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2012 01 24 PC MinutesMINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78 -495 Calle Tampico, La Quinta, CA January 24, 2012 7:01 p.m. CALL TO ORDER A. A regular meeting of the La Quinta Planning Commission was called to order at 7:01 p.m. by Chairman Alderson. B. PRESENT: Commissioners Barrows, Weber, Wilkinson, Wright, and Chairman Alderson. ABSENT: None STAFF PRESENT: Planning Director Les Johnson, City Attorney Kathy Jenson, Planning Manager David Sawyer, Principal Engineer Ed Wimmer, Associate Planner Jay Wuu, Assistant Planner Eric Ceja, and Executive Secretary Carolyn Walker. II. PUBLIC COMMENT: None III. CONFIRMATION OF THE AGENDA: Chairman Alderson requested Public Hearing Item C (Sign Application 2011 -1565) be heard prior to Public Hearing Item B (Sign Application 202 -627, Amendment No.1) to accommodate the attendees present. Unanimously approved. IV. CONSENT CALENDAR: It was moved and seconded by Commissioners Wright /Barrows to approve the minutes of January 10, 2012, with the following corrections: Page 1, Consent Calendar should read: AYES: Commissioners Barrows, Wilkinson, Wright, and Chairman Alderson. NOES: None. ABSENT: Commissioner Weber. ABSTAIN: None. Planning Commission Minutes January 24, 2012 Page 8, Bullet Point Number 1, should read: 1) request for the deceleration lane on Washington AYES: Commissioners Barrows, Wilkinson, Wright, and Chairman Alderson. NOES: None. ABSENT: None. ABSTAIN: Commissioner Weber V. PUBLIC HEARINGS: A. Site Development Permit 2011 -922• a request by .Robert Riccardi, Architect, . for consideration of Site Development Permit for architectural, site, and landscape plans for Torre Nissan Automotive Dealership, located at the southeast corner of Highway 111 and Auto Centre Way North and Southeast corner of Adams Street and Auto Center Drive. Assistant Planner Eric Ceja presented the staff report, a copy of which is on file in the Planning Department. Chairman Alderson asked if there were any questions of staff. Commissioner Wilkinson commented on Condition no. 73 which states "No ... lighting is permitted on the temporary storage lot" and asked if there were any street lights available nearby for security purposes and to deter vandalism. Assistant Planner Ceja said he was not aware of any existing pole lighting along the street right -of -ways. The Applicant, in meeting with staff, did explain a desire not to place any pole lighting on the site and by leaving the parking lot open police could drive into the site and monitor it. In addition, staff did not think that permanent lighting improvements should be done on a temporary site. Commissioner Wright said he had concerns that the landscaping buffer was too sparse on the west side, between Adams and the temporary parking lot and would not screen the parking lot enough. He asked staff if there were any plans to add any more tree material, or making more of a buffer. Planning Director Johnson said this was discussed with the applicant, and because it is a temporary lot and they are putting perimeter 62 Planning Commission Minutes January 24, 2012 landscaping along the north and east street frontages, staff felt that leaving that 40- some -odd feet fallow would be okay. General discussion followed on: • The landscaping planned for that area. • Matching plantings, in that area, to Auto Center South and Auto Center Drive. • Touching up the existing landscaping. • Maintenance and ownership of parcels on Auto Center Drive, Auto Center Way South, and Adams Street. • Inclusion of additional sidewalks. • Potential dust control problems occurring. Commissioner Weber had questions about the grading, maintenance, and drainage, from the retention basin to the parking area. Principal Engineer Wimmer said the retention basin, in support of the temporary parking site, is still under design. The applicant submitted improvement plans, to Public Works, for an at -risk plan check. He said they are looking at trying to minimize the volume required due to the fact that it is temporary and to disturb as little as possible on this site. So, it will be minimized to the degree possible while still providing sufficient retention for the impervious surfaces that are going to be added. Commissioner Barrows asked if there would be charging stations included in the project. Assistant Planner Ceja said it was their understanding there would be and noted where they would be located. Chairman Alderson asked if the surrounding property owners, including the Lake La Quinta Homeowners' Association, had been notified. Staff responded notification was sent out using the standard 500 foot radius around both properties, including the Lake La Quinta Homeowners' Association, and no questions had been received. -3- Planning Commission Minutes January 24, 2012 There being no further questions of staff, Chairman Alderson opened the public hearing portion of the meeting and asked if the applicant would like to speak. Mr. Mike Reinhardt, General Manager of Torre Nissan, 79 -125 Highway 111, introduced himself and pointed out that George Velarde, the Dealer Principal, Tony Prosser, Nissan Motor Acceptance (the finance arm of Nissan), Frank Talley, Construction Consultant, Tom Logergren, Nissan Factory Representative, and Robert Ricciardi (Architect) were also in attendance. He then offered to answer any of the Commissioners' questions; including the previous question about the charging stations which had been installed and active in the dealership. Commissioner Barrows asked if the charging stations were available at present. Mr. Reinhardt said they were and explained that people who visit, as well as those that live in the Valley come and charge their cars while they shop nearby. He explained the shuttle service provided to them. General discussion followed on: • Lighting of the temporary lot. • Branding and the architectural style of the building. • Construction coordination. • Parking compliance. • Legal building setbacks from Highway 111 Chairman Alderson asked if the applicant was happy with the conditions of approval. Mr. Reinhardt said he had no problem with the conditions of approval. Chairman Alderson asked if there were any further questions of the applicant. There being none he asked if there was any public comment. There being none, Chairman Alderson closed the public hearing and opened the matter for Commission discussion. Commissioner Barrows said she appreciated the landscaping use of the local native deer grass. -4- Planning Commission Minutes January 24, 2012 Commissioners Wilkinson and Wright commented that they were enthused to see this type of project on Highway 1 1 1. Discussion followed on: • Landscape improvements on the Adams Street side. • Possible landscape screening. • Clarification of area of screening. • Condition of existing landscaping. Planning Director Johnson said the applicant would like to address this situation and the referenced area is a separate ownership lot. They all have an ownership interest and maintenance obligation and responsibility. Chairman Alderson re- opened the public hearing to allow the applicant, as well as the landscape architect, an opportunity to respond to the comments. Mr. Reinhardt confirmed the referenced area belonged to the Auto Center Association; which is a separate ownership with a separate maintenance agreement. Chairman Alderson called upon the project landscape architect to offer suggestions to rectify the problems brought up. Ron Gregory, RGA Landscape Architects, 74020 Alessandro, Suite E, Palm Desert, suggested they work with City staff to come up with a means of augmenting the existing material in the west side easement. The result being to leave the existing material and add to it. General discussion followed on: • The areas where additional landscaping materials could be added. • Setbacks in the area. • Additional landscaping at the corner of Adams Street and then transitioning to the existing landscaping along Auto Center Drive. • The length of time the site would be used as a temporary parking lot. -5- Planning Commission Minutes January 24, 2012 • Coordination of the addition of landscaping and maintenance. • Basic screening landscape. • Use of native plant palette. There being no further questions or discussion, it was moved and seconded by Commissioners Wright /Wilkinson to adopt Resolution 2012 -001 recommending approval of Site Development Permit 2011 - 922 as conditioned in the staff report with the following addition: Add a condition which shall state: The applicant's landscape architect shall work with Planning Department staff to better transition the existing landscape at the corner of Adams Street to the new landscape along Auto Centre Drive including, but not limited to, the placement of additional plant materials. Unanimously approved. B. Sign Application 2011 -1565• a request by Yury Levitan, for consideration of a Sign Program for The Desert Express Carwash, located at 43 -632 Washington Street. Associate Planner Jay Wuu presented the staff report, a copy of which is on file in the Planning Department. Chairman Alderson asked if there were any questions of staff. Commissioner Wilkinson asked for clarification of the $6 in 6 Min choice of lettering on the monument sign. Associate Planner Wuu explained that typically monument signs for commercial complexes only identify the commercial property's name and the tenants. This particular sign is advertising a price that may change and staff felt this aspect of the sign could be eliminated, but the applicant wanted to keep it and that choice would be up to the Commission's discretion. Commissioner Wilkinson asked if staff's concern was that the price could be subject to change. Planning Commission Minutes January 24, 2012 Staff responded that was correct since if that price were ever to change the applicant would have to come back for a sign program amendment. Commissioner Barrows asked staff if the applicant did have a price change, could they easily replace that element without making the sign look inferior and with staff approval; rather than review by the Planning Commission. Planning Director Johnson yes, that could occur. The Commission could agree for the program to leave that open and allow the applicant some latitude and flexibility to make changes to copy later on. Historically commercial monument signs have been limited to the advertisement of a business and /or identification of the name of the complex or center. This is a unique request since the applicant originally requested an LED sign but, right now, our Code prohibits those types of signs. He then pointed out the Commissions' options on this application. Discussion followed on: • The sign without the $6 in 6 Min. • Bringing the size of the text down. • Commission options on conditioning the sign. There being no further questions of staff, Chairman Alderson opened the public hearing portion of the meeting and asked if the applicant would like to speak. Mr. Yury Levitan, 43 -632 Washington Street, introduced himself and stated the $6 in 6 Min was a "branding" statement of the type of carwash this was. He said it was not a full service carwash and people understood that when they saw the $6 in 6 Min, they knew they would be out of the carwash in six minutes; as opposed to leaving their car there while someone else washes it. He added there are no salespeople, just the attendants at the pay station. He commented on the $6 in 6 Min and the possibility of a price change. He said they already had $6, $8, $10, $12, early bird or car wash specials. So it was not the price, it was like a brand name; such as the 99 -cent store and Dollar Tree. -7- Planning Commission Minutes January 24, 2012 Commissioner Weber asked if the $6 in 6 Min was the standard price among his other car washes. Mr. Levitan said it was in this area, but not in others, and gave the example of $5 in 5 Min at his Fresno car wash and explained why that was possible. Commissioner Weber asked if Mr. Levitan would still prefer the LED sign if that were allowed in the City Code. Mr. Levitan said yes as he could make changes from anywhere in the world to his sign in La Quinta. It was much more practical. He explained what type of changes he could make and said it would be good for the business as well as the clients. Commissioner Wright gave some anecdotal evidence pointing out the effectiveness of the $6 in 6 Min branding. He did have a concern about setting a precedent to'open the door to other centers to do this type of branding. General discussion followed on: • Other options for advertising besides signage. • Advertising allowances for the AM /PM convenience store. • Identifying a price, product, or service on a building. • Signage at the Auto Center. • The definition of temporary signage. Commissioner Wright asked if there was a way to do temporary signage and not actually have it on the sign, or change the name of the car wash to $6 in 6 Min car wash and get rid of the Desert Express. Chairman Alderson asked Mr. Levitan if he uses the $6 in 6 Min as advertising. Mr. Levitan said yes, as a trademark. Chairman Alderson asked if he used it at his car wash further north on Washington Street. ME Planning Commission Minutes January 24 2012 Mr. Levitan said no since that was a full service car wash and this was an express, exterior car wash. The other car wash could take up to 40 minutes to complete. This car wash utilizes machinery and can be done at a predictable speed. Planning Director Johnson then pointed out some examples of other monument signs along Highway 111 and their advertising sign copy. He noted the City's involvement once a sign was approved and completed. He added this was a unique sign and that was why staff wanted to make sure the Commission had an opportunity to review it and weigh in on it. He commented the sign blended very well with the building and it was not going to be of an aesthetic negative at all. He said if they were in support of the sign, they might want to add a condition that if, at a future date LED signs are permitted, there would be the ability for that to be addressed through staff and not have to come back to the Commission for that change to occur at a later date. Chairman Alderson asked if the proposed sign required a variance for size. Associate Planner Wuu said no. Chairman Alderson commented on the trees potentially blocking the view of the sign and suggested they be trimmed, after getting the necessary City approvals. Chairman Alderson commented on the size of the "Express Car Wash" lettering on the building parapet and suggested the applicant might want to make them larger if that was in compliance with the City's Code. Mr. Levitan agreed they should be larger, but stated the Planning Department had advised him that he was allowed 50 square feet of signage. Chairman Alderson said the sign had to be legal. Mr. Levitan asked if there was some type of allowance where he could get permission for, possibly, a 59- or 69- square foot sign. KIM Planning Commission Minutes January 24, 2012 Chairman Alderson said he was only making a suggestion and Mr. Levitan had to stay within the City's Code. Chairman Alderson commented on the looks of the sign, and his concern about any change of price triggering the need for another sign program review by the Planning Commission. City Attorney Jenson said the Commission had the latitude to say that such kind of change would not have to come back. General discussion followed on: • The purpose of a monument sign. • A "branding" sign identifying the type of business. • Temporary sign alternatives. Chairman Alderson asked if there were any further questions of the applicant. There being none he asked if there was any public comment. There being none, Chairman Alderson closed the public hearing and opened the matter for Commission discussion. Commissioner Weber commented on: • The aesthetics of the project as well as the signage the way that it has been proposed. • The evening appearance. • The size of the "Express Car Wash" lettering on the building. • The $6 in 6 Min being a great marketing strategy. • His previous concern with the lack of connection to the development to the south of this project. • Due to the unusual lot shape, as well as other extenuating factors, this applicant should be shown some latitude on what can be allowed. • The challenge, on a major arterial, for drivers to quickly read the sign's message without having to pull over. Commissioner Wright said he agreed with Chairman Alderson that he did not like the saying of $6 in 6 Min, but it was a type of branding. -10- Planning Commission Minutes January 24, 2012 He added that, within reason, La Quinta was trying to be business - friendly and he did like the monument sign the way it was designed. Commissioner Barrows said there was some discussion about future approval of LED free - standing signs. She asked staff to clarify what was being proposed. Planning Director Johnson said the Commission might possibly want to consider a condition be added that, should there be an amendment to the Municipal Code which would allow separate, free - standing LED signs, it could be handled administratively and not have to come back for the Commissions' consideration unless it was their desire. He added that it was the applicant's objective to take the $6 in 6 Min segment of the sign and make that into an LED. Commissioner Barrows asked if the applicant chose to increase or decrease his price, would that change the need to come back for consideration. And what would happen if they took off what was on the monument sign and put it on an LED sign Planning Director Johnson said it would not have to come back for content, but an LED change would make this a different type of sign. He expressed the fact that he would hate to see the Commission have to review that type of change request, unless that was their wish. Commissioner Weber asked if there was anything currently pending that would suggest a change in the Municipal Code to allow those types of signs and expressed his concerns about the use of LED signs. Planning Director Johnson said there was nothing pending at this time, but it would be an issue for discussion at a future date General discussion followed on: • The issue of LED and LCD -type lighting being permitted in the City. • Managing sign content. • Trademark, or "branding" phrases. • Letter size on the building and the City's code. • The addition of conduit to the sign, for the possible future inclusion of LED lighting. -ll - Planning Commission Minutes January 24, 2012 • Vegetation blocking the view of the sign and site distance review by the Public Works Department. Commissioner Wilkinson asked if the applicant would be allowed to move vegetation to get some visibility. Planning Director Johnson said there were site distance and vegetation concerns. He said there was a site distance mentioned, but he said it would be better not having a distance mentioned and let the process take place; meaning that there needs to be some flexibility to: 1►. make sure of public safety and the ability to clearly see the appropriate distance to leave this site, 2) check on the possibility of moving the sign closer to Washington. There is a meandering sidewalk there, as well as other items and there needs to be flexibility to work with the applicant to get a good location that makes sense. They kind of wedged themselves in with a definitive distance being identified and he suggested consideration be given to allow for some flexibility for staff to work with them to make that happen. There being no further questions or discussion, it was moved and seconded by Commissioners Wilkinson /Barrows to adopt Resolution 2012 -002 recommending approval of Sign Application 2011-1565 as conditioned in the staff report with the addition of the following condition: 3. Future modifications to the lower cabinet sign on the monument ( "$6 in 6 Min ") shall be reviewed and approved by the Planning Director. Unanimously approved. C. Sign Application 2002 -627 Amendment No 1 • a request by Young Electric Sign Company for consideration of a Sign Program Amendment to increase individual sign sizes and locations for the Dune Palms Plaza located at the southeast corner of Highway 111 and Dune Palms Road. Chairman Alderson noted he had received an e-mail, from the applicant, stating he would not be at the meeting, but his representative would. However, there was no one in the audience. He then asked staff to proceed with their report. -12- Planning Commission Minutes January 24, 2012 Assistant Planner Eric Ceja presented the staff report, a copy of which is on file in the Planning Department. Chairman Alderson asked if there were any questions of staff. Commissioner Wilkinson asked for clarification of the square footage allowed on a tenant sign. Staff responded the City code allows for a maximum, of 50 square feet for a tenant sign; however the applicant is proposing signs up to 72 square feet. The Code does have the flexibility to allow for signs above 50 square feet if they meet one of the two criteria listed in the report. The one that most closely matches the applicant's request for larger signs would be to have the sign be in scale to the building. Staff then presented the slides showing the existing site and the signs in proportion to the buildings. General discussion followed on: • The ineffectiveness of signs on the back of the buildings. • Adequacy of signage on Dune Palms and Highway 111. • Line of sight of the proposed signs. Chairman Alderson asked if the neighboring vacant land had previously been proposed as an RDA project. City Attorney Jenson said the back piece is the Coral Mountain Apartment complex. The front piece is currently under exclusive negotiating agreement which is due to expire on February 1, 2012. Commissioner Weber asked staff, since there was no applicant representative available, if they have had any conversations with the applicant. He was concerned since the south facing signs were clearly not allowed by Code, the east facing sign was not part of the sign program, and the buildings were not oriented such that you could have retail access from the rear so why add signage there. Assistant Planner Ceja said in discussion with the! applicant and the building owner, they were just trying to increase visibility, at any opportunity, for the tenants. -13- Planning Commission Minutes January 24, 2012 Commissioner Weber said he supported them in their efforts but commented on the Highway 111 sign needing to be freshened up because it does have a significant setback. He commented on the applicant having to share the access point with the Chevron dealership and the difficulties that entails. Staff stated in their conversations with the applicant, due to the vacant lease spaces there now, their hope is that with an- improved sign program they will be able to attract more tenants. General discussion followed on: • Applicant's request for 30 % -35% increase in sign sizes. • Lack of attendance by applicant, or their representative, in order to clarify the Commission's questions. • North facing sign would be located behind the canopy of the gas station, and the lack of value in adding signs on the south elevations. Chairman Alderson suggested they freshen up the sign on Highway 1 1 1, change its color and remove the obscuring vegetation. He acknowledged due to the location, the project does need better signage. Discussion followed on the temporary banner sign, its current condition, and its size. Commissioner Wright said he would be totally against approving any kind of signs for the east side because of the problem it might cause for the future Coral Mountain Apartment dwellers. He was, however, in favor of increasing the sign square footage to 72 square foot size because of previous Commission comments and because it does fall under the setbacks. There being no further questions of staff, Chairman Alderson opened the public hearing portion of the meeting and asked if the applicant was present and would like to speak. There being no applicant present, he asked if there was any public comment. There being none, Chairman Alderson closed the public hearing and opened the matter for Commission discussion. -14- Planning Commission Minutes January 24, 2012 Commissioner Weber asked for clarification on the inclusion of a condition regarding improving the sign on Highway 111. Chairman Alderson said a condition could be added suggesting the existing sign be refurbished to be consistent with what was proposed on Dune Palms. There being no further questions or discussion, it was moved and seconded by Commissioners Barrows /Wilkinson to adopt Minute Motion 2012 -001 recommending approval of Sign Application 2002- 627, Amendment No. 1 as conditioned in the staff report, and with the following addition: The monument sign on Highway 111 be refurbished to be consistent with the new signs proposed on Dune Palms Road. Unanimously approved. vi. BUSINESS ITEMS: VII. CORRESPONDENCE AND WRITTEN MATERIAL: A. Update on Green and Sustainable La Quinta Program Planning Director Johnson gave an update on the City's Green and Sustainable Program Report, a copy of which had been previously included in the City Council packet of January 17, 2012. Discussion followed on: • The new fuel cell system, at Walmart, which is fueled by natural gas and converts it to electricity; accommodating approximately 85% of the maximum demand load of Walmart. • The City's Cool Centers and EOC programs, and how the public is informed of both. • Future inclusion of the number of attendees at the Household Hazardous Waste Events. • The City's 77% diversion rate. -15- Planning Commission Minutes January 24, 2012 • Wasted water. • The lower numbers of Energy Audits and their importance to the City's residents. VIII. COMMISSIONER ITEMS: A. Report on City Council Meeting of January 17, 2012 and Special City Council Meeting of January 24, 2012. B. Commissioner Weber is scheduled to attend the February 7, 2012, City Council meeting. C. RDA Question Commissioner Weber asked about plan overlays on City parcels. City Attorney Jenson explained what the City was currently looking at regarding consolidation of small parcels. IX: DIRECTOR ITEMS: None X. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Wright /Wilkinson to adjourn this regular meeting of the Planning Commission to the next meeting to be held on February 14, 2012. This meeting was adjourned at 9:09 p.m. on January 24, 2012. Respectfully submitted, K/ Carolyn alker, Executive Secretary City of La Quinta, California BSS