of the project, while the western property line is bounded by
Adams Street, and the eastern property line is bounded by the Wal-Mart Super
Center. Additionally, Lake La Guinta is located directly west of the JC Penney's
building, across Adams Street.
The Planning Commission approved the Centre at La Guinta Sign Program (SA 02-
618), on June 11, 2002, and approved subsequent Amendments to the Sign
Program on September 24, 2003, and October 14, 2003. The original Sign
Program (SA 02-618) primarily focused on the Wal-Mart Super Center and auxiliary
buildings. The new Sign Program for review deals solely with signage needs for the
proposed JC Penney's. The approved Specific Plan Amendment No. 4 (SP 92-
029) for the Centre at La Guinta states that, "Signs for development on the
property will be reviewed by the City during the Site Development Permit approval."
SIGN REQUEST:
The applicant requests a Sign Program be approved for the JC Penney building. A
total of five signs have been applied for as part of the proposed Sign Program. The
tenant's primary signage consists of three signs to be incorporated into the building
fascia. Two accessory signs are also proposed on the buildings metal canopy-
overhang, located along the north elevation of the building. The applicant has not
applied for internal or perimeter monument signage along Adams Street or Highway
111 as. part of this application. Previously approved existing and proposed
monuments signs along Highway 111 and the corner of Adams Street and Avenue
47 will accommodate JC Penney's.
The Sign Program identifies specifications such as materials, letter style, colors,
illumination, and shape for all building-mounted and canopy-mounted signs.
General standards for sign installation and maintenance have been previously.
identified in Sign Application 2002-618 - Sign Program for the Centre at La Guinta.
The Sign Program proposes modifications to City Sign Ordinance provisions
regarding sign size (gross area only) and number of signs.
Fascia Signage
The proposed JC Penney Sign Program identifies three framed, building-integrated
fascia signs with mounted internally-illuminated white channel lettering, to be
placed on the north, east and west elevations. The framed fascia signs appear as
the red square of the JC Penney's corporate logo.
The north facing sign is the largest of the three signs and is located off-center from
the Department Store's main entrance. Maximum lettering height for the sign is
proposed to be six (6) feet. Each sign lettering totals approximately 293 square
feet, while the framed red-box portion of the sign is approximately 1,200 square
feet. The proposed lettering will be white and centered vertically within the framed
area of the fascia sign.
The west elevation sign is located south of Future Building. Area 1 approximately
380 feet east of Adams Street, and east of the C.V.W.D Well site (Attachment 2).
The proposed sign location will not be visible form Highway 111, and once the
future building pads, final landscaping, and the C.V.W.D well site are built, visual
access of the west-facing sign will be limited. The framed area for the west
elevations sign will have the same red background and will be slightly smaller than
the north elevation sign measuring approximately 900 square feet in area. Sign
lettering within the framed area will be the same color and design as the north-
facing sign, but will be smaller in size. Lettering for the sign is approximately 175
square feet in size with five (5) foot high individual channel letters.
The east elevation sign faces the southern terminus of La Guinta Centre Drive, and
the Wal-Mart Super Center Automotive center. The east elevation sign is identical
to the one proposed on the west elevation, approximately 900 square feet in area.
Sign lettering within the framed red-box area will also be consistent with white
individual channel letters five (5) feet in height.
Accessory Signage
The proposed Sign Program identifies two canopy-mounted identification signs near
the entrance to the JC Penney's building, with one sign reserved for the tenant's
Optical Center (Attachment 3). The signs consist of one line of individual non-
illuminated aluminum composite material letters, bonded to an extruded
thermoplastic core, and mounted with rivets to the canopy. Both signs on the
metal canopy will be black and centered vertically along the canopy. The "JC
Penney" sign is located west of the main entrance to the Department Store and is
approximately eight square feet in area. The "Optical Center" sign is proposed to
the east of the main entrance to the Department Store and is .approximately 3.5
square feet in area.
Signage Illumination
The applicant proposes to illuminate the three identification signs within the red-
boxed areas on the buildings east, west and north elevations. Although the red-
boxed area will not be illuminated, the lettering within the boxed areas will consist
of individual channel letters internally illuminated white with neon. The accessory
signs for the Optical Center and building entrance are not proposed to be
illuminated.
ANALYSIS:
Per the City of La Guinta's Municipal Code, ~ 9.160.130 Sign Definitions, a "Sign"
is "any means for visual communication, including but not limited to words,
symbols and illustrations, together with all parts, materials, frame and background,
which is used or intended to be used to attract attention to, identify or advertise an
establishment, product, service, activity or location, or to provide information"
(Attachment 4). Therefore the proposed signs for the JC Penney's building include
not only the individual letters proposed for the signs, but also the large framed red-
boxes used as part of the buildings architecture.
Major retail tenants along Highway 111 have historically applied for business
identification signs in excess of the Sign Ordinance criteria.' Approvals were made
based on sign size, location, as well as proportionality to the building. The
following chart shows a comparison of the proposed sign to previously approved
signs for major retail tenants along Highway 111 :
Bed Bath & Be
Kohl's
Stater Brothers
Tar et
Walmart
Best Bu
Sam's Club
Avera e:
:,.):SigirSize,2~?~iLe,tt~r'.~iz~'{. ',;Building'Sii~/'
r ..... 'I,.i "...,-.~" ,.,....' ,.':"J, r _.,,' -,^,.. .,.'..~' .r "'" .~. S.-..' -., .' ~,.'I.' ::'1; ..;, .'.", .' >"" <"'0 "'~ -.-,
.... ,h....square.....<{:.""i'square "..' c".('"".square '.,'
{<~\",_. " ,,'7," J" "-'':'',l- "')~'\";~> ,~ ,\"'.;,', t ," ,.1<,1'-'; ,,"c_ ,~., :,,"~'~f';'\
.\ ,i,'.,""eetk 'L.. ':" c' ,.Aeetl o'. ,,<:feet!.. .
150 30,000
193 127,000
180 42,600
186 126,000
230 233,000
108 17,000
167 136,000
185 94-765
1200
900
900
3,000
292.5
175.3
175.3
643.1
105,300
"
"
"'Distance' from'
. .. '':',~'.' ;'- ':- ~:) ," .'
H)lVY,'" 1,
'j"-"feeti. .
350
700
350
450
1,200
350
1,050
685
1 .400
380 (To Adams)
325 (To LQ Dr.)
Staff concludes the proposed sizes for the "Optical Center" sign, and the smaller
"JC Penney" sign on the building entrance canopies are appropriate for their
locations. However, the three main business identification signs on the north, west
and east building elevations are larger than necessary, and are significantly larger
than what has been previously approved elsewhere in the City.
The combined square footage of the three main business identification signs on the
northern, western and eastern building elevations total approximately 3,000 square
feet. The sizes of the three signs are disproportional to the amount of wall space
on their respective building elevations, significantly exceed what is permitted in the
La Guinta Municipal Code, and are greater than what has historically been approved
for major retail tenants on Highway 111 or elsewhere in the City. The proposed
main identification sign on the northern building elevation is approximately 1 ,400
feet from Highway 111. The west facing building-mounted sign is approximately
380 feet from Adams Street. The east facing building-mounted sign is
approximately 325 feet from the end of La Guinta Drive. Other tenants with similar
floor areas and distances from' Highway 111 have previously been approved for
smaller identification signs.
The proposed west elevation sign will have limited visibility from along Adams
Street. Future development of the project site and the C.V.W.D well site will
further conceal this sign from view along Adams Street. Staff has also received a
number of phone calls from residents at Lake La Guinta p'ertaining to this west
elevation sign. Residents said they ,would like to see the sign eliminated entirely
and, if that is not feasible, they would prefer that the sign be non-illuminated.
The proposed east elevation sign faces onto the west elevation of the existing Wal-
Mart Super Center, its automotive service bays, and a truck turnaround. Traffic
along this portion of La Guinta Centre Drive is limited to the rear alley, loading bays,
and the existing automotive center. The sign will be further constricted from view
by any future building pad adjacent to the site and will not be visible from Highway
111. Considering t~e limited traffic and visibility of the east elevation, staff is not
supportive of a sign at this location.
RECOMMENDATION:
Adopt Minute Motion 2007-_, approving the requested signage, subject to the
following Conditions of Approval:
1. The total square footage for each of the "JC Penney" main business
identification signs shall be no greater than 200 square feet. The applicant
shall install the approved signs on the eastern and northern building
elevations at the approved locations.
2. The east and west elevation signs shall be eliminated in their entirety.
3. A sign permit shall be obtained and approved prior to any work on the sign
being constructed.
~
ERIC EJA,
Assistant Planner
Attachments:
1 . Location Map
2. Building-Mounted Signs
3. Accessory Signs
4. L.G.M.C ~ 9.160.130 - Sign Definitions
--
----..--.---..-----.
-
81#8
STAFF REPORT
PLANNING COMMISSION
DATE:
JULY 10, 2007
CASE NO:
SIGN APPLICATION 2007-1135
APPLICANT:
COAST SIGNS, INC.
PACIFIC WESTERN BANK
PROPERTY OWNER:
WELLS MARVIN
REQUEST:
CONSIDERATION OF A SIGN PROGRAM TO SERVE THE
PACIFIC WESTERN BANK BUILDING ON CALLE ESTADO
(OLD LIBRARY BUILDING)
LOCATION:
78-080 CALLE ESTADO, APPROXIMATELY 280' FROM
DESERT CLUB DRIVE (ATTACHMENT 1)
ENVIRONMENTAL
CONSIDERATION:
GENERAL PLAN
DESIGNATION:
ZONING:
BACKGROUND:
Site History
Pacific Western Bank is located at 78-080 Calle Estado, within the La Guinta
Village. The building was approved on May 19, 1987 under Plot Plan 87-380 as a
two-story, 6,768 square foot retail/office building. Previously, the building served
as a multi-tenant office-building and once served as the City'Library. Currently, the
building is occupied by a single tenant - Pacific Western Bank.
The 'building's original Sign Program (SA 88-066) was approved by the Planning
Commission on July 12, 1988. The program limited each tenant to one sign. Sign
material was limited to painted wood and all signs were non-illuminated. The
current Sign Program in place does not adequately serve the existing tenant,
therefore the applicant has submitted an application for a new Sign Program.
SIGN PROGRAM PROPOSAL:
The applicant requests a Sign Program be approved for Pacific Western Bank
(Attachment 2). The proposed Sign Program provides specifications for three
building-mounted signs and three incidental accessory signs, provides definitive
SA 07-1135 Pacific Western Bank (STAFF REPORT)
sign locations, and general standards and provisions for sign construction,
installation and maintenance.
Building-mounted Signs
The program identifies three building-mounted sign locations for Pacific Western
Bank; one along the buildings east, west, ,and south facing elevations (Attachment
3). The Sign Program states that building-mounted signs are to be illuminated and
are assigned a predetermined location via the Sign Program. '
The west elevation sign is located just below the buildings roof line, and centered
along the buildings west elevation. The sign is shown to be non-illuminated
aluminum channel letters. Sign lettering is proposed to be Y. inch thick and shall
be "pinned" off the wall by % inch. The sign lettering is 21 feet in length and one
foot in height. The 'logo for the sign is five feet in length and nearly 2 % feet in
height. The overall size of the sign is 50 square feet.
The east elevation sign is located just below the buildings roof line. Sign lettering
will be channel letters and will be internally-illuminated. Letters are five inches
thick and are attached flush with the wall. Lettering size is one foot in height. The'
overall sign size is comprised of three lines of text accompanied by a fourth line
used for the logo. The size of the sign is approximately 44 square feet.
The south elevation sign is located within an arch, just above the main entrance to
the building along Calle Estado. The sign is non-illuminated aluminum channel
letters which are Y. thick and "pinned" off the wall by % inch. The size of the sign
lettering is six inches in height and seven feet in length. The logo for the sign is 17
inches in height and 24 inches in length. The overall size of the sign is 23 square
feet.
Building Lobby Signs
Three building lobby signs are proposed as part of this Sign Program. The three
signs are located at the main entrance to the building, within a covered entryway,
and not visible from Calle Estado. The signs are non-illuminated plaques made from
3/16" vinyl with acrylic paint and are attached flush with the building fascia.
The first two signs are placed one above the other. The first sign is 9 % inches in
height and 20 inches in length. The sign reads "Pacific Western Bank" in one inch
high lettering. The second sign is located just under the first sign and is used as the
business operating hours. The sign reads "Lobby Hours Monday - Thursday 9am -
4pm Friday 9am - 6pm". The sign is eight inches in height and 20 inches in length.
The total sign area for both signs is less than 2 % square feet.
The third sign reads "Pacific Western Bank, Real Estate Lending Group Suite 201"
in 1 Y. inch high lettering. The size of the sign is 20 inches iri length and 16 inches
in height. The overall size of the sign is less than 2 % square feet.
SA 07-1135 Pacific Western Bank (STAFF REPORT)
ANALYSIS:
1. The Sign Program prepared for this building is intended for a single-tenant
who occupies all of the leaseable space within the building. No secondary
tenant signs are allowed as part of this Sign Program.
2. The proposed Sign Program allows for a maximum of three signs for the
single tenant, with maximum sign area not to exceed the sign sizes identified
for that location. Although the Sign Program is generally more restrictive
than the City's Sign Code, it is believed that the style of architecture will be
better preserved under the proposed Sign Program., 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.
3. The proposed building-mounted Lobby signs are' considered incidental
accessory signs, listed under ~9.160.020 Exempt Signs of the L.G.M.C.
Although the signs are exempt from review, sign sizes are limited to three
square feet aggregate, and may be building-mounted or placed within a
window. The building-mounted Lobby signs are each less than three square
feet in area; however, the total sign are for all three signs exceeds the three
square foot aggregate size allowed.
4. Lobby signs are hidden from vehicular traffic along Calle Estado.
5. The Lobby signs are proposed to be building-mounted rather than placed in
the window. Building-mounted signs are preferred at this location as the
existing French doors and window design limit the space available for
incidental accessory signs.
6. The east elevation sign is proposed to use three-four lines of text with logo.
Generally signs throughout the City are limited to two-three lines of text with
logo. Overall sign size conforms to the 50 square foot limitation; however,
due to the pedestrian atmosphere of the La Guinta Village, sign size may be
too large.
7. The proposed sign along the buildings west facing elevation may be hidden
from view as the existing landscaping and proximity to adjacent building will
limit visual access to the sign.
8. The south elevation sign, located above the buildings main entrance is a Y.
inch thick. The thickness of the sign may need to be increased to add visual
interest, shadow and depth to the sign.
9. No additional signs are permitted through this Sign Program.
SA 07.1 135 Pacific Western Bank (STAFF REPORT)
10. Only one building-mounted sign will be illuminated the other two signs are
non-illuminated. All signs are considered compatible with other signs located
through out the Village.
11. 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 2007-1035:
A. The Sign Program 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. The Sign Program 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. The Sign Program 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. The Sign Program 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 -_, approving Sign Application 2007-1135 as
recommended, subject to the following conditions:
1. The proposed sign along the buildings west elevation shall be eliminated.
2. The proposed sign along the buildings east elevation shall be reduced by
10%.
3. Letter thickness for the non-illuminated sign at the buildings entrance shall
be set at two inches.
4. Total sign area for the lobby signs shall be six square feet.
5. Final sign plans shall be submitted to the Planning Department for approval
prior to issuance of a building permit for the signs.
SA 07,1 135 Pacific Wastern Bank (STAFF REPORT)
5. Final sign plans shall be submitted to the Community Development
Department for approval prior to issuance of a building permit for the signs.
Prepared by:
01 4
Eric Ceja, Assist t Planner
Attachments:
,1 . Location Map
2. Sign Program
3. Building-mounted Sign Locations and Details
SA 07.1 135 Pacific Western Bank (STAFF REPORT)
C"",,-
r'
~44QtdIdt
MEMORANDUM
"
TO:
Honorabl:e Chairman and Membe~rs of the Planning Commission .
Les Johnson, Planning Director .
Timothy R. Jonasson, P.E., Publ rks Director/City Engineer ~ ~
July 10,2007
'FROM:
DATE:
RE:
SDP 2007-891, Stamko Development Co.
Site Development Permit for JC Penney's
Since releasing the staff report and conditions of approval, staff has received
additional letters from the public regarding the project. Those letters have been
attached with this memorandum.
Staff met with the applicant on July 9, 2007 and proposes changes to certain
Conditions of Approval. These changes are primarily due to either typographical
errors or minor clarifications requested by the applicant that are supported by staff.
Staff thus recommends to the Planning Commission that the following conditions
be amended:
Site Development Permit SDP 2007-891 Conditions of Approval
11 .A. Strike out the word "purchase" from the third paragraph.
13.A. Insert text "and 2" within the following sentence: "The Adams Street
landscape setback for Parcel 1 and 2 shall be..."
14. Add the sentence "Access to Parcel 9 shall be considered through a separate
Site Development Permit." at the end of the second paragraph, as per the
applicant's request.
Strike out the. number "13" referenced in the third paragraph, due to .a
typographical error.
18.E. Strike out the word "meandering."
26. Rewrite the first sentence of the paragraph to modify two erroneous words:
"Stormwater handling shall be revised as necessary and approved by the City
Engineer to conform with the approved hydrology and drainage reports for
The Centre at La Guinta Development to include Parcel Maps No. 28525-2,
30420, and 33588, including requirements for storm water retention from
the Sam's Club Retail Center/Fueling Station and Tentative Parcel Map No.
34855. "
31. Add the following statement at the end of the first sentence: "...or as
approved by the City Engineer."
71. Remove the second sentence in this condition referencing photometric plan
approval prior to building permit issuance.
84. This condition shall be rewritten to state: "Permits issued under this approval
shall be subject to fees and deposits as identified in the existing
Development Agreement, DA 97-004, which was approved by the City
Council on July 21, 1997 under Ordinance No. 306."
Due to outstanding incompatibility regarding the existing wall at Aventine
Apartments and the 8 foot block wall proposed by the applicant, staff further
recommends the following condition be added:
106.
The applicant shall use good faith effort to work with the owners of the
adjacent property to the south (Aventine Apartments) in order to remove and
replace an existing misaligned block wall with one to be constructed, at the
applicant's cost and expense, on the property line. FiRel a6"i\,j1l "I'dll be
..eflJ3ravea by - tl.G rlaAAiFl~ Dir8~tor..
~
oj
'I(!-'
\'
,
Please note that, due to a formatting error, there is a gap in the Conditions of
Approval between numbers 44 and 56. This numbering sequence error will be
corrected in the Final Conditions of Approval.
Page 1 of 1
Andy Mogensen
From: Eric Ceja
Sent: Monday, July 09, 20078:11 AM
To: Andy Mogensen
Subject: FW: J C Penney
Eric Ceja
Assistant Planner
Community Development Department
City of La Quinta
eceja@Ia-quinta.org
760.777.7125
From: PDLaGreca@aol.com [mailto:PDLaGreca@aol.com]
Sent: Sunday, July 08, 2007 7:39 AM
To: Eric Ceja
Subject: J C Penney
Please assist us in making sure their is not an access off Adams for the J C Penney store. It will cause undue
hardship, enormous traffic delays and more than likely the increase in accidents. We certainly can do without
more human and property damage.
Any1hing you can do to help will be greatly appreciated.
Thank you.
Phil La Greca
78865 Via Trieste
La Quinta, CA 92253
(760) 774-1086
See what's free at AOLcom. .
7/I 0/2007
Page 1 of 1
From: Michael Mastrogiuseppe [mmastrogiuseppe@dc.rr.com)
Sen.t: Sunday, July 08, 2007 10:54 AM
To: City Managers Office
Subject: JC Penny Project
Ct:~
~f
C-M.
W!iA/JY7
CD:;
ce-~
Wanda Wise-Latta
Please give copy to each council member.
Thank you.
Dear Council Members:
As a resident of La Quinta living at Lake La Quinta I have witnessed close up and first hand the tremendous
grow1h in the adjacent Highway III corridor. While I understand this commercial and retail development
provides a very important source of revenue to our City, I do believe that in their eager quest for more income,
City Fathers have been a bit reckless in their choices of retail establishtnents. Recent additions such as
WaIMar1, 99 Cent Store and Goodwill all cater more to residents of other cities than to the people of La Quinta.
My friends and neighbor still have to drive to other cities to shop in quality retail establishments such as
Macy's, Saks and Nordstrom. It is unfortunate that most of our nearby shopping opportunities accommodate a
different demographic than that of the City of La Quinta. The upcoming JC Penney Project at La Quinta Center
Drive near Wal-Mart in another example of this. .
I would hope that this will not become a big white elephant for the City. JC Penny's prior history has been
more as an anchor store in a large shopping mall. A stand alone store would have a better .chance of success on
Highway I I I rather than being tucked back off La Quinta Center Drive.
As a resident of Lake La Quinta we are a community being surrounded by retail, which in many aspects is
convenient, but the City needs to do its part to mitigate the impact of traffic flooding in from other cities to the
east. While we understand that our opposition to this project will not sway the/City from it approval, we would
like to see some things mandated to ease the impact on the residents of the surrounding residential areas.
The proposed left turn lane south bound on Adams into the proposed project must be eliminated from the plan.
It is already difficult for Lake La Quinta residents to exit our main gate on Adams and any additional traffic
will make it near impossible to exit safely. With this project having access from La Quinta Center Drive,
Avenue 47 and the Wal-Mart Parking lot, an entrance on Adams between 47th and Via Graziana is
super8uous. If the City disagrees, then the left turn entrance on Adams should be moved to Via Graziana,
placing the traffic signal so it benefits both business and residents
With the added light and noise pollution from parking lot lighting and headlights it should be mandated that a
perimeter wall be erected along Adams to limit this type of pollution.
<>Residents of Lake La Quinta are not unreasonable and we have worked with other developers to lessen the
impact of their developments on our community and hope the City will work with the big box stores and its
residents to the mutual benefit of both. '
I sincerely hope the meeting on Tuesday July 1 Otb .is more than just the City going through the motions of
having to listen to its residents, only to rubbe~ stamp yet another project.
7/9/2007
Page 1 of 1
From: diane abdelnour [karisma36@earthlink.net]
Sent: Monday, July 09, 2007 11 :23 AM
To: City Managers Office
Subject: J C Penny Project
ee: ~W
(bwjcA I
CM
:?
e~
Wanda Wise-Latta
Hello,
I am a resident of Lake La Quinta and am writing my concerns regarding excessive traffic on Adams Street
between Avenue 48 and Hwy 111. I frequently travel Westbound on Avenue 48. I have noticed that a high
percentage of vehicles traveling Westbound on Avenue 48 make a Righi Hand turn on Adams Street
(Northbound) toward Hwy 111 and beyond, to avoid making aRight Hand turn to travel Northbound on
Washington Street.
Adams Street between Avenue 48 (at Rancho La Quinta) and Hwy 111 is primarily a Residential street with Lake
La Quinta and the Apartment Complex facing and abutting to Adams Street. I don't know whether Adams Street
is zoned Residential or Commercial, but it seems that commuters are using it as a main thoroughfare similar to
Washington and Jefferson, traveling at very high speeds in excess of 55 MPH to avoid traffic on Washington and
Jefferson. Not only is it excessively noisy for the residents whose properties are bordering Adams, it is also
reaching the point that it is very difficult and dangerous for Lake La Quinta residents to make a Left Hand turn out
of Avenue Grazianna (Lake La Quinta main entrance) to travel Northbound toward Hwy 111. One can scarcely
clear traffic on the Southbound and Northbound lanes simultaneously to make a safe Left Hand turn. With the
addition of the traffic imposed by the J C Penny Project, I am .concerned that it will exasperate the situation almost
making it impossible to make a Northbound exit from the Lake La Quinta Community. My concern is with the
possibility of serious accidents occurring as a result of additional traffic congestion on Adams.
With the addition of commercial properties on Adams and Hwy 111 and the La Quinta Post Office relocated on
Corporate Centre Dr., 'I'm certain you are aware that an increasing number of commuters are using Adams Road
to travel to and from Fred Waring to Avenue 48. As you have recently added a much needed traffic signal at
Auto Centre Drive, more traffic signals and Left Hand turn lanes are going to be required to safely enter and exit
these properties. Lake La Quinta is a quiet residential community surrounded by an increasing number
of commercial properties. I would appreciate you taking this into consideration as you plan the J C Penny project
as well as any other future commercial projects that impact our community.. Is it possible for.
the Planning Commission, or whomever is responsible, to alleviate some of the Fast, Heavy Traffic on Adams
Road between Avenue 48 and Hwy 111; i.e. zoning it residential with lower speed limits and enforcing it with
citations with heavy fines? I'n leave it to your professional expertise, but would appreciate any assistance you
can provide.
May I request that a copy of this email be forwarded and reviewed by the La Quinta Planning Commission, City
Council and Mayor, if possible, .
Thank you for reviewing my concerns.
Respectfully,
Diane
diane abdelnour
karisma36@earthlink.net
EarthLink Revolves Around You.
7/9/2007
Page 1 of 1
From: Jay Amoldus [amoldus@msn.com]
Sent: Sunday, July 08, 2007 11 :26 AM
To: City Managers Office
Subject: Fw: STAMKO (J C Penny's) project
ae:~
ChttM.t \
CL\
b.h>s
CDVi'
CC~~
Wanda Wise-Latta
In the event that the City Council reviews the proposed Centre at La Quinta, please forwand these
comments, also sent to the Planning Commission, to the City Council for their further consideration.
- Original Message ---
From: JilyAl)]ol<1!J.s
To: eceia@la-ouinta.ora
Cc: Be!!yfrilh
Sent: Saturday, July 07, 2007 10:54 AM
Subject: STAMKO (J C Penny's) project
I am a permanent resident of Lake La Quinta. I heard Ms. Clark's presentation at the Lake La Quinta
HOA meeting last week. Although she gave the impression that "The Centre at La Quinta" was a done
deal, I would like the Planning Commission to consider the following objeCtions to the proposal. .
Traffic Datterns. The proposal calls for a right and left hand turn into an access drive.off of Adams.
This intersection appears to be located slightly over 300 feet from the light at 47th and Adams. Adams
has become a congested road with significant traffic coming from 48th street and the exit of Rancho'La
Quinta. It has become increasingly difficult to make a left hand turn out of the Lake La Quinta Adams
exit. The 150 foot deceleration lane will invite more traffic onto Adams making our access to Rt. 111
nearly impossible.
In addition, the left hand turn from Adams into the access drive is an invitation to mayhem! This tum,
in front of on-coming traffic trying to beat the green light at 47th, will be a disaster akin to 47th and .
Adams prior to the installation of the light. .
I strongly recommend that no new access be permitted into the shopping center. from Adams.
Currently in existence is the light at 47th and Adams which intersects two roads (Auto Center Way
South and La Quinta Drive) both of which will have access to the Penny's Area.
Wall On Adams. I believe a wall along Adams, from the CVWD well site to 47th street will help shield
the parking lot and service area of Penny's from our residents as they exit our Adams gate and provide
a shield from the backside of the building area #2. Currently this area has lovely desert landscaping
which will be removed for half of the length of the proposed site.
Architectural style. The drawings of the proposed Penny's reminds me of a style which is more mid
century modern that anything currently on Rt. 111. Although I am not opposed to an eclectic range of
architectural styles, it works best when it is planned. An occasional diverse building (a la Amore
restaurant) looks out of place.
BiQ Box stores. I agree with the.survey reported in the Desert Sun that we have already reached a
saturation point with big box stores on Rt. 111. A member of the development team told me that the
competition for Penny's customers would be Kohl and Nordstrum.I disagree. I believe we have a
significant number of stores located in the Washington to Jefferson corridor on Rt. 111 aiming at the
same customers -- Kohl's, Ross, Marshalls, Target, Costco, Wall Mart, Sam's. Three of them within
immediate proximity to the proposed Penny's. It would appear that competitions will be stiff and one
or more of them will not su'rvive. My bet would be on Penny's.
7/9/2007
~ of ~ fJ.ulJtrw
MEMORANDUM
TO:
^ '(lenorable Chairman Quill and Members of the Planning Commission
~Vi(mothY R. Jonasson '
Public Works Director/City Engineer
FROM:
DATE:
July 10, 2007
RE:
REQUESTED CHANGES TO CONDITIONS OF APPROVAL
SITE DEVELOPMENT PERMIT 2007-885,
LA QUINTA COUNTRY CLUB CLUBHOUSE
After speaking with the developer's engineer, MDS Consulting this morning, the
Public Works Department recommends that the following changes be made to the
conditions of approval:
1. Delete Condition 6 in its entirety and replace it with the following:
6. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or
proper functioning of the proposed development.' Conferred right shall
include irrevocable offers to dedicate or grant access easement to the
i City for emergency service and for maintenance, construction and
reconstruction of essential improvements. Said conferred rights shall
also include grant of access easement to the City of La Quinta for the
purpose of graffiti removal by the City staff or assigned agent in
perpetuity and agreement to the method to remove graffiti and to
i paint over to best match existing. The applicant shall establish the
aforementioned requirements in the "La Guinta Country Club, Rules
and Regulations" as approved by the City Engineer.
2.
Delete Condition 7 in its entirety.
i '
Delete Condition 1 0.A.1) in its entirety and replace it with the following:
I
(1 0.A.1) Private Entry Drive measured at gutter flow line to gutter flow line
shall be 28 feet with on-street parking is prohibited, and provided there is
adeduate off-street parking for residents and visitors, and the applicant
establishes provisions for ongoing enforcement of the parking restriction in
I ;.
the I"La Quin~a Country Club, Rules and Regulations". The "La Quinta
I
i ,
T:\Development i Services Division\Development Projects\COA & Correspondence\SP\SP2007-082 LQ Country Club-Club
House\Amend Conditions SOP 2007-885.DOC .
I '
3.
P.::iOP. 1 of '}
Country Club, Rules and Regulations" shall be reviewed by the Engineering
Department prior to recordation.
4. Delete Condition 16 in its entirety and replace it with the following:
16. The applicant shall design street pavement sections using CalTrans'
design procedure for 20-year life pavement, and the site-specific data
for soil strength and anticipated traffic loading (including construction
traffic). Minimum structural sections shall be as follows:
Residential
3.0" a.c./4'.5" c.a.b.
Primary /\rterial
4.6" a.o./e.O" o.a.b.
"
5. Delete Condition 22.D. in its entirety and replace it with the following:
D.
On-Site Commercial Precise Grading
1 " . = 20' Horizontal
The Off Site street improvement plans shall have separate plan
sheet(s) (drawn at 20 soale) that show the meandering sidewalk,
mounding, and berming design in the combined parkway and
landsoape setback area..
6. Delete Condition 31 in its entirety and replace it with the following:
31 . Building pad elevations on the rough grading plan s,ubmitted for City
Engineer's approval shall conform with pad elevations shown on the
Site Development Permit site plan, unless the pad elevations have
other requirements imposed elsewhere in these Conditions of
Approval.
Where 'compliance within the above stated limits is impractical, the
City may consider alternatives that are shown to minimize safety
concerns, maintenance difficulties and neighboring-owner
dissatisfaction with the grade differential.
7. Delete Condition 34 in its entirety.
8. Delete Condition 48 in its entirety and replace it with the following:
48. The City will conduct final inspection of habitable buildings only when
the buildings have improved street and (if required) sidewalk access to
publicly-maintained streets.
The improvements shall include required traffic control devices,
pavement markings and street name signs.
T:\Development Services Division\Development Projects\COA & Correspondence\SP\SP2007.082 LQ Country Club-Club
H011!,:p.\Amp.nri r:nnrlitinn!': Sf}p.?On7-RR~.nor.
~of4~
MEMORANDUM
TO:
Honorable Chairman and Members of the Planning Commission
FROM:
Les Johnson, Planning Director
DATE:
July 10, 2007
RE:
SA 2007-1150, Stamko Development Co.
Sign Program for JC Penney's
Since staff's meeting with the applicant on Monday July 9, 2007, staff has
updated the table provided on page three of the Staff Report. The table has been
updated to reflect current sign conditions for major tenants along Highway 111,
The revised table should replace the original table in the report,
-