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1992 06 03 DRBDESIGN REVIEW BOARD A Regular Meeting to be held at the La Quinta City Hall, 78-105 Calle Estado La Quinta, California June 3, 1992 5:30 P.M. I. CALL TO ORDER - Flag Salute II. ROLL CALL III. BUSINESS SESSION A. PLOT PLAN 92-482 - ARCO PRODUCTS COMPANY: a request for approval of plans to allow construction and operation of a gasoline service station and mini -market. B. CONDITIONAL USE PERMIT 92-003 - EISENHOWER MEDICAL CENTER & LA QUINTA MEDICAL DEVELOPMENT: a request for approval of plans for a three story medical office building on 5 acres in the C-P-S Zone. C. PLOT PLAN 92-484 - MACMcCORMICK; a request to develop a small take out pizza restaurant at 79-080 Cane Estado on 0.12 acres in the Commercial Village "The Core" Zone District. D. PLOT PLAN 92-485 - DODCO CONSTRUCTION; a request to convert an existing single family home into a chiropractic office at 51-289 Desert Club Drive on 0.24 acres in a Commercial Village "The Core" Zone District located at the northeast corner of Desert Club Drive and Calle Fortuna. E. PLOT PLAN 91-473 — DESERT HOSPITAL; a request for a preliminary plan check submittal. F. SIGN APPLICATION 91-159 - SIMON PLAZA; a request to install a shopping center identification sign, directional signs and multiple building signs for a future office/commercial facility planned on five and one half acres. IV. CONSENT CALENDAR A. Approval of Minutes of March 4, and May 6, 1992 V. OTHER VI. ADJOURNMENT ,:.... - 0 01. A STAFF REPORT DESIGN REVIEW BOARD DATE: JUNE 3, 1992 CASE NO: PLOT PLAN 92-482 REQUEST: APPROVAL PLANS TO ALLOW CONSTRUCTION AND OPERATION OF GASOLINE SERVICE STATION AND MINI -MARKET. APPLICANT: ARCO PRODUCTS COMPANY ARCHITECT: PHILIP GRAHAM COMBS, ARCHITECTS LOCATION: EAST SIDE OF WASHINGTON STREET BETWEEN HIGHWAY 111 AND WHITEWATER STORM CHANNEL IN 111 LA QUINTA SHOPPING CENTER. BACKGROUND: The subject site is a part of the 111 La Quinta shopping center which will eventually contain 600,000+ square feet of shopping area and two service stations. The first service station which was approved by the City in 1991, is at the corner of Highway 111 and Adams Street is the Shell gas station . It is anticipated that construction on that gas station will begin shortly. The specific plan showed the second gas station in the location proposed by this application. Initially it showed a self serve car wash. This proposal does not intend to provide a car wash. PROPOSAL: Proposed is a 2,800 square foot AM/PM Mini -Mart facility and six pump canopy area of approximately 3,200 square feet. Ten stripped parking spaces are provided. The service station has been laid out with the canopy and pump islands closest to Washington Street and the building to the rear furthest away from Washington Street. The architecture of the facility is Spanish in nature. The Applicant has utilized a number of the architectural features used in the main shopping center including the column designs, cornice molding, roof tile exterior wall lights, and arched tower top. The Applicant has utilized many of the colors used in the shopping center. However, they are proposing to use a standard AM/PM white for their exterior stucco. Additionally, they propose multi -color AM/PM stripes done in tile above the Mini -Mart entrance. DRBST.027 r: The Applicant has submitted a preliminary landscaping plan showing plant materials, sizes, qualities, and locations. For the most part, planting materials match those utilized in the shopping center. The Applicant has submitted a sign program showing location, sizes, and quantities. Signage information is shown on all sheets with specific design details on Sheets UP5 and UP6. ANALYSIS: Staffs major concern regarding this project is the aesthetics appearance and street scape it creates along Washington Street. The City has an adopted Washington Street Specific Plan adjacent to this area. As such, it is the intent of the City to create as attractive a street scape as possible. While not part of an adopted specific plan, Highway 111 is also an important street for the City of La Quints. In the case of the Shell station at the corner of Highway 111 and Adams Street, it was required to be reversed with the building and car wash adjacent to the street and canopy to the rear. Staff feels that in the case of this project this layout is also preferable to that proposed. However, the Applicant has insisted on submitting the plans as shown. Staff feels that the only possible way that this type of design could be acceptable is if all portions of the pump island area up to the tops of the gas pumps are screened from view of Washington Street. This screening should be through the use of berming and walls and not dependent upon landscaping which can change or die. The screening should be through the entire frontage including the area around the monument sign. The decision regarding the site plan layout is the purview of the Planning Commission. However the Design Review Board can comment on the layout. Any comments will be forwarded to the Planning Commission for their information. Architecturally, the project has utilized some features of the main shopping center. The Design Review Board should review these plans to insure that their use is done properly and appears integrated. Staff feels that the exterior white color shown is acceptable although it does not exactly match that utilized in the main shopping center. Additionally, the multi -colored tile stripes used at the entry are acceptable since it is used as an accent near the entry only. The Applicant's landscaping plan adjacent to Washington Street does not match that submitted by the master developer and already approved by the City. The plan by the master developer is preferable over that submitted by ARCO. As previously indicated, the site plan layout of this project may change. Therefore, Staff feels that detailed review at this time is not necessary. However, Staff would like to note that turf is not permitted in this project between the curb and sidewalk. Additionally, if this site plan layout is approved, the berming and walls adjacent to Washington Street will have to be sufficiently high to screen view of all gasoline pump islands. The landscaping is not sufficient for screening purposes. The signage presently exceeds that permitted by Municipal Code for service stations. A sign adjustment to allow the signage as proposed will be necessary. Sign adjustments are approved by the Planning Commission. Staff recommends that the sign program be reviewed after Planning Commission approval. That will allow for any sign adjustments to be approved by the Planning Commission and for a final DRBST.027 00 determination on the site plan layout to comments at this time. It should be note approved for the Shell service station. RECOMMENDED CONDITIONS: be made. However, the Board can make d that the signage should be similar to that The sign program shall be reviewed and approved by the Design Review Board after the Planning Commission approval of the plot plan and prior to issuance of a building permit. Landscaping and irrigation plans shall be reviewed and approved after Planning Commission approval and prior to issuance of building permit. Landscaping adjacent to Washington Street shall conform with that approved for the shopping center. If site plan layout is approved as proposed, a combination berm and wall shall be provided adjacent to Washington Street, sufficiently high to screen all gasoline pumps from view of Washington Street to the satisfaction of the City. Additional landscaping shall be provided on site in areas that are unusable and are not necessary for circulation, to the satisfaction of the City. RECOMMENDATION: The Design Review Board should review the plans in light of the above Staff comments and recommendations. Should you recommend approval, your action will be forwarded to the Planning Commission. Attachments: Location map Plans and exhibits DRBST.027 f no/ 0 IST 00 7. m STAFF REPORT DESIGN REVIEW BOARD DATE: JUNE 3, 1992 CASE NO: CUP 92-003 REQUEST: APPROVAL OF PLANS FOR A THREE STORY MEDICAL OFFICE BUILDING ON 5 ACRES IN THE C-P-S ZONE. APPLICANT: EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT,INC. ARCHITECT: JERDE PARTNERSHIP (PAUL N. SENZAKI, AIA) LOCATION: NORTHEAST CORNER OF WASHINGTON STREET AND 48TH AVENUE. BACKGROUND: This item was reviewed by the Design Review Board at its meeting of May 6, 1992. At that time, the Applicant was required to redesign the architecture of the project. The Applicant is presently at the time of this writing revising the plans. They are expected to be ready by the time of this meeting. Therefore, Staff will make a verbal presentation of the revised plans so that the Board may review them prior to their submission to the Planning Commission. RECOMMENDATION:_ After presentation of the plans, the Design Review Board should review them to determine whether they meet the intent of the Design Review Board action on May 6, 1992. Attachments: 1. Staff report for Design Review Board dated May 6, 1992. DRBST.029 1 4 A_ n 0 1 STAFF REPORT DESIGN REVIEW BOARD DATE: MAY 6, 1992 CASE: CONDITIONAL USE PERMIT 92-003 REQUEST: APPROVAL OF PLANS FOR A THREE STORY MEDICAL OFFICE BUILDING ON FIVE ACRES IN THE C-P-S ZONE. APPLICANT: EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT,INC. ARCHITECT: JERDE PARTNERSHIP (PAUL N. SENZAKI, AIA) LOCATION: NORTHEAST CORNER OF WASHINGTON STREET AND 48TH AVENUE BACKGROUND: The subject property is a site of approximately 12 acres of which 5 acres is proposed to be developed in the initial phase. The project site is a commercial lot created with the Lake La Quints, subdivision. The initial phase of construction will consist of the property adjacent to the northeast corner of Washington Street and 48th Avenue. Vehicular access will be taken from Caleo Bay along the east property line. Immediately east of the Phase I construction across Caleo Bay are single family residential lots which are part of Lake La Quinta. To the east of the future phase area, the property is zoned C-P-S and fronts on the lake. To the south across 48th Avenue is the pyramids project and to the west is vacant land which is zoned R-1 (single family) . To the north of the future phase area which is bounded by Lake La Quints. Drive, the land is zoned C-P-S and is vacant. That property is also a part of the Lake La Quints subdivision. To the southwest of the site is Laguna de la Paz, a condominium project. To date the perimeter landscaping along Washington Street and 48th Avenue has been installed. To a great extent this area is utilized for retention of street storm water and therefore recessed. PROJECT SUBMITTAL: The Applicants have submitted a site plan, conceptual landscape plan, elevation plans, floor plans and exterior material samples. The first phase construction area is the southern most 400+ feet of the site adjacent to 48th Avenue. The proposed rectangular building is located in approximately the middle of the site on an east/west axis. The building which contains approximately 71,100 square feet of floor space is primarily a three story structure with a small portion of it one story in height. DRBST.025 The main entry into the building will be along the north side of the building with the south side designed as a secondary entrance. A service area exists on the east side of the structure. The majority of the parking is located along the west and south sides of the site. As previously indicated, the 7+ acre area north of the entry driveway is reserved for future expansion. ARCHITECTURE: The architecture of the proposed project could be described as contemporary and utilizing a flat roof with varying vertical and horizontal planes. The second and third stories around the various sides have outdoor terraces and metal framework, trellis covers and columns. The exterior materials proposed to be used consist of burnished and sandblasted concrete block and a painted concrete with aggregate. The maximum height of the structure is 50 feet at the entry lobby with the maximum height around the tower being 46 feet. An exterior covered arcade is provided at ground level on the south and west sides and on a portion of the south side. LANDSCAPING CONCEPT: The Applicant has submitted a very conceptual landscape plan. That plan shows that within the parking lot area canopy trees will be planted to provide shading as required by Code. Adjacent to the entry drive on Caleo Bay and along the north and south sides of the buildings, palm trees will be planted. No other specific landscaping is shown. Presently the perimeter landscaping along Washington Street and 48th Avenue has been installed. SIGNAGE: The plans show a Eisenhower Hospital logo on the north and south elevations of the building. Additionally, three monument sign locations are shown without any design details or sizes. PUBLIC ART: In a circular island in the driveway at the main drop off area, the plans show a public art location. STAFF COMMENTS: While there is no specific adopted architectural style for the City of La Quints, there is a prevalent architectural style. That style is Spanish or Mediterranean. The Village of La Quinta Specific Plan adopted a Spanish or Desert Oasis style of architecture. The area surrounding this property has generally developed in a Spanish and Mediterranean style architecture. The Simon Plaza and Desert Hospital projects along with Plaza La Quints, are all Spanish style projects. The Lake La Quints, residential project is Mediterranean. The Catholic Church on the west side of Washington Street is designed in a Spanish style. The architecture as proposed by the Applicant is contemporary and of a different style. Therefore, the architecture of this project may not be appropriate for this site in La Quints. DRBST.025 00 2. The conceptual landscaping plan submitted is not sufficient to be given any type of approval. However, the concept of canopy trees within the parking lot and palm trees adjacent to the entry and around the building is acceptable. Prior to the preparation of the final working drawings, a preliminary landscaping plan showing plant location, sizes, species, and existing planting will need to be approved by the Design Review Board. 3. Over some of the windows there is frame work trellis. These while providing some architectural treatment do not provide any shading of glass areas. 4. Signage is not sufficient to approve at this time. It will need to be approved prior to issuance of a building permit. 5. The location shown for a public art piece is acceptable to Staff. RECOMMENDATION: The Design Review Board should review the plans in light of the above comments and determine acceptability. Conditions can be imposed upon the Planning Commission approval or if the changes needed are major, the Applicant can revise the plans prior to Planning Commission consideration. Attachments: Location map Architectural and conceptual landscaping plans DRBST.025 l A,, n o c STAFF REPORT DESIGN REVIEW BOARD DATE: MAY 6, 1992 CASE: CONDITIONAL USE PERMIT 92-003 REQUEST: APPROVAL OF PLANS FOR A THREE STORY MEDICAL OFFICE BUILDING ON FIVE ACRES IN THE C-P-S ZONE. APPLICANT: EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT,INC. ARCHITECT: JERDE PARTNERSHIP (PAUL N. SENZAKI, AIA) LOCATION: NORTHEAST CORNER OF WASHINGTON STREET AND 48TH AVENUE BACKGROUND: The subject property is a site of approximately 12 acres of which 5 acres is proposed to be developed in the initial phase. The project site is a commercial lot created with the Lake La Quinta subdivision. The initial phase of construction will consist of the property adjacent to the northeast corner of Washington Street and 48th Avenue. Vehicular access will be taken from Caleo Bay along the east property line. Immediately east of the Phase I construction across Caleo Bay are single family residential lots which are part of Lake La Quints. To the east of the future phase area, the property is zoned C-P-S and fronts on the lake. To the south across 48th Avenue is the pyramids project and to the west is vacant land which is zoned R-1 ( single family) . To the north of the future phase area which is bounded by Lake La Quints Drive, the land is zoned C-P-S and is vacant. That property is also a part of the Lake La Quinta subdivision. To the southwest of the site is Laguna de Is Paz, a condominium project. To date the perimeter landscaping along Washington Street and 48th Avenue has been installed. To a great extent this area is utilized for retention of street storm water and therefore recessed. PROJECT SUBMITTAL: The Applicants have submitted a site plan, conceptual landscape plan, elevation plans, floor plans and exterior material samples. The first phase construction area is the southern most 400+ feet of the site adjacent to 48th Avenue. The proposed rectangular building is located in approximately the middle of the site on an east/west axis. The building which contains approximately 71,100 square feet of floor space is primarily a three story structure with a small portion of it one story in height. DRBST.025 The main entry into the building will be along the north side of the building with the south side designed as a secondary entrance. A service area exists on the east side of the structure. The majority of the parking is located along the west and south sides of the site. As previously indicated, the 7± acre area north of the entry driveway is reserved for future expansion. ARCHITECTURE: The architecture of the proposed project could be described as contemporary and utilizing a flat roof with varying vertical and horizontal planes. The second and third stories around the various sides have outdoor terraces and metal framework, trellis covers and columns. The exterior materials proposed to be used consist of burnished and sandblasted concrete block and a painted concrete with aggregate. The maximum height of the structure is 50 feet at the entry lobby with the maximum height around the tower being 46 feet. An exterior covered arcade is provided at ground level on the south and west sides and on a portion of the south side. LANDSCAPING CONCEPT: The Applicant has submitted a very conceptual landscape plan. That plan shows that within the parking lot area canopy trees will be planted to provide shading as required by Code. Adjacent to the entry drive on Caleo Bay and along the north and south sides of the buildings, palm trees will be planted. No other specific landscaping is shown. Presently the perimeter landscaping along Washington Street and 48th Avenue has been installed. SIGNAGE: The plans show a Eisenhower Hospital logo on the north and south elevations of the building. Additionally, three monument sign locations are shown without any design details or sizes. PUBLIC ART: In a circular island in the driveway at the main drop off area, the plans show a public art location. STAFF COMMENTS: I , While there is no specific adopted architectural style for the City of La Quints, there is a prevalent architectural style. That style is Spanish or Mediterranean. The Village of La Quinta Specific Plan adopted a Spanish or Desert Oasis style of architecture. The area surrounding this property has generally developed in a Spanish and Mediterranean style architecture. are Simon Plaza and Desert Hospital projects along h Plaza L residential antsproare all Spanish style projects. The Lake La Quints. Mediterranean. The Catholic Churcect is h on the west side of Washington Street is designed in a Spanish style. The architecture as proposed by the Applicant is contemporary and of a different style. Therefore, the architecture of this project may not be appropriate for this site in La Quints. DRBST.025 4 nn lll1 The conceptual landscaping plan submitted is not sufficient to be given any type of approval. However, the concept of canopy trees within the parking lot and palm trees adjacent to the entry and around the building is acceptable. Prior to the preparation of the final working drawings, a preliminary landscaping plan showing plant location, sizes, species, and existing planting will need to be approved by the Design Review Board. Over some of the windows there is frame work trellis. These while providing some architectural treatment do not provide any shading of glass areas. 4. Signage is not sufficient to approve at this time. It will need to be approved prior to issuance of a building permit. 5. The location shown for a public art piece is acceptable to Staff. RECOMMENDATION: The Design Review Board should review the plans in light of the above comments and determine acceptability. Conditions can be imposed upon the Planning Commission approval or if the changes needed are major, the Applicant can revise the plans prior to Planning Commission consideration. Attachments: Location map Architectural and conceptual landscaping plans DRBST.025 - - I 1 J4 r, J6' wil'�i'r LotLL r .,/' 652 Y' 1I.211JO VAA/!J • ` .3 TRA ozo•oaz .s, if,j IV t 1 84 /A. fW. � 1 � '�O .: Lot too 545". e t � x / TiLp• 03 YAA/!S 1fsJ a N e Ld Mw_ 4- � i w I ♦ � 'kar ,r a .7 1. JJAr. % o c r e bn NO COJRAP 1N� , % :� ifs S �LAX,fF � 36 IrIlAr. OFF to 0 82 I °/. S F 4 -L,a1' yt: r x �4 • c 6, b Fh Q J T' * dN t a - I "• y rF 015, ' Jr. )J/Je Lot tou' — 6 I . 80 25 / %Fi 2 � � _ /.11A t ` O O a = I , �•� 2f' i rf • '` i I Ld " i — — �r — — — — —! — 'T u STAFF REPORT DESIGN REVIEW BOARD DATE: JUNE 3, 1992 (CONTINUED FROM MAY 6, 1992) APPLICATION: PLOT PLAN 92-484 APPLICANT: RICHARD & PATTI MCCORMICK ENGINEER: MR. CARLOS ELIAS, CIVIL ENGINEER CONTRACTOR: AM CUSTOM BUILDERS REQUEST: TO DEVELOP A SMALL TAKE-OUT PIZZA RESTAURANT AT 79- 090 CALLE ESTADO ON 0.12 ACRES IN A COMMERCIAL VILLAGE "THE CORE" ZONE DISTRICT. EXISTING GENERAL PLAN DESIGNATION: VILLAGE COMMERCIAL EXISTING ZONING: COMMERCIAL VILLAGE "THE CORE" APN: 769-101-009 (LOT 9, DESERT CLUB TRACT UNIT #1) ENVIRONMENTAL DETERMINATION: A CATEGORICAL EXEMPTION (15303C) HAS BEEN PROPOSED FOR THIS CASE BECAUSE THE FACILITY WILL ACCOMMODATE NO MORE THAN 30 OCCUPANTS AT ANY ONE TIME AND HAZARDOUS SUBSTANCES WILL NOT BEINVOLVED. BACKGROUND: The subject site is located in the Downtown Village Specific Plan area which was approved by the City Council in 1988. The specific plan area involves approximately 100 acres and it generally encompasses Eisenhower Drive on the west and Desert Club Drive on the east. EXISTING LAND USE: DRBST.024 Site: Vacant North: Robi's Restaurant (north of the alley) South: City Hall (across Calle Estado) East: Vacant West: Library complex 1 SITE CHARACTERISTICS: The street improvements are existing along Calle Estado. There is also an existing alley on the north side of the property with overhead utilities. The parcel is 50 feet in width and 100 feet in depth. ARCHITECTURE: A contemporary Spanish theme is proposed for the single story building (+19 feet high) . The building will be white with brown trim. The south elevation will include a decorative wood arcade over the public sidewalk area on Calle Estado. The arcade will be accented with a concrete tile covered porch entry. Vertical decorative columns will support the covered shade structure. The other sides of the building will have plant -on arches to compliment the project since the building sides will be on the property line. ON -SITE PARKING: The parking requirement for a take-out style restaurant is one on -site space per 250 square feet of gross building area. Therefore, the minimum number of spaces is approximately six vehicle parking spaces. The applicant has proposed five spaces on their April 20, 1992 site plan. The Applicant has indicated that he will participate in the City's future Downtown Parking District and, therefore, he is willing to contribute bond money for his on -site parking deficiency as permitted in the C-V-C Zone. The proposed handicap space does not meet the new Americans With Disabilities Act standards. The required space is 17-feet wide (nine foot space and eight foot loading area) by 19-feet deep in size which will allow both a passenger vehicle and/or a passenger van. The proposed space is approximately 3-feet in width smaller than required. As a result, the area between the building and the parking stall will have to become part of the handicap parking space. The handicap ramp will also be affected by this action. STAFF COMMENTS: The architecture style for the project is consistent with other existing buildings in the downtown area. The building will compliment the architectural style of the La Quinta Branch Library to the west of this site. However, our comments are: 1. Incandescent uplighting should be used for the parking lot landscaping. The fixtures shall meet the provisions of the City's Outdoor Lighting Ordinance. The lighting should include glare control features which will help direct the light downward. 2. A sign concept should be submitted. Staff would recommend that the sign program incorporate natural textures, possible sandblasted wood signs, which could emulate the "Village" character of this area. The signs should be positioned between the wood trellis and the top of the stuccoed parapet. 3. The final sign program, landscape and irrigation plan should be reviewed by the Design Review Board. Landscaping and irrigation plans shall be prepared by a licensed landscaping architect or landscaping contractor. DRBST.024 nv 4. Jacaranda trees should be used along Calle Estado as a backdrop to the existing palm trees within the City's median parkway. The parking lot trees should be of an evergreen nature and designed to provide shade for both customers and employees. We would recommend: Fruit Fig (Ficus Carica), Bottlebrush Tree (Callistemon Viminalis), California Petter (Schinum Molle), Bottle Tree (Brachychiton Populneus), and African Sumac (Rhus Lancea). All parking lot trees should include deep well watering systems to ensure tree growth and deep rooting. 5. Shrub and groundcover areas should be irrigated by drip irrigation methods where possible and all nuisance water shall be retained on -site within the landscape areas or by other approved methods (e. g. , drywell) . The amount of shrubs should be increased so that the minimum spacing width is 310" o.c. Groundcover foliage should also be installed. 6. Decorative concrete sidewalk paving should be used to accent Calle Estado. The textured paving should be concrete and colored to add attention to this area and include a salt finish. 7. The exposed wood beams should be either heavy timber or glu-lams. The beams should not be stuccoed and the ends of the beams should include a decorative feature (e. g., rounded cut) . The trellis wood members should be a minimum size of 4" by 4" in size and spaced no more than 8" on center. B. The architecture materials and colors of the building shall be architecturally compatible (i.e., identical architecture, colors, and/or materials) with the Village Specific Plan Design Goals. Cement plaster texture used on building shall be of a decorative nature and approved by the Planning and Development Department prior to issuance of a building permit. 9. The handicap parking space shall be a minimum size of 17-feet wide by 19-feet deep to accommodate a personal vehicle and a van -size vehicle per the Americans With Disabilities Act provisions. 10. The rear elevation facing the alley shall be upgraded to include other architecture elements (e. g. , stucco with architectural plant-ons) as required by the C-V-C Zoning standards. The Zoning Code states that Staff should require " ...displays, display windows, entryways, signage, lighting, landscaping, and architecture detailing shall be provided on the alley side of structures along alleys". 11. No exposed downspouts should be permitted unless they are an integral part of the architectural elements of the building. 12. The roof parapet should be a minimum of 30 inches in height above the roof deck. All roof mounted mechanical equipment should be concealed behind the parapet or ground mounted. 13. The windows along Calle Estado should be recessed three inches into the building to create added pedestrian interest along the public sidewalk arcade. DRBST.024 14. The window and door frames for the project should be wood or metal. If metal, the frames should be painted to match the exterior trim color. 15. The proposed trash enclosure shall be 8-feet wide by 10-feet as depicted on the enclosed sketch. Metal opaque gates should be used for the front of the enclosure. 16. The Applicant shall obtain approval and install extra width to the existing sidewalk at the west property line to the meeting of the new sidewalk. CONCLUSION: The proposed plan is generally consistent with the design standards of the C-V-C Zone District and the adopted Specific Plan for the downtown area. Staff is supportive of the conceptual plan. 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 on this request. Attachments: 1. 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O W d C C V V t p X U U. t d C d > d« O C 0. d N 0: N u :° d u ud+J « c 3U low = d m to 0 L t L V C � 1 1 1 Z I ~ V C N d L r 0 L 10 Q A L c d � L d 9 c q m L d 01 d W ry Q ep A T .0 ♦+ A d 3 N N .� y A � E A m N > Q 0 L OIE L d vp d u N Q 0 0 Z N 1 1 1 S .Cf�vU O�i' L r r F- W to z 0 0 J m W C1 S z O F W C tL Y O t z W 3 W V Q z s , 1-- y s J Q az O O O y xw y cc F-LL. H O• a: oz ►- o t Pr STAFF REPORT DESIGN REVIEW BOARD DATE: JUNE 3, 1992 APPLICATION: PLOT PLAN 92-485 APPLICANT: MR. DAN FEATHERINGILL; DODCO CONSTRUCTION REQUEST: TO CONVERT AN EXISTING SINGLE FAMILY HOME INTO A CHIROPRACTIC OFFICE AT 51-289 DESERT CLUB DRIVE ON 0.24 ACRES IN A COMMERCIAL VILLAGE "THE CORE" ZONE DISTRICT LOCATED AT THE NORTHEAST CORNER OF DESERT CLUB DRIVE AND CALLE FORTUNA. EXISTING GENERAL PLAN DESIGNATION: C V-C (COMMERCIAL VILLAGE COMMERCIAL "THE CORE") EXISTING ZONING: COMMERCIAL VILLAGE "THE CORE" APN: 769-104-001; LOT 1, DESERT CLUB #1 ENVIRONMENTAL DETERMINATION: A CATEGORICAL EXEMPTION (15301N) HAS BEEN PROPOSED FOR THIS CASE BECAUSE THE PROJECT INVOLVES THE CONVERSION OF AN EXISTING SINGLE FAMILY RESIDENTIAL STRUCTURE TO AN OFFICE WHICH IS ALLOWABLE PURSUANT TO CEQA STATUTES. EXISTING LAND USE: Site: North: South: East: West: BACKGROUND: Existing abandon single family home Vacant Vacant Existing single family home Vacant The subject site is located in the Downtown Village Specific Plan area which was approved by the City Council in 1988. The specific plan area involves approximately 100 acres and it generally encompasses Eisenhower Drive on the west and Desert Club Drive on the east. The Applicant has requested approval from the City to convert an vacant single family home into a new commercial business. The new improvements to the site will include demolition of the existing wood fence and carport, removal of the overgrown foliage, remodeling the interior and exterior of the building, and the installation of DRBST.026 n2 a new parking lot and trash enclosure. Initially, the Applicant had planned to use the remodeled building temporarily for a one year period and then after that time demolish the building to construct a new facility (noted as "future) on the attached plan. On May 18th, the Applicant stated that at this time he could not afford to remodel the facility only to demolish it one year later. Therefore, this building will remain indefinitely as a commercial use. The property was purchased by the applicant in April, 1992. The ultimate goal of the owner is to open his construction business at this site in the next two years. SITE CHARACTERISTICS: A vacant single family home is on the site at this time and asphalt paving exists on both streets frontages. The site lacks other necessary off -site improvements. The parcel is 100 feet in width by 106 feet in depth. Overhead utilities exist along Desert Club Drive and along the northern property line, and the site is overgrown with mature landscaping. The property has not been occupied for approximately six months. ARCHITECTURE: The existing home is approximately 30 years old and presently the windows are boarded up and the paint is cracked and worn. The applicant has requested permission to upgrade the exterior of the building with a new parapet, accent wood timber, and stucco the building to reflect a "Santa Fe" or "Pueblo" style architectural design motif. The interior of the building will also be upgraded and modified as well. The renovated building will be used as a Chiropractic office once it is completed. ON -SITE PARKING: The parking requirements for an office complex are one on -site space per 250 square feet of gross building area. Therefore, the minimum number of spaces is approximately four vehicle parking spaces. One on -site handicap space shall meet the new Americans With Disabilities Act standards. The required space is 17-feet wide (9 foot space and 8 foot loading) by 19-feet deep in size which will allow both a passenger vehicle and/or a passenger van. The proposed space is approximately 3-feet in width smaller than required. As a result, the area between the building and the parking stall will have to become part of the handicap parking space. The handicap ramp will also be affected by this action. PARKING LOT LOCATION: The new parking facility is located on the south side of the building adjacent to Calle Fortuna. This location was chosen because of the existing building to the north and this is the only permanent location for on -site parking unless the existing building is demolished. The C-V-C District provisions discuss parking lot locations, and the Codes say "in order to preserve the pedestrian orientation of the Core Subzone, parking shall not be placed on -site in front of structures, nor on -site on the sides of structures facing east/west streets. On -site parking shall generally be placed DRBST.026 t_ 02` off alleys and in the rear of structures where possible". As noted, the proposed facility cannot be positioned on the property except to the south of the existing building. Therefore, Staff would recommend that the four stall parking lot be screened by landscaping or a wall to an effective height of 42" above the height of the parking lot. This design measure would ensure that the parking lot would be less conspicuous and would meet the general principles of the C-V-C Zone. ORANCO DEVELOPMENT: In 1990, the City approved the development of a 3,500 square foot commercial building to the north of this site. The development was to include a 99 Video store, Dominos Pizza, and other speculative tenants spaces. No progress has occurred, however, various design standards were established during the review of the project which should be required in this application. The approved plan required the parking lot trees should be African Sumac and the street tree on Desert Club Drive should be Brazilian Pepper. The street tree on Calle Fortuna should be either Jacaranda or Brazilian Pepper to accent the existing California Fan Palms. STAFF COMMENTS: The architecture style for the project is consistent with other existing buildings in the downtown area. However, our comments are: 1. A sign concept should be submitted. Staff would recommend that the sign program incorporate natural textures, possibly sandblasted wood signs, which could emulate the "Village" character of this area. The final sign program and landscape and irrigation plan should be reviewed by the Staff. The landscaping and irrigation plans shall be prepared by a licensed landscaping architect or landscaping contractor. 2. The parking lot trees should be of an evergreen nature and the use of designed to provide shade for both customers and employees. We would recommend African Sumac (Rhus Lancea) . All parking lot trees should include deep well watering systems to ensure tree growth and deep rooting. 3. The architecture materials and colors of the building should be architecturally compatible (i.e., identical architecture, colors, and/or materials) with the Village Specific Plan Design Goals. Cement plaster texture used on the building should be of a decorative nature and approved by the Planning and Development Department prior to issuance of a building permit. 4. The handicap parking space shall be a minimum size of 17 feet wide by 19 feet deep to accommodate a personal vehicle and a van -size vehicle per the Americans With Disabilities Act provisions. 5. All roof mounted mechanical equipment should be concealed behind the parapet or ground mounted. 6. The proposed trash enclosure should be 8 feet wide by 10 feet as depicted on the enclosed sketch. DRBST.026 02 r A decorative six foot high wall should be built on the easterly property line to separate this new commercial use from the R-V-10,000 residentially zoned properties. The proposed parking lot should be built so that the proposed parking spaces are not visible from Desert Club Drive or Calle Fortuna. A landscape berm with 32" high wall or landscaping hedge should be built around the parking facility to conceal its identity. The effective height of the landscaping and/or wall should be 42" in height above the height of the parking lot surface. A ten foot wide pedestrian sidewalk should be built along both street frontages per the City Engineer's specifications. Tree pockets should be incorporated into the design of the walkway. The treewells should be 3'0" wide by 310" long and be positioned every 30 feet along the frontage of each street per the design standards of the downtown plan. The trees should be a minimum size of 36" box and Brazilian Pepper should be used on Desert Club Drive and Jacaranda on Calle Fortuna. These trees shall provide a minimum head clearance of 6 feet and shall not be trimmed into "lollipop" shapes. CONCLUSION: The proposed plan is generally consistent with the design standards of the C-V-C Zone District and the adopted Specific Plan for the downtown area. Staff is supportive of the conceptual plan. 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. Large plans 2. Vicinity map/land use exhibit 3. Excerpts from the Village Specific Plan (see Plot Plan 92-484 for information) DRBST.026 e n3r V70-A16 020- 055 S 2 NW 4 SW 4 SEC. 6 T, 6S. R. 7E. �- 7AA O O053 n •• 1 JS16 0 p z9O 304:I5L1033A,' / CAL LE -' �9 Property in Question u zr . 2 3 f L .\• CgL�E 'ESTADO ' "Y' FORTUNA _ _ _ 9 p // � /2 10 3 4 5 6 7 9 I" A. to 2 j 3 4 5 6 a 1 /0 9 e y J S\ •.0 CADIZ— O Fn P_N �03 i Q 6 3 2 3 I (6 a © a l: l'!.J �6 2 n\ Y _ 5 Desert Club Trocl Unit No / CASE MAP CASE Na Plot Plan 92-485, DoDco Construction ORT SCALE: 1" = 135' 4" 03 oro- 055 S P NW 4 SW 4 SEC. 6 r. 6S. R. 7E. Q��'S�ION 1N V 0 Existin q AlleYa Of lices Li�rary; c c ,r rr Home Home Home Home ComplexI I u Q ° 1 1 1033 U ro rts ra ro FORrLINA O v 0 ° ° City H�11 ° a Vacant Home Home ` Vaca lot > j Couple I Fvi cti nn All Home Home Home Vacant Home Home Home Home Vacai o,tt ... r j ..0 CAL LE., ';'_ rt h „,.v r•� 1 CADIZ.. km mac.. .•.. 7Doll� ard' Vacant Home WVacant Vacant 9Vacant Home ant o Vacant fit-- v.--)A —Existing Overhead Utilities PT�� Property'in Question CASE MAP CASE Na Plot Plan 92-485, DoDco Construction EXISTING LAND USE MAP R W S H LL O w' 02 n 3; DESIGN REVIEW BOARD STAFF REPORT DATE: JUNE 3, 1992 SUBJECT: PLOT PLAN 91-473 DESERT HOSPITAL/EL MIRADOR REQUEST: PRELIMINARY PLAN CHECK SUBMITTAL ARCHITECT: HDR, INC. (MR. PHIL TAYLOR) The Planning Commission and City Council reviewed the request of Desert Hospital to construct a 3 story medical office building on a portion of a 19 acre site generally located on Washington Street, north of 47th Avenue. The site is governed by Specific Plan 87-011 (Amendment #1). The City Council approved the project on February 18, 1992. PROPOSAL: Based on the Conditions have Design Review Board landscaping and signing building permit issuance dated May 20, 1992. MINOR SITE PLAN CHANGES: of Approval, the applicant is required to approval of their on -site lighting plan, program reviewed by the Board prior to Please see the attached documents stamp In the initial submittal, the City approved a right-in/right-out driveway along Washington Street. The access lanes were 110-feet in length before cross traffic was allowed within the on -site parking lot. The new request proposes a 65-foot long lane before cross traffic is permitted. This modification enlarged the applicant's drop-off lane in front of the building entrance. The Engineering Department has evaluated the change and have no problem with the new proposal because of right -turn movements. LIGHTING PROGRAM: The lighting plan is on sheets E02 & E03. The plan proposes single pole parking lot lights which are on 18-foot high poles. Each fixture is 150 watts (high pressure sodium). The lights will be spaced at 60 to 80 feet intervals. The average ground level illumination is 1.0 footcandle. DRB.001/CS . s- 0 3 r Staff Comments: The type of light fixture proposed is a reflector "bowl" style unit which casts light upward to the aluminum roof and then downward to the ground through a polycarbonate panel lens. Chapter 9.210 (Outdoor Light Control) requires all high pressure sodium lights to be "fully shielded". The code defines fully shielded as "those fixtures shall be shielded in such a manner that light rays emitted by the fixture, either directly from the lamp or indirectly from the fixture, are projected below a horizontal plane running through the lowest point on the fixture where light is emitted, thus preventing the emission of light above the horizontal". Therefore, the subject lights might not meet the provisions of the Municipal Code. We recommend that the applicant either examine a new type of light which is either incandescent (less than 160 watts) or have his contractor verify in writing that the fixture meets the "fully shielded" requirements. Further more, the light fixtures must not "glare" at the single family residents to the west. PUBLIC ART OBJECTS: The applicant is working with the City's Art in Public Places committee to design and/or purchase two art pieces for their center islands adjacent to the Washington Street entrance. At this time, Staff is unavailable to present any information on this topic with the Design Review Board. PARKING LOT DESIGN MODIFICATIONS: Minor changes have been made to the parking lot areas, but these changes will not adversely affect circulation movement on the site. LANDSCAPING: The Washington Square Specific Plan is the governing document for this site. Excerpts from the document are attached. Staff Comments• A. Parkway Landscaping - The applicant should verify the type of materials to be used between the street curb and the 8-foot pedestrian sidewalk. We recommend the combined use of native spreading groundcover and crushed rock. B. The parking lot light standards should be moved as necessary so that they do not interfere with the future growth of the parking lot trees. DRB.001/CS 2 C. Plant: sizing should be as follows: Tree: = 24-inch box (minimum) Shrubs = 5 gallon (minimum) Date Palms = 20-feet high (minimum) within 200-feet of a public street Mediterranean Fan Palms = 24-inch to 48-inch box D. The Via E1 Mirador Road should be lined with a double -row of Date Palm Trees at Washington Street as required by the adopted Specific Plan. Via E1 Mirador is defined as a major project entryway (see Fig V1-3-A of the Specific Plan). E. The applicant's plant palette is similar to Table V1-1 of the Specific Plan text except for the following plant material (common name): Trees - Sweet Acacia, Desert Willow, Fruitless Olive, Sonoran Palo Verde & Eucalyptus Palms - Pindo Palm, Dwarf Fan Palm, Sago Palm & Mexican Fan Palm Cacti/Shrubs - Desert Cassia, Green Hop Bush, Heavenly Bamboo, Firethorn, Blue Ruellia, Pendulous Yucca & Company Xylosma Goundcover/Vines - Desert Marigold, Creeping Fig, South African Daisy, Giant Lily Turf, Prostrate Myoporum, Cat's Claw, Prostrate Rosemary & Moss Verbena F. Sweet: Acacia Trees are proposed for the plant islands at the end of each 90-degree parking lot. Staff would recommend that the City require African Sumac or California Pepper instead in this planting area. G. Palm Tree uplighting should be used at all main or secondary entrances into the project. The lights should be mounted to the palm tree trunk and directed toward the crown of the palm tree.. H. The parking lots shall be shielded by landscape/berming to a minimum height of 42-inches as measured from the street curb to screen the parking lot from public view. I. The future expansion areas of the site which are not part of the :initial development of the site should be planted with either wildflowers or hydroseeded with ryegrass to control blowsand. DRB.001/CS 3 .s J. Palm Springs Fines should be used in the parking lot finger planters and in the parkway landscape program. FOUNTAIN: A decorative water fountain was originally proposed at the main entry plaza into the medical complex. However, this element has been deleted from this submittal. Staff Comment - The fountain would accentuate the entry into the project but if the Medical Center wishes to eliminate this feature from the project, we will not oppose its removal since two possible public art sites are proposed. TRASH ENCLOSURE - A trash enclosure is proposed in the rear of the building in the delivery :service area. Staff Comment - The number and type of trash receptacles should be evaluated by Waste Management of the Desert, the City's trash collection agency. The project should include recycling facilities as well as standard above -ground enclosures. SERVICE AREA: The design of the loading and delivery corridor in the rear of the building has been modified and the abutting parking spaces have been changed to accommodate this revision. In the original plan, the service area had an exit lane going northwesterly in the parking lot. In the new plan, the service lane has been made into a dead end loading space for an MRI unit. Staff Comment - Staff does not oppose the change in the plans provided a screen wall is built around the loading space to conceal its future use as a delivery area for supplies, etc., per the requirements of the future Noise Study. ON -SITE SIGN GRAPHICS: Graphic Systems has prepared an 8 1/2" x 11" pamphlet which is attached so the large set of drawings which details the miscellaneous sign graphics which are needed by the clinic to direct clients and doctors to various areas of the project. The package includes handicap signs, designated parking areas, enter/exit locations, and other supplemental directory type signs. DRB.001/CS 4 �' 03' Staff Continent - Overall, the directory program is effective and easy to understand. Staff would like to see the clinics freestanding "El Mirador Medical Plaza" graphic in an elevation style format. We anticipate the 12-inch letters to be mounted on the entry wall on Washington Street, but we are unclear at this time as to where it is to be placed. We are also not certain if the sign program is an illuminated program or unilluminated. The existing sign code states that directional type signs shall not exceed 3 square feet and 3-feet in overall height. The attached plan exceeds this maximum standard. However, a sign adjustment can be issued by the Planning Commission of the applicant cannot meet the Sign Code requirements. In summary, the sign program will require approval by the Planning Commission because multiple signs are proposed. Overall Staff is fairly comfortable with the program provided the sign contractor can provide Staff with additional details. It would be helpful if the signs were plotted on one of the 1-inch = 40-feet site plans, and if all signs were depicted in elevation form. HANDICAP PARKING: Handicap parking spaces are proposed on the north and south sides of the building to accommodate disabled patrons. Staff Comments - The project should be required to meet the American's with Disabilities Act (A.D.A.) Standards. This will include provisions for van accessible parking spaces for the medical complex. Please see the attached information packet. The size of a van parking space is 9-feet x 18-feet with and 8-foot wide ramp,. VIA EL MIRADOR AND WASHINGTON STREET: This intersection is classified as a "main" entry into the Washington Square Specific Plan. BUS SHELTER: A bus shelter is proposed along Washington Street between 47th Avenue and the main entrance into the medical facility. Staff Comments - Plans and specifications for the shelter should be submitted during final plan check review. The design of the shelter should be consistent with the architectural style of the project (e.g. stucco with tile roof). We would also recommend that the facility be lighted and include a public pay phone for transit users. Included within this packet is a bus shelter design which might be used for the site. DRB.001/CS 5 GENERAL Cr PUGNTS: A. The 'two-way travel lanes within the parking lot shall be 26-feet 0-inches wide. B. Wheel stops should be used in close proximity to the building to insure that the pedestrian sidewalks serving the medical complex are unobstructed by car bumpers. C. Bicycle parking areas should be installed abutting the building. The proposed plan is generally consistent with the design standards of the City and the adopted Specific Plan for this area. Staff is supportive of the conceptual plan. The Design Review Board should review the plans in light of the above Staff comments and recommendations. Should the Design Review Board feel revisions are needed, conditions requiring review by Staff or the Design Review Board before submission to the Building and Safety Department. Attachments: 1. Approved Site Plan sketch 2. Excerpts from the Washington 3. Bus shelter diagram 4. Trash enclosure details 5. A.D.A. standards 6. Design Review Board Minutes Square Specific Plan from February 5, 1992 DRB.001/CS 6 )11 FUTURE EEFANIM N tc}7 ••.wwn•nw.•n«IL 3 NTWIE E[F"EIO• JAN 15 1992 It � E _ --� e • C• i I I I d N i 1 ew I ON -SITE LANDSCAPING Criteria have also been established for landscaping of on -site areas. This landscaping will be the responsibility of individual parcel owners and will be reviewed and approved by the City as part of the development site plan approval process. Planting requirements for public rights -of -way, especially the quantity of trees, shall not be used to fulfill on -site planting requirements (see Figure VI-4-A & VI-4-B, On -Site Landscape Treatments). These landscaped areas will include building and parking setbacks, parking areas, buffers, and areas directly adjacent to buildings. All City standards regarding on -site construction of landscaping and irrigation systems shall be followed. A recommended plant palette has been provided offering a variety of plant materials which do well in this climate (see Table VI-1). However, since the water requirements of plant materials may vary extensively, attention should be given to selecting plants with similar water requirements in particular planting areas. Attention also should be given to installing irrigation systems that can regulate water requirements as needed. Minimum saes for tree plant material shall be 24-inch box; minimum sizes for shrub plant material shall be 5 gallons. Smaller container -size plant material must be approved by the City of La Quinta. a,L!")u 04=- WASIIINOT0111 SQUARE SPECIFIC PLAN August 7, 1991 VI-5 The quantity and actual placement of trees, shrubs, groundcover and turf shall be adequate to screen and soften buildings and their associated loading and parking areas from adjacent public streets. Such landscaping shall be designed with consideration given to parcel sae and the intended building use. To minimize exterior water use, the following shall be incorporated into project design within the project area, where feasible: • The use of drought tolerant plants, extensive use of mulch in landscaped areas, installation of drip irrigation systems where appropriate, and minimization of impervious areas. WASH1140TON SQUARE SPECIFIC PLAN August 7, 1991 NVId Id30NO3 3dVOSdNVI HA MnOld Z 6 N .= 35 n p UJ W 'a W G N 3 W ^� X< Rd ca Oa O O w v w O W z O W N M l § ii iY ►/ a Emma. —JD L— '.15 swvav C y R 9 SPRINGS GOLD FINE$ TEEN SCREEN TREES, 6' MT. TYP. PROPERTY LINE WALL /ACCENT BI IG ACCENT I/ FLOW E RINGSHRU8S I LARGE EVERGREEN DATE PALMS TYP. BOULDERS TYP. 1 FLOWERING O - -^- • �AWfI A ACCENT$ RHINO EXISTING SIDEWALK DATE PALMS TYP..` �GROUNDCOVER TYP. ll BOULDERS TYP. • LAWN ACCENT SHRUBS DROUGHT TOLERANT (� GROUNDGOYER - :--- �M AVENUE 47 CONCEPTUAL SCREEN PLANTIN( NT! MULTI -TRUNK DESERT CANOPY TREES TYP .11 SHRUBS) PALM SPR ?RANT :OVER SIMON DRIVE / AVENUE 47 CONCEPTUAL LANDSCAPE NT PALM SPRINGS DESERT GOLD FINEST SHRUBS ACCENT BERMING� B' WIDE MEANDERING SIDEWALK TYP. HIGHWAY TTT / WASHINGTON / ADAMS STRE CONCEPTUAL LANDSCAPE PAVEMENT TYP. MULTI -TRUNK CANOPY TREES W/ANNUAL COLOR IUPLIGNTI T. MONUMENT WALL •xNWI COLOR �w 1 DATE PALMS TYP. IUPLIGHTI EVERGREEN SHRUBS TYP. (ERGREEN SHRUBS TYP. MULIT-TRUNK CANOPY TREES IUPLIGNT) MAIN ENTRY CONCEPT MULTI TRUNK CANOPY TREES HT, MONUMENT WALL TYP. BWIDE MEANDERING SIDEWALK TYP. PALMS MULTI TRUNK CANOPY TREES {EVERGREEN SNRUE Ry MAIN ENTRY CONCEPT ELEVATION I NOT 70 SCAM SECONDARY ENTRY CONCEPT ♦ TREE (UPLIGRT) ENT WALL JERING SIDEWALK TYR. {-MULTI TRUNK CANOPY TREES / FLOWERING SHRUBS SECONDARY ENTRY CONCEPT ELEVATION NOT To SCAL[M 3 04� DATE PALM IN TREE WELL TYP. IUPLIGHT) y EVERGREEN SHRUB — ANNUAL COLORS C'HT MO ANNUAL COLOR - ENHANCED PAVEMENT TYP/ I ry mws nCeer �Y WIDE MEANDERING WALK TYP. r -'DATE PALM TYP. (UPLIGHT( LOW FLOWERING SHRUBS �� LAWN ANNUAL COLOR MT. WALL WIMONUMENT SIGN MAJOR CORNER CONCEPTUAL PLAN LM ING SHRUBS MAJOR CORNER CONCEPT ELEVATION �avomm�. ENHANCED PAVEMENT TYP." i—DATE PALMS 16 HT. (UPLIGHT) • f'.` LOW SHRUBS rf 1� iGROUNDCOVER b ANNUAL COLOR w CHT. RAISED PLANTER Wnt- HT. SEATWALL C- I TIERED PLANTER W/ SEATWALL -' PEDESTRIAN SEATING AREA CONCEPT NOT TO SCALE I No EN 1 �LA s g. (; 0 4 .. EVERGREEN CANOPY TREE TYP i.." r :OVER W I PALM SPRINGS GOLD FINES CONCEPTUAL PARKING LOT PLANTING 160PARKING Wl6'SO. TREE PLANTERS) TREE WELLS ARE SHOWN AS A MINIMUM STANDARD, ADDITIONAL LANDSCAPING (I.E. PLANTER STRIPS) WOULD BE PERMITTED EVERGREEN CANOPY TREE TY) GRAVELESTRIP ` FLOWERING SHRUBSI (PALM SPRINGS GOLD FINES I 1\ 1 1 1/ \ I I I CONCEPTUAL PARKING LOT PLANTING (90 PARKING Wl6' WIDE PLANTER STRIPI OR (90 PARKING W/ V SO. TREE PLANTERS) t Tti "47 :`kAe... .3.. ts+T:7 4 0.Ul/ 04 i Table VI-1 Proposed Plant Palette Botanical Name Common Name $ite Palms: Chamaerops Humllls Mediterranean Fan Palm 24' - 48' Box Phoenix Dactylifero Date Palm 16' - 217 His Trees Chliopsis Unearis Brochychiton Populneus Jacaranda Acutifolia Prosopsls Chilensls Rhus Lancea Schlnus Molls f: Bougainvillea 'La Jolla' Coesolpinla Gllllesli Coesolpinla Pulchenima Cassia Artemisloldes Cassia Wlltzenil Dodonea V. 'Purpuroeo' Encella Farinoso Larrea Trldentafa Leucophyllum F. 'Green Cbud' Nerlum Oleander'PetBe Pink' Penlsetum S. 'Cupreum' Santa Greggil Call: Echirmactus Gnuonii Fououterlo Splendens Hesperaloe PaMBora Yucca Pendulo Bougainvillea San Diego Red' Gelsemium SemperArens Grewla Caftra Annual Color Bacctwris P. 'Centenior Dolea GreWU Lantana C. 'Dwarf Yellow' Palm Springs Gold Fines Verbena P. StorBre' Desert Willow Bottle Tree Jacaranda Chilean Mesquite African Sumac California Pepper Clumping Bougainvillea Mexican Bird of Paradise Red Bird of Paradise Feathery Cassia Shrubby Sena Hopseed Bush Brittle Bush Creosote Bush Texas Ranger Dwarf OlearMer Purple Fountain Grass Sage Verbena 24' - 36' Box 24' - 36' Box 24' - 48' Box 24' - 48' Box 24' - 36' Box 24' - 36' Box 5 Gal 5 Gal SGd 5Gd 5Gal 5 Gal 5Gal 5 Gal 5 Gal 5 Gal 5Gal 5Gal 10'-14'Dia 5'- 6' fits, 6-8 Cana Mir 5 Gal 5Gal 5Gal 5Gal 5 Gal Flats p 9' O.C. 5Gal 5Got 5Gal 5Gal WASHINOTON SQUARE SPECIFIC PLAN 04C August 7, 1 "1 VI.13 WASHINGTON SQUARE SPECIFIC PLAN ; 9-iu 05f August 7, 1"1 M-14 D. Ughffng 1. Pusuc LiGHnNG Public lighting refers primarily to street lights. Street lights shall conform, both in type and location, to the Standards of the City of Lo euinta at the time of installation. The City shall provide for the maintenance and energy costs of street lighting. 2 SRE 1JGHRNG Site lighting refers to illumination of on -site areas for purposes of safety, security, and nighttime ambience. This includes lighting for parking areas, pedestrian walkways, graphics and signage, architectural and landscape features, shipping and loading areas, and any additional exterior areas. The concept for on -site lighting is intended to be low-key. Overall high levels of illumination are not required intensity should be no greater than required for automobile and pedestrian safety. Illumination for parking areas shall be minimum of 1 foot-candle not to exceed 3 foot-candles, and all other lighting shall not exceed .05 foot-candles. Within these parameters, light sources should convey a sense of safety, direction, and movement. All lighting fixtures shall be from the some family of fixtures with respect to design, materials, color, fixture, and color of light. Lighting sources shall be shielded, diffused or indirect to avoid glare to pedestrians and motorists. Lighting fixtures shall be selected and located to confine the area of Illumination to within the site boundaries. To minimize the total number of freestanding light standards, wall mounted lights shall be utilized. SPECIFIC PLAN i.a.,j0, 05. W15 IUuminoted Areas should be Confined to the Site. Along pedestrian movement corridors, the use of low mounted bollard height standards which reinforce pedestrian scale shall be encouraged. Parking areas should be lit with shielded, lower intensify light fixtures. Pedestrian walkway lighting shall not exceed an overall height of sixteen feet (161. Steps, ramps, and seatwalls should be illuminated, wherever possible, with built-in light fixtures. Shields provided for security lights shall be painted to match the surface to which the fixture is attached. These futures shall not project above the facia or roof lines of the adjacent buildings. Exterior lights should be used to accent entrances and special features. Ali illumination elements shall have controls to allow their selective use as an energy conservation measure. WASHINGTON SQUARE SPECIFIC PLAN August 7, 1991 05� VI-16 t. P 1 �Rf� Jy L1- Design Review Board Minutes February 5, 1992 D. Plot Plan 91-473 - Desert Hospital; a request of Desert Hospital, El Mirador Medical Complex and Birtcher to permit a three story medical/office complex on a portion of a 65.4 acre site located on the east side of Washington Street north of 47th Avenue. 1. Boardmember Walling withdrew due to a possible conflict of interest. 2. 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. 3. Boardmember Rice stated his approval of the architectural elevations. 4. Boardmember Curtis inquired if a traffic study had been done. Staff stated that a study was being prepared and it would be submitted shortly. Discussion followed regarding traffic circulation, median cuts and emergency access availability. 5. Mr. Jeff Sobczyk, representative for the project architect, gave a review of the project. 6. Planning Commissioner Ellson inquired of the 47th Avenue access in relation to the location of the medical/office center. Discussion followed regarding access points. 7. Boardmember Curtis asked if the Applicant had a time frame for build out of the entire project. Mr. Peter Bergman, Desert Hospital, stated the project would be built on a demand driven time schedule which would probably be 10 to 15 years. Boardmember Curtis asked if the vacant land would be planted. Mr. Bergman stated it would be. Mr. Bergman then stated a issue of the signal at Simon Drive would be dictated by traffic warrants and was not being requested by them. It was further stated that Sunline Transit had requested a signal at Via El Mirador to handle the bus traffic. Planning Commissioner Ellson asked what the square footage would be at build out. Mr. Bergman stated it would be approximately 320,000 square feet. Boardmember Curtis questioned the need for Staff's recommendation for Design Review Board review of final working drawings. Discussion followed regarding what the Design Review Board's participation should be. It was decided the plans would only come back if Staff felt there was a need. DRBM2/5 Design Review Board Minutes February 5, 1992 10. Mr. Jeff Sobczyk questioned Staff recommendation #10 regarding windows being recessed. 11. Mr. Phil Taylor, Medi-Plex Medical Building Corporation, discussed with the Board the materials being used in the window treatment. 12. Mr. Sobczyk asked if Staff Recommendation #8, covered parking, could be accomplished at the end of the project build out as the entire project would have a parking structure which would be more than the requested. Discussion followed regarding covered parking and trees being used for parking shading. 13. Chairman Llewellyn inquired if there would be employee designated parking. Mr. Taylor stated there probably would be. Boardmember Harbison asked if employees would fall under AQMD for car pooling. Mr. Bergman stated they would as they would be considered Desert Hospital employees. 14. Boardmember Anderson asked Staff if their recommendation for covered parking spaces were Code requirements. Staff stated the covered trellis parking structures were not required by the Zoning Code, but were recommended by Staff. 15. Mr. Sobczyk asked if the Board could delete a Condition of Approval from the Specific Plan relating to a wall being required on 47th Avenue. Discussion followed. 16. There being no further discussion, it was moved by Boardmember Curtis to adopt Minute Motion 92-004 approving Plot Plan 91-473 subject to Staff recommendations with the deleting of Condition #16. Commissioner Ellson seconded the motion. Boardmember Anderson moved to amend the motion by deleting Condition #8 (approved by Staff instead) and modifying Condition #10. Commissioner Ellson seconded the amendment and it carried unanimously. V. OTHER - None VI ADJOURNMENT It was moved by Boardmember Anderson and seconded by Boardmember Harbison to adjourn to a regular meeting of the Design Review Board on March 4, 1992, at 5:30 P.M. This imeeting of the La Quinta Design Review Board was adjourned at 6:37 P.M., February 5, 1992. DRBM2/5 � N c — � E Z v 3 c OCp .p G E L $ o_z, O CA ? ccl u 0. V N V vi �; • V c CZ c o 0 N O L u a QN U G C lu W R7 4 d 41 oor u �n u CO T Ua Ems. m u u cc 3 N E C7 •lu `6 U O U > 7 z 67 U C cro �"' aEmoos=�y�u v,O cQ 2 > = o N ,u cl-0 o U A W $ A to- G. �co E n " u _ y 'O N C U cC C L U y 0 u u 0.10. 'c O ` •- ato>>3 ate:° c a .J ,y u -0 00 8 T= .s u `N N 0C� 4. 4) n., c cr 3 0 v— o�' Q 3 d ca°'u.0u �3y cY y o 3 u u V E C O C U y v% w •C t" C t0 •C U N u �Cd /:d• N E� c m u O U O.brJ' 0.U, h.D C 4 e'o3 A¢E 0 J (n W J d $ Q eLu n a: E N e Y i z ` h rslw- 51M. ,f ONVH2l3n0 U 0ww a5 WW ir 0 0 am aE q 6 •- N (O �t N t0 h CD O� N O mE N d2 _—c Q + IA O O OOOC N OOM� 8 Q d7 '6c r O>> aag as 0 0 0 0 0 0 0 0 0 o v' C fill N IA n O b CM) e�tt O O O O Q � � M STAFF REPORT DESIGN REVIEW BOARD MEETING DATE: JUNE 3, 1992 REQUEST: SIGN APPLICATION 91-159 (AMENDMENT #3): SIMON PLAZA, PLANNED SIGN PROGRAM. REQUEST TO INSTALL A SHOPPING CENTER IDENTIFICATION SIGN, DIRECTIONAL SIGNS AND MULTIPLE BUILDING SIGNS FOR A FUTURE OFFICE/COMMERCIAL FACILITY PLANNED ON FIVE AND ONE HALF ACRES LOCATION: SOUTHEAST CORNER OF HIGHWAY 111 AT WASHINGTON STREET APPLICANT: SIMON PLAZA, INC.; MR. PHILIP M. PEAD SIGN DESIGNER: MR. SKIP BERG, DGI SIGNS ENVIRONMENTAL CONSIDERATION: SIGN APPLICATIONS ARE CATEGORICALLY EXEMPT FROM CEQA PER SECTION 15311, CLASS ELEVEN PLOT PLAN 91-466 (REVISION): The Planning Commission and City Council approved the commercial project approximately three months ago after various modifications were made to the proposal. The project will include a 44 lane bowling alley, two restaurants, fitness center, office complex and two parking structures. BACKGROUND: The signage proposal has been reviewed by the Design Review Board on a few occasions over the last six months. At each meeting the design graphics were either different or other minor modifications were made. Staff finally recommended that the sign program not proceed forward until the Architect finalized the project with the Planning Commission and City Council. On March 3, 1992, the City Council accepted the revised Plot Plan Application. The sign contractor has submitted a new sign program based on the March 3, 1992 City Council approval. The program is generally based on the sign graphics which were seen by the Design Review Board in December, 1991. PROPOSED SIGN PROGRAM (AMENDMENT #3) : The Applicant has submitted a freestanding center identification sign, a concept building sign program, and directional signs for the proposed multiple use complex. PCST.028 A. Freestanding Center Identification Signs: The freestanding sign is 12-feet in height and the graphic sign cabinet is approximately 50 square feet excluding the decorative arched top. The sign is internally illuminated and the cabinet will be stuccoed to match the proposed building color (Navajo White). The "Simon Plaza" portion of the sign will be blue whereas the decorative arched top will be royal blue (translucent vinyl over white plexiglass) . The cabinet base will be tiled. This triangular -shaped sign will be located at the northwest corner of the site. The sign is three -sided. B. Directional Parking Signs: The freestanding directional signs are three feet in height and three square feet. The signs will be internally illuminated and the design is consistent with the center identification sign. C. Monument Signs: New monument signs have been proposed for one of the restaurant pad sites (Sign #12) and one for the four story office building (Sign #5). D. Attached Building Signs: The building signs are located on various areas of the building complex which will house the future bowling alley, fitness center, office building, and restaurant. The illuminated channel lettered signs are to have blue plexiglass faces (#607-1GP Acrylite Blue) except for a slight variation in the bowling alley sign adding orange/white/red to the blue. The sign program will consist of: 1. Restaurant(s) Cabinet sign (recessed) A. Sign #14 (3) _ (35 sq. ft. each) B. Sign #11 = 18" letters (33 sq. ft.) 2. Family Fitness Center C. Sign #8 = 20" letters (63 sq. ft.) D. Sign #7 = 14" letters (27 sq. ft.) 3. Bowling Alley E. Sign #9 = 18" letters (17 sq. ft.) F. Sign #10 = 18" letters (17 sq. ft.) G. Sign #13 = 18" letters (17 sq. ft.) 4. Office/Medical H. Sign #6 = 14" letters (31 sq. ft. ) TOTAL = +310 ZONING CODE PROVISIONS (EXCERPTS): PCST.028 and Services 3 4 f 05; Freestanding Signs. a. Each commercial complex containing a multiple -tenant building or multiple buildings is permitted one complex identification sign per street frontage. The area of any one sign shall not exceed one -quarter of a square foot of sign area per lineal foot of street frontage, or fifty square feet, whichever is less. The aggregate area of all such signs shall not exceed one hundred square feet and sign area may not be combined among street frontages. b. Not pertinent for this report. The maximum height of any freestanding sign shall be twelve feet. M. Directional Signs. Nonadvertising, freestanding signs used to identify street entrance and exit. Said signs must have three square feet of sign area and be three feet in height. Attached Signs a. Each tenant within a multiple -tenant commercial complex may have one attached identification sign not to exceed one square foot of sign area per lineal foot of tenant space frontage along a street, or frontage along a common use parking lot where no direct street frontage is provided, not exceeding fifty square feet. Corner, end, or separate tenant spaces may split the allowable frontage sign area among two signs." % .1W4ES1036A1iIDIZMI63 The monument sign and directional signs are consistent with the design theme of the project, and. the proposed colors are appropriate for this area. The signs would be architecturally compatible with surrounding businesses uses. A summary on the building sign package is as follows: A. Building Sign Colors: The blue copy of the building letters is not a contrast to the architectural style of the project and the blue letters will be legible during the day and at night. The blue letters would match both the Simon Motors and the Downey Savings signs which are in the immediate area. C. Sign Lettering Height: Sign lettering is a key component of building identification, but architectural compatibility is also an ingredient, as well as human -scale. As noted before, the sign contractor has proposed lettering heights of 14" to 18" for this project. Therefore, the legibility of the signs from a distance will be approximately: PCST.028 Readability Maximum Readable Letter Height Impact Distance White/Red (Blue) 12" 1201(108') 525' *14" 150' (1351) 630' *18" 180' (162') 750' 24" 240' (2161) 1, 000' NOTE: Red, black, or white letters (maximum) with 10% variation for other colors (e.g., blue) for internally lit signs. In summary, the size of the letters for the project will be easy to read for all patrons in the parking lot area and for passing motorists on either main thoroughfare depending upon your direction of travel. PREVIOUS DESIGN REVIEW BOARD MEETING: The Design :Review Board met on November 6, 1991, to discuss this case. Discussion ensued on whether or not the building letters should be internally illuminated or externally illuminated. After much debate, the Board felt that the building(s) is close enough to the street to warrant external lighting versus internal illumination as requested by the Applicant and, further, the group did not believe reverse channel letters would be appropriate for this building complex. The Applicant did not want to install reverse channel letters either because they require more maintenance (they get dirty) and are exposed to natural elements since they have exposed parts. At one point in the meeting Mr. Berg, the sign contractor, did state that he would be receptive to rust letters if he could have internally illuminated signage for the building. However, this concept did not gain approval by the Board. Another topic by the Design Review Board was the lettering style for the building signs. The :Board thought the building warranted a stylized lettering design instead of the Helvetica Bold as presented by the sign contractor. The sign contractor was amicable to the changes requested by the Board. A copy of the lettering styles are attached. The Design Review Board also approved the building plexiglass letters which were presented by the Applicant. No color changes were made by the Board. Finally, the Design Review Board felt the Fitness Center sign location was acceptable since it was for one of the major tenants of the complex and it did not hinder the architectural elements of the project or reduce their character. On November 20, 1991, Staff received a new sign package submittal from the sign contractor. The new program (Program #2) includes internally illuminated cabinet signs for the proposed buildings. The cabinet signs vary in size from two feet wide to three feet and range in height from 14 feet to 36 feet. PCST.028 (lgr The signs will have white (Navajo) backgrounds with the copy colors matching the original program (blue with accent colors). The new program was reviewed by the Design Review Board on December 4, 1991. However, the Board did not support this new request because it is not as architecturally structured as other types of programs previously examined in this report. The Design Review Board at their meeting of December 4, 1991, reconsidered their action of November 6, 1991, and decided as a group to allow internally illuminated sign (channel letters) submitted by the Applicant. Therefore, the Board voted (6- 1, Boardmennber Anderson voting no) to permit internally illuminated channel letters on the building. The following findings and recommendation are based on the Design Review Board's action of December 4, 1991. FINDINGS: 1. The size and location of the Bowling Alley building signs are placed to provide for maximum sight exposure to passing motorists and the general public at large. The sign on the northerly elevation will not detract from the architectural character of the building nor impact the sign program as presented. The sign graphics dictate a need to adjust the City's size standards to compensate for the proposed design theme. 2. The Fitness Center sign is needed on the second story of the building complex. If located on the first floor level, it could not be seen by passing motorists, and as it is an integral part of the Bowling Alley complex, building advertising is needed for this type of commercial use. ADDITIONAL STAFF COMMENTS: Staff has a problem with the following signs: Sign #7 - The proposed Family Fitness sign is located on the northwest side of the building on the upper -most part building under the roof. The sign is out of character with the building because the sign length is approximately the same distance between each building corner which over emphasizes the signing mass. The sign concept is not consistent with the other signs in the complex. We would prefer to eliminate the sign from the proposal. Sign #3 (Parking Sign) - The proposed garage parking sign is located on the north side of the proposed parking structuring facing Highway 111. This sign is not needed because the sign #4 serves the primary function to direct patrons into the parking structure from the on -site two-way driveway. Sign #5 (Desert Professional Freestanding Sign) - This sign is not permitted unless a finding can be made to justify the sign based on 9.212.030 (Section F) of the Sign Ordinance. As mentioned before, one freestanding sign is permitted per street frontage. Sign #2 meets this requirement as proposed. Staff is supportive to Sign #5 because the applicant has forfeited his right to have a building sign facing PCST.028 5 a Highway 111 in order to have a two-sided (angled design) monument sign in front of the four story building. We would recommend that the sign be one sided an positioned parallel to the building, therefore, visible only as you enter the project. Additionally, the sign face construction should be the same as Sign #2 (i.e. stucco aluminum background with incised letters and 1" silver trim cap). Sign #12 (Freestanding Jonathan's Restaurant) - The two-sided angular sign is located on the north side of the proposed building and south of Highway 111. The sign has the same characteristics to Sign #5 and staff generally has the same concerns or comments as mentioned above for Sign #5. The only difference would be the design of the sign, we would recommend that the sign be double-faced but perpendicular to Highway 111. Sign #2 (Freestanding Center Identification Sign) - The new request by the Applicant is to have a 3-sided triangular center identification sign at the intersection of Highway 111 and Washington Street. In the past designs, the sign was triangular but only two sides had copy information. Staff is opposed to the new request since the Sign Ordinance states one sign should be permitted per street frontage. There are only two streets at this site, therefore, only a two sided sign is needed. FINDINGS: The proposed additional freestanding identification signs (Signs #5 & 12) should be permitted on the site because they further the goal of the Master Sign Program which is to install signs which can easily be read and are located to provide maximum exposure to passing motorists. By substituting monument signs for attached building signs, staff believes the provisions of the Sign Ordinance will not be adversely affected nor will the applicant be receiving preferential treatment for his proposal. The upper story building signs are needed to identify the mixed use commercial center because the single story buildings along Highway Ill and Washington block the exposure of some of the signs if not permitted above a single story height limitation. RECOMMENDATION: Staff would request that the Design Review Board approve the attached sign program, as submitted, subject to the following Conditions of Approval. Attachments: 1. Location Map 2. Sign Program stamp dated April 22, May 7, & May 8, 1992 (Amendment #3) 3. Lettering styles PCST.028 a Q_ 0Ur, r', CONDITIONS OF APPROVAL: EXHIBIT "A" SIGN APPLICATION 91-159, AMENDMENT #3 - PROPOSED SIMON PLAZA - SIGN PROGRAM JUNE 3, 1992 1. Each freestanding sign shall be a minimum of five feet from the future property line it abuts. No signs should be placed in the City's right-of-way. 2. All signs should be reviewed by the Engineering Department to assure site visibility is not obstructed by the installation of each respective freestanding sign. 3. Site address numbers should be on the main monument sign as a supplemental to the building addressing plan. The minimum size should be four inches and contrasting to the background it is affixed to. 4. Any and all proposed illuminated signs shall be installed to avoid undue brightness which would distract passing motorists and/or pedestrians. The sign colors shall be blue (#607-1GP Acrylite Blue) except for the other supplement signs such as the bowling pins and top of the monument sign can be royal blue, orange and white as depicted on the attached drawings. 6. The building signs can be internally illuminated or non -illuminated. No exposed raceways, crossovers, conduits, conductors, transformers, etc. , shall be permitted. All supplemental electrical hardware shall be behind the building structure inside the sign structure, or located underground. 8. The lettering styles for the building signs shall be either Clarendon or Souvenir. 9. All attached buildings shall be comprised of channel letters (individually constructed). SIGN ADJUSTMENTS: 10. a) The Fitness Center sign (Sign #8) located on the second story elevation of the building shall be permitted, as depicted in the attached drawings. b) Signs #7, #3, #14C shall not be allowed because they are not necessary for the center nor its patrons, and they degrade the architectural character of the project. c) The Desert Professional Building sign (Sign #6) located on the third story elevation of the four story building shall be permitted as depicted in the attached drawings. PCST.028 Conditions of Approval SA 91-159; .Amendment #3 Simon Plaza June 3, 1992 d) The Desert Professional Building freestanding monument sign (Sign #5) located on the north side of the four story building shall be permitted as depicted on the attached drawings. 11. The final sign graphics shall be subject to review by the Director of Planning and Development prior to permit issuance by the Building and Safety Department. 12. Each 'tenant and/or his sign contractor shall obtain approval by the property owners (or management company) in writing prior to submission of the sign drawings to the Planning and Development Department for permit consideration. The property owner shall review the signs for lettering style, color, sign location, lighting, and any other "important" issues. 13. All sign contractors shall be licensed to do business in the City of La Quints, and possess a State Contractor's License to perform the work outlined in the sign permit. 14. All signs shall conform to the City's adopted Sign Ordinance in effect at the time the sign permit is issued. 15. Underwriter Laboratories certification illuminated signs, thus assuring that industry specifications. PCST.028 labels shall be affixed to all internally the sign (or sign structure) meets 3 n_ 06t/ SanborwVebb Iae. • TIS lntroducwa I � co U w Cl z 0 z F -� 0 0 LLJ N0.lfJr@�BVM a Z cr RP O . 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ROLL CALL 5:30 P.M. brought the meeting to order at 5:34 P.M. and led the flag salute. Chairman Llewellyn asked for A. Present: Boardmembers David Harbison, John Curtis, Fred Rice, Planning Commission Representative Marrs, and Chairman Ted Llewellyn. Absent: Boardmember Anderson B. It was noted that Boardmember John Walling has resigned from the Design Review Board. III. BUSINESS SESSION 0 DRBM3/4 Plot Plan 92-479: a request of Sunrise Company to establish a new model type and model home complex within PGA West. 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. Chairman Llewellyn questioned how many of the units had the glass block and whether the 18-inch overhang would be sufficient. Staff stated most were glass block. Discussion followed as to the need for some type of window treatment on the south elevations. Mr. Vincent Rovers, Sunrise Company, spoke to the Board regarding the glass block and overhangs. He stated why glass was used and gave the size of the overhangs as they are designed. 4. Boardmember Harbison asked if they had tried to address the sun exposure. Mr. Rover stated they were designing for view and always provided an overhang at the front and rear. He went on to describe how the units are designed. 08 Design Review Board Minutes March 4, 1992 Chairman Llewellyn asked how they could address the sun exposure. Mr. Rover stated that if an 18-inch overhang is required they would have to redesign the unit and it would be costly. Boardmember Rice stated there were other ways to address the sun exposure. Discussion followed as to alternatives. Mr. Rover stated he felt that if they met the Title 24 requirements the concerns of the Board would be taken covered. Mr. Allan Levin, Sunrise Company, stated they needed not only a plot plan approval for the complex but design approval for the new unit as well. Mr. Ed Lohrback, La Quinta Homes, stated he had a project before the Board with the same problem and felt the use of the Low "E" glass would solve the problem rather than an 18-inch eave. 9. The Board discussed the issue of how to solve the problem. Following discussion, it was moved by Boardmember Curtis and seconded by Boardmember Rice to recommend approval to the Planning Commission with the condition that southern and western exposure fixed or sliding glass windows have either a roof eave of 18-inches or other suitable window treatment. Unanimously approved. B. La Quinta Homes; a request to modify the SR Zone eave overhang requirements for single family residences. DRBM3/4 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. Mr. Ed Lohrback, representing La Quinta Homes, addressed the Board and gave a description of two homes. 3. Chairman Llewellyn stated his concern for the amount of heat transfer through the window. 4. Mr. Lohrback stated they would do whatever is required by Title 24 as well as what is needed to see the windows were covered. Planning Commissioner Marrs asked if a double glaze window could be used on the large windows with an arch. Mr. Lohrback stated they were evaluating the cost effectiveness of different treatments. er 08� Design Review Board Minutes March 4, 1992 Boardmember Curtis stated this was a good example of achieving good architecture without overhangs. He felt the Planning Commission and Staff could handle the mechanics of solving the problem. There being no further discussion it was moved by Boardmember Harbison and seconded by Boardmember Curtis to recommend approval to the Planning Commission with the recommendation that an 18-inch overhang be waived provided the Applicant provides a recess window of 6-inches or provides some other shade treatment for homes with southern or western exposure. Unanimously approved. IV. MISCELLANEOUS: Boardmember Rice asked Staff to distribute copies he had obtained of window insulating glass. V. ADJOURNMENT It was moved. by Chairman Llewellyn and seconded by Boardmember Curtis to adjourn to a regular meeting of the Design Review Board on April 1, 1992, at 5:30 P.M. This meeting of the La Quinta Design Review Board was adjourned at 6:17 P.M., March 4, 1992. DRBM3/4 i r, ^ 8 tl e DESIGN REVIEW BOARD CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California May 6, 1992 5:30 P.M. CALL TO ORDER A. Vice Chairman Harbison brought the meeting to order at 5:30 P.M. and Boardmember Rice led the flag salute. Vice Chairman Harbison asked for a roll call. II. ROLL CALL A. Present: Boardmembers John Curtis, Fred Rice, Paul Anderson, Planning Commission Representative Ellson, and Vice Chairman Harbison. Absent: Chairman Llewellyn. It was moved by Boardmember Anderson and seconded by Boardmember Rice to excuse Chairman Llewellyn from the meeting. Unanimously approved. B. Staff present: Principal Planner Stan Sawa and Department Secretary Betty Anthony III. BUSINESS SESSION A. Plot Plan 92-484: a request to develop a small take out pizza restaurant at 79-080 Calle Estado on 0.12 acres in the Commercial Village "The Core" Zone District. 1. Principal Planner Stan Sawa stated that this item would be continued to the next meeting at the request of Staff. B. Conditional Use Permit 92-003; a request for approval of plans for a three story medical office building on five acres in the C-P-S Zone at the northeast corner of 48th Avenue and Washington Street. 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. Boardmember Rice asked where the church and the other approved medical complex were in relation to the project. Staff stated to the north was the Desert Hospital project, to the south was the Pyramids, to the east was Lake La Quinta, and to the west was vacant land. DRBM5/6 08c. Design Review Board Minutes May 6, 1992 3. Boardmember Curtis asked if a master plan had been submitted for the entire area and if the entire project would be medical. Staff stated that they had not received a complete site plan for the project but Staff's understanding was that it would be medical or medical/office/retail. 3. Planning Commission Representative Ellson asked if the buildings had been leased. Staff stated they understood it was in the process. 4. Boardmember Rice stated his objection to the architecture of the building and he strongly felt he could not support the project as submitted. He felt it resembled Stouffers Esmeralda and that was not the theme of La Quints. 5. Mr. Paul Senzaki, Jerde Partnership, representing the applicant, gave a brief presentation of the project and introduced Mr. Charles Pigg of Jerde Partnership who gave a detailed presentation of the project. 6. Vice Chairman Harbison stated he felt the building was too geometric. Discussion followed concerning the look of the building in regards to its location. Most boardmembers felt it did not represent the look of La Quints. 7. Boardmember Curtis stated his concern that enough detail was not given to the Washington Street side of the building. 8. Boardmember Anderson stated he felt the design had broken the size down and to add a tile roof would be detrimental to the design. He did not feel you could get the Village look out of a building this size. Discussion followed again relative to what type of look La Quinta wanted. 9. Planning Commission Representative Ellson agreed that the look needed to be more Spanish and the color needed to softened. 10. Vice Chairman Harbison stated the detailing on the windows and doors needed to show more enhancement. 11. Boardmember Anderson again stated the Board's objection to the large flat walls of the structure. He felt the City could and should encourage a variety of architecture. 12. Boardmember Curtis felt the architecture should be given more detail, but felt the layout of the building should be altered and more attention given to the Washington Street side. DRBM5/6 08, Design Review Board Minutes May 6, 1992 13. Mr. Senzaki asked the Board to give them direction regarding what they were looking for. Planning Commissioner Ellson stated the roofline needed to be more broken up and softer colors. 14. Following discussion it was moved by Boardmember Curtis and seconded by Boardmember Anderson to recommend approval of the project subject to the building being resubmitted to Staff with the following revisions: a. Softer colors. b. Soften the rectangular architecture possibly (with Pueblo - type architecture). C. Attention is given to the roofline to break it up. d. Reduce the solid mass and give more detail to the architecture. e. Soften the block wall arcade. f. Put more interest to the west elevation. On a roll call vote it was approved unanimously approved with Chairman Llewellyn being absent. IV. CONSENT CALENDAR A. Vice Chairman Harbison asked if there were any corrections to the Minutes of March 4, 1992. Boardmember Rice asked that a note regarding his insulating glass handout be added to the minutes. Boardmember Curtis moved to approve the Minutes as corrected. Boardmember Rice seconded the motion and it carried unanimously. IV. ADJOURNMENT It was moved by Boardmember Anderson and seconded by Boardmember Rice to adjourn to a regular meeting of the Design Review Board on June 3, 1992, at 5:30 P.M. This meeting of the La Quinta Design Review Board was adjourned at 6:50 P.M., May 6, 1992. DRBM5/6