1992 11 18 DRB1982 - 1992
UIV
Ten Cara[
A Special Meeting to be held at the
La Quinta City Hall, 78-105 Calle Estado
La Quinta, California
November 18, 1992
5:30 P.M.
I. CALL TO ORDER - Flag Salute
II. ROLL CALL
III. BUSINESS SESSION
A. 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
STAFF REPORT
DESIGN REVIEW BOARD
DATE: NOVEMBER 18, 1992, (CONTINUED FROM NOVEMBER 4. 1992)
CASE NO: SPECIFIC PLAN 92-022 AND PLOT PLAN 92-490
APPLICANT: E.F.P. CORPORATION (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.
2. PLOT PLAN 92-490: REQUEST TO DEVELOP A +253,400
SQUARE FOOT COMMERCIAL SHOPPING CENTER ON A
PORTION OF A +23 ACRE SITE. THE CENTER WILL INCLUDE
ON -SITE PARKING AND LANDSCAPING.
LOCATION: NORTHWEST CORNER OF HIGHWAY 111 AND JEFFERSON
STREET.
EXISTING
ZONING: C-P-S (SCENIC HIGHWAY COMMERCIAL) AND W-1 (WATER
COURSE)
BACKGROUND:
The Design Review Board reviewed the initial submittal on November 4, 1992. At the meeting,
the members requested the Applicant and his architect revise the architectural character of the
shopping complex to include elements and materials consistent with a more traditional or early
Spanish heritage. However, this recommendation did not preclude the architect from examining
other contemporary styles as long as the proposed architecture had design elements that reflect
the desert area.
On November 10, 1992, the architect for the project submitted his revision to the project.
Minor adjustments have been made to the site plan and the architect has revised the exterior
elevations of the shopping center. A tile roof has been added to various portions of the building
complex pursuant to the general discussions of November 4, 1992, and other exterior
modifications have been made to soften the project architecture (e.g., elimination of the concave
notches at the building ends, a revision to the parapet design, a reduction in the number of
leaded glass windows, and a revision to the design of the covered pedestrian arcade). The plans
do not describe all the proposed materials being used, but the architect has stated he will bring
a colored exhibit to the meeting to explain the recent changes. Staff would appreciate the
DRBST.068 1
Board's comments on the November 10th submittal because the Applicant would like to have
his project reviewed by the Planning Commission on November 24, 1992.
RECOMMENDATION:
Move to recommend approval of the revised plans to the Planning Commission based on any
final comments of the Design Review Board, and the attached recommended conditions and
approval.
Attachments:
1. Revised plan exhibits
2. Recommended conditions (Exhibit "C")
DRBST.068 2
EXHIBIT "C"
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.
6. No exposed neon tubing should be permitted.
7. A special landscape design shall be submitted for the intersection
of Highway Ill and Jefferson Street because it is a "gateway"
intersection. The applicant should prepare a formal landscape
plan which uses citrus trees, decorative hardscape, 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.
g. 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.
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.
DRB11/4.F1/CS -5-