2001 01 09 PCPlanning Commission Agendas are now
available on the City's Web Page
@ www.la-quinta.org
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
January 9, 2001
7:00 P.M.
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED
TO THE NEXT REGULAR MEETING
Beginning Resolution 2001-001
Beginning Minute Motion 2001-001
CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
II. PUBLIC COMMENT
This is the time set aside for public comment on any matter not scheduled for
public hearing. Please complete a "Request to Speak" form and limit your
comments to three minutes.
III. CONFIRMATION OF AGENDA
IV. CONSENT CALENDAR
A. Approval of the Minutes of the regular meeting on December 12, 2000,
B. Department Report
PC/AGENDA 001
V. PRESENTATIONS: None
VI. PUBLIC HEARINGS:
A. Item ...................
SITE DEVELOPMENT PERMIT 2000-687
Applicant...........
Lyons, Warren and Associates, Inc.
Location............
Northwest corner of Highway 1 1 1 and Depot Way in the
Jefferson Plaza Shopping Center
Request .............
Review of plans for a one story Jack in the Box
restaurant with a drive-thru.
Action ...............
Resolution 2001-
VII. BUSINESS ITEMS:
A. Item .................. MASTER DESIGN GUIDELINES 2000-013
Applicant.......... DGH Development Corporation
Location .......... Various Cove lots
Request ........... Review of one prototypical floor plan for development in
the Cove Residential District.
Action .............. Minute Motion 2001-
B. Item ................. SIGN APPLICATION 2000-526
Applicant ......... Mark and Dorothy Hastings
Location .......... Northeast corner of Adams Street and Miles Avenue
Request .......... Review of a freestanding monument identification sign for
the under construction First School of the Desert
Preschool facility.
Action ............. Minute Motion 2001-
Vill. CORRESPONDENCE AND WRITTEN MATERIAL
IX. COMMISSIONER ITEMS:
A. Commissioner discussion regarding City Council meeting of January 2, 2001.
X. ADJOURNMENT
PC/AGENDA
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
December 12, 2000 7:00 P.M.
CALL TO ORDER
A. This meeting of the Planning Commission was called to order at 7:03
p.m. by Chairman Robbins who asked Commissioner Tyler to lead the
flag salute.
B. Present: Commissioners Jacques Abels, Richard Butler, Tom Kirk, Robert
Tyler, and Chairman Robbins.
C. Staff present: Community Development Director Jerry Herman, Assistant
City Attorney John Ramirez, Planning Manager Christine di lorio, Senior
Engineer Steve Speer, Principal Planners Stan Sawa and Fred Baker, and
Executive Secretary Betty Sawyer.
II. PUBLIC COMMENT: None.
III. CONFIRMATION OF THE AGENDA:
IV. CONSENT ITEMS:
A. Chairman Robbins asked if there were any corrections to the Minutes of
November 28, 2000. There being no corrections, it was moved -and
seconded by Commissioners Tyler/Kirk to approve the minutes as
submitted. Unanimously approved with Commissioners Abels and Butler
abstaining.
B. Department Report: None.
V. PRESENTATIONS:
A. Mr. Ken Herrick and Ms. Melani Smith of the Planning Center gave a
presentation on the Riverside County General Plan Update.
VI. PUBLIC HEARINGS:
A. Municipal Code Amendment to Title 8 Building and Construction. A
request of the City to amend Chapter 8.13, Water Efficient Landscaping.
G:\WPDOCS\PC12-12-OO.wpd 1 7 ` 003
Planning Commission Minutes
December 12, 2000
1. Staff requested a continuance of this item to allow additional time
to prepare the staff report.
2. It was moved and seconded by Commissioners Butler/Abets to
continue this item to January 23, 2001. Unanimously approved.
B. Continued - Environmental Assessment 2000-402, General Plan
Amendment 2000-071 Zone Change 2000-069, Village Use Permit
2000-004; a request of Chapman Golf Development, LLC and the City of
La Quinta for Certification of a Mitigated Negative Declaration of
Environmental Impact and development plans for a 16,222 square foot
restaurant to be located at the northeast and southwest corners of
Avenue 52 and Desert Club Drive and the west side of Eisenhower Drive
from Calle Tampico to Avenida Montezuma.
1. Commissioner Kirk withdrew from the dias due to a possible
conflict of interest.
2. Chairman Robbins opened the public hearing and requested the
staff report. Principal Planner Fred Baker presented the
information contained in the staff report, a copy of which is on file
in the Community Development Department.
3. Chairman Robbins asked why the southwest corner of Avenue 52
was included. Staff explained the expansion area and discussion
followed regarding the boundaries.
4. Chairman Robbins asked if there were any questions of staff.
Commissioner Tyler stated under the Environmental Checklist -
Section I. Aesthetics (La) "Have a substantial adverse effect on a
scenic vista?", the box is checked for "Potentially Significant
Unless Mitigated" and to him it is a vast improvement on the
environment and appears to have the wrong box checked. Staff
stated the consultant who prepared the Environmental Assessment
was addressing a high tower that was in the original design. What
is before the Commission is a redesign and this could be a possible
error. Commissioner Tyler questioned Section XV. Transportation
(d) it appears the same thing has happened here, as there is no
text to accommodate the designation.
5. Commissioner Tyler questioned street widths under the Village Use
Permit Condition #12.B. Staff stated Desert Club (Drive has a
minimum 10-foot setback.
G:\WPDOCS\PC1 2-1 2-OO.wpd 2
'-- OOp
Planning Commission Minutes
December 12, 2000
6. There being no further questions of staff, Chairman Robbins asked
if the applicant would like to address the Commission. Mr. Tim
Bay, Keith Companies representing the applicant, stated he
supported staff's recommendation and was prepared to answer
any questions.
7. Chairman Robbins asked if there were any questions of the
applicant. Commissioner Tyler asked Mr. Bay to explain how they
reached the number of parking spaces proposed. Mr. Bay stated
they prepared a parking study to show that the 190 spaces
proposed will be adequate.
8. Commissioner Butler asked if golf carts could be accommodated
in the future should the City pass such a plan. Mr. Bay stated it
had not been addressed.
9. Community Development Director Jerry Herman stated in regard
to the question concern setbacks, the only setback is what is set
by the City through the design review process.
10. Chairman Robbins asked if anyone else would like to address the
Commission on this item. Ms. Audrey Ostrowsky, P. C. Box 351,
Palm Desert, California, stated she disputed the proposed plan.
Her lot is located within the affected area and she was not notified
in a timely manner. All property owners should be notified to
protect their property interest. The owner of this project should
buy the commercial land that is already designated instead of
buying cheaper land.and rezoning it. In regard to the rezoning of
the land on the west side of Eisenhower Drive, she asked why is
this residential land being rezoned to Commercial. Is it to increase
their property value? City Attorney John Ramirez stated he had
confirmed that staff had complied with the notification
requirements.
11. There being no further public comment, the public participation
portion of the hearing was closed and opened for Commission
discussion.
12. Commissioner Tyler asked staff why this rezoning on Eisenhower
Drive was being proposed. Community Development Director
Jerry Herman stated it was an attempt to bring the zoning around
the Cove into conformance and compatible with the :surrounding
neighborhood.
a nr 5
G:\WPDOCS\PC1 2-1 2-OO.wpd 3
Planning Commission Minutes
December 12, 2000
13. Commissioner Tyler stated the is always concerned about parking
in the Village and every restaurant currently has a severe parking
problem; however compared to those, this is a major step forward.
They do not have the opportunity for shared parking and he is
comfortable with the project.
14. Commissioner Butler stated he is very comfortable with the project
and believes it will be a benefit to the citizens of La Quinta.
15. Commissioner Abels stated he too believes it will be an asset as
it is very well designed and the rezoning of Eisenhower Drive is
also to the benefit of the City.
16. Commissioner Tyler asked if this property was originally a part of
the Tradition project. Staff stated that was correct.
17. Chairman Robbins stated this could be the catalyst for the
downtown area and he is glad to see it develop. He too is
concerned about the parking and asked how the parking ratio at
the Cliffhouse compared to this. Community Development
Director Jerry Herman stated the Cliffhouse restaurant was
designed under a different parking requirement. He went on to
explain how the parking spaces were provided. Chairman Robbins
stated he was concerned that this restaurant will have the same
problem with parking as the Cliffhouse currently has trying to find
more parking spaces.
18. There being no further discussion, it was moved and seconded by
Commissioners Butler/Abets to adopt Planning Commission
Resolution 2000-087, recommending to the City Council
certification of a Mitigated Negative Declaration of Environmental
Impact for Environmental Assessment 2000-402 according to the
findings.
ROLL CALL: AYES: Commissioners Abels, Butler, Tyler, and Chairman
Robbins. NOES: None. ABSENT: Commissioner Kirk.
ABSTAIN: None.
19. It was moved and seconded by Commissioners Abels/Tyler to
adopt Planning Commission Resolution 2000-088, recommending
to the City Council approval of General Plan Amendment 2000-
071, as submitted.
G\WPDOCS\PC12-12-OO.wpd 4 006
Planning Commission Minutes
December 12, 2000
ROLL CALL: AYES: Commissioners Abels, Butler, Tyler, and Chairman
Robbins. NOES: None. ABSENT: Commissioner Kirk.
ABSTAIN: None.
20. It was moved and seconded by Commissioners Tyler/Abets to
adopt Planning Commission Resolution 2000-089, recommending
to the City Council approval of Zone Change 2000-096, as
submitted.
ROLL CALL: AYES: Commissioners Abels, Butler, Tyler, and Chairman
Robbins. NOES: None. ABSENT: Commissioner Kirk.
ABSTAIN: None.
21. It was moved and seconded by Commissioner Butler/Abets to
adopt Planning Commission Resolution 2000-090, recommending
to the City Council approval of an amendment to the Village
Design Guideline boundaries.
ROLL CALL: AYES: Commissioners Abels, Butler, Tyler, and Chairman
Robbins. NOES: None. ABSENT: Commissioner Kirk.
ABSTAIN: None.
22. It was moved and seconded by Commissioners Abels/Butler to
adopt Planning Commission Resolution 2000-091, recommending
to the City Council approval of Village Use Permit 2000-04,
subject to conditions.
ROLL CALL: AYES: Commissioners Abels, Butler, Tyler, and Chairman
Robbins. NOES: None. ABSENT: Commissioner Kirk.
ABSTAIN: None.
Commissioner Kirk rejoined the Commission.
C. Site Development Permit 2000-686; a request of Century Crowell
Communities for review of ten single family prototype architectural plans
for a subdivision of 206 homes to be located on the west side of
Jefferson Street, between Fred Waring Drive and Miles Avenue.
1. Commissioner Butler excused himself due to a possible: conflict of
interest and left the dias.
G:\WPDOCS\PC12-12-OO.wpd 5 a,� 00',
Planning Commission Minutes
December 12, 2000
2. Chairman Robbins opened the public hearing and asked for the
staff report. Principal Planner Stan Sawa presented the
information contained in the staff report, a copy of which is on file
in the Community Development Department.
3. Chairman Robbins asked if there were any questions of staff.
Commissioner Tyler asked if Plan 5L should be conditioned to not
be placed along the western boundary. Staff stated it is a Code
requirement and therefore it is not necessary to condition the
project. Commission Tyler asked about the option in the Heritage
Plan. Staff stated it was a three car garage.
4. Chairman Robbins asked if the applicant would like to address the
Commission. Ms. Marty Butler, representing Century -Crowell
Communities, stated she concurs with staff's recommendations.
5. Chairman Robbins asked if there were any questions of the
applicant. Commissioner Kirk asked if they had any objections to
staff's conditions. Ms. Butler stated she had no objections.
6. Commissioner Tyler asked the applicant to identify if this project
was Century -Crowell Communities or Century Vintage as noted on
the exhibits. Ms. Butler stated they are the same company.
Commissioner Tyler asked if any of the proposed prototypes are
currently being built in La Quinta. Ms. Butler stated yes, and
identified where. Commissioner Tyler asked if they were inviting
the parking of the RV or boat parking on the side yard. Ms. Butler
stated any RV or boat parking will have to comply with City
regulations. Commissioner Tyler asked about the seven garden
foot wall noted on the plans. Ms. Butler stated it is to be a six
foot garden wall and the plans would be corrected.
7. Chairman Robbins asked if anyone else wanted to speak regarding
this project. There being no public comment, the public
participation portion of the hearing was closed and open for
Commission discussion.
8. Commissioner Abels stated this is a great project and commended
Century -Crowell Communities on their progression of improving
their product with each new tract.
9. Commissioner Kirk stated he concurs with Commissioner Abel's
and Commissioner Tyler's comments on the diversity of the units.
G:\WPDOCS\PC1 2-1 2-00. wpd
Planning Commission Minutes
December 12, 2000
10. There being no further discussion, it was moved and seconded by
Commissioners Kirk/Abets to adopt Minute Motion 2000-023,
approving Site Development Permit 2000-686, as submitted.
Unanimously approved.
Commissioner Butler rejoined the Commission.
D. Right of Way-C 2000-02; a request of the City for closure of vehicular
traffic along a 100 foot long segment of Buttercup Lane, east of
Goldenrod Circle.
1. Chairman Robbins opened the public hearing and asked for the
staff report. Senior Engineer Steve Speer presented the
information contained in the staff report, a copy of which is on file
in the Community Development Department.
2. Chairman Robbins asked if there were any questions of staff.
Commissioner Butler asked is the north/south street did go out to
Fred Waring Drive, Jefferson Sreet, and Miles Avenue. Staff
stated that was correct.
3. Commissioner Tyler questioned the use of the word "unanimous",
as not everyone who lives in the Cactus Flower tract was present
at the meeting and to use the word "unanimously" is misleading.
4. Commissioner Kirk asked if the City wanted to open this street up
in the future, would it be possible. Staff stated the future
subdivision to the east will probably be re -subdivided to construct
a house at this location. Staff is proposing to retain the right to
public access.
5. Commissioner Butler asked where the pedestrian access would go
if the applicant were to constructed a house at this location. Staff
stated the applicant has not proposed it at this time. Should they
do so, the City will ask for an "L" shape cul-de-sac allowing for a
ten foot opening.
6. Chairman Robbins asked if anyone else wanted to speak regarding
this project. Mr. Brad Phoenix, 44-120 Goldenrod Circle, stated
he spoke unanimously for the last two streets abutting this
project, that they were requesting the closure be approved.
G:\WPDOCS\PC12-12-OO.wpd 7
Planning Commission Minutes
December 12, 2000
7. There being no further discussion, it was moved and seconded by
Commissioners Abels/Butler to adopt Minute Motion 2000-025,
finding the street segment proposed for closure to be no longer
needed for motorized vehicular traffic and closure to be consistent
with the General Plan. Unanimously approved.
VI. BUSINESS ITEMS:
A. Finding of General Plan Conformity for 25 Coachella Valley Water District
Capital Projects Pursuant to California Government Code Section 65401;
a request of the City for a General Plan conformity for various locations
throughout the City.
1. Chairman Robbins stated he had spoken with the City Attorney
regarding a conflict of interest and was informed that he does not
have a conflict of interest and asked for the staff report. Planning
Manager Christine di lorio presented the information contained in
the staff report, a copy of which is on file in the Community
Development Department.
2. Chairman Robbins asked if there were any questions of staff.
Commissioner Tyler asked how they could make any determination
on the maps that were difficult to read.
3. Commissioner Tyler stated several of the projects noted were
already finished, or will be finished this month. If CVWD is not
required to meet any City Codes why is the Commissiori reviewing
this request. Staff noted it is a Government Code requirement
that CVWD ask the City to make a General Plan consistency
finding.
4. Commissioner Tyler noted a water main is to be developed at
Delaware Street and Washington Street, why was it not done
during the reconstruction of Washington Street. Chairman
Robbins stated the City of Palm Desert was offered to have this
done during the reconstruction of Washington Street and the City
denied the opportunity.
5. Commissioner Kirk asked if the projects had been completed, did
it affect the City's findings. Staff stated it did not. Commissioner
Kirk noted as an example, that there could be an opportunity for
a water trunk line to be constructed in an open space area which
would be out of conformity with the City's General Plan, but in
this instance he sees no objections.
G:\WPDOCS\PC12-12-OO.wpd 8
Planning Commission Minutes
December 12, 2000
6. Chairman Robbins asked if there was any other public comment.
There being no further discussion, it was moved and seconded by
Commissioners Kirk/Tyler to adopt Planning Commission
Resolution 2000-092, confirming a finding of conformity with the
La Quinta General Plan for certain CVWD capital improvement
projects to be located throughout the City.
7. Commissioner Tyler stated that previously the Commission was
asked to approve a project after the fact and now here they were
being asked to do the same thing. Chairman Robbins stated these
projects are on -going and this should be a continuation of projects
that were approved in the prior years budget.
Unanimously approved.
VII. CORRESPONDENCE AND WRITTEN MATERIAL:
A. Community Development Director Jerry Herman informed the
Commission of a luncheon being prepared for staff and all Boards and
Commissions by KSL on December 201h at noon and everyone was
invited.
Vill. COMMISSIONER ITEMS:
A. Commissioner Tyler gave a report of the City Council meeting of
December 5, 2000.
B. Commissioner Abels remarked about an article in the newspaper that
contained erroneous comments and suggested staff contact the City
Council to see how it could be responded to.
IX. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners
Abels/Tyler to adjourn this regular meeting of the Planning Commission to the next
regular meeting of the Planning Commission to be held January 9, 2001, at 7:00 p.m.
This meeting of the Planning Commission was adjourned at 9:21 p.m. on December
12, 2000.
Respectfully submitted,
Betty J. Sawyer, Executive Secretary
City of La Quinta, California
�.� G:\WPDOCS\PC12-12-OO.wpd 9 oi1
PH #A
PLANNING COMMISSION
STAFF REPORT
DATE: JANUARY 9, 2001
CASE NUMBER: SITE DEVELOPMENT PERMIT 2000-687
APPLICANT: LYONS, WARREN & ASSOCIATES, INCORPORATED
PROPERTY
OWNER: HOME DEPOT USA, INCORPORATED
LOCATION: NORTHWEST CORNER OF HIGHWAY 111 AND DEPOT
WAY IN THE JEFFERSON PLAZA SHOPPING CENTER
(SPECIFIC PLAN 96-027)
REQUEST: A REQUEST TO CONSTRUCT A ONE STORY JACK IN THE
BOX RESTAURANT (2,869 SQUARE FEET) WITH DRIVE -
THROUGH LANE ON 0.9 ACRES
ENVIRONMENTAL
CONSIDERATION: SITE DEVELOPMENT PERMIT 2000-687 IS WITHIN
SPECIFIC PLAN 96-027. THE LA QUINTA COMMUNITY
DEVELOPMENT DEPARTMENT HAS DETERMINED THAT
THIS REQUEST HAS BEEN PREVIOUSLY ASSESSED IN
CONJUNCTION WITH ENVIRONMENTAL ASSESSMENT 96-
325 FOR WHICH A MITIGATED NEGATIVE DECLARATION
WAS CERTIFIED BY THE CITY COUNCIL ON SEPTEMBER
17, 1996, FOR SP 96-027. NO CHANGED
CIRCUMSTANCES OR CONDITIONS OR NEW SIGNIFICANT
INFORMATION EXISTS WHICH WOULD TRIGGER THE
PREPARATION OF A SUBSEQUENT ENVIRONMENTAL
ASSESSMENT PURSUANT TO CEQA.
GENERAL PLAN
LAND USE
DESIGNATION: MIXED/REGIONAL COMMERCIAL WITH NONRESIDENTIAL
OVERLAY
ZONING:
S'PRPTSDP687Jack/6x -45
REGIONAL COMMERCIAL WITH NONRESIDENTIAL
OVERLAY
Page I of 6
°.� 012
SURROUNDING
LAND USES:
NORTH: VACANT JEFFERSON PLAZA COMMERCIAL PROPERTY
WITH REGIONAL STORM WATER CHANNEL BEYOND
SOUTH: ACROSS HIGHWAY 111, VACANT COMMERCIAL
PROPERTY
EAST: VACANT JEFFERSON PLAZA COMMERCIAL PROPERTY
(PAD SITE #2) WITH IHOP RESTAURANT AND PARKING
LOT BEYOND
WEST: VACANT COMMERCIAL PROPERTY (NOT -A -PART OF SP
96-027) WITH EXISTING COMMERCIAL BILLBOARD
BACKGROUND:
Site History
The Jefferson Plaza Specific Plan (SP 96-027) permits approximately 218,300 square
feet of office/retail development on 20+ acres at the northwest corner of Highway 1 1 1
and Jefferson Street (Attachment 1). The Specific Plan provides a Sign Program design
guidelines and landscape palette. Home Depot, an approximately 129,802 square foot
building (Phase #1), was built in 1997. Phase #2 of the Shopping Center, of which this
project is part, is planned for various retail and restaurant buildings on over nine acres.
Off -site infrastructure improvements in the 28-foot wide parkway were installed during
construction of the Home Depot facility. Home Depot designed and installed the
landscape setback along Highway 1 1 1 in conformance with the approved Highway 1 1 1
Design Guidelines. The existing landscaping is in disrepair due to the accumulation of
blowsand and lack of maintenance.
Phase #2 of the shopping center has been subdivided into four lots under Parcel Map
28573 in 1998. All parcels are vacant, excluding Parcel 3 which is partially developed
with the [HOP restaurant (SDP 98-623) and ancillary parking. Prior to the IHOP building
being built in 1999, the site was planned for a similar Jack in the Box restaurant in
1997 under Site Development Permit 97-606 (Planning Commission Resolution 97-
054).
Under the approved Sign Program for the Jefferson Plaza Shopping Center (Phase 2),
two building mounted internally illuminated signs per building are permitted) (i.e., south
and east building elevations). Sign area is computed based on the lease frontage of the
store, provided a maximum sign area of 50 square feet for all attached building signs
is not exceeded (i.e., one square per linear foot of frontage)• Lettering height is set at
STRPTSDP6877ack/Bx -45 Page 2 of 6
013
24 inches in height, and national or regional tenants with more than five outlets are
allowed to use their standard sign programs, subject to approval by the Planning
Commission (Attachments 2 and 3). Menu board and traffic directional signs are not
addressed in the Sign Program for the shopping center.
On July 22, 1997, the Planning Commission approved changes to the site plan
configuration for Phase #2 during review of the IHOP restaurant project. A copy is
attached (Attachment 4 - Partial Site Plan Excerpt).
Project Request
The applicants are requesting approval to construct a 2,869 square foot restaurant
building, measuring 35 feet wide by 80 feet long, at the northwest corner of Highway
1 1 1 and Depot Way, a signalized intersection (Attachment 5). Pad #1 is approximately
171 feet wide by 230.5 feet long and elevated an average of three feet above the
height of Highway 111 at this time. A setback of 51 feet is provided between the
proposed building and front property line abutting Highway 1 1 1, a Primary Image
Corridor. Building setbacks of 19 feet on the west, 97 feet on the north and 113 feet
on the east are also proposed. Indoor dining for approximately 68 people is planned on
the south end of the building with public areas, kitchen and other service areas taking
up roughly 60 percent of the interior floor area of the restaurant.
On -site parking for 29 vehicles is proposed on the east side of the building. A 12-foot
wide drive -through lane is proposed on the other sides of the building. Service and
trash areas are proposed on the northeast side of the building abutting the: 90 degree
parking stalls.
The overall height of the building is approximately 17 feet. The proposed building will
have a mansard roof covered in flat gray concrete tile. The proposed roof structure
conceals mechanical equipment behind the 4.5' high mansard roof. Proposed are three
tower elements, one capped with a gable (7:12 pitch) and two having arched roofs
ranging in height from 21' to 22'-4". Tower elements are complete: structures
measuring approximately 7 feet deep by 12'-8" long (i.e., west side) and larger. To
accentuate the building entrances, these tower features are inset approximately one
foot from the stucco fascia which measures 3'-8" wide.
A wood trellis supported by decorative stucco columns is proposed over the pick up
window of the drive -through lane on the west side of the building. Proposed textured
plaster walls and split -face masonry block (8" X 8") wainscot to match the materials
and design used for Home Depot and IHOP are proposed. A stucco plant -on measuring
approximately 10 inches wide highlights the top of the wainscot and is also used on
the mansard roof in two areas. Color tones for building surfaces are in shades of
STRPTSDP687Jack/Bx -45 Page 3 of 6
10.1 1l .1
brown with darker shades used to accent lower and upper portions of the building
elevations. Outdoor dining is not proposed.
Proposed on -site landscaping for the site consists of shade trees (24" box containers
with 2.5 inch calipers) for the parking lot and around the building (e.g., Swan Hill Olive,
Thornless Mesquite and Crape Myrtle) in planters ranging in width from 4'-15'.
Mexican Fan Palms in varying heights from 6' to 20' accent the northern half of the
development. Desert climate groundcover and shrubs are provided throughout the
project site. A three foot high screen wall along the project's south boundary is
proposed to buffer the visibility of the drive -through lane. A shrub hedge consisting of
Texas Ranger is proposed between the wall and Highway 111 to provide vertical
screening above the wall and to soften the hard visual edge. Lawn is used sparingly
on the north side of the building (approximately 200 square feet) between the drive -
through lane and the parking lot; rock boulders are also proposed throughout the
project.
The applicant is proposing internally illuminated cabinet signs (5'-0" by 5'-0" = 25 sq.
ft.) to be located on the south, west and east towers. The sign copy reads "Jack in
the Box." The letters will be white (12.75 inch high) with a red background and border.
The copy name and border will be raised approximately seven inches from the non -
illuminated background. Two internally illuminated freestanding menu board signs,
measuring 4'0" high by 8'0" long (32 square feet), are proposed near the entrance of
the drive -through lane to the north of the building. These signs have an overall height
of 5'-8" with copy information and food photos in various colors. On -site traffic
directory signs of five square feet are also placed within the parking lot area. These
signs are also internally illuminated and mounted on three inch square tubes painted
black that are approximately 2'4" above the ground level (4'0" overall in height). Sign
copy will be the corporate logo and directional arrow.
Public_ Hearing_Notice: This case was advertised in the Desert Sun newspaper on
December 27, 2000, for this hearing. Property owners within 500 feet of the subject
property were mailed a copy of the public hearing notice as required by Section
9.200.110 of the Zoning Ordinance. No comments have been received. Any
comments received will be handed out at the meeting.
Public Agency- Comments: Public agency comments received have been incorporated
as part of the conditions of approval, and are on file with the Community Development
Department.
Architecture and_ Landscaping Review Committee (ALRC) Action
On January 3, 2000, the City's Architecture and Landscaping Review Committee
reviewed the applicant's plans to determine compliance with City design requirements
STRPTSDP687Jack/Bx -45 Page 4 of 6
'0.� (315
and Highway 111 guideline standards (Attachment 6)• The Committee determined, on
a vote of 3-0, that the building and landscaping plans were acceptable and compatible
to existing improvements of the Jefferson Plaza Shopping Center, provided minor
changes were made to the plans. These issues are addressed in the next section of the
report.
STATEMENT_Of—MANDAT4RY_FJN D1NO S:
The findings necessary to approve the Site Development Permit can be made per
Section 9.210.010 of the Zoning Ordinance as noted in the attached Resolution with
the exception of the following issues.
Landscaping - On -site landscaping improvements will accent project features and are
sized to provide visual appeal once installed. Shrub hedges are proposed to screen the
drive -through lane and parking lot. Various trees are proposed in the parking areas and
around the building to provide shading consistent with the Section 2.90 (Landscape
Concept) of SP 96-027. ALRC recommends in Condition #32B that the Olive trees not
be used in the parking lot to be consistent with Phase #1 of the shopping center;
therefore, the Swan Hill Olive trees should be either replaced with Crape Myrtle or
African Sumac trees. To comply with the City's Highway 111 Landscape Guidelines,
Palm trees shall replace the proposed Crape Myrtle trees at the southeast corner of the
project per Condition #32C. The proposed California Pepper trees shall be removed
from the Highway 111 corridor as they are not consistent with the Highway 111
Design Guidelines (Condition #32D).
Sign -Program - The proposed building mounted signs are not consistent with the Sign
Program for Specific Plan 96-027 in that the applicant has proposed a total of three
signs whereas only two signs are allowed (i.e., south and east building elevations).
Staff is not recommending a sign adjustment to allow an additional building sign for this
case because the applicant is proposing the maximum sign area of 50 square feet and
two signs can adequately identify the restaurant based on the approved Sign Program
(Condition #41B)•
In past years, the Planning Commission has allowed accessory freestanding drive -
through menu board signs for fast food restaurants along Highway 111 to permit
ordering take-out food. Typically, one sign of approximately 32 square feet has been
allowed per fast food restaurant in the City. Staff recommends only one freestanding
menu board sign for this project to be consistent with past policy practices for the City
(Condition #41 C)
Four illuminated directional signs are proposed by the applicant to assist patrons with
finding the drive -through service lane. Staff recommends no more than two signs to
direct customers to the drive -through lane with one being located at the main entrance
STRPTSDP687Jack/Bx -45 Page 5 of 6
0.— 616
to the parking lot and a second one placed at the drive -through lane entrance. Sign
copy for these signs should be limited to stating "Drive-thru" with a directional arrow
to be consistent with other fast food restaurants along Highway 1 1 1. Sign sizing shall
be limited to three square feet per Table 9-17 of the Sign Ordinance (Condition #41A).
RECOMMENDATLON:
Adopt Planning Commission Resolution 2001- , approving Site Development Permit
2000-687, subject to the attached Findings and Conditions of Approval.
Attachments:
1 . SP 96-027 Exhibit (Reduced)
2. Phase 2 Site Plan (Reduced)
3. Proposed Jack in the Box Site Plan (Reduced)
4. SP 96-027 Sign Graphics
5. SP 96-027 Sign Graphics
6. Draft ALRC Minutes (Excerpt)
7. Large Maps and Exhibits (Planning Commission Members only)
Submit"lorioPlanni
Christig Manager
STRPTSDP687Jack/Bx -45 Page 6 of 6
PLANNING COMMISSION RESOLUTION 2001-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING THE
DEVELOPMENT OF A 2,869 SQUARE FOOT FAST FOOD
RESTAURANT WITH DRIVE -THROUGH LANE LOCATED AT
THE NORTHWEST CORNER OF HIGHWAY 111 AND
DEPOT WAY ON APPROXIMATELY 0.9 ACRES
CASE NO.: SITE DEVELOPMENT PERMIT 2000-687
APPLICANT: LYONS, WARREN & ASSOC., INC. FOR JACK IN THE BOX
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 9`h day of January, 2001, hold duly noticed Public Hearing to consider the
request of Lyon, Warren and Associates to develop a 2,869 square foot Jack in the
Box restaurant with drive -through lane in the Regional Commercial (CR) Zone on
approximately 0.9 acres at the northwest corner of Highway 111 and Depot Way
within the Jefferson Plaza Shopping Center (Specific Plan 96-027), more particularly
described as:
Being Lot 1 of Parcel Map No. 28573 within a portion of Section 29, TSS, RSE,
San Bernardino Meridian (Assessor's Parcel No.: 649-020-037); Pad #1 of
Phase 2 of SP 96-027
WHEREAS, the Architectural and Landscape Review Committee of the
City of La Quinta, California, did on the 3`d day of January, 2001, recommend approval
to the Planning Commission of Site Development Permit 2000-687 by adoption of
Minute Motion 2001-01, subject to conditions.
WHEREAS, said Site Development Permit request complies with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended by Resolution 83-68, in that a Negative Declaration of
Environmental Impact (EA 96-325) was certified by the City Council under Resolution
96-71 for the Jefferson Plaza Shopping Center on September 17, 1996 (i.e., Specific
Plan 96-027 and Conditional Use Permit 96-028). No further environmental review
is necessary. No changed circumstances or conditions are proposed that would trigger
the preparation of a subsequent environmental review per. Public Resources Code
Section 21166; and
018
Planning Commission Resolution 2001-_
Site Development Permit 2000-687 - Jack in the Box Restaurant
January 9, 2001
WHEREAS, upon hearing and considering all testimony and arguments,
if any, of all interested persons desiring to be heard, said Planning Commission did find
the following facts, findings, and reasons to justify approval of Site Development
Permit 2000-687:
1 . The project is consistent with the General Plan, Specific Plan and Zoning Code.
The City's General Plan Land Use Element designates this site as Mixed Regional
Commercial with a nonresidential overlay. This designation provides for
commercial uses including restaurants as is proposed. Therefore, development
of the subject property with commercial uses will be compatible with adjacent
properties provided the applicable conditions as recommended by staff are
complied with.
2. A Mitigated Negative Declaration (Environmental Assessment 96-325) was
certified for Specific Plan 96-027 in 1996. No changed circumstances are
proposed that would trigger the preparation of a subsequent environmental
review per Public Resources Code Section 21166.
3. The architectural design of the project, including but not limited to the
architectural style, scale, building mass, materials, colors, architectural details,
roof style, and other architectural elements are compatible with surrounding
development and with the quality of design prevalent in the City.
The architectural elements of the building are compatible with the design
elements of the buildings in Jefferson Plaza in accordance with the Specific Plan
Design Guidelines.
4. The site design of the project, including but not limited to project entries,
interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment and trash enclosure, lighting, and other site design
elements are compatible with surrounding development and with the quality of
design prevalent in the City.
Parking for this site is proposed on the east side of the building with a single
drive -through lane on the west side for take-out service needs. The parking lot,
complies with the required design standards of the Zoning Code and Specific
Plan. The project design, along with the recommended Conditions, assures
required design standards are met. The development of the restaurant will
comply with applicable development standards.
resopesdp687 Jack/Box - 45gt - Page 2 q , 01,9
Planning Commission Resolution 2001-_
Site Development Permit 2000-687 - Jack in the Box Restaurant
January 9, 2001
5. The landscaping for the project has been designed to comply with the design
parameters of Specific Plan 96-027.
The proposed plant palette is consistent with Specific Plan 96-027 and the
Highway 1 1 1 Design Guidelines as conditioned.
6. The sign program is consistent with Chapter 9.160 of the Municipal Code, and
proposes common design elements.
The south and east facing corporate ID signs are compatible with the
architectural elements of the building and proportionally suited, complying the
adopted Sign Program for Jefferson Plaza.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of La Quinta, California, as follows:
1 . That the above recitations are true and correct and constitute the findings of the
Planning Commission in this case;
2. That the Planning Commission does hereby approve Site Development Permit
2000-687 because it is in compliance with the provisions of Specific Plan 96-
027 and the Municipal Code.
3. That the project has been assessed under EA 96-325 for which a Mitigated
Negative Declaration has been certified, and the mitigation measures identified
are hereby required to be met.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 9" day of January, 2001, by the following
vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
resopcsdp687 Jack/Box - 45gt - Page 3 d )) (n1
Planning Commission Resolution 2001-
Site Development Permit 2000-687 - Jack in the Box Restaurant
January 9, 2001
STEVE ROBBINS, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
resopcsdp687 Jack/Box - 45gt - Page 4 A.-021
PLANNING COMMISSION RESOLUTION 2001-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2000-687
JACK IN THE BOX RESTAURANT
JANUARY 9, 2001
CONDITIONS OF APPROVAL
GENERAL
1 . Upon approval by the Planning Commission, a memorandum noting that the City
Conditions of Approval for this application exist and are available for review at
City Hall shall be recorded against the property with Riverside County.
2. The Site Development Permit shall be used (beginning of construction) by
January 9, 2002, pursuant to Section 9.200.080 of the Municipal Zoning Code,
unless a one year time extension is granted, prior to expiration.
3. The proposed restaurant development shall comply with all applicable conditions
of Specific Plan 96-027.
4. Parking lot light standards shall match those used in the construction of Phase
1 of the Shopping Center and not exceed 25-feet in overall height pursuant to
Condition 2 of Specific Plan 96-027.
5. Prior to the issuance of a grading, improvement or building permit, the applicant
shall obtain permits and/or clearances from the following public agencies:
o Fire Marshal
® Public Works Department (Grading Permit, Improvement Permit)
o Community Development Department
o Riverside County Environmental Health Department
a Desert Sands Unified School District (DSUSD)
o Coachella Valley Water District (CVWD)
o Imperial Irrigation District (IID)
o California Water Quality Control Board (CWQCB)
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. For projects requiring project -specific NPDES
construction permits, the applicant shall submit a copy of the CWQCB
COND PC SDP 876- 45gt Page 1
Planning Commission Resolution 2001-_
Site Development Permit 2000-687
Jack in the Box Restaurant
January 9, 2001
acknowledgment of the applicant's Notice of Intent prior to issuance of a
grading or site construction permit. The applicant shall ensure that the required
Storm Water Pollution Protection Plan is available for inspection at the project
site.
6. Developer agrees to indemnify, defend and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out of the City's approval of
this project. The City of La Quinta shall have the right to select its defense
counsel in its sole discretion.
PRO_PERTY_RLG H-TS
7. The applicant shall vacate abutter's rights of access to public streets from all
frontage along the streets and properties except access drives described herein.
8. The applicant shall dedicate or grant public and private street right of way and
utility easements in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and as required by the City Engineer.
9. The applicant shall dedicate ten -foot public utility easements contiguous with
and along both sides of all private streets. The easements may be reduced to
five feet with the express concurrence of IID.
10. The applicant shall dedicate easements necessary for placement of and access
to utility lines and structures, drainage basins, mailbox clusters, park lands, and
common areas.
11. The applicant shall furnish proof of easements or written permission, as
appropriate, from owners of any abutting properties on which grading, retaining
wall construction, permanent slopes, or other encroachments are to occur.
12. If the applicant proposes vacation or abandonment of any existing rights of way
or access easements which will diminish access rights to any properties owned
by others, the applicant shall provide approved alternate rights of way or access
easements to those properties or notarized letters of consent from the property
owners.
IMPROVEMENT_PLANS
As used throughout these conditions of approval, professional titles such as
"engineer," "surveyor," and "architect" refer to persons currently certified or licensed
to practice their respective professions in the State of California.
13. Improvement plans shall be prepared by or under the direct supervision of
023
CONU PC SDP 876 - 45gt Page 2
Planning Commission Resolution 2001-_
Site Development Permit 2000-687
Jack in the Box Restaurant
January 9, 2001
qualified engineers and landscape architects, as appropriate. Plans shall be
submitted on 24" x 36" media.
GRADING
14. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard
Regulations). If any portion of any proposed building lot in the development is
or may be located within a flood hazard area as identified on the City's Flood
Insurance Rate Maps, the development shall be graded to ensure that all floors
and exterior fill (at the foundation) are above the level of the project (100-year)
flood and building pads are compacted to 95% Proctor Density as required in
Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to
issuance of building permits for lots which are so located, the applicant shall
furnish certifications as required by FEMA that the above conditions have been
met.
15. Prior to issuance of a grading permit, the applicant shall furnish a preliminary
geotechnical ("soils") report and an approved grading plan prepared by a
qualified engineer. The grading plan shall conform with the recommendations
of the soils report and be certified as adequate by a soils engineer or engineering
geologist.
A statement shall appear on final maps (if any are required of this development)
that a soils report has been prepared pursuant to Section 17953 of the Health
and Safety Code.
16. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
17. Prior to occupation of the project site for construction purposes, the applicant
shall submit and receive approval of a fugitive dust control plan prepared in
accordance with Chapter 6.16, LQMC. The Applicant shall furnish security, in
a form acceptable to the city, in an amount sufficient to guarantee compliance
with the provisions of the permit.
18. The applicant shall maintain graded, undeveloped land to prevent wind and
water erosion of soils. The land shall be planted with interim landscaping or
provided with other erosion control measures approved by the Community
Development and Public Works Departments.
COND PC SDP 876 - 45gr () /' � Page 3
Planning Commission Resolution 2001-_
Site Development Permit 2000-687
Jack in the Box Restaurant
January 9, 2001
19. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by qualified engineers or surveyors. For each
pad, the certification shall list the approved elevation, the actual elevation, the
difference between the two, if any, and pad compaction. The data shall be
organized by lot number and listed cumulatively if submitted at different times.
DRAINAGE
20, Stormwater drainage shall comply with the approved Hydrology Plan for the
Jefferson Plaza Shopping Center.
21. Nuisance water shall be retained and disposed of on -site in an approved facility.
The facility shall be designed to infiltrate five gallons per day per 1,000 square
feet (of landscape areal and to accommodate a surge rate of three gallons per
hour per 1,000 square feet.
UTILITLES
22. To ensure optimum placement for practical and aesthetic purposes, the
applicant shall obtain the approval of the City Engineer for the location of all
utility lines within the right of way and all above -ground utility structures
including, but not limited to, electrical vaults, water valves, and telephone
stands.
23. All proposed utilities within or adjacent to the proposed development shall be
installed underground.
24. Utilities shall be installed prior to overlying hardscape. For installation of utilities
in existing, improved streets, the applicant shall comply with trench restoration
requirements maintained or required by the City Engineer. The applicant shall
provide certified reports of trench compaction for approval of the City Engineer.
STREET_ARD TRAFFIC_ IMPROVEMENTS
25. Parking lot design shall conform with the City's Off -Street parking Ordinance as
delineated in Chapter 9.150 of the LQMC.
26. The applicant may be required to extend improvements beyond development
boundaries to ensure they safely integrate with existing improvements (e.g.,
grading; traffic control devices and transitions in alignment, elevation or
dimensions of streets and sidewalks).
COND PC SUP 876 - 45gi Page 4
0.- 025
Planning Commission Resolution 2001
Site Development Permit 2000-687
Jack in the Box Restaurant
January 9, 2001
27. The applicant shall design street pavement sections using Caltrans' design
procedure (20-year life) and site -specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall
be as follows (or approved equivalents for alternate materials):
Residential & Parking Areas 3.0" a.c./4.50" c.a.b.
LANDSCAPING
28. The applicant shall provide landscaping in required setbacks, retention basins,
common lots, and park areas.
29. Landscape and irrigation plans shall be signed and stamped by a licensed
landscape architect.
The applicant shall submit plans for approval by the Community Development
Department prior to plan checking by the Public Works Department. When plan
checking is complete, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner prior to submitting for signature by
the City Engineer. Plans are not approved for construction until signed by the
City Engineer.
30. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within 18 inches of curbs along public streets.
31. Landscaping within the Jefferson Plaza Shopping Center shall be commonly
maintained under a single maintenance contract pursuant Condition 59 of
Specific Plan 96-027.
32. Prior to building permit issuance, the applicant shall submit to the Community
Development Department for review and approval a landscape and irrigation
plan showing the following:
A. Existing landscape and irrigation improvements in the Highway 111
parkway shall be repaired and/or replaced prior to a final inspection.
B. Crape Myrtle and African Sumac trees shall replace Olive trees to match
the existing parking lot trees at the Home Depot facility (24" box with
2.5" caliper).
COND PC SDP 876 - 45g[ � age 5
U1G
Planning Commission Resolution 2001-_
Site Development Permit 2000-687
Jack in the Box Restaurant
January 9, 2001
C. A minimum of three California Fan Palms, averaging 20 feet high, shall
be installed at the southeast side of the parking lot to conform with the
City's Highway 111 Landscape Guidelines in lieu of installing new shade
trees at this location. These parkway palm trees shall be uplighted with
fixtures mounted eight foot above the finished grade level to deter
vandalism. A minimum of two palms shall be lighted for decorative
purposes.
D. The proposed California Pepper trees in the Highway 111 parkway shall
be removed and replaced with a tree type as specified in the Highway
111 Design Guidelines.
E. The applicant shall ensure that landscaping plans and utility plans are
coordinated to provide visual screening of aboveground utility structures
pursuant to Condition 56 of SP 96-027.
F. Parking lot trees shall be 24" box tree or larger with 2-1 /2" to 3"
diameter (caliper) trunks pursuant to Condition 60 (D) of SP 96-027.
Newly planted trees shall be staked with lodge poles to prevent damage
from gusts of wind, etc.
G. The parking lot shall be screened by using a combination of berms, walls,
and landscaping so that the vehicles will not be visible from Highway
1 1 1, consistent with requirements identified in SP 96-027 (i.e., Condition
6 1 ) and Chapter 9.150 (Parking) of the Zoning Ordinance. The height
of the screen wall for the drive -through lane shall be measured from the
curb height.
H. A low profile wall (two foot high) shall be constructed along the west
property line to ensure blowing sand does not overrun and destroy the
landscaping improvements adjacent to the drive -through lane:.
QUALITY ASSURANCE
33. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
34. The applicant shall employ or retain qualified civil engineers, geotechnical
engineers, surveyors, or other appropriate professionals to provide sufficient
construction supervision to be able to furnish and sign accurate record
drawings.
COND PC SDP 876- 45gi �) �Pr 6
Planning Commission Resolution 2001-_
Site Development Permit 2000-687
Jack in the Box Restaurant
January 9, 2001
35. The applicant shall arrange and bear the cost of measurement, sampling and
testing procedures not included in the City's inspection program but required by
the City as evidence that construction materials and methods comply with
plans, specifications and applicable regulations.
MAINTENANCE
36. The applicant shall make provisions for continuous, perpetual maintenance of
all on -site improvements, perimeter landscaping, access drives, and sidewalks.
FEES AND DEPOSITS
37. The applicant shall pay the City's established fees for plan checking and
construction inspection. Fee amounts shall be those in effect when the
applicant makes application for plan checking and permits.
38. Prior to on -site grading or building permit issuance, Fringe -toed Lizard mitigation
fees shall be paid to the City (i.e., $600.00/acre).
39. A plan check fee must be paid to the Fire Department at the time building plans
are submitted.
40. Provisions shall be made to comply with the terms and requirements of the
City's adopted Infrastructure Fee program in effect at the time of issuance of
building permits.
SIGN P-RO-ARAM
41. Prior to sign permit issuance, the following sign modifications shall be made,
subject to approval of the Community Development Director:
A. Directional signs for the drive -through lane shall be limited to three square
feet per Table 9-1 7 of the Sign Ordinance, and the sign copy shall read
"Drive-thru" with directional arrow. The logo shall be deleted.
B. The building sign proposed on the west building elevation shall be
removed.
C. Only one freestanding menu board sign is permitted.
FIRE MARSHAL
42. Complete building plans will be required for review and approval by the Fire
Department prior to issuance of building permits.
'P... O2u
COND PC SDP 876 - 45gr Page 7
Planning Commission Resolution 2001-_
Site Development Permit 2000-687
Jack in the Box Restaurant
January 9, 2001
43. Fire hydrants in accordance with Coachella Valley Water District (CVWD)
Standard W-33 shall be located at each street intersection spaced not more than
330 feet apart in any direction with no portion of any lot frontage more than
165 feet from a fire hydrant. Minimum fire flow shall be 2,000 g.p.im. for a 2-
hour duration at 20 psi. Blue dot reflectors shall be mounted in the; middle of
the streets directly in line with the fire hydrants.
44. Prior to the issuance of a building permit, the applicant/developer shall furnish
one blue line copy of the water system plans to the Fire Department for review
and approval. Plans shall conform to the fire hydrant types, location and
spacing, and the system shall meet the fire flow requirements. Plans must be
signed by a registered Civil Engineer and the local water company with the
following certification: "I certify that the design of the water system is in
accordance with the requirements prescribed by the Riverside County Fire
Department."
45. The required water system including fire hydrants will be installed and accepted
by the appropriate water agency prior to any combustible building material being
placed on an individual lot.
46. Final conditions will be addressed when building plans are reviewed. All
questions regarding the meaning of these conditions should be referred to the
Fire Department Planning and Engineering staff at (760) 863-8886.
MISCELLANEOUS
47. The developer shall provide a bicycle rack at the front of the building pursuant
to Section 9.150.060(D3b) of the Zoning Ordinance. The rack shall
accommodate a minimum of five bicycles and be shaded by building and/or
landscape features.
COND PC SDP 876 - 45gt Page 8
O29
ATTACHMENTS
7 - 0311
Z.
Q
0-
,O
V /
w
LL
(-)u
3
f
1
k
1
ep
h
133diS NOS83333f
�1111111, -
2.20.3
o
Attachment 1
e_ 'x
O
d U. Co
J
= F 1A
W
=a
J
4 —
131
Attachment 2
Reva�iv:aiyr;s;isa�a:e�.ain oiY®ai:miIRWAWAi•�itWAC s+):M�:1, MR: WIWI
jT=1 131tl1S t MOStl3313f �I
�- -- x
II I�aJ III'-�IIIII1��1111 Y E (IIII I II
j-Jill I14 o i I
IL I
�. 1�t-..,.11.y.r�'. Ll
pa � , 1111t111
U 11 1 JI��'•
1
1
N
W
I
a
i z
w
I
j
z
WI
i
�s
e
CJ I - yi
i
+ a �
I
L.—.—.-.—.—.—.—.—.—.—.—.—.—.—.—.—._.—.....•— _"_—.—.—.—.—.—
OYOtl 1'1lYd 3NnO
s-
a
rp
z
0
N
I
I q
032
Attachment 3
JEFFERSON PLAZA
PLANNED SIGN PROGRAM
PHASE II
Q. 75% Q.I/
75% Q.I.
rNET SIGN
_ _ AREA
L - J
�eZN NET SIGN AREA
LILL'.
I/ LEASEHOLD WIDTH I, LEASEHOLD WIDTH I,
'I (\ARIES) (VARIES)
MINOR TENANT/SHOPS SIGNS (PRIMARY)
PURPOSE: MAJOR IDENTIFICATION
QUANTITY: ONE PER LEASE AREA FRONTAGE.
CORNER END SPACES MAY SPLIT.
ALLOWABLE FRONTAGE SIGN AREA AMONG TWO SIGNS.
SIGNS TO BE SEPARATED BY 29 WHEN ON CORNER (ONE
ON EACH FACE).
NET SIGN AREA: *AS DEFINED ABOVE, NOT TO EXCEED 50
SQ. FT. MAXIMUM (INCLUDING TENANT LOGO NOT TO
EXCEED 25% OF TOTAL AREA).
SIGNAGE CAN BE TWO LINES PROVIDED TOTAL AREA
DOES NOT EXCEED 50 SQ. FT.
LETTER STYLE: OHELVETICA LIGHT OR AS APPROVED BY
CITY AND DEVELOPER.
COLORS: AS APPROVED BY CITY AND DESIGN REVIEW BOARD.
EACH SIGN SHALL HAVE ONLY ONE LETTER COLOR.
NO TWO ADJACENT SIGNS SHALL BE THE SAME COLOR.
MATERIAL: PLEXIGLAS FACE, MATTE BLACK PAINTED
ALUMINUM CAN.
INTERNALLY ILLUMINATED INDIVIDUAL LETTERS.
NO EXPOSED ELECTRICAL RACEWAYS ALLOWED.
ADDRESS:
LETTER STYLE: 6" HELVETICA LIGHT
COLORS: 'FRAZEE",CZ-588OW
MATERIAL: DIECUT FACED LETTERS
•NATIONALOR REGIONALTENANTS WITH MORETHAN S OUTLETS WILL BE ALLOWED TO USE THEIR STANDARD
SIGN. NO TWO AIN ACENT SEPARATE TENANT SIGNS SHALL BE THE SAME COLOR WITI IOUT CITY APPROVAL
ONE COLOR ONLY PER SIGN OTHER THAN LOGO UNLESS APPROVED BY CITY. THESE PROVISIONS REQUIRE
PLANNING COMMISSION APPROVAL.
THIS EXHIBIT IS INTENDED TO SET FORTH THE PLANNED SIGN PROGRAM AND TO PROVIDE EXAMPLES OF THE
SAME BY ILLUSTRATION AND IS NOT A REPRESENTATION THAT ANY SPECIFIC TENANT, NUMBER OF TENANTS OR
TYPES OF BUSINESSES SHALL OCCUPY ANY SPACE IN TIDE PROJECT DURING THE TERM HEREOF.
MINOR TENANT SIGNS SHALL COMPLY WITH CHAPTER 9.160 OF THE MUNICIPALCODE.
033
Attachment 4
F.'1..li�l1�L�_`:r:1_.JJ•"_��k� jr��wMJ•J.•V:,4�M.w _
i•: i❖7 ':•ii•� ii':❖:' i4iii ii •• ii O.iit '.; 3
a;
..a • .. ir.L.M. W t❖.14rr w
v✓; ,
° tit--------
p AD
r
..rr
A :•S�' i+
S
PARCEL S.F.•• ••_
y6Cw.1`55,M
1❖:i'`
WOIJr .--FUTURE MOf,A/MENT SIGN
ALLOW®
SGNAL
8
$[
8
f
��/J
gg
Tp 6 I
Attachment 5
y tll� � ,V�c-al 10'An mr U Lo-I.r mrs
III
�
8
ySaQ
4 3
`
z
nn
w
Z�
�
o
U
N
C7 a
�
aw
z
0,
l'-�J
Z
UQ
a
Attachment 6
MINUTES
ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
January 3, 2001
CALL TO ORDER
a.m.
A. ThisAff of the Architectural and Lands Committee was called
to t 10:06 a.m. by PlZManastine di lorio who led the
'lue.Committee Members presens Cunningham, and Frank
Reynolds.
C. Staff present: Plannin ager Christine di lorio, Management An
BrittZOFTHE
nner Stan Sawa and Executive Secretary I
Saw
Il. PUBLIC C
III. CONFIRMDA: Confirmed.
IV. CON CALENDAR:
Planning Manager Christine di lorio Agarif there were any changes to
the Minutes of December 6, 200 ere being no corrections, it was
moved and seconded by Co a Members Cunningham/Bobitt to
approve the minutes as sub .
V. BUSINESS ITEMS:
A. Site Develoiment Permit 2000-687; a request of Lyons, Warren &
Associates for review of architectural and landscaping plans for a one
story Jack in the Box fast food restaurant with a drive-thru lane, located
at the northwest corner of Highway 111 and Depot Way in the Jefferson
Plaza Shopping Center.
1. Associate Planner Greg Trousdell presented the information
contained in the staff report, a copy of which is on file in the
Community Development Department.
GAWPD0CSV+LRCI-3-0l.wpd 1 11 `� f'
Architectural & Landscape Review Committee Minutes
January 3, 2001
2. Committee Member Dennis Cunningham asked if the applicant
would like to address the Committee. Mr. Steve Schneider,
representing the applicant, stated he had no objections with staff's
recommendations.
3. There being no discussion, it was moved and seconded by
Committee Members Cunningham/Reynolds to adopt Minute
Motion 2001-001 recommending approval of Site Development
Permit 2000-687, subject to the conditions as recommended.
Unanimously approved.
B. Site Development Permit 2000 649; a uest of Country Club of the
Desert for review of architectural an caping plans for a clubhouse,
main entry, guard house, and urse maintenance facility to be
located on the north side of enue, between Jefferson Street and
Monroe Street within th try Club of the Desert.
1 . Principal rntDep�
tan Sawa presented the information
in the s, a copy of which is on file in the C
Devel rtment.
2. ittee Member Dennis Cunningham as hen: were any
mments from the applicant. Mr. Tom itch, representing
the applicant stated they were in To
with most of staff's
recommendations, but would lik iscuss some of staff's
recommendations in regard to intenance facility. In regard
to the tilt up panels in Co #3, they will be painted, not
stuccoed.
3. Committee Membq1#Vningharn stated the clubhouse and entry
gatehouse wer utifully designed and he had no issues.
Concerning maintenance facility, in his opinion staff's
recomme n would add too much architectural detail and i
would t the purpose of having it blend in and not be
He d not recommend more than additional cornic tail.
P g is acceptable on the tilt up walls and a some
ring.
4. Committee Member Bobbitt stated that comparison to the
maintenance facility at the Tradition, w ' has the appearance of
a hacienda and that of the Rancho L inta maintenance facility
which is the other end of the itectural scale (being more
modern and plain, this desi is in between. With proper
landscaping and maintenan a has no problem with the design.
G:AWPDOCSVALRC1-3-0l.wpd 2 a- - ()3
BI #A
STAFF REPORT
PLANNING COMMISSION
DATE: JANUARY 9, 2001
CASE NO: MASTER DESIGN GUIDELINES 2000-013
REQUEST: APPROVAL OF ONE PROTOTYPICAL FLOOR PLAN FOR
DEVELOPMENT IN THE COVE RESIDENTIAL DISTRICT
LOCATION: VARIOUS COVE LOTS (TO BE DETERMINED)
APPLICANT/
BUILDER: DGH DEVELOPMENT CORP. (MR. DAVID HEUSINKVELD)
DESIGNER: F. FREGOSO AND ASSOCIATES
ZONING: RC (COVE RESIDENTIAL)
I-Alld Acil ;0111L,• • •
Section 9.50.090.13 of Title 9 (Zoning Code) requires that builders of five or more
single family units in the RC district shall submit master design guidelines for approval
by the Planning Commission. The Section does not specify minimum submittal
standards for such guidelines. DGH Development Corporation has submitted their
Guidelines under this Section, as they have now filed for their fifth application
approval in the RC District.
PROPOSAL REVIEW:
The applicant is currently utilizing one floor plan with two varying elevations. To date,
only one of the elevations has been constructed with the floor plan. The attached
guideline packet submitted by the developer incorporates illustrations of the typical
site plan, floor plan and elevations, as well as the stucco and tile products and colors
to be used. Staff has reviewed the guidelines as submitted, and determined that they
are in compliance with the adopted Manual on Architectural Standards, and that there
is adequate variation between the two elevations. However, it is recommended that
varying front door, garage door and window designs be incorporated to further vary
the appearance of the elevations.
C:\W rkgrp\PCrpt\mdg013.wpd
03u
[V*416m, l _ 1 '
Adopt Minute Motion 2000 - _, approving Master Design Guidelines 2000-013,
subject to the following condition:
1 . The applicant shall incorporate varying front door, garage door and window
designs into Model "B" to further vary the appearance of the elevations.
Attachments:
DGH Master Design Guidelines (Planning Commission only)
Prepared by:
WALLACE NESBIT
Associate Planner
C:\Wrkgrp\PCrpt\mdg01 3. wpd
Submitted by:
CHRISTINE DI IORfO
Planning Manager
0• ; 039
PLANNING COMMISSION
STAFF REPORT
DATE: JANUARY 9, 2001
CASE NO.: SIGN APPLICATION 2000-526
APPLICANT/
PROPERTY OWNER: MARK & DOROTHY HASTINGS
LOCATION: NORTHEAST CORNER OF ADAMS STREET AND MILES
AVENUE, 44-996 ADAMS STREET
REQUEST: REVIEW OF A MONUMENT SIGN FOR THE FIRST SCHOOL
OF THE DESERT PRESCHOOL
ENVIRONMENTAL
CONSIDERATIONS: THE LA QUINTA COMMUNITY DEVELOPMENT
DEPARTMENT HAS DETERMINED THIS SIGN IS
CATEGORICALLY EXEMPT PURSUANT TO SECTION
15311 (CLASS 11(A)), OF THE GUIDELINES FOR
IMPLEMENTATION OF THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT.
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL (LDR)
ZONING DESIGNATION: LOW DENSITY RESIDENTIAL (RL)
SURROUNDING ZONING
AND LAND USES:
NORTH: RL (LOW DENSITY RESIDENTIAL); FUTURE SINGLE FAMILY
RESIDENCES UNDER TTM 29624 BY WORLD
DEVELOPMENT (I.E., DESERT FLOWER)
SOUTH: RL (LOW DENSITY RESIDENTIAL); ACROSS MILES
AVENUE, SINGLE FAMILY RESIDENCES
EAST: RL (LOW DENSITY RESIDENTIAL); SINGLE FAMILY
RESIDENCES
a
A:\SRPC SA526Hastings.wpd - 46GT i ' l � 1
WEST: RL (LOW DENSITY RESIDENTIAL); ACROSS ADAMS
STREET, FAMILY HERITAGE CHURCH
BACXGROUND:
On October 26, 1999, the Planning Commission approved the applicant's request to
develop a private preschool (CUP 99-044 and SDP 99-655) on 1.28 acres located at
the northeast corner of Adams Street and Miles Avenue. The one story school will
have a maximum of 126 students and 12 staff members and over 20,000 square feet
of enclosed outdoor play area, and over 7,000 square feet of building space
(Attachment 1 - Partial Site Plan). Other private schools built and owned by the
applicants are in Palm Springs and Cathedral City.
Sign Request
The applicants are requesting a monument sign measuring 7'-7" high at the .southwest
corner of the site so that it will be visible from Miles Avenue and Adams Street. The
stucco -clad sign is composed of various rectangular shapes and graphic elements with
a triangular top mimicking stacked toy blocks (Attachment 2). Graphic front elements
on the three-foot high base are the letter "A", the number "4" and a cutout circle with
two -foot diameter reflecting toy building blocks supporting the actual ID sign
measuring 30" high by eight feet long stating "1 s` School of the Desert." Sign colors
are shades of pink and green to match the proposed building. The mid -section of the
sign where the name of the facility is shown proposes raised 3-inch and 6-inch high
green letters on a pink background. Sign colors are generally reversed on other areas
of the sign to add contrast and interest to the three-dimensional sign. Attached is a
photograph of the existing Palm Springs facility sign that highlights the quality and
detail of the sign proposal (Attachment 3). Night lighting for the sign will be from
ground mounted landscape lights.
STATEMF_NT_QF THEJSSMS:
Consistency with the City's Sign Ordinance (Chapter 9.1 60):
1 . The sign is consistent with the Sign Ordinance (Table 9-18) with the following
exception:
A. Permanent signs within a residential district are allowed to be 24 square
feet in size and six feet in height. Therefore, staff is recommending the
sign be lowered from 7'-7" high to 6'-0" high.
v . /
A:\SRPC SA526Hastings.wpd - 46GT ()Y 1
REDO-MMENDATlON:
Adopt Minute Motion 2001- _, approving the monument sign, subject to the following
condition:
1 . Prior to obtaining a sign permit, the height of the sign shall be lowered to a
maximum height of six feet. The final graphics for this sign application shall
be approved by the Community Development Director.
Attachments:
1 . Reduced Partial Site Plan
2. Sign Graphics
3. Sign Graphics (Photograph)
Pre red by:
G . u ell, Ascciate Planner
Submitted by:
Christine di lori41anzir�gManager
A:\SRPC SA526Hastings.wpd - 46GT
ATTACHMENTS
AttarhmPnt 1
I 7d
M/1AlI1MC\IT 61/I�I
Miles Avenue
Attachment 2
a
r10rA'TRIJE v,sw 1 )
F 12-,0 N T ir: 1. r v a 71 h �v
T o P_ i ra w
MONUMENT SIGN
1/4•-s•40' 01 5
s�
tit
V, I
Attachment 3
0
F �4U �
CF`y OF'Ct14'°
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: JERRY HERMAN, COMMUNITY DEVELOPMENT DIRECTOR
DATE: DECEMBER 19, 2000
SUBJECT: DEPARTMENT REPORT FOR THE MONTH OF NOVEMBER, 2000.
Attached please find a copy of the Community Development Report which outlines
the current cases processed by staff for the month of November.
PAMonthly Department Report.wpd 4. 0 4 rt
z
W
F-
Q
a
W
0
F-
Z
W
a
O
W
W
0
}
F..
Z
CM
C
0
U
O
O
O
N
cc
W
00
W
O
z
z
0
a
Z
O
H
a
U
w
0
a)
a
E
0
U
V)
U
}+
YC
C
7
N
N
'O
U
Y
Y
C
7
N
O
'O
U
Y
YC_
C
7
N
O
-0
U
Y
YC_
E
7
to
(N
'O
a)
Y
Y_
E
7
fA
O
-0
U
Y
YC_
C
7
N
O
-0
0
Y
YC_
E
7
N
LO
a)
Y
Y_
E
7
cn
'-
a)
++
YC_
E
7
V)
'-
0
•�..y
U
a
C
—
M
a)
Y
YC_
C
>
fn
a)
Y
YC_
E
>
N
O
a)
Y
YC_
C
>
fA
O
a)
Y
YC_
E
>
U)
O
a)
Y
YC_
E
>
to
O
a)
Y
YC_
E
M
O
a�
L
Y
F-
U
"'
0
a
o
Y
0
U
Y
En
y
ILU N+
Q)
E
N
Y
Q)
E
"
�_
0
In
C
D
c�
m
NE
0
Y
a
a
N
C Q)
a) E
N
a�
a)
E a a�
w 0 m 0
N
U
y C
w
a� a
`1 E
Q U
C O
N
a
O
>
LUa L
EL
°
�
Qa
C
0
a
C
N
V7
d
Q) co
O
p) Q
U
—
0
U
Ud
N
E 0 a0i Y
U E 0
a) C a)
a m O O)
wL
N U
0 a)
Ea Co
U
w
a) N
U
0,
Pa
a
n4�
0 0
Y O O
O O m
C 'O C .� a C. o
O Y C a a`
U > c a) a
a
O aU � a Q
p OD00 1
r Q
n N 4` O O
N � 1 O a) N
n O, I r r r
Y O i r r
U U
a U-j aU5
= U Q S U Q
r
N
N N
r
, r
ILL)
2 U
N
r
U
U
On
N
r
Y
�O
N
O
r 0
2
U c
d 0
O
a
Q)
cca
W
O
m
C
0
U a)
(n
a) M
Y
N
E
Y
N
:� L
C y co
0)
m
O U
N 0 E Q
C
in
v
��
U
Q) m ._
a Q
v
aa)
)
a) M
c
(n c
3
0 0 0)Lo
o a)c
.0
o
c
o
N
a)
°'>0C'O�T
c
Q)
Y
0)
7,0O
O
C
O
C
m `� m7
YO
tp
L
L
c m
0
U c (D d
.0
v)
m
Y
m
.O O Y`
L
M
J
O
y
0
a
C
m 0 �O O
-C
0
fn
C
m
Y w N
N
m
U
C
N
C
y
E
O
m
NOm CN
N
a)
-0
'O
CL
C
=p
C r
O
(Q
.0Y O O
�
m
(n
(D
Y
C
+'
N
O)
C
>
o
O
m
Y
C a
m
'� m
r
+'
c
O
y
3
m
y
QQ))
E
0
0
'�
c�
m
0
Q a)
a
m
vl.
oa
0 0
a
-O.Nm
-
Y0
O
m
o
-c
Y'
-o
O
c
coN
aU
>
N
a
a d
N
O
R1
C
0
a
T
a'' L)
v-
Y Q)
2
a
'D
T m
oco
cr
L
m
C 7
C
0 0
E
(p
0 'O
p
O
aJ
O
0 Q)
N
O
0—
m E
X
m�
0
o
0
o c
N)
O Q
M
o
o
r
(n
4)
Y
N
•C
_
a
N
Q)
0
D
c.
a
0
c
Y
r
y
E a) c
Q)
aoi
9
N to
a)
Y
Q) m
O
3
a) O (.) Y'
¢ m (nQ=Q
O
L
H»
IU
o[w
oC
(n
�d
c
0
rn
n
E
a)U
T
o
a
a
Y
a
�
m m
U
M 2
m
c
c
O
0 Y
M C
d
r C
sc m
m L o
a
w
x
'0
a co
°
J
c
EU
No) m
C
Q '
0-)0
C
n
p
Q
c0 a .Q).,
�0
p C
p
co
O 004
6 O
N
O
-
4N
rnd3
co
Y
m
Qr
V)
V Q)U�
W
c70~
m
04
O
n
Q
O �
i N
N
U
U U
Q a U
> a)
>
0. 0
O" O-
QQa
� �
'
U
¢
J U
Q d
Cl)
Q)
U
¢
Q d
a)
>
O O
a C.
QQ
CN
N N
\O
a U
>
>
O
CL
a[)Q
o
O
� N
p .-
U U
a U
N 00'O O
N
o
T
a)
a) f0 y 'O 00
y [
N[
o
O Y C
C CC0p
�
a)
m
a
a
L
+'
> Co
D o a'°o)
00
.�
O y
�-
y Z.a
and
00
c
coaFj�
2
m
J
w
[ `�° o
m
-C�
C com
o CL
o
CO
C
O
_
_
_
U C -O
N
O
CL
C
U N C
U)
C 0
N U
N a) _
c 3
f0
0 �° m
[ >
a) 3
'o o a�
a E
c
CO
E
°
U �' o a
o c
0
c U c
co
o
m o m a+
a`
C,
.
C
m o
++ m ) a)
U
N
-0
rn
C[ C
U U y
3
0)a1
'y'
C
C a)
.Y �+ a)
•t0 ..
'O 7
U Y
3
@o
wEa
o
ocom0w
cCL
C
__ N [1
c
C C
0 m
:
N
y O E M
c
m��
Y Q
CL
d> 0 U)
y-O(A
N
a>i
(n
N
a)
me
E D U
N (o
[
Q C !'
fi
�' LO
O V E
m
_0 U
O
o
F
� m a) [
m
-
O
0
c c m
m 4 m
_
C
O
Y E
O
m
CO 00 a
c
E
"O 7>
O
N
m
m
•'
E
V) LL
a) Cn
m
a fn
c`0 N N
C
> y
>
O >.
c f1 C a)
C i0
m r
fn
7 0
CL c
N o
o
o m
0>�
m
d1
°a a
> o c V,
-00 .0
°�
O
m C m V)
a)
a)
U
LL
0 0
U
co
.. m
Q
` >
0
O U
w
...
a C 0[
O�'0
+L+
m 7 CA
60
00 �z
0
O�
U
[
a)•0)
oc
0
m
coLq
a)
Y)
N U
m o
3
E
> N C
a)
c0
0 .�
0-Y
L
E
7 c
Q-
c E` N
C)
m
o
o m
o
`)
��[
> v a)
QE E
N O U>
CJ
a) Y
O
a) m
CCU
a) N a)
ccCL O
mCC<-i
O
+
O a
¢ m.cU
c0Q
w
y2U
O c
Q
W O
U
O J
c
C
m
o
d c_
U
0
O
N
U
O 6
o
co
E
UO
'=
rn
COD
o�
NN
Cy0D
N Y
00
0 >
~ o
CO a
O N
O
CEO
Ch N
O
O p m
�
O
p> `
p
N
E
CN
m
w c
0 a
O m
fl
!L
n' U
(DNU
O
cn
a_ d m
U)0a
a-
im
CH
k3
0
a
E
° v _0 -o
O j > -O > >
a c o m 0 0
a o a c a a
< U o Q O a Q
co_ v a � 00 00 m
N °-N N N N N
NCO 0) CD pa Q N N
J U U -i U U U N U U U U U a
QaU QaU LLa)U as aU 2
3 m -O a) m -O -O 0 0 0 c 0 O a) O a L > O �O
a) C Q '° ° m O U m w C O m ++ m r+ c0 *' E LL,
co 41
C J L` d 0 d m co N
E X �' > _N L E C m Q •0 @ Q) 6) a) J m 7 U a) a) COO
a) Q + r C a) O
UO C
CCU m �o a) °Q
p U Z U o(N0
C)Co O 0 am
.� C C >CU U) O c0 T p aN) — OLO T NO
aN)N aN> - N CtX V •t •O"m %'0 a
aO
`cn
C
a) N C
N a ;U m a) O O d1 i0 M ""• m U E -° O
ty o_
aU) ,O
> O I-Z Z>EN°
o ` C
moo a) a in
u CO m 0
Q) m ` y E o° a Wa- M
m o a �- Q.om
Z aC E QC U U Q) >
N mo) ac) E C C m @m m aCcaN)i
CO
CO CO
opo°E 0YE E o U U°>cN a) C00 +U °m ° �O O O 0 m C-0 ° m
-0 CL
CL
•�' c UCL,a)O a U y y �N,,
OO yN m cp 0L > E N 'C
C N a O Cy U) Q) CDO
O O E .0 _0C C m L O a)
Om OC C C
° O c m°m •_ a) a) ° U 0 >
L
o O ac) c m o m° m Z m m o L o m ac) c O a c v _0 L O a Q
00_)OEom mE °a>°m m EUy° m we wcm0-
u o o° `-) o "' E a) ° a �' :r- ° c a) L a) CO c° c °' y
L> m '� a) E w> E� o > 3°` m Q o o ff m
N .�. M N 0 Q) a) C N O w a) O O' c a) c O *' O 0 3 a) 0 7 L
U ON O 0m UwOUO-0 U m m UwQJQF-� N moC mD
m Q m
O N —
O `—° co d Q E
a° rno a m —
C Encv) U) a_ N
io 0)�
0,t 00m 3
> O
OLO ONO C a))6 = U
ON W C) m H�
rn ^ c
(n00j 0UCL
) > CON 0 U m
LU
CO N O wj r O N O C
O O p) r� O c0 O
�t:E 00(0 OO
pLL NO' 0 C4 C7 N E
Ou) QOO 0 O F- o
W O �00 U)ON F-U
• �5t
Z
O
U
a
m
O
o.
C
(V
UN
Q d
p) (O
Ua U
0
m
c
c
am)
xC14m
N
L
YO
0
O
O)
d
(y
a
(`M
N
U
IL
W
U
N
U
U
Y
U C)
d7 N
C
N
O
"-
O
O
O)
(D
W @
cp
Co
a)
~ m
N
N 2 E
c
m O
U
'O N
C
m
L p
m
C m
a)
m r
o U
O
a)
N
•vl
C •7
• j
>
y .` tYi)
U
COC
d -O
N
m
N N
m
O
m
J
>
O)
U
06
C
O
C
Co
N
a) U
ui
3
7
°
Y
N
p
m
c
m
CO
>
oCm
c
°
F
IL
ya
O 0D
a
C
v) (n
c
EC
m
m
�
+.
pi
m
apU m
Uo
C E Q
0)
U-
L)
Mm
a
°°
c
O
a
c7 '? 00
0
r m
3
c
a)
c
a7 Q
a~ @
L
m
l6
E w
`
m
m
-p
c
ro
D c
—a
m
a
:t
a
Q c-
°'
L
O
c
-C L
d
d'
a)
> N4 C
U
x
'p
`
m
U
m
a) L
'p
C
O
'U
L
„ ...
a)
m
U
c
'�
U
D
m
m a) Y
N
n
O
a)
C7
Yn
D
'Y
c
m
'O
O
N
O
O>
,�-
Y_ O)
+, O p
to
>,
c0 .r �.
0
a 7
L
7
c
m�
U) cn
>
'O
Y
C
o a) c.
0
c�
U
U
C
7
> y a)
Co L
Y
.p
c
Co'Q)
C C
L
a) H
mCL
° a)
E
m
a o
Q v) 30
°
L�
U
a-U
cn
a)
�
co
_
a
�
a)
J
C
C
E
3
E
o
0)
O
Q
C
j
Q
U
Y
J
>
>
O m
N
N
m
N
WC
7
N
a)
� > m
=
O
>
D
C
O
U
a Y Y
m
J
J
(p
m
J
a
W
Yn
�
p
N Q)
c
^J
?
00
o c
oo,o
am(n
0
0 0
0)
NNU
N�
N
O
p
>
Q
m
c
0 o
a>
a
p
U
p m
W U
co
(7 06 a
F-
(n Q
U
N
U (7
052
0
t-
O
m
W
x
cn
IrI^
V`l
r
W
O
cc
a
J
Q
W
a
r
O
r
C
O
0
0
6
O
M
M
.d.
W E
M
O
r
N
N
N
O p
t0
r
r
r
dU
y
M
p
M
07
M
Win
O
O
a
p
W
O
O
v�
a
L
n
o
M
«
d d
q
0
0
0
0
0
0
0
0
E
ca
pm
o
LO
apo
(n
U
0
in
r
p
o=
O
p
Lo
o
o
COn
,n
n
c
o 0
0 o
v
o
E
'O
9
m
w
N
V
N
y
N
N
N
N
t
N
A
J
N
Y
O
—
O
w
O
N
C
tOj
o
s
6
T
V
CL
Or
WE
m
C
9
O
a
z
'o
C
O
CL
W
A
q
c
W
d
a
=
c
rn
o
c
m
v
U
c
7
c
'o
d
a
n
�
m
c
N
«
T
M
w
w
m
N
w
—
d
CDC
cc
ccd
:=
N
N
d
C7
Q
YJ
YJ
C7
W
1
�
0�
N
N N
C
6
U
U
«
O
C a
O V
C
C
C
C
« V
c
p
m
fn
to
O
M
y
C m
O
()
Z
O
U
U
l0
C 0
�
p
O
C
W
C
m
d
E
E
_m
E
cc
053