1991 09 04 DRBDESIGN REVIEW BOARD
A G E N ID A
A Regular Meeting to be held at the
La Quinta City Hall, 78-105 Calle Estado
La Quinta, California
September 4, 1991
5:30 P.M.
I. CALL TO ORDER - Flag Salute
II. ROLL CALL
III. CONSENT CALENDAR
A. Approval of Minutes of August 7, 1991
IV, BUSINESS SESSION
A. TENTATIVE TRACT 23935 - TOPAZ; a request of GWR Development for
review of a proposed additional unit.
B.
C.
D,
E.
F
G
H
- LA QUINT
#5
TRACT 24517 AND TRACT 25290 -
a request of Williams
ural elevations for Unit
CHO OCOTILLO; a request of
oval of a proposed additional
unit.
SIGN APPLICATION 91-151; a request of Shell Oil for approval of
monument and building signs.
TENTATIVE TRACT 26769; a request of Qualico Development for
approval of architectural design criteria.
PLAN 91-465
:E 91-065, a
91-03
SIGN APPLICATION 91-152; a request of TS Restaurants for approval
of a monument and directional signs.
PLOT PLAN 91-417, AMENDMENT #1; a request of TS Restaurants for
approval of landscaping plans.
V. OTHER
A. Street Name Signs for the Village; consideration of street name signs
for the Village Specific Plan area.
VI. ADJOURNMENT
DESIGN REVIEW BOARD
CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall
78-105 Calle Estado, La Quinta, California
August 7, 1991
I. CALL TO ORDER
5:30 P.M.
A. Chairman Rice brought the meeting to order at 5:33 P.M. and
Boardmember Curtis led the flag salute. Chairman Rice asked for a roll
call.
II. ROLL CALL
A. Present: Boardmembers David Harbison, John Walling, John Curtis,
Ted Llewellyn, Planning Commission Representative H. Fred Mosher,
and Chairman Rice. Boardmember Paul Anderson arrived at 5:35 P.M.
III. CONSENT CALENDAR
A. Planning Commission Representative Mosher asked that the Minutes be
amended to read Planning Commission Katie Barrows attended. There
being no further correction, it was moved by Boardmember Harbison
and seconded by Boardmember Curtis to approve the Minutes of July 3,
1991, as corrected. Unanimously approved.
IV. BUSINESS SESSION
A. Von's Shopping Center Cart Storage; a request of Von's shopping
center for approval to construct a 3 foot 2 inch high screen wall along
the store frontage.
1. Principal Planner Stan Sawa presented the information contained
in the Staff report, a copy of which is on file in the Planning and
Development Department.
2. Mike Rich, Greg Hammer Associates, architect for the project
addressed the Board concerning the design for the wall.
Boardmember Curtis inquired if the entire cart area would be
filled with carts. Mr. Rich stated it probably would be. It was
designed to hold two rows of carts.
Boardmember Harbison asked if the Applicant had encountered
this type of problem at any other location. Mr. Rich stated they
had not.
DRBMIN-8/7
Design Review Board Minutes
August 7, 1991
Chairman Rice stated his objections to the wall and felt there
should be another alternative.
Boardmember Walling suggested that possibly the wall was not
the problem but the starkness of the wall. He suggested the
Applicant be required to plant a hedge or some type of
landscaping, between the columns to act as a buffer to softened
the look.
Following discussion between the members regarding different
alternatives, it was moved by Boardmember Walling and seconded
by Planning Commissioner Mosher to adopt Minute Motion 91-015
recommending to the Planning Commission approval of the wall
subject to Staff recommendations and the addition of an 18+ inch
wide landscaping strip to be added to the wall between the
columns. Unanimously approved.
B. Sign Application 91-149; a request of Mobil Oil for approval of a
monument and accessory signs.
Associate Planner Glenda Lainis presented the information
contained in the Staff report, a copy of which is on file in the
Planning and Development Department.
2. John Carrillo, Mobil Oil representative addressed the Board and
explained that Mobil Oil was not purchasing the station but
rather the owner would remain the same but: would be purchasing
Mobil Oil products. They in return would be refurbishing the
station.
3. Boardmember Curtis asked if the Applicant would be landscaping
the station and did he have any objections to the Staff
recommendations. Mr. Carrillo stated they would be providing
landscaping and they did not have any objections to the Staff
recommendations.
4. Boardmember Anderson asked if the Applicant understood the
price sign on the pole would not be allowed. He also felt the
monument sign should be perpendicular to the curb and should
be constructed of a smooth plaster with 'the illumination being
external.
5. Boardmember Harbison stated he felt the station was in need of
refurbishing.
6. Boardmembers Llewellyn, Walling and Rice stated they agreed the
signs should not be internally lit.
DRBMIN-8/7
Design Review Board Minutes
August 7, 1991
Chairman Rice inquired if the Applicant had any knowledge of
what the La Quints, Village Specific Plan `Mould require. Mr.
Carrillo stated he did not. Chairman Rice instructed Staff to
provide the Applicant with a copy of the Village Specific Plan.
8. Following further discussion regarding internal and external
lighting of the signs, it was moved by Chairman Rice and
seconded by Boardmember Anderson to adopt Minute Motion 91-
016 recommending approval of Sign Application 91-149 to the
Planning Commission subject to Staff recommendations.
C. Tentative Tract 26524 and Tentative Parcel Map 26525; a request of
Chuck Strother for approval of architectural design criteria for units
on Lots 5 and 36, Tentative Tract 26524 and Lot 3, Tentative Parcel Map
26525 plus the architectural design criteria for all units in Tentative
Tract 26524.
1. Associate Planner Glenda Lainis presented the information
contained in the Staff report, a copy of which is on file in the
Planning and Development Department.
2. Boardmember Walling inquired why there was a 20 foot setback
for the lots in 26524. It was explained this was the required
water retention area.
3. Chuck Strother, Applicant, addressed the Board regarding his
unit designs and architectural design criteria for Tentative Tract
26524. He stated these homes would set the tone for future
development.
4. Chairman Rice stated how attractive the designs were.
5. Discussion followed between the Applicant and the Boardmembers
regarding the problem of height limitations for lot 3 in Tentative
Parcel Map 26525.
6. Following the discussion, it was moved by Boardmember Curtis
and seconded by Boardmember Llewellyn to adopt Minute Motion
91-017 recommending approval of architectural designs for Lots
5 and 6 Tentative Tract 26524 as well as all architectural design
criteria for the remainder of Tentative Tract 26524 to the
Planning Commission, subject to Staff recommendations.
Unanimously approved.
Following discussion regarding the finish grade and height
limitations, Chairman Rice moved and Boardmember Anderson
seconded to adopt Minute Motion 91-018 recommending to the
Planning Commission approval of architectural design of Lot 2 of
Tentative Parcel Map 26525 subject to Staff recommendations with
DRBMIN-8/7
Design Review Board Minutes
August 7, 1991
the exception of the requirement of shading for the front
window, and stipulated that whatever the outcome of the height
limitations the architectural design should :not be altered.
D . Plot Plan 90-442 Amendment #1; a request of Wilma Pacific for approval
of new architectural units for Marquessa on Lake La Quinta.
1. Boardmember Walling excused himself from consideration due to
a possible conflict of interest.
2. Principal Planner Stan Sawa presented the information contained
in the Staff report, a copy of which is on file in the Planning and
Development Department.
3. David Hauck, Applicant addressed the Board concerning the
reason they were requesting a change to the design for these
units.
Following discussion regarding the side and rear elevations,
shading of windows, and the sideyard setbacks, it was moved by
Chairman Rice and seconded by Boardmember Harbison to adopt
Minute Motion 91-019 recommending to the Planning Commission
approval of the new architectural units for Plot Plan 90-442,
Amendment #1, subject to Staff recommendations and the omition
of Condition #1. Unanimously approved with Boardmember
Walling abstaining.
E. Tract 24517 and Tract 25290; a request of Williams Development
Company for approval of a new unit design.
1. Principal Planner Stan Sawa stated the Applicant had requested
this item be continued to the next meeting of the Board. This
item was continued to September 4, 1991.
F. Tract 26769; a request of Qualico Development for approval of
preliminary landscaping plans.
1. Associate Planner Glenda Lainis presented the information
contained in the Staff report, a copy of which is on file in the
Planning and Development Department.
2. Ray Lopez, Landscape Architect for the project, addressed the
Board regarding the new landscaping plans and presented a new
conceptual sidewalk layout.
DRBMIN-8/7
Design Review Board Minutes
August 7, 1991
Boardmember Harbison inquired if the trees would remain the
same on the new plans as the old and what the slope would be for
the retention area. Mr. Lopez stated the trees would remain the
same and he was unsure of the slope but felt the basin would be
from 2-3 feet to 7-8 feet deep. Discussion followed regarding the
problem of maintenance of this slope.
4. Greg Shannon, Applicant, addressed the 'Board regarding the
condition of the bonding for a sidewalk. He stated he would
prefer to build the sidewalk now due to the costs involved in
bonding. Staff stated that he would have to apply for an
amendment to the Conditions of Approval and it would be decided
by the City Council.
Following discussion, it was moved by Chairman Rice and
seconded by Boardmember Anderson to adopt Minute Motion 91-
020 recommending approval to the Planning Commission of the
revised preliminary landscaping plans with a revised sidewalk
(as submitted today) for Tract 26769 subject to Staff conditions
and with the recommendation to the City Council that the
sidewalk be approved for construction prior to construction of
the units. Unanimously approved.
F. Plot Plan 91-464 and Variance 91-016; a request of La Quinta Pharmacy
for approval to construct a 3429 square foot commercial complex.
1. Associate Planner Greg Trousdell presented the information
contained in the Staff report, a copy of which is on file in the
Planning and Development Department.
2. Louie Campagna, Applicant addressed the Board regarding the
placement of the building in close proximity to the street. He
stated he questioned the need for an 8 foot meandering sidewalk.
3. Boardmember Walling inquired how Mr. Campagna was planning
to gain the three additional parking spaces needed. Mr.
Campagna stated he would be paying fees in -lieu.
4. Discussion followed among the Boardmembers regarding their
agreement that the parking should be provided for in the rear of
the building.
5. Boardmember Anderson stated he wanted to be sure the sign
would not be internally lit and inquired what type of tile would
be used.
DRBMIN-8/7
Design Review Board Minutes
August 7, 1991
Following discussion it was moved by Boardmember Anderson and
seconded by Boardmember Curtis to adopt Minute Motion 91-021
recommending approval to the Planning Commission of Plot Plan
91-464 and Variance 91-016 of the La Quinta Pharmacy, subject
to Staff recommendation with special consideration to signage and
parking spaces provided or fee in -lieu paid, and a
recommendation that the parking be permitted in the rear of the
building. Unanimously approved.
V. OTHER
A. Street Name Signs for the Village; consideration of street name signs
for the Village Specific Plan.
As the Boardmembers had not submitted any sample ideas, it was
suggested this matter be continue to a later date. Unanimously
approved.
VI. ADJOURNMENT
It was moved by Chairman Rice and seconded by Boardmember Curtis to adjourn to
a regular meeting of the Design Review Board on September 4, 1991, at 5:30 P.M.
This meeting of the La Quinta Design Review Board was adjourned at 7:48 P.M.,
August 7, 1991.
DRBMIN-8/7
ITEM "A"
STAFF REPORT
DESIGN REVIEW BOARD
DATE: SEPTEMBER 4, 1991
APPLICANT: GWR DEVELOPMENT (TOPAZ)
ARCHITECT: WISHARD ARCHITECTS
PROJECT: TENTATIVE TRACT 23935 - REVIEW OF PROPOSED
ADDITIONAL UNIT
LOCATION: SOUTHWEST CORNER OF MILES AVENUE AND DUNE PALMS
ROAD (SEE ATTACHMENT #1)
1. Tentative Tract 23935 comprises 196 lots on a 50 acre
site located in the northern area of La Quanta.
2. Plans 1, 2 & 3 plus color board (desert colors) were
approved by the Planning Commission on July 10, 1990.
The applicant has now proposed an additional plan,
smaller than the three approved plans.
The following table shows details of all plans:
New
Plan 1 Plan 2 Plan 3 Plan 4
# Sq. Footage 1830 2081 2173 1406
# Stories 1 2 1 1
# Different
Elevations 3 3 3 3
Bedrooms
4
2
# Bathrooms 2 2-1/2 2-1/2 2
# Family Rooms 0 1 1 0
#Car Garages 2 3 3 2
Cottage - - - YES
DRB9/4.F3/CS
STAFF COMMENTS
1. The new unit has an architectural style in keeping with
the existing three units.
2. The new unit has an optional cottage located in front of
the house.
3. The rear and side elevations of the new unit includes
detailing around windows on all sides.
4. The applicant has indicated that a trellis attached to
the rear of the house will be included with this unit
where the rear of the unit faces west. This should also
be provided on the south side.
5. A number of the windows of the house are located close to
the eaves and have pop -outs which should provide some
shading. The rear elevation requires additional shading
where a trellis is not incorporated into the design. The
sliding door on the right side and all four sides of the
cottage elevation could also benefit from some shading
device.
6. The unit will utilize the same desert color scheme as was
approved for the other three units.
RECOMMENDATION:
Review the plans in conjunction with Staff: comments and
determine if they are acceptable or if revisions are needed.
Attachments:
1. Locality Plan
2. Subdivision Plan
3. Plans for Unit #4
DRB9/4.F3/CS -2-
ATTACHMENT No. 1
MCINITY MAP
mr TO SCOS
EX41CF,
CASE NO.
ATTACHMENT No. 3
EXAMPLES OF HOUSE DESIGNS
AND ELEVATIONS
£0'd SiJ3iIHJdb BdbHSIM 99:4I 16, SZ Einb
0
I
- - - - - - - - - -
IIII
i 7
Ze'd S1031IH7dtl Odd HSIM b9:9I i6. SZ Btlti
n
0 0�
O a000
rookE]=E ❑ ® [ ` j ail j!�!
II
V OM
e T",
C /®
col
I
n
1
i
I
ITEM "B"
STAFF REPORT
DESIGN REVIEW BOARD
DATE: SEPTEMBER 4, 1991
PROJECT: REVIEW OF ARCHITECTURAL ELEVATIONS FOR UNIT #5 TO
BE CONSTRUCTED ALONG WITH FOUR OTHER UNITS ON 44
LOTS IN TRACT 23269
APPLICANT: WILLIAMS DEVELOPMENT COMPANY
LOCATION: LA QUINTA HIGHLANDS, LOTS 31-72, 165 AND 149,
SOUTHWEST CORNER OF ADAMS STREET AND FRED WARING DRIVE.
THESE LOTS ARE LOCATED ON SONESTA WAY, VILLETA DRIVE ,
AROSA WAY AND LA PALMA DRIVE.
BACKGROUND:
1. Tract 23269 totaling 255 lots has been developed by a number of
developers including Triad (original subdivider of whole tract)
La Quinta Vistas and Williams Company.
2. The Williams Company has developed a number of tracts in the
northern area of La Quinta including Cactus Flower and Rancho
Ocotillo which are located across Adams Street to the east.
3. On July 3, 1991, the Design Review Board recommended approval
(with changes to the elevations) of Units 1 through 4 to the
Planning Commission.
4. Planning Commission approved the elevation of Units 1 through 4
with changes on July 9, 1991.
PROPOSAL:
This table describes the new Unit #5 compared to the approved units:
NEW
R Sq. Footage Unit
K Sq. Footage Garage
PLAN 1
1470
640
PLAN 2
1805
647
PLAN 3
1686
656
PLAN 4
1818
598
PLAN 5
1731
620
# Stories
1
1
2
2
1
# Different
Elevations
3
3
3
3
3
# Bedrooms
3
3
3
4
4
# Bathrooms
2
2 1/2
2 1/2
3
2
# Family Rooms
1
1
1
1
1
# Car Garages
3
3
3
3
3
DRB9/4.F2/CS
The applicant has proposed six different color scheme combinations
using three different roof tile colors, red/brown and beige/brown.
Six different alternate colors have been proposed for
facia/barge/trim, garage field/louvers and stucco. These are all
desert colors.
The Spanish/Contemporary architectural style used, is similar to
that used for the surrounding tracts.
Note should be made that the conditions attached to the approval of
this tract require all lots less than 150 feel: from Fred Waring
Drive and Adams Street to be one story, less than 20 feet in
height. This affects approximately 17 of the lots (see attachment
#2).
STAFF COMMENTS:
1. Front elevations are attractive and well proportioned
2. Side and rear elevations seem to show sufficient
architectural treatment.
3. An attempt has been made to increase shading on the side and
rear elevations with the use of eaves overhangs and 6-inch
projections over the windows. The windows on the west side
of the buildings should however be tinted.
4. This and all other units are 50 feet wide and therefore will
fit on the smallest lots provided (60 feet wide).
5. This Unit plus Units 1 & 2 (all one story) will be allowed on
Lots 31 to 45 and Lots 71 & 72. Each unit has three
alternate front elevations. Staff feels this will provide
enough variety of house design on these lots.
RECOMMENDATION:
Review plans in conjunction with Staff comments and determine
acceptability. The Design Review Board recommendation will then be
forwarded to the Planning Commission.
Attachment: 1. Locality Plan
2. Tract Map
3. Architectural Plans & Elevations
Full scale architectural plans attached.
DRB9/4.F2/CS -2- J
ATTACHMENT No. 2
Lo+s i9 b--, dcveloped
txi W0%l ekm3 co.
1?63C 93' 1 ?638.74) (63873J �y
[� .V f9'35'/10'f. ' ?376:E(237 39�1 11111 l�I1111
/fy TX, Ltr 241 24! 81/ tL>S la t09 l/d S [ 7 a �r q i7 Z3 it A / 7t IJi Of JrS ![ ae /
C res l/i e�- -37's6 J.ti i'�r i 0
y 'rt �E-i<i4— roo �', I � I � 't .� '• r`
vCn Itffi nzs C�Ty'�'y d liz Gt 4 dC :e NTA ��St S<rr Sl r7,slS IC
d
h ♦ Zzr t1. it I/ W
To-
bV IT
C—I e
/91 1H v,�'G//(J Kz.{/6C6r f5l ,71'i .Ss4Ji /57 S'!a �,lfl�l 17K45 tt=
o ? A;7 t`[I I I I I I I I I n
F !i• .rJ� i• I K3 Nf �c!�c471/0 �I1I
T2 23 j �1 \ rz is .91 J. IX iT, /i!;r911--Ka K'� K� �9' b.G G. [r,N 7/
35t 26 /E: tip rjr�i��
/ 8i'3r -cH
/42 \ 2"
t41 rt8 N I Q 7a� nowIdl `.
n no-o3
h 163 iK r07 /ri /y ++ �N ilr iX N iK • ? KI LL /K '6 O 7t
/80 ,s
h b J W � b N tt3 t6[ To TV 9r �ro M K i.7 ' Kf A.' N9.V ni iK �,l C i I
tozi�b I itF L95 * 7sFe.
+rronpw
r 0 ti ` n3—3�4N17A �Ri{/f tsIH
.or
/7On3 n m n0 /ca w Kc we i rd rrlIu d v�n� P•7�P' 8s N " : e� ea » 7s t r 1 i
L s/7E22 J03 (2 80.zo
9')
r /A,an 73' 6fa zS.7
�/66O 6L') /6Ed.23�
.. v
I
ATTACHMENT No. 3
EXAMPLES OF HOUSE DESIGNS
AND ELEVATIONS
�V�v rwwa�+o�cum
yy,J��c��
_� �ataJl Ya�no v�
=-3 eoa�oo+ww.r..e
V NOUVA-TG
S NVld
;,
�� FIE
St 1
ia"-Wm Elmo
lit f. 4 1
oot
21L
I
0 NOUVA313
SAMW7fiJY1 vimmo V7
9 NV-ld
MEN
two A%PuAb NWdl3ud
e
e
_ e
rlxxoinvaYixno in
NVId U0014
_
'
SONVIHDIN V1NIf10 VI
aooaxax+owtatw.mm.
S NVId
ILji
c
1 I.
z
II
10
O
i
4
R
I J
1
ITEM "C"
STAFF REPORT
DESIGN REVIEW BOARD
DATE: SEPTEMBER 4, 1991 (CONTINUED FROM AUGUST 7, 1991)
PROJECT: TRACT 24517 & TRACT 25290 (RANCHO OCOTILLO)
APPLICANT: WILLIAMS COMPANY
ARCHITECT: STOFFREGEN, FULLER & ASSOCIATES
LOCATION: SOUTHEAST CORNER OF FRED WARING DRIVE AND ADAMS STREET
BACKGROUND
Tract 24517 & Tract 25290 together form a 122 single family
residential subdivision on a 37 acre site located in the northern
area of La Quinta.
On May 23, 1989 the Planning Commission recommended approval of the
original 3 unit elevations and color board for the project together
with the original Tentative Tract Map for Tract 24517. The City
Council approved the above on June 6, 1989. A new unit, Unit #4, has
now been proposed.
PROPOSAL
The following table shows the new unit in comparison to the original 3
units:
New
Plan 1 Plan 2 Plan 3 Plan 4
# Sq. Footage
2164
2300
2334
1938
# Stories
1
1
1
1
# Different
Elevations
3
3
3
3
# Bedrooms
4
4
4
3
# Bathrooms
2-1/2
2
2-1/2
2
# Family Rooms
1
1
1
1
# Car Garages 3 3 3
STAFF COMMENTS
1. The new unit has an architectural style in keeping with the
existing four units.
DRB9/4.F1/CS -1- P
2. The rear and side elevations of the new unit includes detailing
around windows on all sides.
3. This unit will utilize the same desert color scheme as was
approved for the other three units.
4. Some sort of shading device should be included on the left
elevation where a few large windows are located. Ways of
introducing shade include, tinting, recessed windows, overhangs,
shutters, blinds, trellis and awnings.
RECOMMENDATION
Review the plans in conjunction with Staff comments and determine if
they are acceptable or if revisions are needed.
Attachments:
1. Locality Plan
2. Proposed Floor Plan & elevations for Unit #4.
DRB9/4.F1/CS -2-
_I
nNino on
WOTU1000 OHONVH
_= ANVdWOO SWVMAI Vi
nv is elUu a
-Vld
L'J
y
� .
C:
J
Y
C G
r
'�^✓
Cat
c¢
-� 2
'l '1
�. J
b N"d
`M I01111030 OHONVU
ANVdWOO SWVMIM MU
tr
A I
i
d'.7 fAT
Ft
... vcwino v7 8 NOLLVA3l3
• OT UODO OWONrvu
AWdROa sffrorrVA . Mn
oil
I�
F3F
r�
C
G
C � u
u
a
-
be!
.� Z t
wc
1 a7Lu
2
U Q
"Q wxm. yj 0 NOLLVAM3
OIILLOOO OH3NVH
ANvdv a sevrnm mu . V NV'Id
ITEM "D"
STAFF REPORT
DESIGN REVIEW BOARD
DATE: SEPTEMBER 4, 1991
PROJECT: SIGN APPLICATION 91-151
APPLICANT: SHELL OIL
REPRESENTATIVE: URRUTIA ARCHITECTS
LOCATION: NORTHWEST CORNER OF HIGHWAY 111 & ADAMS STREET
(SEE ATTACHED LOCATION MAP)
ZONING: GENERAL COMMERCIAL (CPS)
GENERAL PLAN
DESIGNATION: MIXED COMMERCIAL
ENVIRONMENTAL
CONSIDERATIONS: APPLICATIONS FOR SIGNS ARE CATEGORICALLY
EXEMPT FROM CEQA (SECTION 15311, CLASS ELEVEN)
BACKGROUND:
The Shell Gas Station project was approved by the City Council
on May 21, 1991 (Plot Plan 91-460). The Design Review Board
reviewed the building plans on May 1, 1991. Pursuant to the
approval, Condition 29 requires the applicant to obtain
approval of their sign program by the Board prior to submission
to the Building Department. The applicant's package is
attached.
PROPOSED SIGN PACKAGE:
The service station includes various signs which identify the
different uses on the property. The mini -market is identified
with a "FOOD MART" sign for the building elevation facing the
interior of the site. The attached car wash has one sign on
each of the openings of the facility with additional customer
service information (e.g. Car Wash - Entrance). The covered
gas service island canopy has signs also on the east/west
elevations identifying the station as being "SHELL" with
additional logo signing. A "SHELL" logo is proposed on the
east and west wall of the building. A summary of the signing
request is as follows:
DRB9/4.GT1/CS
Sign Location
A.
Canopy
B.
Building
C.
Building
D.
Building
E.
Building
F.
Gas Island
G. Freestanding
Number/Type
2 Shell, 2 Shell logos
(2' x 2' logos & 2' x 81)
1 Food Mart
(2' x ll')
2 Car Wash
(2' x 10' each)
2 Car Wash (Entrance
(1' x 5' & l' x 2')
2 Shell logos
(3' x 3' each)
4 Service Info.
(1.5' x 2' each)
1 Monument
(4' high x 8' wide)
Total
Square Footage
(139)
40
22
40
& Exit) 7
18
12
TOTAL 139
32
The applicant has also proposed lighted spandrell island
signing over the gas dispensing units which are not included in
the above total. The spandrells are counted as signs because
they include company identification information.
The sign colors will be the corporate colors of the Shell
Corporation which will include white for the Food Mart, Car
Wash and Shell identification and yellow and red for the Shell
logos. All signs are proposed to be internally illuminated.
SIGN ORDINANCE PROVISIONS:
9.212.110 Gasoline Service Stations - Freestanding Use. Each
service station use, not ancillary to the principal
use of the site, is permitted signage as follows:
a. One double-faced freestanding monument sign
not to exceed twenty-four square feet in area
or not to exceed eight feet in height, and
advertising the company name;
b. One ten -square -foot wall sign advertising the
company name and/or operator;
DRB9/4.GT1/CS -2-
C. one wall or ground sign, not exceeding
eight -square -feet in area or eight feet in
height or a ground sign, advertising the
actual lowest price per gallon, including all
taxes, at which regular, premium, and
unleaded gasoline are currently being
offered. Any special conditions required for
sale at such lowest price shall also be
indicated.
SIGN ADJUSTMENT:
Signage beyond that noted under sign ordinacne provisions will
require approval of a sign adjustment by the Planning
Commission. The Design Review Board should review the sign
proposal in light of architectural compatibility and design
only. Signage not deemed acceptable from an architectural
viewpoint will be deleted. The Planning Commission will then
consider a sign adjustment for any signage beyond that allowed
by code.
STAFF COMMENTS:
Monument Signs - The monument sign location and design of
signs are consistent with the City's Sign Regulations.
However, the total square footage of the sign program is not
consistent with City Sign Ordinance. The monument stand will
be stucco painted to match the building and designed to match
the "stair step" feature used in the structure.
Building Signs - The proposed sign locations on the buildings
are permissible. However, the number of signs proposed and
their combined square footage totals are not consistent with
City regulations. Staff recommendations are as follows:
1. No Shell logo signs should be allowed on the gas island
canopy because they do not complement the building design
Further, they are not necessary to identify the facility
as there are other signs which convey this same message.
2. All lighted spandrells located above the gas island
dispensers should not be permitted because it will not be
consistent with the proposed architectural theme or
embellishments of the project not does it complement
Highway 111, a scenic corridor. The spandrells should be
removed.
3. The "self" service signs should be non -illuminated
because the canopy will be lighted and the above lighting
should be adequate to identify these secondary
information signs.
DRB9/4.GT1/CS -3- r
4. The monument sign should be situated a minimum distance
of ten feet from all property lines and the proposed
landscape plan should be designed to accommodate the
proposed structure.
5. Temporary window signs, if utilized, shall be limited to
10% of the window display area.
6. The base of the monument sign should be twice the width
of the sign or 30" whichever is greater in order to
create a Architectural Statement at this main
intersection (Highway 111 and Adams Street). The
architectural material of the sign should emulate the
building program.
7. Site address numbers should be on the monument sign as a
supplemental to the building addressing plan. The
minimum size should be four inches.
8. Any and all proposed illuminated signs should be
installed to avoid undue brightness and/or create glare
and do not distract either pedestrians or motorists. The
sign permit should be conditioned whereby Staff will have
the authority to review the sign(s) in the field once
installed.
9. The attached building signs should not exceed 2/3 the
vertical width of the building fascia to ensure that the
sign does not overburden the affected building elevation.
RECOMMENDATION:
Review the plan in conjunction with Staff comments and
determine if the proposal is acceptable or if revisions are
needed.
Attachments: Location Map
Sign Application submittal
DRB9/4.GT1/CS -4-
CASE MAP
CASE No I N O R T H
SHELL OIL COMPANY
SIGN APPLICATION 91-151
SCALE:
111 = i c, '
r'
' • II � ttt �I:ttt �,�
::•. , 1 t L�1 �
• jli fill) � � � � 1 1
/ 11
��• '1 1 ,1�1t (itllilll�il:i�It1 J 1
1. n,iiiii
wrwan
wo hlb
ZBJVI,
Mwq M�Pf W
� 1
W
4
vwaaiI fill 3113 §
0JR `a
wM wS A(^PMV
a
ol
t e
F� u
C
iu
41
8
_p
8 N
Lp iq
a
Ile
X14
r
j
a.
.
d
m
.
N
cll�
Am
ITEM "Ell
STAFF REPORT
DESIGN REVIEW BOARD
DATE: SEPTEMBER 4, 1991
PROJECT: ARCHITECTURAL AND DESIGN CRITERIA FOR TENTATIVE
TRACT 26769
APPLICANT: QUALICO DEVELOPMENT
LOCATION: WEST SIDE OF MONROE STREET, SOUTH OF 54TH AVENUE
BACKGROUND:
The above Tentative Tract consists of 14 single family lots on +20 acres. The La
Quints, City Council approved this Tentative Tract on June 18, 1991. Approval of
units located in Tentative Tract 26769 will be by the Planning and Development
Department, Engineering, and the Building and Safety Department following the
design guidelines being approved by the Design Review Board. These guidelines
have now been submitted for Design Review Board approval.
STAFF COMMENTS:
A paragraph should be included under "Procedure" indicating that each
property owner needs to obtain approval of preliminary unit landscaping plans
by the Planning and Development Department and approval of preliminary
grading plan by the Engineering Department. This should be done prior to
submittal of building plans to the Building and Safety Department.
Under "Maximum Height of Dwelling" it should be noted that dwelling units on
Lots 1 and 14 (abutting Monroe Street) shall have a maximum height limit of 22
feet. This is a condition of approval for this tract.
Comments have not yet been received from the Engineering or Building and
Safety Departments on these architectural and design criteria.
RECOMMENDATION:
Review the criteria in conjunction with Staff comments and determine if they are
acceptable or if revisions are needed.
Attachments:
Locality plan
Architectural and design criteria
DRBST.012
r
ATTACHMENT No. 2
RECEIVED
AUG 29 1991
CITY ur ut VuiNTA
PIANNIN & DEYE RMENT DEPT.
ADDENDUM "A" TO THE CC&P.'S
FOR
THE ESTATES AT LA OUINTA
COVERING
ARCHITECTURAL AND DESIGN CRITERIA
AUTHORITY
All construction of property within "The Estates at La
Quinta" will be subject to the regulations of the City of La
Quinta, and other regulatory agencies having jurisdiction.
In addition, all design and construction including
landscaping, shall be reviewed for approval by the
Homeowners Association of this development in accordance
with the requirements and restrictions outlined in this
document.
The Association may grant variances from any condition
ccntair,ed in this document if it considers that a design is
so unique that it is beyond the scope of these conditions.
This review and apprcval is fc. appearance and cesig-:
compatibility only.
The Homeowners Association assumes no responsibiilty fcr the
structural or mechanical soundness of approved designs.
PROCEDURE
Whenever a property owner wishes to build, reconstruct. add
er e`.!..is: = strut, re o;, a p=open
landscape modifications, the owner sha11 oe requirec to
submit plans to the :-0meow.n.ers AsscclatiC.. fc,. re:'ie;. and
approval.
The Association, shall reply within 30 days with it's
comments and reasons `.or any cisappreval. I`_ no rep:! has
been received by the property c%aner within the 30 ca-ys,
automatic approval shall be deemed to have been receiver.
CONSTRUCTION SIGNS
All signs shall comply with the City of La Quinta'a sign
ordinance. Discrete signs, (maximum 5 sq ft) for general
contractor and the design team will be permitted during
construction only. The signs are to be removed immedlately
upon the filling of the notice of completion. f, i
TEMPORARY STRUCTURES
A small Job office may be maintained on the site during
construction. No temporary living quarters for workmen or
the owner will be permitted. The necessary approvals plus
permits shall be obtained from the City of La Ouinta.
WATER CONNECTION AND SANITARY FACILITIES
Water, connection and temporary chemical toilets must be
available during the entire construction: perioC. These
toilets must be removed when the notice of completion Is
filed, or within one year from their delivery to the site,
whichever is first, unless otherwise approved by the
Homeowners Association.
MAINTENANCE OF PROPERTY
All approved buildings and landscape improvements shall be
continuously maintained to perserve the original design
Intent and purpose. These criteria shall continue to apply
to ensure compliance in the areas of maintenance and upkeep
of properties.
CLOTHESLINES
Exterior clotheslines must be screened from the view of the
neighbouring properties and roads.
EXTERIOR LIGHTING
Exterior lighting shall be installed so that it does not
interfere with traffic or be overly visible to neighbours,
and shall comply with the City of La Ouinta's dark sky
regulations.
Each property owner, shall be recuired to keep his :and and
a':. improvements in a reascna!:e state of repair. ...is
includes the control o`_ blowing sand from lots Zhat are
waiting to be improved.
PARKING
Each residence shall provide a fully enclosed garage space
for 2 vehicles and off street parking for a minimum of 1
vehicle.
01
REFUSE
All garbage and trash must be kept in animal -proof, covered
containers, screened from the view of neighbouring
properties and roadways.
During construction, owners are responsible for the frequent
removal of all debris, trash and garbage from their
property.
SIGNS
Signs shall be restricted to those stating the name of the
occupant, the address of the property, and any name given to
the property by the owner. Standard residential real estate
"for sale" signs are permitted.
TRAILERS ETC AS LODGING
House trailers, tents and recreational vehicles shall not be
used as lodging on the property.
STORAGE OF RECREATIONAL VEHICLES
Storage of recreational vehicles shall be permitted provided
they are not visible from the street or neighbouring
properties.
FENCES AND WALLS
Stucco or adobe walls and metal picket fences are
recomendec. No chainlink or, chainlink-type fencing is
permitted.
ROOFS
ne
Sioped rCO:S Shall ..
ea Fi ...�
^ss are
•"'
permnitted
provided they provide
varying
elevations
creating
interesting `_orms.
EXCAVATION AND GRADING
Surplus soil and other excavated debris shall be removed
promptly from the site. Blowing dust from grading shall be
controlled by watering. Excessive noise is prohibited.
Elevation of all pads must be approved by the City of La
Ouinta and the Homeowners Association. Grading shall be
constructed in accordance with the approved grading plan. No
modification shall be made to the grading plan without the
written consent of the City of La Ouir,ta.
DRAINAGE
All homesites shall be designed and graded to retain all
water on -site. Homesites shall be designed to retain the
water anticipated from a 11100 year flood" on -site and
designed so no water flows on to adjacent homesites.
PROTECTION OF PROPERTY
All construction activity shall be contained on the site for
which the building permit was issued.
Any damage to and.'or soiling of common property, adjacent
homesites or roadway shall be promptly restored to their
original condition to the satisfaction of the Homeowners
Association.
Street used for access t0 the c07,.siructlIcn sitewi':l be kep`.
clean of all debris, construction material and s011.
The property owner will ensure that no one interferes with
the proper operation of the security gates during the time
of construction.
DWELLING SIZE
All main dwellings must be a minimum of 2,800 sq.ft. of
living area, not including garage area.
MAXIMUM HEIGHT OF DWELLING
Construction on all homesites shall be restricted to one
story and have a maximum height limitation of 24 feet as
measured from pad elevation to the highest point of the
structure.
SETBACKS
The minimum distance from the property line to the nearest
part of any structure built on homeslte numbers 1 thru 6 and
9 thru 14 shall be 40 feet. The minimum distance on
homesites 7 and 8 shall be 25 feet.
ANTENNAE
These structures, including satellite dishes, shall be
hidden or disguised by fences or landscape treatment so as
to be invisible to neighbouring properties or from roadways,
unless otherwise approved by the Homeowners Association.
ITEM "F"
STAFF REPORT
DESIGN REVIEW BOARD
DATE:
SEPTEMBER 4, 1991
PROJECT:
PLOT PLAN 91-465; DESERT HOSPITAL
GENERAL PLAN AMENDMENT 91-037
ZONE CHANGE AMENDMENT 91-065
APPLICANT:
DESERT HOSPITAL, EL MIRADOR MEDICAL COMPLEX
OWNER:
ASH, DANKO, HODGE AND COMPANY
REQUEST:
A PLOT PLAN NTPLAN O PERMIT A THREE
STORY MEDICAL/OFFICE C COMPLEX (78,557 SQUARE
FEET/PHASE I) WITH HELI-PAD ON A PORTION OF A 30 ACRE
SITE LOCATED ON THE WEST SIDE OF WASHINGTON STREET
AT VIA MARQUESSA. TEN ACRES OF THE SITE ARE LOCATED
IN THE SANTA ROSA MOUNTAINS RESPECTIVELY.
TO AMEND THE CITY'S GENERAL PLAN LAND USE ELEMENT
FROM LOW DENSITY RESIDENTIAL TO GENERAL COMMERCIAL;
A CHANGE OF ZONE FROM R-1, SINGLE FAMILY RESIDENTIAL
TO MEDICAL/OFFICE COMMERCIAL;
LOCATION:
WEST SIDE OF WASHINGTON STREET AT VIA MARQUESSA
(GENERALLY NORTH OF 48TH AVENUE AND SOUTH OF 47TH
AVENUE/HIGHLAND PALMS DRIVE, A SIGNALIZED
INTERSECTION).
SURROUNDING ZONING
AND LAND USE:
NORTH: R-i-HC/HILLSIDE CONSERVATION; ST. FRANCIS
OF ASSISI CHURCH
SOUTH: SAME;VACANT
EAST: R-1 RESIDENTIAL/C-P-S VACANT; LAKE LA
QUINTA DEVELOPMENT
WEST: HILLSIDE CONSERVATION (HC); VACANT
HILLSIDE (CITY OF INDIAN WELLS). TOUCHES
SITE AT NORTHWEST CORNER.
LAND AREA: 30 ACRES (20 DEVELOPABLE)
BUILDING AREA: 78,559 SQUARE FEET (PHASE I) - MEDICAL CENTER
PARKING
PROVIDED: 370 SPACES
PARKING
RATIO: 208 (WITHOUT DAY CARE) PER SQUARE FEET
DRBST.010 1
DESCRIPTION OF SITE:
The proposed 30 acre site is a portion of a 42 acre property. The Desert Hospital
Group is in escrow on the 30 acre property contingent on the approval of this
development plan. The westerly portion of the site, approximately 10 acres, is in
the Santa Rosa Mountain range. The remaining 20 acres has frontage along
Washington Street.
The property has 1, 000 feet of frontage along Washington Street and is 1, 275 feet in
depth.
The parcel(s) are vacant at this time and the area outside the mountainous portion
contains native vegetation and an accumulation of migrated sand fines which have
formed ten to fifteen foot high sand dunes along the rear portion of the site. The
site elevation along Washington Street is approximately 59 feet and at the toe of the
mountain it is approximately 105 feet. The highest westerly -most point on the site
is roughly 325 feet.
The site is partially improved with new street improvements along Washington Street,
but the site does not have curb, gutter or sidewalk improvements. A raised median
island exists on Washington Street and it was installed by the City in 1989. Further,
the existing frontage road (along the frontage of the Saint Francis of Assisi Church
and northerly) terminates at the northeast corner of the property.
APPLICATIONS UNDER CONSIDERATION:
Plot Plan 91-465; this plot plan application would permit the construction of
the proposed three story medical complex. (The day care center is not apart
of this review.)
General Plan Amendment 91-037; this application is to change the General Plan
Land Use designation from Low Density Residential and Open Space to
Commercial and Open Space. The change is required in order for the
Applicant to construct the proposed medical complex on this site.
3. Change of Zone 91-065; this Change of Zone is to allow the zoning to be
changed from the present residential R-1 to Medical/Office Commercial as
requested by the Applicant. This zoning category is necessary to construct
the proposed medical center.
SITE DESIGN:
The proposed Phase I three story medical building has been positioned in the center
of the lot with proposed parking encircling the building.
LANDSCAPING/SCREENING:
The landscape setback along the frontage of the site is approximately 100-120 feet,
and a meandering sidewalk is shown along Washington Street. The sidewalk along
Washington Street, a major arterial, should be eight feet wide to allow pedestrian and
bikeway travel. The plans are drawn at a small scale (1" = 50' & 60') and it is hard
to clarify this matter, however, Staff believes that the Applicant is meeting a
requirement of the City in their design submittal.
DRBST. 010
A concept landscape plan was submitted on August 21, 1991, and the plan is
attached. The preliminary concept is to rough to comment on but latter on in the
report a recommendation has been drafted concerning this matter.
The Applicant has not submitted cross-section drawings of the site, or a parkway
plan (street view elevation showing landscaping features), therefore, Staff is not
able to comment fully on this submittal. However, these type of final construction
details should be reviewed by the Design Review Board if the project is approved by
the Planning Commission and City Council in the future.
ARCHITECTURAL DESIGN:
Medical Complex
The three story building is 300 feet from Washington Street and is designed to allow
easy access from the abutting parking lot areas into the first floor common waiting
area. The proposed Spanish style design motif is indicative of this region (e. g. , the
roof, rough stucco exterior, large glass windows, etc.). Preliminary discussions
with the architect have indicated the building will be painted white with the balconies
and wood trim painted blue. The design group has stated that they will bring the
finalized color board to the meeting for review/consideration. A covered arcade is
proposed for the perimeter of the building around the first floor and the architect
has included textured paved areas to define the public spaces. Planters are also
interspersed along the pedestrian areas to add additional character to the entry into
the proposed facility. The proposed building meets the design parameters of the
City.
STAFF COMMENTS:
The Applicant should prepare a preliminary landscape plan which would
identify all proposed plant materials which would be installed at the site. A
parkway plan should be done separately, and it should be drawn to a scale not
less than 1" = 20' and include all hardscape and softscape features along
Washington Street within 120 feet of the proposed street curbing. The
landscape plan shall include an eight foot wide meandering pedestrian/bike
trail. The plan should be reviewed by the Design Review Board prior to
submission of the final landscape plan by the Applicant/Developer.
The landscape program for Washington Street should include a variation of
planting materials, such as Palm trees, accent shade trees, lawn, shrubs, and
groundcover. Consideration should be given to maintaining existing mountain
vistas. This can be achieved by plant spacing and selective tree groupings.
The design should consider using a more open type tree, such as the
California Pepper, Australian Willow and Mesquite. Native (low water use)
plants should be used, and the landscape architect should consult with the
Coachella Valley Water District's plant materials list prior to designing their
proposal. Uplighted trees or palms should be considered along Washington
Street. Incandescent light fixtures will be required (less than 160 watts).
The proposed retention areas on -site should be landscaped with materials
which will support growth even though they are accepting water run-off from
paved surfaces.
DRBST. 010
4. A meandering eight foot wide sidewalk should be installed along Washington
Street along the frontage of the site, and an on -site easement shall be offered
if the sidewalk is to be located on a portion of private property.
The proposed parking lot lighting plan should be reviewed by the Design
Review Board prior to building plan check. A photometric study should be
developed with analysis of the lighting pattern on the project and meets the
City's Lighting Ordinance provisions as explained in Chapter 9.210. The
height of the light poles should not exceed 20 feet in height, and the lighting
contractor should try to reduce this height if physically possible during
review of the project.
6. The Developer should consider using dark rust colors for all portions of the
building in order to make the complex blend in with its rocky surroundings.
7. Should the Applicant wish to provide public art on the site, the center of the
project facing Washington Street (at Avenida Marquessa) in the landscaped
areas would be an ideal location since it is visible to public and will not be
blocked from view by existing or future buildings.
8. All future buildings will be subject to further study by the Design Review
Board through Plot Plan applications.
9. The Applicant should examine covered parking spaces for 10 percent of the
proposed on -site parking spaces. The covered trellises should be either wood
or metal and spaces should be interspersed throughout the site.
10. All trash and loading area facilities should be located so that they cannot be
seen from any public thoroughfare. The areas should be screened by using
masonry wall enclosures and landscaping.
11. All windows on the second and third floor should be recessed into the building
envelope (approximately 6 to 18 inches) and sunshade canopies should be used
to reduce the sun exposure on the areas which are susceptible to mid-
afternoon heating.
12. The overall height of the facility (to roof ridge) shall not exceed 35 feet as
measured from the finished pad height of the structure. Staff has discussed
this element of the plan with the project architect and they state that they will
meet this requirement but they would also like Staff to allow the entry tower
at the front of the site to be higher than 35 feet (current C-P-S zoning
standards used as a reference) to compliment the architectural design of the
building. The Zoning Regulations will allow appendage type elements (e.g.,
chimneys, flag poles, etc.), to be higher than allowed by the Zoning
Ordinance if it can be found that the feature will not add additional leasable
square footage to the proposed structure. With this in mind, Staff is
receptive to this design feature provided the tower is strictly a design element
of the building and not additional commercial/office space.
13. A master sign program should be reviewed/approved by the Design Review
Board prior to the issuance of any permits for permanent signs at this
location.
DRBST.010
14. Design measures should be examined to minimize the exposure of the proposed
parking lot(s) as they relate to Washington Street, a public thoroughfare.
The landscape plan submittal should include provisions for both planter
hedges and masonry screen walls along the property frontage.
RECOMMENDATION:
The Design Review Board should review the plans in light of the above Staff
comments. Should the Design Review Board feel revisions are needed, conditions
requiring review by the Staff or Design Review Board before submission to the
Building and Safety Department can be imposed or revisions can be required prior
to Planning Commission action on this request.
Attachments:
1. Location Map
2. Vicinity Map
3. Excerpts from the Master Development Package
4. Large Development Plans (2 sets)
5. Reduced Plans
DRBST.010
N all
)
AVE.I
R14 MwsYl
pl \ WEMARD�HO DR.i.. .. .
Location/Property N
in Question
3 ✓/�
_AVENUE 4B
ni
CS
ED
CASE No.
MAJOR ARTERIAL
120' R.O.W.
PRIMARY ARTERIAL
100-110' R.O.W.
SECONDARY ARTERIAL
88' R.O.W.
COLLECTOR
64-72' R.O.W.
CASE MAN
General Plan Amendment 91-037
Zone Change 91-065
Plot Plan 91-465
Environmental Assessment 91-210
7�
RT
SCALE:
O' 1/L Mi16
lop!
100
�
F f
YF- G
t
.S �t
V
ti
—
di
O
Q
\
\
t
( 11
r
E
I
0
s
PROGRAM
r
Space Inventory Summation
The following program space listing was derived from discussions with
hospital personnel, the physician survey, the market survey, and professional
experience. It represents the total space required for Phase One.
Space Description Sq. Ft.
1 Physician Interest Space (Medical Offices)
a. Physician Survey 23,200 NSF
b. Physician Recruitment 5,000 NSF
c. Cancer Care Center 6,000 NSF
Sub -total 34,200 NSF
2. Ancillary Services Space
a. Ambulatory Surgery Center 11,822 GUSF
b. Diagnostic Imaging/Linear Accelerator 14,172 GUSF
c. Clinical Laboratory 550 GUSF
d. Pharmacy 869 GUSF
e. Urgent Care Center 2.000 GuSF
Sub -total 29,413 GUSF
Medical Office Building
Physician Interest, Physician Recruitment,
34,200 NSF
Cancer Care Center
Pharmacy
869 NSF
Urgent Care Center
2.000 NSF
Total Gross Usable Square Feet Affected by
Efficiency Factor (83%)
37,069 GUSF
37,069 divided by .83 - (GROSS MOB SO FT)
4_4 661 GSF
Ambulatory Outpatient Building
Ambulatory Surgery Center
11,822 GUSF
Diagnostic Imaging Center/Linear Accelerator
14,172 GUSF
Clinical Laboratory
550 GUSF
Total Gross Usable Square Feet Affected by
Efficiency Factor (83%)
26,544 GUSF
26,544 divided by .83 - (AMBULATORY OUTPATIENT
SLOG. GROSS SQUARE FT.)
31.981 GSF
Total Gross Building Square Feet 76,642 GSF
Optional Ancillary Services
a. Physical Therapy/Cardiac Rehab
3.240 GUSF
NOTE: An assumed 93% efficiency factor was used for preliminary design purposes,
this could vary based on final design considerations.
_J
_ Henningson, Durham d Richardson. Inc.
l
Page 4
f' , -
tA
s�
L. W
� _ O
lA _
O
Z 1
asa �
I led
Y
i� C Q J C c J
4 ::D c.
C �—
0
ui
55
--LrL,-L-LLL I
I
f
I I I I
1 % : l�llil
ae
W<<' ta� 3
J¢Ue E
� 1� a• 1•,��I�LL ��1
4 0 ?
S '-
9 .—
2W w
J w 0
C
z cA
s z .ti U 'Cu
r-
r
T
r
r
r
R
EL MIRAOOR MEDICAL CENTER
PROFESSIONAL PLAZA
ssc N
7- 9i
��Q�4 f�MDOO G3 G�I�Q�
oso m m
1lE 9, Y
m99OFDL9K m[mDD OGLaL MMUMD0M9 COO G3pDG3Q5f �O nM , mg
Gin DOO OLSQM pML,llUv1G�1C�G3�
EL Na, MEDICAL CENTER
PROFESSIONAL PLAZA
& DEPT.
�C�CSOMDD ��,000OG�3 PL�CQG�I
JIE 9.@
G�'elPOOPLEX UveIP pELaL DUOLE20 IM COO G�G�OGIGaSP�O nM 0 HEM
EL MIRAMOR MEDICAL CENTER
PROFE551010 PLAZA
\\ i" FI�fK B \ Y/ —
1-7
E Li�
L. A � .;�
4HMO PLUM P z%M
JlE 9. Yi
(tivilHDD OPLEM UvnlR EZ� SLR MMOLMOMG Q C�lOG3
MCSOOEA PL IaMMC G3� (l
goo
a x
r
o
f1
eai
_LL-LLLL-_
p
YY
faS�
�I
� W
O
lJ
J
51
v
� Z
a
\n
Q«/
- a , 3 o a
*-
�
m'. Ate.
d\\ 6« y
:
z �
�
| �
| � ^� ° ~ «)� , ,2
,
vva
e►�
s
0
m
ITEM "G"
STAFF REPORT
DESIGN REVIEW BOARD
DATE: SEPTEMBER 4, 1991
PROJECT: CLIFFHOUSE RESTAURANT - SIGN APPLICATION 91-152
(TSRESTAURANTS)
REPRESENTATIVE: BOB PARSON
APPLICANT: JESSE CROSS, BEST SIGNS, INC.
LOCATION: 78-250 HIGHWAY 111 (NORTH SIDE OF HIGHWAY 111, 1400
FEET WEST OF WASHINGTON STREET)
ZONING: GENERAL COMMERCIAL (CPS)
GENERAL PLAN
DESIGNATION: MIXED COMMERCIAL
ENVIRONMENTAL
CONSIDERATIONS: APPLICATIONS FOR SIGNS ARE CATEGORICALLY
EXEMPT FROM CEQA (SECTION 15311, CLASS ELEVEN)
BACKGROUND:
The Cliffhouse Restaurant project (restaurant and future office building) was
approved by the City Council on May 8, 1990 (Plot Plan 89-417). Pursuant to the
approval, Condition #12 requires the Applicant to obtain approval of their sign
program with the Board prior to submission to the Planning Commission. The project
is presently under construction. The Applicant's package is attached.
SIGN REQUEST:
The Applicant has proposed three signs for this new development which include one
monument sign and two directional signs. The monument sign is located on the
easterly side of the site abutting the rocky hillside. The freestanding sign is
positioned to attract attention from eastbound traffic and not to attract west bound
traffic because of the mountain terrain. The sign is approximately 11 feet from the
street property line and situated approximately 12 feet above Highway 111. The sign
is eight feet high by six feet (48 square feet) and the sign is made of 12" X 12"
vertical laminated Douglas Fir beams with sandblasted letters. The color tones will
consist of a whitewash background with black lettering and a blue logo. The
exhibits are attached.
The directional signs will consist of a iron logo and name attached to natural rocks
on each side of the two-way entrance into the facility from Highway 111. These two
signs will be used to accent the entry and will include traffic direction information.
DRBST.009
SIGN ORDINANCE PROVISIONS:
The Applicant is allowed one freestanding sign which is not to exceed 50 square feet.
Directional traffic signs are permitted provided the size of the sign does not exceed
three square feet and three feet in overall height. The signs should be used for
traffic safety reasons.
SIGN ADJUSTMENT:
The Applicant is asking for a minor sign adjustment to allow his sign program. An
adjustment would be necessary because the size of the directional signs are to large
and the height is to high.
STAFF COMMENTS:
Initially, Staff had requested that the Applicant bring in a master sign program to
guide development of the site now and in the future. We had anticipated that the
Developer would bring in a sign concept for both the restaurant and the office
building which is planned for the northerly portion of the site. However, the
Developer has indicated that the restaurant is under a short time schedule at this
moment. Therefore, the Applicant/Developer would prefer that the Design Review
Board comment on this submittal and he will come back to the Board at a later date
to resolve the building signs. Staff is receptive to the Applicant's request.
In terms of the submittal, Staff is not opposed to the directional signs at the entry
to the project as long as the following guidelines are required:
1 . The locations and size are reviewed by the Engineering Department to ensure
that motor vehicle sight visibility is not obstructed by their placement at this
important project entry.
2. The sign graphics should be limited to the logo of the restaurant and the term
"Entrance" or "Entry" with directional arrow.
During the preliminary review of the application, Staff opposed the design of the
monument sign because they did not graphically fit the theme of the restaurant.
Staff has discussed the possibility of changing the shape of the sign, including a
masonry base, and developing a tile roof for the proposed sign structure with the
Applicant. A copy of our ideas is attached. The owner stated that this type of sign
is used at their other facilities and thought the sign would give the illusion that both
it and the restaurant have been in the La Quinta area for years. Staff would like to
state that the Developer has modified the shape of the sign since our last meeting.
He has increased the width of the sign, adding six inches to the thickness of the
sign, and reduced the amount of copy on the sign (this allowed them to increase the
size of the copy information) . The sign changes are an improvement over what was
submitted earlier. Therefore, our recommendations are:
That the incandescent lighting information be submitted to the Director of
Planning for review and approval prior to submission to the Building
Department.
DRBST.009
2. The surroundings to the sign should be landscaped in such a way as to
discourage water overspray on the sign and encourage native desert plant
material to create a visual setting for both the restaurant and for the City.
3. The sign letters should be sandblasted into the sign a minimum distance of 1 /4
inch or greater.
4. The rock boulders which are proposed to accentuate the sign should be a
minimum diameter size of 2-3 feet and grouped together is an informal setting
to make the sign look as through it is part of the natural environment. The
boulders should be the same type and texture as the surrounding existing
rocks.
5. The entry/exit directional signs should be limitd to the restaurant logo and
entry directional arrow.
RECOMMENDATION:
It is recommended that the Design Review Board review the signage request and
either recommend approval to the Planning Commission or request that the matter be
continued to the next meeting. This will allow the Developer and the sign contractor
time to revise their proposed sign program pursuant to your needs and/or desire.
Attachments:
1 . Location map
2. Sign program
3. Preliminary landscape plan (excerpt)
4. Staff sketches (freestanding monument sign)
DRBST.009
IN
k- / OC OC
.� �W �l '
y Z
.T C�
CQ
II F�`fANG1N� MONUvIeNI pb��16ATFD
pouf rrR ° ��TT-Pr-�WT
IN io woof) , PAIN I FIL-kFo q
Best Signs, Inc.
2600 S. CHEROKEE WAY
PAW SPRINGS, CA.92264
5r-^�f- -W1= I:UII
ALA&r 011
r,
Z
J
,,
2I
3
� ��
.�
i
� u+ U
0
Z
'�
z
� � 1
;:�.
�
N W
�v '� o
b
1 �
[� � co
:�.I
� rz
'�
(�
0
:�.
1 �y
A � •r d
�
2�
2�
Ys
y.
Al
4 L
-
z
EXHIBIT
�_ _CASE iVO.;L:lZ"
Two (2) UWa:-TlPNRL-
Iron attatched to rock
Sign Area: 2'6" X 210" = 5' sq. ft. X 2 = 10. sq. ft.
r ENTRANCE
Sign Area: 2'6" X 210" = 5' sq. ft
Two (2) Exterior
Iron attatched to rock
�A'R�7io►.�AL Slbrj
X 2 = 10. sq. ft.
ot1E
P,:�O-,owVAT FIAT.
IF
�7,oDE
i
I%Ave-
cructm
Ti I e.
1?160�
-. L� LF * 40P
I.
LA QVINTA
C-L IF FRO USE
EXHIBIT
AUG 23 CASE Nd�\
P�.ivi�IRG &DE'JLLOPi�iEsd"i t7EPs. \
-n \rl
v
�p^y EF
1�
3
of
P�
e
!S
�7
DF
v�
Opp
r�UG 23
PLARidliqG & DEVELQPWEKT DEO
PROPOSED PLANT PALETTE
mbol Botanical Name Common Name
T R E
E S
AS
Acacia stenophvlla
Shoestring Acacia
AP
Arecastrum romanzoffianum
uueen Palm
BR
Beaucarnea recurvata
Ponce Tail Palm
CM
Car/ota mites
Fishtail Paiml
CH
Chamaerops humilis
Mediterr. Fan Palm
CIT
Citrus
Citrus
CR
- Cycas revoluta
Sago Palm
LT
Lysiloma thornberi
Feather Bush
PA
Parkinsonia aculeata
Me;:ican Palo Verde
PC
Prosopis chilensis
Chilean Mesquite
SR
Strelitxia nicolai
Giant Bird of Para.
WR
Washingtonia robusta
Mexican Fan Palm
S H R
U B S A N D C A C T U S
AV
Agave vilmoriniana
Octopus Agave
BC
Baccharis 'Centennial"
Coyote Brush
SS
Bougainvillea 'Rosenka'
Bougainvillea
CA
Cassia artemedio,.des
Feathery Cassia
DW
Dasvlirion wheeleri
Desert Spoon
EG
Echinocactus grusonii
Golden -Barrel
EF
Encelia farinosa
Brittlebush
FA
f erocactus acanthodes
Fire Barrel Cactus
FS
Fougutoria splendors
Octillo
HP
Hesperaloe oaraviflora
Red Yucca
LT
Larrea,tridentata
�Creo=_ate Bush '
- LW
Leucophyllum_',White.Glg4td•. Texas Ranger
OB
-Opuntia basilarrs
Beaver Tail
R
,'Rosa
Varies
SG
Salvia 9reggeii
Red Salvia -
_.
.SL
Salvia leucophylla
Mexican Sage
SR-
Stre'litzia reginae
Bird of Paradise
TL
"'" Tegete&, lemmonii
Mt. Lemmon Marigold
YB
Yucca brevifolia
Joshua Tree
YE
Yucca elata -
Soaptree Yucca
YR
-' Yucca restrata
Yucca _ _
YP
-Yucca pendula
Soft Leaf Yucca
E S P A
L I E R
Bk:
Bougainvillea 'Rosenka'
- Wire.to Wall
GROUNPCOVIER
ac
ual Color
-t;ea
DG
gregg► i
LS
.. 'Lantana "Spread. Sun'
OS
,'Oenothera stubbei
VP
,. Verbena p. St. Paul'
. PSGF
=Page Springs Gold Fines
Desert Wildflower Mix
Size
-4"/76" BX
VARIES
24" BOX
16" BOX
24"/36" SX
48" BOX
24" BOX
15 GAL
;6"/48" BX
24"/36" BX
24"/36" SX
HT. VARIES
5 GAL
1/5 GAL
5 GAL
5 GAL
5 GAL
5 GAL
1/5 GAL
5 GAL
3-5 CANES
L/5 GAL.
1/5 GAL .. .
5 GAL
5 GAL- .
5 GAL-
L GAL
1 GAL
1/5 GAL
1 GAL
VARIES
5 GAL
5 GAL
5 GAL
Bougainvillea 3,_GAL
Seasonal Color .. QUARTS
Trailing Indigo i GAL
Yeklow Lantana 1 GAL
Baia Evening Flats/12" .
Pink Verbena Flats/12"
PSGG Palm Springs Gold Gravel,
y 1 Y .wwRO 0%"O tpOM CLLMMq\. (� 1
ITEM "H"
DATE:
PROJECT:
APPLICANT:
REPRESENTATIVE:
LOCATION:
ZONING:
BACKGROUND:
STAFF REPORT
DESIGN REVIEW BOARD
SEPTEMBER 4, 1991
CLIFFHOUSE RESTAURANT - PLOT PLAN 89-417,
AMENDMENT O
TSRESTAURANTS
BOB PARSON
78-250 HIGHWAY 111 (NORTH SIDE OF HIGHWAY 111, 1400
FEET WEST OF WASHINGTON STREET)
GENERAL COMMERCIAL(C-P-S)
This amended plot plan was approved by the City Council on May 15, 1990, and the
Planning Commission on May 8, 1990. The project consists of 10,250 square foot
restaurant and 10,000 square foot office building. The first phase which consists
of the restaurant is presently under construction. Also on this agenda for this
meeting, for consideration, are the signs for this restaurant.
LANDSCAPING PROPOSAL:
The landscaping concept is desert or native. Landscaping materials almost
exclusively consists of desert or native type. The main trees proposed to be utilized
consists of Shoestring Acacia, Mexican Palo Verde, and Chilean Mesquite. Shrubs
utilized which are typical of desert or native types, include Agave, Cassias, Yuccas,
and Salvia. The landscaping has been designed to compliment the early California
architecture of the restaurant. There is also some use of boulders in the
landscaping plan especially at the southwest corner of the site adjacent to Highway
111, to compliment the natural boulders of the site.
Within the parking lot area the main tree utilized is the Mexican Palo Verde which will
reach a span of approximately 30 feet in width.
Due to the large parkway along Highway 111, a depth of approximately 40 feet of
landscaping will be provided within the Caltrans right-of-way area. Several plants
are shown outside the boundary of the subject property along the hillside east of the
project site.
STAFF COMMENTS:
Staff has reviewed these plans and would offer the following comments:
In order to plant on the adjacent property to the east, approval of the owners
of that property will be necessary.
2. A number of plants especially surrounding the outdoor patio area have not
been identified. The plans will have to be modified to identify these plants.
3. The parking lot area will need to be screened from Highway 111. The boulders
used adjacent to Highway 111 may provide that screening. However, this has
not been verified at this time.
4. A requirement of the plot plan is that the parking area be screened along the
west property line which is adjacent to the Indian Wells Evacuation Channel.
The landscaping plan only indicates Mexican Palo Verde and desert wildflower
mix along this area. Therefore it will have to be verified whether this
screening is being provided.
5. The Off -Street Parking Development Standards require that 50% of the
parking lot area be shaded by trees or trellis structures. The Applicant is
showing trees within the parking lot area. However, the spacing of the trees
does not provide the required shading necessary. The number of trees will
need to be increased especially within the landscaped island in the middle of
the parking lot area. The trees should be spaced approximately 35 feet on
center in order to provide the required shading.
6. The plan presently shows several Mesquites and a number of boulders within
the Caltrans right-of-way. Normally, Caltrans does not permit these types
of landscaping features within their right-of-way. The Applicant has to
obtain Caltrans clearance and approval of the landscaping plans prior to the
beginning of installation. Any modifications required by Caltrans will also
need to be approved by City Staff.
7. If the office site at the northern end of the property has been graded, it will
be necessary for the Applicant to plant this area with wildflowers.
8. The plot plan approval requires that emitter or drip irrigation be utilized to
the greatest extent possible. With the type of landscaping materials utilized,
much of it will be able to emitter or drip irrigated. The submittal does not
include a irrigation plan at this time. The irrigation plan will need to be
submitted to City Staff for approval. It should also be noted that the
irrigation, landscaping, and grading plans must be reviewed and approved by
the Water Management Specialist at the Coachella Valley Water District.
RECOMMENDATION:
The Design Review Board should review the plans in light of Staff's comments and
approve the project with applicable conditions. However, should the Design Review
Board feel that sufficient revisions are necessary, the Board should require that the
plans be revised and resubmitted for the next meeting.
Attachments:
Location map
Landscaping plans
Approved Conditions of Approval for Plot Plan 89-417, Amendment #1
DRBST. 011
C. K iV. D.
J T4Tf
CASE No.
,JTORM
N/GNis• Y
C,yANNf(
wclN/TY MAP
N.7.s.
CAVE MAP
PP 89-417
TS RESTAURANTS
Lw�
IN
SCALE:
NOT TO SCALE
i
CONDITIONS OF
PLOT PLAN NO.
MAY 81 1990
APPROVAL - APPROVED
89-417, AMENDMENT 11
PLANNING AND DEVELOPMENT DEPARTMENT
1. The development of the site shall generally be in
conformance with the Exhibits contained in the file for
Plot Plan 189-417, Amendment #1 unless otherwise amended
by the following conditions.
2. The approved Plot Plan shall be used within two (2) years
of the approval date; otherwise, it shall become null and
void and of no effect whatsoever. "Be used" means the
beginning of substantial construction which is
contemplated by this approval, not including grading,
which is begun within the one-year period and is
thereafter diligently pursued to completion.
3. Outside lighting shall be shielded and directed so as not
to shine directly upon surrounding adjoining property or
public rights -of -way. Lighting plans including light
pole heights shall be reviewed and approved by the
Planning Director. Lighting to be in conformance with
the City Ordinance requirements.
4. Issues pertaining to liability, damages, construction,
etc., due to waterfall/ponds on "Rock" parcel to the
east, shall be resolved by written agreement approved by
the City Attorney prior to issuance of any permits for
this project. Goal of this Condition is to either have
waterfall/pond and other restaurant improvements on
"Rock" parcel with "Hold Harmless" agreements or modify
property line between subject property and "Rock" parcel
so that waterfall/pond and other restaurant improvements
are not on "Rock" parcel.
5. Parcel Map 122596 shall be recorded prior to issuance of
any permits for this development.
6. A "Hold Harmless" agreement in favor of the City shall be
recorded to release City and/or property owner of
easterly parcel from liability caused by damages and/or
injuries, etc., from landslides, falling rock, etc.
Agreement shall be approved by City Attorney prior to
issuance of any permits for this development.
7. Building heights shall be clarified prior to issuance of
building permit to verify compliance with applicable
zoning requirements.
8. Minimum 25% of parking spaces shall be provided during
valet hours as self -parking areas as required by Code.
("
n.T/rllAtn DOVT. MA - T -
Conditions of roproval - PP bV-41/, Amen menL 41 nay o, •�av
r �
9. Along west property line a 4-foot high decorative masonry
wall and or berm shall be provided.
10. Any scarring of hillside caused by this development shall
be treated chemically to match existing rocks.
11. No alterations or construction on hillside other than
that allowed by this approval, shall occur without prior
approval of Planning Director and City Engineer.
12. A sign program for all signs shall be approved by the
Planning Commission prior to construction of sign(s).
13. Prior to issuance of any grading or building permits,
developer shall cause City of La Quinta to retain a
qualified archaeologist at developers expense, to review
prior Archaeological Study RSV-150. if subject site is
not completely covered by previous studies, on -foot
survey of site shall be done and mitigation and
monitoring plan for artifact location and recovery shall
be prepared. The . plan shall be submitted to the
Coachella Valley Archaeological Society (CVAS) for a
two -week review and comment period. At a minimum, the
plan shall:
a. Identify the means for digging test pits;
b. Allow sharing the information with the CVAS; and
C. Provide for further testing if the preliminary
results show significant materials are present.
The final plan shall be submitted to the Planning
and Development Department for final review and
approval.
Prior to the issuance of a Grading Permit, the Developer
shall have retained a qualified cultural resources
management firm and completed the testing and data
recovery as noted in the plan. The management firm shall
monitor the grading activity as required by the plan or
testing results.
A list of qualified archaeological cultural
resources management firm employees, and an
assistant s)/representative(s), shall be submitted to the
Planning and Development Department. The list shall
provide the current address and phone number for each
monitor. The designated monitors may be changed from
time to time, but no such change shall be effective
unless served by registered or certified mail to the
Planning and Development Department.
(
BJ/CONAPRVL.004 - 2 - `
Conditions •f Ar^roval - PP 89-417, Am, dme^t 11 May S. 1990
The designated monitors or their authorised
representatives shall have the authority to temporarily
divert, redirect or halt grading activity to allow
recovery of resources. In the event of discovery or
recognition of any human remains, there shall be no
further grading, excavation or disturbance of the site or
any nearby area reasonably suspected to overlie adjacent
human remains until appropriate mitigation measures are
completed.
Upon completion of the data recovery, the developer shall
cause three copies of the final report containing the data
analysis to be prepared and published and submitted to the
Planning and Development Department.
14. Prior to the issuance of a building permit for
construction of any building or use contemplated by this
approval, the Applicant shall obtain permits and/or
clearances from the following public agencies:
o City Fire Marshal
�—o Cal Trans
City of La Quinta Public Works Department
—0 Planning and Development Department, Planning and
Building Divisions
o- Coachella Valley Water District
— o Desert Sands Unified School District
Evidence of _ said permits or clearances -from the
above -mentioned agencies shall be presented to the
Building Division at the time of the application for a
building permit for the use contemplated herewith.
15. 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.
�. Applicant shall improve or bond for his share of street
improvements along street frontage of site as required by
pending Highway 111 Specific Plan. These improvements
may include, but are not limited to:
A. Landscaped median island.
b. Curb, gutter, and sidewalk.
.1 Applicant shall participate in installation of his share
of Riverside County bike path along Whitewater Storm
Channel, as required by City of La Quint&, if deemed
necessary.
It. Project shall be restricted to vehicular right turns in
and out per Caltrans approval, unless Caltrans approves
additional turning movements. ("
BJ/CONAPRVL.004 - 3 -
Conditions of Approval - PP 89-417, Arr-ndment 11 May Be 1990
19.
A geological technical study shall be prepared by a
qualified engineer to verify that the mountain slopes are
stable and will support the proposed development.
Mitigation measures, if necessary shall be implemented as
a part of the project.
20.
Water level is approved at the lower elevation shown on
previously approved plans (September 6, 1989) and the
Applicant shall be allowed to resubmit at a higher
elevation if he can justify it.
21.
Applicant/Owner shall allow City to install a "City
entry" sign within 50-foot landscape buffer if deemed
necessary by City. Sign to be in location that does not
obstruct complex or complex signage
22.
All applicable parking development standards shall be
complied with. Plans to be revised to comply prior to
issuance of any building permit.
23.
Landscaping plan to emphasizes low water usage planting
and emitter or drip irrigation where feasible.
Prelinimary and final landscaping and final irrigation
plans to be submitted and approved by Design Review Board
prior to issuance of building permit.
24.
Parking lot area to be screen from Highway ill through
use of berming and/or walls.
25.
Sidewalk to meander with plan for design to be approved by
Planning and Development Department prior to issuance of
permit for construction of sidewalk.
26.
Project may be phased; parking spaces for structure
adequate to comply with parking requirements shall be
provided.
27.
All pad areas not constructed with Phase I that are
graded shall be seeded and temporarily irrigated with
wildflower mix.
28.
All mechanical equipment shall be screened with
architecturally compatible materials and approved by
Planning and development Department.
FIRE
MARSHAL:
29.
Provide or show there exists a water system capable of
delivering 3,000 gpm for a three hour duration at 20 psi
residual operating pressure which must be available
before any combustible material is placed on the job site.
BJ/CONAPRVL.004 - 4 -
Conditions ` Roproval - PP 89-417, Amr tment /1 May S. 1990
30. A combination of on -site and off -site super fire hydrants
(6" X 4" X 2-1/2" X 2-1/2") will be located not less than
25 feet or more than 165 feet from any portion of the
building(s) as measured along approved vehicular
travelways. The required fire flow shall be available
from any adjacent hydrant(s) in the system.
31. Install a complete fire sprinkler system per NFPA 13.
The post indicator valve and fire department connector
shall be located to the front, within 50 feet of a
hydrant, and a minimum of 25 feet from the building(s).
System plans must be submitted with a plan
check/inspection fee to the Fire Department for review.
A statement that the building(s) will be automatically
fire sprinklered must be included on the title page of
the building plans.
32. Install a Hood Duct automatic fire extinguishing system.
System plans must be submitted, along with a plan
check/inspection fee, to the Fire Department for review.
33. Install portable fire extinguishers per NFPA, Pamphlet
#10, but not less than 2AlOBC in rating. Contact
certified extinguisher company for proper placement of
equipment.
PUBLIC UTILITIES:
34. All conditions and requirements of Coachella Valley Water
District shall be met.
BJ/CONAPRVL.004 5 -