1992 08 05 DRBrp
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Ten Carac Decade
DESIGN REVIEW BOARD
A Regular Meeting to be held at the
La Quinta City Hall, 78-105 Calle Estado
La Quinta, California
August 5 , 1992
5:30 P.M.
I. CALL TO ORDER - Flag Salute
II. ROLL CALL
III. BUSINESS SESSION
A. SPEI CIFIC PLAN 91-021 - LA QUINTA CANYON CENTER; a request of
The Tucker Companies for approval of architectural plans for a regional
mall and power center containing 153.25 acres acres south of Highway
111, north of 48th Avenue, east of Adams Street, and west of Dune
Palms Road.
B . PLOT PLAN 92-484: a request of Richard and Patti McCormick for
approval of a sign program for Anchovies Pizzeria.
C. LAA UI14TA SENIOR CENTER: a request of the City for approval of the
architectural plans for the La Quinta Senior Center.
D. PLOT PLAN 92-482: a request of ARCO Products for approval of a sign
program for their service station and mini -market.
E. AVENIDA LA FONDA MEDIANS; a request of the City for approval of
landscaping plans fpr street medians.
V. CONSENT CALENDAR
A. Approval of Minutes of July 1, 1992
VI. OTHER
VII. ADJOURNMENT
B� :M
STAFF REPORT
DESIGN REVIEW BOARD
DATE: AUGUST 5, 1992
PROJECT: SPECIFIC PLAN 91-021 - LA QUINTA CANYON CENTER
REQUEST: APPROVAL OF ARCHITECTURAL PLANS FOR THE REGIONAL
MALL AND .POWER CENTER CONTAINING 153.24 ACRES
LOCATED SOUTH OF HIGHWAY 111, NORTH OF 48TH AVENUE,
EAST OF ADAMS STREET, WEST OF DUNE PALMS ROAD.
APPLICANT: TUCKER COMPANIES, RGB COMMERCIAL DEVELOPMENT, AND
NEWCO DEVELOPMENT
ARCHITECTS: THE CALLISON PARTNERSHIP, INC. AND MUSIL PERKOWITZ
RUTH, INC.
BACKGROUND:
The proposed La Quinta Canyon Center project involves the development of 153.25
acre regional commercial power center and office development. The project will
consist of 1.9 million square feet of retail and office development. The proposed
commercial center will contain a regional mall, a discount retail center (power
center) , and a mixed use office development. The project will be developed in three
phases. Phase I involves the construction of a 76 acre site containing a 1,114,712
square foot enclosed regional mall and five out parcel building. The regional mall
consists of five department stores, 106 retail stores, a food court, theater complex
within a two story structure. A total of 4,823 parking spaces will be provided. The
construction is anticipated to begin in March, 1993 and take 18 months to complete.
Phase II will include a discount retail center (power center) and parking areas on
39.44 acres. It will consist of five off -price anchor tenants, specialty shops and
restaurants consisting of 437,419 square feet and 2,184 parking spaces. It is
anticipated to begin construction in April, 1994 and completed approximately 12
months later.
Phase III will consists of 458,400 square feet of mixed office retail development and
parking on approximately on 37.8 acres. Both structures include a garden and
office space, low right professional, specialty retail shops, and 1,843 parking
spaces.
DESIGN PROPOSAL:
A. Regional Mall. The regional mall is a two level regional shopping center. The
design concept embodies a contemporary southwest style of architecture,
particularly relevant to the desert local. Bold yet simple forms are used to
compliment the strong desert/mountain location. The repetition of forms and
color define the building, emphasizing key elements, such as the sculptured
food court entry. Cylindrical signature entries and domes over feature
DRBST.032
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courts. These forms are further emphasized through the use of bold colors
and textures taken from the desert/mountain pallet: white sands, terra cotta,
dusky purple, and gold.. The desert location is further addressed by a
rhythm of parts including deeply recessed openings, carefully controlled
skylights, clerestory windows, and square arch trellis forms at the signature
entries.
The landscape concept is designed to dramatically contrast the stark character
of the desert environment with a lush resort atmosphere characteristic of an
oasis.
Major development stores are to be designed according to the strict control set
of guidelines utilizing the same bold and simple concept but, will be even more
understated than the specialty shops and signature entries.
B. Power Center. The design concept embodies contemporary desert vernacular
which consists of a combination of contemporary aesthetics and regional
inspirations. The bold geometry and color palette of the architecture takes
advantage of the desert's panoramas, hues, and textures. The building
profiles are intentionally layered against the backdrop of the mountains to link
the desert floor to the surrounding mountains.
C. Mixed Office Retail Project. No architecture elevations are proposed for Phase
III of the project at this time. It will be reviewed in the future.
STAFF COMMENTS:
The architecture style of the regional mall and power center are intended to
be complimentary. The outpads will be conditioned to have a similar
architecture style or at the minimum, compatible with the architectural style
established by these two major portions of the project.
The regional mall is proposed to be constructed using two different entry
levels. The middle portion will be two story buildings with lowered entrances.
The end portions will be elevated with entrance on the second story, similar
to the Town Center. The power center will consist of the major retail uses and
connected by smaller specialty shops.
The sign program has not been defined for the projects at this time.
CONDITIONS TO BE CONSIDERED FOR APPROVAL:
1. Final landscaping plans shall be approved the Agricultural Commissioner and
the Coachella Valley Water District prior to issuance of any building permits.
The final landscaping and pedestrian access shall be reviewed by the Design
Review Board prior to issuance of any permits.
The sign program shall be reviewed by the Design Review Board and Planning
Commission prior to sign permit issuance.
DRBST.032
-' 003
4. The building materials and colors shall match those presented to the Design
Review Board. Alternative color may be submitted to the Design Review
Board for review and potential approval.
RECOMMENDATION:
The Design Review Board should review the plans and make a recommendation to the
Planning Commission.
NOTE: The architects for both projects will be present to present in more
detail their design concepts for your consideration.
DRBST.032
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STAFF REPORT
DESIGN REVIEW BOARD
DATE: AUGUST 5, 1992
CASE: FINAL PLAN CHECK REVIEW, PLOT PLAN 92-484, RICHARD &
PATTI MC CORMICK
PROJECT: ANCHOVIES PIZZERIA
LOCATION: 78-110 CALLE ESTADO
BACKGROUND:
The Planning Commission and City Council approved the development of a take-out
pizza restaurant at 78-110 Calle Estado on 0.12 acres in a C-V-C Zoning District on
June 16, 1992. Pursuant to this approval, the Applicant is required to submit to the
Design Review Board their final landscape plan and sign program.
SIGN PROGRAM:
The sign concept is attached. The owner has proposed a 10" X 24" sandblasted sign
for the building. The colors are red with a white background. The sign will be
mounted under the tile roofed entryway on Calle Estado.
STAFF COMMENTS:
The sandblasted sign proposal by the Applicant is consistent with the design
requirements of the Village Specific Plan and the size of the sign is in scale with the
overall design characteristics of the building. We recommend the following
conditions:
1. A sign permit application should be filed with Staff and the necessary permit
fees shall be paid prior to on -site installation.
2. The color of the sign should be white and rust in order to be consistent with
the Village Specific Plan. The final sign colors should be approved by Staff.
3. If exterior sign lighting is necessary, a decorative light fixture should be
used.
4. The sign should be made of a minimum one inch thick redwood or cedar stock.
An under canopy sandblasted wood sign identifying the store above the main
entrance door on Calle Estado should not exceed three square feet so as to be
visible for pedestrian traffic while under the covered walkway (minimum 7'0"
clearance) .
A north elevation building sign will be permitted by Staff provided an
appropriate location is found for the proposed +2 square foot sign. It might
also be appropriate to identify this location as the primary entrance.
DRBST.031
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LANDSCAPE PLAN:
Staff received the updated landscape plan on July 21, 1992 (a copy is attached).
The proposal is similar to the original plan as first reviewed by the Design Review
Board on June 3, 1992. However, minor upgrades have been made to the new
submittal (e.g., shrub spacing doubled).
STAFF COMMENTS:
The Applicant has made an attempt to satisfy the Design Review Board comments
from your June 3rd meeting. We recommend that the Design Review Board condition
the Applicant to meet the following requirements:
1. Obtain Coachella Valley Water District and Riverside County Agricultural
Commissioners office approval and submit the signed plans to our Department.
2. All trees should be double -staked with 10 feet lodge poles and tied with
appropriate tree straps.
3. All street trees along Calle Estado should be a minimum size of 24 inch box or
greater, and the trees abutting the street curb shall be Jacaranda versus
Coco Palms.
4. The street tree grates (type and design) should be approved by the
Engineering Department prior to on -site installation.
5. Uplighting fixtures for the landscaping areas should be submitted to Staff for
review and approval prior to on -site installation.
6. The Engineering Department should be contacted to ensure that this
Department is aware of the project and that an inspection of the irrigation
system is made during installation by the contractor.
7. Palm Springs Gold gravel rock should be used in the parking lot planters in
conjunction with the shrub and tree landscaping.
8. Annual color plant material should be used in the front planters of the
building.
9. Sage (Salvia Greggii) shrubs should be used for the front yard planter in -lieu
of planting a Jacaranda tree in this small planter area.
RECOMMENDATION:
Staff recommends approval of the request provided the above -mentioned Staff
comments are completed and returned to Staff for final approval.
Attachments:
1. Location map
2. Sign concept
3. Landscape plan
4. Tree staking example
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CASE MAP
CASE No.
Plot Plan 92-484
EXISTING LAND USE MAP
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DATE:
PROJECT:
APPLICANT:
ARCHITECT
LOCATION:
BACKGROUND:
STAFF REPORT
DESIGN REVIEW BOARD
AUGUST 5, 1992
LA QUINTA SENIOR CENTER
LA QUINTA SENIOR CENTER
WALLING AND MC CALLUM
WEST END OF LA QUINTA CIVIC CENTER SITE LOCATED AT
THE SOUTHWEST CORNER OF WASHINGTON STREET AND
CALLE TAMPICO
The La Quints, Senior Center would consist of 10,609 square feet of floor space in a
one story building. The site is a portion of the La Quinta Civic Center. The center
would be located adjacent to the southwest corner of the site near Avenida La Fonda.
To the north of the Senior Center is the La Quinta Arts Foundation building and
beyond that the proposed library.
SUBMITTAL:
The architect has submitted a partial site plan, floor plan, elevation plan, and roof
plan. The building is irregularly shaped and is designed in a "Southwest" Spanish
style with exterior materials consisting of stucco, wood trim, and a tile roof to match
the Arts Foundation and Civic Center buildings. Overhangs have been provided
over the windows to provide shading from the sun.
A landscaping plan has not yet been submitted. The landscaping for the site will be
a part of the overall Civic Center plan which is presently being developed.
No signage has yet been submitted for the building. Signage will be submitted at a
later date and reviewed by the Design Review Board.
STAFF COMMENTS:
The Staff feels that the submitted architectural plans are attractive and well
designed. The building has been designed to be architecturally compatible with the
La Quinta Arts Foundation building to the south and City Hall to the east.
Additional hardscape and landscape treatment around the buildings will be submitted
in the future.
RECOMMENDATION:
Staff recommends that the Design Review Board review
above comments and if deemed acceptable recommend
Commission subject to any appropriate conditions.
Attachments:
1. Location map
2. Architectural plans
the plans in light of the
approval to the Planning
DRBST.030 1 �-Uu 021
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LOCATION MAP
DATE:
CASE NO:
REQUEST:
APPLICANT:
ARCHITECT:
LOCATION:
ZONING:
BACKGROUND:
STAFF REPORT
DESIGN REVIEW BOARD
AUGUST 5, 1992
PLOT PLAN 92-482
APPROVAL OF SIGN PROGRAM FOR SERVICE STATION AND
MINI -MARKET
ARCO PRODUCTS COMPANY
PHILIP GRAHAM COMBS, ARCHITECTS, INC.
EAST SIDE OF WASHINGTON STREET BETWEEN WHITEWATER
STORM CHANNEL AND HIGHWAY 111
C-P-S (SCENIC HIGHWAY COMMERCIAL)
This plot plan application was approved by the Planning Commission on June 23,
1992, and City Council on July 7, 1992. One of the Conditions of Approval was that
the sign program be approved by the Design Review Board. The Applicant has
submitted his proposed sign program for approval.
EXISTING SIGN REQUIREMENTS:
The Municipal Code requirements specify sign requirements for service stations.
Those requirements are as follows:
One double faced free-standing monument sign, maximum 24 square feet in
area, maximum 8 feet in height, advertising the company name.
One wall or ground sign, maximum 8 square feet in area, and 8 feet in height,
advertising the lowest price per gallon, including all taxes for regular,
premium, and unleaded gasolines.
These requirements would allow a maximum of 42 square feet of signage on the site.
REQUESTED SIGN PROGRAM:
The Applicants are requesting approval of a number of signs including a
monument/price sign, four wall signs, two canopy signs, and two gas pump spandel
signs. All signs are proposed to be internally illuminated.
The monument sign consists of the words "ARCO and AM/PM" as well as prices for
premium, unleaded, and regular gasolines. The copy portion of the sign would be
three feet one and one-half inches tall and thirteen feet five inches long and be
mounted on a stucco pedestal painted to match the building. Colors utilized would
be the typical ARCO colors. The sign would be placed on the berm adjacent to
Washington Street directly in front of the canopy. The maximum height of the sign
including base at the west end should not exceed eight feet as stipulated in the
Municipal Code requirements.
DRBST.063 1
��023
The building wall signage proposed by the Applicants consists of two "AM/PM" signs
(35 square feet each) and two "24 Hours" (24 square feet each) can signs. One of
the "AM/PM" signs (three feet two inches by thirteen feet two inches long) would be
placed over the entry of the Mini -Market facility which faces directly west. The
second sign would be placed on the wall of the building facing the southeast or
shopping center parking lot. The two 1124 Hour" signs (four feet six inches tall by
five feet four inches wide) would be placed on the southwest face and northeast face
of the buildings. No color information is provided.
The proposed canopy mounted "AM/PM" signs would be placed on the north face and
south face of the canopy closest to the west end or Washington Street. This sign
would be approximately five feet nine inches long and one foot three inches high and
would contain eight square feet of area. These signs would be the typical AM/PM
orange, red, purple, and blue in color.
Between the three sets of pump islands closest to Washington Street, the Applicant
is proposing two blue colored lighted spandel signs with the ARCO logo in red.
These signs would be nine foot six inches long by three feet high. The top height
of these signs above finish grade would be approximately twelve feet.
The total square footage of all the signage as proposed by the Applicant is 236
square feet.
The sign program also includes small miscellaneous direction/informational signs.
A "pull forward" sign would be placed at the ends of the islands while a "self
service/health warning" sign would be placed above that. This is typical of ARCO
service stations.
SIGN ADJUSTMENT REQUEST:
As previously noted, the Municipal Code allows a maximum of 42 square feet of
signage for a service station. If the approved amount of signage exceeds that
amount, the Planning Commission will need to approve a sign adjustment for the
additional square footage. The need for that will be dependent upon the Design
Review Board action.
STAFF ANALYSIS:
Under Municipal Code requirements, the combined monument and price sign is
allowed to be 32 square feet. The Applicants are proposing 42 square feet which
exceeds the maximum by ten square feet. The Municipal Code allows ten square feet
of wall signage to identify the business. The Applicants are proposing eight signs
which would be placed either on walls, canopies or between the pump islands totaling
194 square feet. This does not count the "self serve/health warning" and "pull
forward" signs. This would appear to be more signage than is warranted or
necessary to reasonably identify the business. Staff feels that the 24 hour signs are
not necessary and should not be deleted. It should be noted that in the case of Wal-
Mart and Albertsons, that such extraneous signing was proposed but not allowed.
Any person getting close enough to read the signs should be able to see that the
facility is open, especially at night due to the lighting. With regards to the "AM/PM"
signs on the building, Staff feels that the locations facing the front entry and the
southeast are acceptable.
DRBST.063 2 .; 02�
Staff feels that the canopy mounted "AM/PM" is not needed for identification and
should be deleted. The name and main price sign will be visible from both the north
and south and as people enter the shopping center adjacent to the gas station they
will be able to see either the monument sign because it sticks up above the wall or the
main "AM/PM" sign placed on the front of the building.
Staff sees no function other that to add clutter, for the spandel signs. They do not
appear to be needed to structurally support the canopy or provide architectural
compatibility. Therefore, they should be removed or be stuccoed to match the
canopy supports.
Staff feels that the "self serve/health warning" and "pull forward" signs are
acceptable provided they have no company name reference on them.
As previously noted, 236 square feet of signage is proposed. For comparison, Phar-
Mor was granted 243 square feet of sign area for its 66,450 square feet of floor space
while Wal-Mart was granted 185 square feet of signage for its 127,154 square feet of
floor space. Shell Oil which was approved at the corner of Highway 111 and Adams
Street was granted 150 square feet of signage.
RECOMMENDED CONDITIONS:
1. A sign permit shall be obtained prior to installation of any signs.
2. The two spandel signs shall be removed or stuccoed to match the canopy
supports.
3. All "self service/health warning" and "pull forward" signs shall not be
internally illuminated.
4. Temporary window signs, if displayed, shall be limited to 10% of the window
display area.
5. The maximum height of the monument sign at the west end shall not exceed
eight feet.
6. No sign shall be provided on canopies. "AM/PM" signs on canopy shall be
deleted.
7. 1124 Hours" signs on the building shall be deleted.
8. Final sign program shall be approved by the Planning and Development
Department to ensure compliance with approved conditions.
9. Approval of the sign program is subject to Planning Commission approval of
a sign adjustment to allow additional square footage permitted by the
approval.
Attachments:
1. Location map
2. Plan exhibits
DRBST.063 3
91
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STAFF REPORT
DESIGN REVIEW BOARD
DATE: AUGUST 5, 1992
PROJECT: AVENIDA LA FONDA MEDIANS
REQUEST: APPROVAL OF LANDSCAPING PLANS FOR STREET MEDIANS
APPLICANT: CITY OF LA QUINTA
LANDSCAPE
ARCHITECT: RAY LOPEZ
LOCATION: AVENIDA LA FONDA BETWEEN WASHINGTON STREET AND
CALLE RONDO
BACKGROUND:
The property under construction is a median in a single family residential
neighborhood east of Washington Street. Originally, the median was an open channel
which was to be utilized for storm drain water from the Civic Center site area.
Because this was unacceptable to the neighborhood, it was decided to install an
underground pipe and utilize the area as a planted landscape median. The median
is approximately 24 feet wide and has a concrete pipe running down the middle of the
median.
LANDSCAPE DESIGN:
The landscape architect has designed a landscaping plan which utilizes a desert
theme. Trees utilized include the California Fan Palm, California Pepper,
Mediterranean Fan Palm, and Blue Palo Verde. Shrubs and groundcovers utilized
are also water efficient and compatible with dry climates. Additionally there will be
boulders and Palm Springs Gold Fines groundcover utilized. No lawn is proposed to
be used.
STAFF COMMENTS:
This median is not a part of the regular street median program of the City. The City
is providing, as previously indicated, an alternative to the open channel which
previously existed. The design utilizes plant material which the City is using for
other street medians.
RECOMMENDATION:
The Design Review Board should review the submitted plans and determine
acceptability. Your recommendation will be forwarded on to the Planning Commission
and/or City Council as deemed necessary.
Attachments:
Location map
Landscaping plans
DRBST. 033 1 n 7 7
CASE No.
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MINUTES
DESIGN REVIEW BOARD
CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall
78-105 Calle Estado, La Quints, California
July 1, 1992
CALL TO ORDER
5:30 P.M.
A. Vice Chairman Harbison brought the meeting to order at 5:30 P.M. and
Boardmember Anderson led the flag salute.
II. ELECTION OF CHAIRMAN AND VICE CHAIRMAN
A. Vice Chairman Harbison welcomed Mr. Randall Wright and Mr. James
Campbell (absent) to the Design Review Board as new members. He
then called for nominations for Chairman. Boardmember Anderson
nominated Dave Harbison as Chairman. Boardmember Curtis seconded
the motion and it passed unanimously.
B. Chairman Harbison nominated John Curtis as Vice Chairman.
Boardmember Wright seconded the motion and it carried unanimously.
III. ROLL CALL
A. Present: Boardmembers Paul Anderson, John Curtis, Randall Wright,
Planning Commission Representative Ellson, and Chairman Harbison
Absent: Boardmembers Fred Rice and James Campbell. It was moved
by Boardmember Curtis and seconded by Boardmember Anderson to
excuse Boardmembers Rice and Campbell from the meeting.
Unanimously approved.
B. Staff present: Principal Planner Stan Sawa and Secretary II Cristal
Spidell.
IV. BUSINESS SESSION
A. Plot Plan 92-488: a request of Washington/Adams Partnership for
approval of architectural plans for Phase II of the One Eleven La quinta
center located north of Highway 111 between Washington Street and
Adams Street. Phase II is located to the west of the Wal-Mart project.
DRBM7/1
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.
029
Design Review Board Minutes
July 1, 1992
2. Boardmember Curtis asked Staff to clarify what portion of the
site the Applicant was asking to be approved. Staff provided the
clarification on the exhibits.
3. Planning Commission Ellson asked Staff to identify the colors to
be used throughout the project. Staff explained the colors
submitted for the major retailers. Discussion followed relative to
colors used, sizes of the different signs, whether signs are
illuminated, and what future tenants would be requiring.
4. Boardmember Anderson reminded the members that in the
approval granted the Center, internally illuminated signs were
given due to the distance from the street.
5. Boardmember Curtis asked if there would be additional signs
requested from the Center. Staff stated that each of the minor
tenants would have their own signage. Discussion followed
regarding the size of the signs.
6. Boardmember Anderson questioned the use of the double diamond
concrete block on the Phar-Mor facia which would affect the
signage. Staff stated that most of the majors that have a
treatment similar to the one proposed and do not use this
treatment.
7. Mr. Tom Childers, applicant, presented information as to why
they were requesting the approval.
8. Chairman Harbison asked the Applicant if he knew what Phar-Mor
and other tenants would be requesting regarding the size of their
signs. Mr. Childers stated that they preferred the 5' letters for
the 70,000 sq. ft. range, Albertson's at 40,000 sq. ft. and
Payless Drugs is 25,000 sq. ft. with 36-48 inch range, and a
super major which is over 60,000 sq. ft. the five feet is
adequate. Wal-Mart being 110,000 sq. ft. is considerably larger
but Phar-Mor would be getting the same size sign.
9. Boardmember Curtis expressed his concern that the other smaller
tenants would want the larger sign. Mr. Childers stated they
are strictly kept at the smaller size.
10. Boardmember Anderson expressed his concern that with the
competition between the tenants that a war could take place for
each to out do the other in sign size. Mr. Childers stated he did
not believe this would be as they each have their standards they
use in all their other malls.
DRBM7/1
U O
Design Review Board Minutes
July 1, 1992
11. There being no further discussion it was moved by Boardmember
Anderson and seconded by Boardmember Curtis to recommend
approval to the Planning Commission of Plot Plan 92-488 as
presented with the elimination of Condition #7 and Condition #4.
B. Simon Plaza, Inc.; 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.
1. Principal Planner Stan Sawa stated that the Applicant had
requested a continuance of his application as he did not get all
the information to Staff.
V. CONSENT CALENDAR
A. Chairman Harbison asked if there were any corrections to the Minutes
of June 3, 1992. Boardmember Anderson requested that his comments
that were submitted in written form be added to the minutes. Planning
Commissioner Ellson suggested that the roll call be amended to show
that Boardmembers Anderson and Rice were absent. There being no
further corrections, it was moved by Boardmember Curtis and seconded
by Chairman Harbison. Unanimously approved.
VI. OTHER
Boardmember Wright asked Staff if the City had a height limit on three story
units. Staff stated the limit is 50 feet in the C-P-S Zone. Discussion followed
regarding other projects where the height limit was a concern.
Boardmember Anderson asked if Gruen and Associated had planted their test
site for the plants proposed for the Civic Center. Staff stated as of this date
he did not believe they had. Discussion followed.
VII. ADJOURNMENT
It was moved by Boardmember Curtis and seconded by Boardmember Anderson to
adjourn to a regular meeting of the Design Review Board on August 5, 1992, at 5:30
P.M. This meeting of the La Quinta Design Review Board was adjourned at 6:20
P.M., July 1, 1992.
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