1992 11 04 DRB®®®•, ®v DESIGN' REVIEW BOARD
JL AGENDA
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[981 - 1992 Ten Carat Decade A Regular Meeting to be held at the
La Quinta City Hall, 78-105 Calle Estado
La Quinta, California
November 4, 1992
5:30 P.M.
I. CALL TO ORDER - Flag Salute
II. ROLL CALL
A. SIGN APPLICATION 92-185; a request of Albertsons Supermarket for approval
of additional building signage in III La Quinta Center on the north side of
Highway I I I between Washington Street and Adams Street.
B. SIGN APPLICATION 92-186: a request of the Auto Club for approval of a sign
modification for business signs in I I I La Quinta Center on the north side of
Highway I I I between Washington Street and Adams Street.
C. PLOT PLAN 91-456; a request of The Koenig Companies to amend a plot plan
to reduce the size of a project from 116,600± square feet to 85,650± square feet
on 9.25 acres located at the northwest comer of Washington Street and Calle
Tampico.
D. SPECIFIC PLAN 92-022 AND PLOT PLAN 92-490; a request of E.F.P.
Corporation to establish development standards for a future shopping center
proposed for the northwest corner of Highway III and Jefferson Street. A
request to develop a 253,400 square foot commercial shopping center on ±20
acres.
V. CONSENT CALENDAR - None
VI. OTHER
VII. ADJOURNMENT 9 "J ', 001
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STAFF REPORT
DESIGN REVIEW BOARD
DATE: NOVEMBER 4, 1992
CASE NO: SIGN APPROVAL 92-185
APPLICANT: ALBERTSONS SUPERMARKET
REQUEST: APPROVAL OF ADDITIONAL BUILDING SIGNAGE FOR
SUPERMARKET IN 111 LA QUINTA CENTER.
LOCATION: NORTH SIDE OF HIGHWAY 111 BETWEEN WASHINGTON
STREET AND ADAMS STREET.
BACKGROUND:
Albertsons supermarket which is located near the west end of the 111 La Quinta Center is
presently under construction. In November of 1990, along with the approval of the sign
program for the entire center, Albertsons supermarket sign was approved. The approval allows
a 122 square foot main sign which includes the Albertsons logo. The sign length including logo
is 38 feet 6 inches with the sign height varying from 5-feet for the logo to 4-feet for the capital
"A" in Albertsons with the remaining letters 3-feet in height. At the time of this approval they
also asked for approval of the words "Liquor" and "Food -Drug". These signs were proposed
to be located on the shorter tower areas adjacent to each end of the market. Because these signs
are for ancillary information and not necessary to identify the business, they were not approved.
APPLICANT'S PROPOSAL:
The Applicant is again asking for approval for ancillary signage. This time, the Applicant has
requested approval of the words "Pharmacy" and "Food". These signs would be located on the
same towers originally proposed to contain signage. The "Pharmacy" sign would vary in height
from 2 foot 6 inches to 1 foot 10 inches with the length being 17 feet 6 inches. The total square
footage of this sign would be 35 square feet. The "Food" sign would consist of letters varying
from 2 feet 6 inches to 1 foot 10 inches with the overall length being 8 feet. The total square
footage of this sign would be 12.5 square feet. The sign colors would match the medium blue
utilized in the main "Albertsons" sign. The sign returns would be painted a dark bronze.
The Applicant's sign representative has submitted a letter explaining the request and the reasons
for it. This letter is attached for your review.
STAFF ANALYSIS:
As in the original approval for the Albertsons sign during the sign program approval, Staff
strongly feels that these ancillary signs which do not identify the business should not be
DRBST.067 1
002
approved. They add clutter, are not needed to identify the business, and are not conductive to
a desirable center or community. Wal-Mart initially requested a number of these types of
ancillary signs. Those signs were not approved for the same reasons as noted above. Staff feels
that a detrimental precedent would be set should these types of signs be approved for Albertsons.
Staff feels that for any new construction signage identifying the name of the business should be
the only signage permitted.
RECOMMENDATION:
Staff recommends that the request for additional signage be denied.
Attachments:
1. Plan exhibits.
2. Excerpts from approved sign program.
3. Letter from Image National, Inc. dated October 6, 1992.
DRBST.067 2
003
IMAGE NATIONAL, INC.
Distinctive Electrical Advertising
P.O. Bo. 7882 • Boix, Idaho 83701.1 NO / W E. Amity Rd. • Ibuc. Idaho 83-0!
October 6, 1992
Mr. Jerry Herman
Planning & Development Director
Mr. Stan B Sawa
Principal Planner
City of La Quinta
78-105 Calle Estado
La Quinta, CA 92253
Re: #1627 LaQuinta, CA
NEC Hwy 111 & Washington
Building Signage
Dear Jerry, Stan and Members of the Design Review and Planning Commission Boards
We would appreciate your reconsideration of our request for additional "Pharmacy & Food"
individual letters on our new store in La Quinta.
Originally this identification was submitted as "Liquor & Food Drug" and was not approved
due to the feeling that ancillary signage was not necessary.
Since the original request our philosophy has changed regarding the use of "Drug" copy and
we have eliminated it from our signage due to its various interpretations.
We do feel however, that the 'PHARMACY" identification is necessary, due to possible
emergency needs of various customers and the communication this signage brings to others
in the community who may require a pharmacist or prescriptions filled immediately.
The 'Pharmacy & Food" letters also provide an aesthetic balance architecturally at each end
on the building facade. The two spanish style entrance elements are an important portion
of the building architecture and were originally designed to incorporate individual letters
that coincide with the main Albertsons identification.
�' „� - 0 0 1AX (208) 336-9886
Ph.(208)345-4020
The medium blue tone of Albertsons corporate signage is very subtle as is the overall
building color scheme. As you can see we have taken great lengths to provide a clean
simple and uniform sign program and will appreciate your favorable recommendation for
approval.
Thank you again for your consideration, assistance and cooperation.
Cordially
Don Cobb
Vice President
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DATE:
CASE NO:
APPLICANT:
REQUEST:
LOCATION:
BACKGROUND:
STAFF REPORT
DESIGN REVIEW BOARD
NOVEMBER 4, 1992
SA 92-186
AUTOMOBILE CLUB OF SOUTHERN CALIFORNIA
SIGN MODIFICATION TO APPROVE SIGN DEVIATION FOR
BUSINESS SIGN IN 111 LA QUINTA CENTER.
NORTH SIDE OF HIGHWAY 111 BETWEEN WASHINGTON
STREET AND ADAMS STREET.
The Automobile Club of Southern California is constructing a building in this center for their
district office near the corner of Highway 111 and Washington Street just north of the
intersection. The building which will be occupied only by the Automobile Club will have 8,000
square feet and approximately 106 feet of frontage along Highway Ill and a depth of
approximately 75 feet. The east and north sides of the building front on the parking lot with the
west side facing Washington Street and the east side facing the theme plaza and Highway 111
beyond that.
A sign program was approved for this shopping center which provides specific standards. A
provision was included to allow national or regional tenants to use their standard signs with
approval from the Design Review Board and Planning Commission.
APPLICANT'S PROPOSAL:
On the north and south elevations of the building which are architecturally identical, the
Applicant is proposing to utilize the same sign. The sign would consist of the word "Auto Club"
with their logo between the two words. The sign area of "Auto Club" is 24+ square feet. The
size of this sign would be 21-inches high by 13-feet 9-inches long. The logo utilized would be
rounded and three feet in diameter with standard "AAA" logo sign. The total square footage
would therefore be 31+ square feet. The location of these signs would be the parapet above
the tile roof. In looking at the elevations, it appears that the bottom of the logo touches the top
of the tower structure in front of it. However, it does not touch since the surface of the wall
for the sign is behind that of the tower.
On the east elevation and west elevation which faces Washington Street, the signs and
architecture are identical. The signs would be the same as the north and south elevations except
for the sizes which are somewhat different. The "Auto Club" would consist of 20-inch high
letters with a total square footage of 21.8 square feet. The logo would be located between the
DRBST.066 1 r7
uu 00l
two words but would be 4-feet in diameter (12.5+ square feet) rather than the Meet diameter
utilized on the north and south elevation. The location of these signs would be the tower
structure in the middle of the building. The height of these signs would be approximately 15
feet from the bottom of the sign to finish grade.
The colors of these signs would all be standard. The logos face would be a blue background
with white letters and a red bell. The letters for "Auto Club" would be medium blue plexi-glass
internally illuminated. The returns for the individual letters and logo would be dark blue.
APPROVED SIGN PROGRAM PROVISIONS:
The approved sign program allows a maximum 24-inch high letters with the length being 75 %
of the frontage up to a maximum of 50 square feet. The approved letter style is Helvetica Light
or as approved by the City. Approved colors are white, red, blue, green, yellow, or as
approved by the developer and City through a modification. The approved material is a plexi-
glass face, matte black painted cans for returns, and internally illuminated letters. As previously
noted, national or regional tenants with more than five outlets are allowed to use their standard
sign if approved by the Design Review Board and Planning Commission. Additionally, only one
color per sign is allowed unless specifically approved.
ANALYSIS:
The overall concept of the sign appears to be acceptable. However, for the signs which face
north and south it appears that the logo crowds the top portion or cornice of the building.
Possibly a smaller logo or elimination of the logo should be considered. Sign and logo size
together comply with the maximum allowable sign area.
RECOMMENDATION:
Staff recommends that the Design Review Board review this request considering elimination or
reduction in size of the logo for the north and south elevations.
Attachments:
1. Plan exhibits.
2. Excerpt from sign program.
DRBST.066
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NOTE: CRITERIA IS SAME AS FOR "MINOR TENANT SIGNS (PRIMARY)" ON
PAGE 22 EXCEPT LETTER SIZE IS 24" AND SIGN AREA FOR EACH
SIGN IS ONE S.F. PER LINEAR FOOT OF LEASE AREA WIDTH UP TO
MAXIMUM OF 50 S.F. PER EXTERIOR FRONTAGE TO STREET OR
PARKING AREA. DEVIATIONS REQUIRE CITY APPROVAL.
ONE SIGN PER BUILDING SIDE PER TENANT WILL BE ALLOWED
UNDER THIS SIGN PROGRAM.
SERVICE STATION PRICE SIGNS - ONE SIGN PER STATION,
DETAILSSUBJECT TO CITY AND OTHER AGENCY APPROVALS.
PHASE
PAD SIGNS
(LOCATION) TYPICAL
25 009
PLANNED SIGN PROGRAM
75%
AREA A"
r- --- — -I
—1NET SIGN AREAT
75%
11
"AREA B"
IN SIGN AREArt
-----�
Leasehold Width I Leasehold Width
(Varies) I Vanes) I
Lease Line -- �I Lease Line
PURPOSE: MAJOR IDENTIFICATION
QUANTITY: ONE PER LEASE AREA FRONTAGE. SPACES MAY SPLIT
CORNER END �A, f�
ALLOWABLE FRONTAGE SIGN AREA AMONG TWO SIGNS.FS Y15
NET SIGN AREA A: AS DEFINED ABOVE, NOT TO EXCEED 50 S.F. MAX' b� q„yji w)ov,, 3-p I w4, q,
(INCLUDING TENANT LOGO) Oh 2 5e,�✓,14e, frk6a5
NET SIGN AREA B: AS DEFINED ABOVE (TOWER LOCATIONS), NOT
TO EXCEED 50 S.F. MAX.' - INCLUDING TENANT LOGO
LETTER STYLE: HELVETICA LIGHT OR AS APPROVED BY CITY AND DEVELOPER.'
COLORS: WHITE/RED/BLUE/GREEN/YELLOW OR AS APPROVED BY
DEVELOPER'
MATERIAL: PLEXIGLAS FACE, MATTE BLACK PAINTED ALUMINUM CAN. INTERNALLY
ILLUMINATED INDIVIDUAL LETTERS.
NET SIGN AREA C (ADDRESS):
LETTER STYLE: 6" HELVETICA LIGHT
MATERALFDIECEUT FACED 80ETTERS �4T'�.,",t aJI
13oa (ol v11 »� N1156, vV�
NATIONAL OR REGIONA NANTS WITH MORE THAN 5 OUTLETS WILL BE ALLOWED TO USE
STANDARDTHEIR SIGN 0 IWO ADJACENT
COLOR WITHOUTCITY AP ROVAL. ONE COLOR ONLYTPER SIGN OTHER THAN LOGO UNLE TENANT SIGNS SHALL BE THE ESS
APPROVED BY CITY.
22
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STAFF REPORT
DESIGN REVIEW BOARD
DATE: NOVEMBER 4, 1992
CASE NO: PLOT PLAN 91-456, AMENDMENT #1
APPLICANT: THE KOENIG COMPANIES
ARCHITECT: THE NADEL PARTNERSHIP, INC.
REQUEST: AMENDMENT TO PLOT PLAN TO REDUCE SIZE OF PROJECT
FROM 116,600± TO 85,650± SQUARE FEET ON 9.25 ACRES.
LOCATION: NORTHWEST CORNER OF WASHINGTON STREET AND CALLE
TAMPICO.
BACKGROUND:
This project was originally approved in April, 1991. The project approved at that time consisted
of a 116,600± square foot shopping center on an 11.8 acre site. The approved project consisted
of a supermarket, drug store, retail shops, and four pad buildings.
In addition to the plot plan application, a general plan amendment and change of zone were also
approved by the City Council in April, 1991, to allow the project.
REVISED SUBMITTAL:
The Applicant has scaled back the size of the project. The land area has been reduced to 9.25
acres by eliminating a portion of the northwest corner of the site. The Applicant has deleted the
drug store and some of the retail shop area from the plan. This reduction amounts to
approximately 31,000 square feet of floor space.
The Applicant has submitted a preliminary site plan, conceptual landscaping plan and
preliminary elevations for the market building, shop buildings #1 and #2 and pad "C". A sign
program has not yet been submitted. However, general signage for the supermarket and shop
buildings is indicated on the elevations. A material sample board, colored elevation, and site
plans have been submitted and will be available at the meeting.
STAFF ANALYSIS:
The architecture of this revised shopping center is similar to the originally approved shopping
center and also to the Village at Indian Wells shopping center located at the southwest corner
of Cook Street and Highway 111. The Indian Wells shopping center was also developed by this
Applicant several years ago.
DRBST.065 1
oil
The shopping center is Spanish in nature and would utilize exterior cement plaster, ceramic tile
accents, several wood trellis, and a three color blended clay tile roof. There would be one tower
structure located in the center of shop building #2 facing south. Architectural treatment to all
sides of Pad "C" and the east and south side of shop building #2, and the east and south side of
the market and shop building #1 is provided. Along the store fronts except for a small portion
of the market, are provided with covered walkways. Along the north and west perimeter shop
building #2 and along the northern and western perimeter, adjacent to the market, the Applicant
indicates that trees will be provided to screen those sides of the building. Staff feels that on the
west side of shop building #1, which is attached to the market, additional architectural treatment
is necessary since that wall will be readily visible to traffic coming from the Cove area on Calle
Tampico and from the Civic Center site.
The Applicant has submitted a conceptual landscaping plan showing tree types and locations and
shrub and flowering ground cover areas. At the intersection of Calle Tampico and Washington
Street, a reflection pond with boulders surrounded with flowering accent trees is indicated. At
the main driveway entry on Calle Tampico and Washington Street, Date Palms alternating with
smaller canopy trees are shown lining the driveways. Along the northern and western perimeter,
the Applicant indicates a tree screen consisting of bottle trees for screening purposes. Along the
street perimeters, adjacent to buildings Mexican Fan Palms are shown with a mixture of Fan
Palms and canopy trees shown in those areas adjacent to parking lots. Within the center portion
of the parking lot area, the Applicant's plan indicates 35-foot high Date Palms. The City
Ordinances require that 50% of the parking lot be shaded through the use of trellis structures
or trees. Generally speaking, Palm Trees do not provide significant shade unless grouped in
grove masses. The final plan will have to reflect that requirement. Staff feels that additional
trees are necessary along the perimeter parking areas to provide adequate shading. Staff feels
that in the following areas additional trees provided in a well are necessary. Those areas are
as follows:
1. The 8 parking space area to the west of shop #1.
2. The two 14 space parking areas between pad "B" and "C".
3. The 12 space parking area between pad "C" and "D".
At this time in front of shop #2 which faces south, no landscaping is indicated. Staff feels that
some landscaping is necessary in this area. Decorative driveway paving is shown at the four
driveway entries on the plan. No detail of the style is shown.
During the previous approval, it was required that an 8-foot meandering sidewalk be provided
on Washington Street and a 6-foot meandering sidewalk be provided on Calle Tampico. These
have not been shown on the submitted plans and will need to be shown during the next landscape
review.
Staff would recommend that the following conditions be considered.
DRBST.065
0J,,
012
1. A detailed complete sign program shall be approved by the Design Review Board prior
to completion of the construction of the shopping center. The sign program shall include
any identification signs for the shopping center.
2. The architecture, materials, and colors of the pad buildings shall be architecturally
compatible, (i.e., identical architecture, materials, and colors) with the main shopping
center buildings.
3. Cement plaster texture used on the buildings shall be of a decorative nature.
4. Additional architectural treatment including a tile roof shall be provided around the west
side of shop #1. Revisions shall be approved by the Design Review Board prior to
issuance of a building permit.
5. Between the street curbs and meandering sidewalks, no lawn shall be used within 5-feet
of the street curb. Irrigation systems between the curb and sidewalk or lawn shall be
bubbler or emitter type (no spaghetti tubing).
6. The landscaping shall comply with the requirements as indicated in the Off -Street Parking
Requirements. This includes the requirement for 50% shading of the parking lot area.
7. The Off -Street Parking Requirements also require established shopping cart return areas.
These will have to be provided on the site.
8. A preliminary landscaping plan indicating specific tree, shrub, and ground cover
(including sizes) shall be reviewed and approved by the Design Review Board prior to
preparation of final landscaping plans. Landscaping to be water efficient and utilize drip
or emitter irrigation (no spaghetti tubing) as much as possible. Along the south or front
side of shop #2, planting areas shall be provided.
9. Landscaping adjacent to the northern and western property lines shall be heavily planted
to provide screening and buffering with the adjacent residentially zoned properties.
10. Additional tree wells and canopy trees shall be provided in the following areas:
a. In the 8-parking space area west of shop #1.
b. In the two 14-space parking areas between pads "B" & "C".
C. In the 12-parking space area between pads "C" & "D".
11. Planting, mounding, and walls shall be provided in such a manner to provide screening
of parking lot area from perimeter streets.
12. Decorative driveway pattern and colors shall be approved within final working plans.
DRBST.065 3
1-J 013
RECOMMENDATION:
Staff recommends that the Design Review Board review the plans in light of the above comments
and recommended conditions and if deemed acceptable, recommend approval to the Planning
Commission subject to conditions.
Attachments:
1. Location map
2. Plot plan, elevation, and landscaping plans
DRBST.065
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014
AIL
CAL L E TAMPICO
• , ••
CASE No. GPA 91-035 PP 91-456
CZ 91-063
LOCATION MAP
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SCALE: KH
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015
DESIGN REVIEW BOARD
STAFF REPORT
DATE: NOVEMBER 4, 1992
PROJECT: SPECIFIC PLAN 92-022 AND PLOT PLAN 92-490
(JEFFERSON SQUARE)
APPLICANT: E.F.P. CORP. (ED CARNES)
ARCHITECT: MHA ARCHITECTURE AND PLANNING; MICHAEL HURST
REQUEST: 1. SPECIFIC PLAN 92-022 - A REQUEST TO ESTABLISH
DEVELOPMENT STANDARDS FOR A FUTURE SHOPPING CENTER
PROPOSED FOR THE NORTHWEST CORNER OF HIGHWAY 111 AND
JEFFERSON STREET.
2. PLOT PLAN 92-490 - REQUEST TO DEVELOP A +253,400
SQUARE FOOT COMMERCIAL SHOPPING CENTER ON A PORTION OF A
+23 ACRES SITE. THE CENTER WILL INCLUDE ON -SITE
PARKING AND LANDSCAPING. THE SITE IS LOCATED AT THE
NORTHWEST CORNER OF HIGHWAY 111 AND JEFFERSON STREET.
EXISTING C-P-S (SCENIC HIGHWAY COMMERCIAL) & W-1 (WATER COURSE)
ZONING:
ENVIRONMENTAL
CONSIDERATION: AN ENVIRONMENTAL ASSESSMENT (EA 92-241) HAS
BEEN PREPARED FOR THE ABOVE PROJECT. BASED UPON THIS
ASSESSMENT IT HAS BEEN DETERMINED THAT THE PROJECT WILL
NOT HAVE A SIGNIFICANT ADVERSE AFFECT ON THE
ENVIRONMENT. THEREFORE A NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT HAS BEEN PREPARED.
SURROUNDING LAND USE
AND ZONING: NORTH - WHITE WATER STORM CHANNEL, W-1
SOUTH - VACANT & 111 TRAILER PARK, R-T & CPS
(PROPERTY IS ALSO IN CITY OF INDIO)
EAST - GAS STATION (INDIO) AND SINGLE
FAMILY HOMES (LA QUINTA), (INDIO)
AND R-1 (ONE FAMILY DWELLING)
WEST - VACANT, CPS
BACKGROUND:
The subject project was submitted concurrently with Specific Plan
92-022. Plot Plan 92-490 proposes an approximately 253,400 square foot
shopping center on a portion of a 23 acre site generally north of
Highway 111, south of the White Water Wash, and west of Jefferson
Street. The property south of the White Water Wash is zoned C-P-S and
the property in the wash is zoned W-1.
DRB11/4.F1/CS -1-
016
STATISTICAL DATA:
Land -Approximately 21.3 acres (developable)
Building Area Approximately 253,400 square feet
Parking Provided *Approximately 972 to 1104 spaces
Parking Ratio 1/260 to 1/229 square feet
* NOTE: two alternatives
DESCRIPTION OF SITE:
The project site is approximately 23 acres but 1.7 acres are in the
existing flood control channel. The property is presently vacant and
the site is void of any significant vegetation. The property is made
up of two contiguous parcels which are owned by the applicant.
SITE DESIGN:
The applicant has proposed an L-shaped shopping center with a majority
of the site facing Highway ill, a major arterial. Future pad site
building sites have been proposed along Highway 111 and Jefferson
Street (Pads A, K, J, I & H). Various access driveways have been
proposed which provide two-way traffic into the site. The applicant
proposed two access driveways on Highway 111 and two driveways on
Jefferson Street. Guest parking is interspersed on the south side of
the building and intertwined with the on -site landscaping. The parking
lot design proposes groups of 20 to 40 parking spaces per parking area
(double -sided).
ARCHITECTURE:
The architect has proposed a primarily single story shopping center.
However, there are portions of the complex which are two story. We
believe that the complex will be constructed of wood and stuccoed.
Various architectural elements have been used which included
stain -glass accent windows, exposed neon tubing, canvas awnings, and
other textures.
Desert hues will be used on the building. The awning for the
storefronts and for the roof will be a maroon color (Madera Wine). The
exposed red and hue green neon tubing will accentuate the upper area of
the building parapet. Concave notches of the building corners are also
prevalent throughout the building complex.
In order to lend variety to the building architecture, the store -front
areas have included a stair -step window pattern which is accented by a
speckled rose colored tile (Megara or Delphi Rose). The design is
consistent with the proposed entry theme at buildings D & E.
DRB11/4.F1/CS -2- �z ,
STAFF COMMENTS:
The architectural style of the project is somewhat whimsical because of
the concave features which are a part of each building complex, plus
the maroon colored canvas which is used for the store -front awnings and
as a roof covering is some areas. Our comments for this project are:
IMAGE CORRIDOR:
The General Plan designates the frontage streets along the exterior
portion of the site as "primary image corridor" thoroughfares, and the
signalized intersection is a "gateway" image intersection. A copy of
the adopted material is attached. The primary function of the program
is to provide boulevard streets with raised, landscaped medians and
heavily landscaped areas within and contiguous to the street
rights -of -way. The General Plan states that "primary image corridors
shall include landscape themes which are reminiscent of La Quinta's
agricultural past and desert environment".
Overall, the applicant's request is generally consistent with the
intent of the General Plan. We would recommend that the applicant
enhance the intersection of Highway Ill and Jefferson Street to include
an area for a public art piece surrounded by citrus trees. The citrus
trees are required in order to preserve the city's agricultural past.
A geometric type design might be appropriate for Jefferson Street and
Highway 111.
EXPOSED NEON:
The architect has proposed exposed neon light tubes for the outside of
the building along the top of the building parapet. Two separate light
bars are proposed. The colors are blue/green and maroon. The light
tubes are used along the south side of the building complex to accent a
majority of the building complex. The tubing colors match the proposed
color palette for the shopping center.
Staff is not opposed to the use of exposed neon tubing bands on the
outside of the building, provided they do not detract from the overall
character of the shopping complex. It might be beneficial to have the
tubes recessed into the building envelop and restrict the use of the
light system to one color and/or one neon tube. We also would like the
use of neon to be used sparingly along the Highway 111 frontage. It
might be appropriate to use the neon lighting system for the major
tenants or to reverse it and use it only for the in -line shop tenants.
In either case, we would appreciate the Board's review of this design
feature.
LANDSCAPING:
The concept landscape plan has been submitted. The plan includes a
variety of plant material which is used on a regular basis in this area
(e.g. palms, Mesquite, Acacia, and other type of desert material). The
primary architectural element is the palm tree throughout the parking
lot area. Whereas, the street frontages use a combination of
groundcover, lawn and trees/palms to accent this important intersection.
DRB11/4.F1/CS -3- 018
The City's off -Street Parking ordinance discusses project landscaping
especially within the parking lot areas. The code states:
"Shade trees shall be placed so as to shade a portion of the total
parking area with tree canopies within 15 years per the following
Table. Professional landscaping judgement shall be used to
evaluate the plan as to its 15-year growth and coverage."
% of Total
Parking Parking Area
Spaces Required to be Shaded
5 - 24 spaces
25 - 49 spaces
50 + spaces
30% minimum
40% minimum
50% minimum
Tree coverage shall be determined by the approximate
crown diameter of each tree at 15 years of age.
The Applicant's use of palm trees in the customer parking lot would not
really help the applicant meet the 50% minimum shade coverage
requirements of the -City. It might be appropriate to use the palm
trees along the entry driveways into the site plus along the main
east/west drive aisles. In'this way, the palms are a focal point for
the project but shade trees are used to shade the vehicle parking
areas. Staff is not opposed to the use of palm trees along each
respective street frontage. The landscape requirements should be met
during plan check considerations.
ARCHITECTURE:
The design for the project is similar to the Canyon Mall project being
proposed by the Tucker Company on the south side of Highway Ill to the
west of this site. In most respects, no pitched roofs with tile are
used. For this project, staff would like to see tile used for the
future freestanding pad buildings. We feel that the pedestrian scale
of the project at each street frontage would be enhanced if concrete or
clay barrel tile were utilized in addition to the other exterior
textures of the complex, plus it would add a secondary color tone to
the proposal. The TDC project has used a similar technique in its
proposal. At this time the City does not have any guidelines for
architectural character for Highway ill, but in the future, the city is
considering development of a Highway ill Specific Plan which could
examine this type of issue or any other issue deemed desirable.
PEDESTRIAN AREAS:
The project lacks outdoor
shopping at this facility.
seating areas to the east
This area could include a
raised planters, or other
is ideal for this type of
driveway and/or abuts the
occur on this topic.
DRB11/4.F1 CS
plazas for the patrons to enjoy while
one thought would be.to design an outdoor
of Building E but in front of Building F.
shade trellis, concrete or wood benches,
types of recreational amenities. This area
amenity since it is abutting the main entry
two story arcade. Further discussion should
-4-
019
RECOMMENDED CONDITIONS:
1. The final construction plans should be reviewed by the Design
Review Board. The final plans should include landscaping,
lighting, building(s), grading, signs, and any other plans deemed
necessary by Staff.
2. The final landscape plan should utilize trees and palms along
Highway 111 and Jefferson Street and the entry drives into the
project. Palms should not be used as shade trees for the parking
lot areas unless they are massed because the applicant will not be
able to meet the city's landscape shading requirements which call
for 50% of the parking shall be shaded. We recommend that canopy
shade trees be used in the parking lot.
3. Accent tree uplighting should be used along both major streets and
along the main entry drives.
4. A master sign program should be reviewed and approved by the
Design Review Board and Planning Commission prior to any on -site
building construction.'
5. A trellised pedestrian arcade should be build along the front of
the shopping center to shield the customers and store owners from
the intense summer sun. We recommend that the maroon canvas
awnings be used under the trellis as an accent treatment to the
overall design of the shopping complex.
6. The exposed neon tubings which are mounted to the top of the
building complex should be used sparingly throughout the shopping
center because the neon will distract from the architectural
elements of the center plus it could be a distraction to Highway
111 traffic. We recommend that the exposed neon be used around
buildings C, D, E & F.
All exposed neon tubing should be mounted in a recessed stucco
channel, and only one color should be used. Our preference would
be the maroon color.
7. A special landscape design shall be submitted for the intersection
of Highway 111 and Jefferson Street because it is a "gateway"
intersection. The applicant should prepare a formal landscape
plan which uses citrus trees, decorative handscape, desert
landscape, uplighting, and public art as a focal point for this
primary intersection. The landscape area should be approximately
50 feet by 100 feet (5,000 square feet). The plan should be
approved by the Design Review Board and by the Arts in Public
Places Committee.
8. All roof mounted mechanical equipment should be screened by the
building wall parapet (e.g. 32-inch parapet).
9. The minimum dimension for a parking lot planter should be seven
feet wide.
029
DRB11/4.F1/CS -5-
10. Pitched roofing should be used for the freestanding pad buildings
to improve the image of the Highway ill corridor. The roofs
should include tile.
CONCLUSION:
The request of the developer is generally consistent with the design
standards of the City provided certain conditions of approval are met.
RECOMMENDATION:
That the Design Review Board recommend approval of the project to the
Planning Commission provided the above mentioned staff comments are
incorporated.
Attachments:
1. Vicinity map
2. Large plans (9-22-92)
3. Revised site plan (10-28-92)
4. Specific Plan Document (9-18-92)
DRB11/4.F1/CS -6- O21
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