SAPR 2021-0002 La Quinta Village Shopping Center, Amendment 3 (05.13.21)
May 13, 2021
Mr. Mitch Chemers
5201 Pentecost Dr.
Modesto, CA 95356
SUBJECT: SIGN PROGRAM AMENDMENT 2021-0002
VILLAGE AT LA QUINTA SHOPPING CENTER
Dear Mr. Chemers:
The Design and Development Department has reviewed and approved your request
for an amendment to the Village at La Quinta Sign Program. The approval is subject
to Conditions of Approval attached to the staff report. The appeal period for this
decision is 15 days and will end on May 28, 2021.
Should you have any questions, please feel free to contact me at (760) 777-7069.
Sincerely,
Carlos Flores
Senior Planner
Enclosures:
o Staff Report
STAFF REPORT
DATE: MAY 13, 2021
CASE NO: SIGN PROGRAM AMENDMENT 2021-0002 (SA 04-773
AMENDMENT 3)
APPLICANT: UNITED DESIGN
PROPERTY OWNER: LQ INVESTMENTS
REQUEST: APPROVE A SIGN PROGRAM AMENDMENT FOR THE
LA QUINTA VILLAGE SHOPPING CENTER AND FIND
THE PROJECT EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
CEQA: THE PLANNING DIVISION HAS DETERMINED THAT
THIS PROPOSAL IS CATEGORICALLY EXEMPT FROM
ENVIRONMENTAL REVIEW PURSUANT TO
PROVISIONS OF SECTION 15301 OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA),
IN THAT THIS PROPOSAL INCLUDES ON-PREMISE
SIGNS.
LOCATION: NORTH WEST CORNER OF WASHINGTON STREET
AND CALLE TAMPICO
EXECUTIVE SUMMARY
• The applicant proposes to amend the La Quinta Village Shopping
Center Sign Program (Program) to allow for additional signs for new
Grocery Outlet commercial business.
BACKGROUND
In 2004 the Planning Commission approved the first Program amendment
for the La Quinta Village Shopping Center (Center). This amendment
established signage allowances for the former Ralph’s grocery store building
located within the Center at 50929 Washington Street, and provided
guidance on the signage for the rest of the commercial buildings and
monument signs. A second amendment was approved in 2020 to allow for
larger signage and an additional monument sign along Washington Street for
a new standalone Starbucks building within the Center.
PROPOSAL AND ANALYSIS
The applicant requests a second amendment to the Program (Attachment 1).
The proposed amendment changes sign allowances for the anchor tenant
building at 50-929 Washington Street. The building is now being separated
to allow for a second tenant within the building, requiring an additional
primary wall sign on the front east elevation. Each tenant will be allowed
one sign of equal size, 8’ high and 12’ wide. The proposal also allows
secondary wall signs for the main tenant, to provide additional text for the
incoming Grocery Outlet grocery store.
The amendment also proposes allowing the two anchor tenants to be
advertised on an existing monument sign along Calle Tampico. The signs for
the two tenants will be illuminated and the amendment also allows for
flexibility on location of the monument signs, should the Center want to
relocate the monument signs in the future. No additional monument signs
are proposed as part of this amendment.
The proposed sign program amendment will not substantially alter the
aesthetics of the commercial center and will provide increased visibility to
end cap tenants. Future signs for this location shall be submitted under the
general sign permit process as they are identified and reviewed against the
parameters of this approval.
ENVIRONMENTAL REVIEW
The Design and Development Department has determined that this project is
exempt from environmental review pursuant to Section 15301 (Existing
Facilities) of the California Environmental Quality Act in that the proposed
project includes on-premise signs.
Report prepared by: Carlos Flores, Senior Planner
Attachment: 1. Proposed Final Sign Program
CONDITIONS OF APPROVAL - APPROVED MAY 13, 2021
SIGN PROGRAM AMENDMENT 2021-0002 (SA2004-773, AMENDMENT 3)
LA QUINTA VILLAGE SHOPPING ENTER SIGN PROGRAM AMENDMENT
Page 1 of 2
Page 1 of 2
FINDINGS
1. Consistency with General Plan
The project site is designated General Commercial on the General Plan land
use map and the proposed sign program amendment further promotes
Regional commercial uses at the center.
2. Consistency with Zoning Code
Sign program amendments are authorized by the Zoning Code and the
proposed sign program amendment is consistent with the purpose and
intent of Chapter 9.160.
The sign program amendment is in harmony with and visually related to:
a. All signs within the planned sign program, via the incorporation of
several common design elements such as materials, letter style, colors,
illumination, sign type or sign shape. The new tenant signs would be
similar in design with the existing tenant signs.
b. The buildings they identify. This may be accomplished by utilizing
materials, colors, or design motif included in the building being
identified. The amendment allows for larger identification for major
tenants.
c. Surrounding development. Implementation of the planned sign program
will not adversely affect surrounding land uses or obscure adjacent
conforming signs.
The sign program amendment would allow more square footage and
visibility for individual signs in order to overcome a disadvantage as a
result of the orientation and location of the commercial center and to
increase visibility for patrons traveling on Washington Street.
The sign program allows additional area in order to:
a. Achieve an effect which is essentially architectural. The monument sign
and building signs provides compatible and reasonable architectural
designs.
b. Allow a sign compatible with other conforming signs in the vicinity. The
new sign will be similar in design with the other tenant signs on the
building.
c. To allow a sign to be in proper scale with its building or use. The
individual business will be allowed signs and monument sign will be
approved for a business.
CONDITIONS OF APPROVAL - APPROVED MAY 13, 2021
SIGN PROGRAM AMENDMENT 2021-0002 (SA2004-773, AMENDMENT 3)
LA QUINTA VILLAGE SHOPPING ENTER SIGN PROGRAM AMENDMENT
Page 2 of 2
Page 2 of 2
d. To allow a sign compatible with other conforming signs in the vicinity.
3. Compliance with California Environmental Quality Act (CEQA)
The Design and Development Department has determined that this project
is exempt from environmental review pursuant to Section 15301 of the
California Environmental Quality Act in that the proposed project can be
characterized as an existing facility.
4. Surrounding Uses
As conditioned, approval of the application will not create conditions
materially detrimental to the public health, safety and general welfare or
injurious to or incompatible with other properties or land uses in the
vicinity. The proposed sign program amendment design elements are
consistent in size and scale with the existing signage in surrounding
commercial centers.
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta (“City”), its agents, officers and employees from any claim, action
or proceeding to attack, set aside, void, or annul the approval of this Sign
Program Amendment. The City shall have sole discretion in selecting its
defense counsel. The City shall promptly notify the applicant of any claim,
action or proceeding and shall cooperate fully in the defense.
2. Any changes to the sign program, including sign size, sign placement
and/or sign design, will require a sign program amendment application to
be filed with the Design and Development Department.
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SIGN PROGRAM
LA QUINTA VILLAGE SHOPPING CENTER
50801 through 50991 Washington St, La Quinta, CA 92253
Update MAY 5, 2021
GENERAL NOTES 2
Purpose ............................................................................2
Applicability .....................................................................2
Conditions ........................................................................2
Submittal Requirements ..................................................3
Binding Effect ...................................................................3
SPECIFICATIONS FOR BUILDING TENANT SIGNS 4
Approvals .........................................................................4
Final Inspection of Sign Installation .................................4
Type “A” Sign - Illuminated Under-Archway Signs ............4
Type “B” Sign - Pedestrian-Type Under-Canopy Signs .....5
Anchor Tenant Building Signs (50-929 Washington St) ...6
Building Address Signs .....................................................6
Type “C” Sign - Window Signs ..........................................7
Center Pylon Signs A & B..................................................7
Pad Monument Signs - A, B, C, & D ..................................8
Pad Monument Sign MS ..................................................9
EXHIBITS 10
Site Plan .........................................................................10
Type “A” Sign - Typical Elevation ....................................11
Type “A” Sign - Layout ....................................................11
Type “A” Sign - Construction Details ..............................12
Center Pylon Sign Layout - Typical .................................13
Anchor Tenants - Elevations ...........................................14
ATTACHMENT 1
PLANNING APPROVAL
ADMINISTRATIVE
CASE# ____________________
EXHIBIT# ____________________
INITIAL cflores
DATE 05/13/2021 4:02:23 PM
SAPR2021-0002
2
PURPOSE
The purpose of this Sign Program is to establish the sign standards necessary to insure coordinated
proportional exposure for all tenants within the shopping center pursuant to the site plan on
page 10. Conformance shall be strictly enforced and any installed non-conforming signs shall be
removed by the Landlord’s sign contractor at the tenant’s expense.
APPLICABILITY
As defined in the City’ s Zoning Ordinance (Section 9.160.090), a Sign Program is required for
submissions which 1) include three or more permanent signs; 2) are in conjunction with review
of a Site Development Permit by the Planning Commission; and 3) include a request for a sign
adjustment to a sign previously approved under a sign program. For those signs requiring a program,
no permit shall be issued for an individual sign unless, and until, a Sign Program for the lot on which
the sign will be erected has been submitted and approved by the City in conformance with the
Zoning Code.
CONDITIONS
1. Each tenant shall submit to the Landlord for approval two (2) copies of detailed shop drawings
of its proposed sign indicating conformance to these criteria. Such submittal shall include but
not be limited to pertinent dimensions, details and color call outs.
2. Each tenant shall pay for all signs, their installation and maintenance.
3. Each tenant shall submit to the Landlord and to all agencies requiring approval, approved
drawings, and shall pay for the required approvals and permits.
4. All work shall be of excellent quality. Landlord and/ or project architect reserves the right to
reject any work determined to be of insufficient quality.
5. All signs and their installation must comply with local building and electrical codes. The City’s
Sign Ordinance shall be consulted for requirements not covered in this Sign Program.
6. Tenant shall be responsible for penetrations, leaks and/ or defacement caused by the sign
contractor.
7. No animated, flashing or audible signs will be permitted.
8. No exposed tubing lamps will be permitted.
9. No exposed raceways, cross overs, conduits, conductor transformers, etc. will be permitted.
10. Sign contractor shall provide necessary fastenings and bracings to securely install the sign.
11. Each tenant for the shop buildings shall be limited to one sign only with corner tenants
allowed a second sign on the second frontage (e.g., street or parking lot). Tenants with more
GENERAL NOTES
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than two frontages are allowed one additional building sign on the additional frontage.
12. A maximum of two (2) freestanding signs (shopping center identification and pad monument)
shall be allowed per street (Washington Street and Calle Tampico). Specific location to be
subject to approval by the Community Development Department.
13. Sign letter and colors for the shop building tenants (building tenant), and monument signs
(pad monument signs) and pedestrian signs shall be any color allowed by the Landlord,
excluding fluorescent colors.
SUBMITTAL REQUIREMENTS
A sign application consistent with the Program shall consist of the following:
For each proposed sign application on the building, the following drawing information shall be
provided:
n. A dimensioned location of each sign on the building and property;
o. Sign dimensions including letter height, color, sign length, and sign projection from the
building;
p. Color scheme;
q. Type sign or graphic style;
r. Materials being used; and
s. Method of installation and attachment.
BINDING EFFECT
After approval of this Sign Program, no sign shall be erected, constructed, installed, displayed,
altered, placed or maintained except in conformance with this Program.
In case of any conflict between the provisions of this Program and any other provision of Chapter
9.160 of the City Zoning Ordinance, the City Zoning Ordinance shall prevail. The Sign Program, if
amended in the future, shall be reviewed and approved by the Planning Commission as a public
hearing agenda item.
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APPROVALS
The design and construction of the tenant’s signage must receive written approval by the owner
of the building and then by the City of La Quinta before fabrication and installation. The owner’s
written approval shall be submitted to the City, along with a completed City application, approved
plans, and fees.
Owner’s approval shall be based on:
Showing the conformity to the Sign Program is established for the Center including fabrication and
method of installation.
Proof of owner’s approval, in the form of three (3) copies of the design drawing of the signage,
submitted directly to the owner.
FINAL INSPECTION OF SIGN INSTALLATION
The installing sign contractor shall call the City for a final inspection after having installed the sign.
TYPE “A” SIGN - ILLUMINATED UNDER-ARCHWAY SIGNS
1. Only internally illuminated cabinet signs shall be permitted.
2. See drawings starting on page 6.
3. Color of letter faces is up to the discretion of the tenant. Registered trademark colors and
logos can be used for letters and background areas, subject to Landlord approval.
4. Sign face background shall be an opaque stucco finish, painted to match the color of the
building.
5. Color of cabinet shall be painted to match color of beams.
6. Cabinet retainer shall be matte brown in color.
7. Letter heights to be proportional to the working surface area.
8. The cabinet sign shall be 18-inches high and 10-feet long (15 square feet maximum size per
facade). The Planning Commission may limit the number and size of building signs during
review and approval of a development permit.
Freestanding Building Pads (A, B, C & D) - Tenants that occupy freestanding buildings (100% of
the floor area) may install flush mounted internally illuminated building signs that consist of
cabinets, channel letters, or other types of advertising signs (e.g., reverse channel letter, etc.).
Total sign area per tenant shall not exceed 50 square feet (i.e., one square foot per lineal foot
of frontage). The total size of the building sign may be increased to 75 sq. ft. if no monument
sign is being provided for that tenant.
SPECIFICATIONS FOR BUILDING TENANT SIGNS
5
Unless otherwise approved by the Planning Commission, letter heights shall be limited
to 24-inches. Returns of the letters shall be stuccoed or painted to match the color of the
building. The Planning Commission may limit the number and size of building signs during
review and approval of a development permit.
9. Type style shall be approved by the Landlord.
10. Double-and single-line copy shall be permitted.
11. All signs shall be mounted in allotted space and must align with other tenants.
12. Sign shall be supported by one-inch square aluminum tubing that is painted to match the
background stucco color.
13. All signs shall comply with the applicable provisions of the Uniform Building Code and all other
applicable construction codes.
14. The tenant and the tenant’s contractor shall be responsible for obtaining any and all permits
required.
15. All signs shall be maintained in good structural condition and appearance and in compliance
with the Sign Program, the La Quinta Municipal Code (Chapter 9.160), and all building and
electrical codes.
16. No exposed lamp bulbs and/ or neon tubes will be permitted. Electric raceways for channel
letter signs shall be mounted behind the wall surfaces.
17. All tenants shall maintain their signs in a “like new” appearance.
18. Upon removal of signage, the party that purchased the signage shall be responsible for the
removal of the signage, including patching and painting of holes of the sign(s) removed.
TYPE “B” SIGN - PEDESTRIAN-TYPE UNDER-CANOPY SIGNS
1. Sign shall be sandblasted redwood, cedar, or other similar material with raised letters.
Composite plastic materials may be used, provided they replicate wood surfaces and textures.
Only indirect lighting is allowed.
2. Sign size shall not exceed four square feet.
3. Sign shall be double face.
4. Background of sign shall match the building color.
5. Color of lettering is up to the discretion of the tenant.
6. Type style is up to the discretion of the tenant.
7. Size of type shall be proportional to surface area.
8. Sign shall have one-inch square metal tubing for support frame.
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9. Support frame shall match color of undersheathing.
10. Sign to align with other tenants with minimum 8’-6” vertical clearance.
ANCHOR TENANT BUILDING SIGNS (50-929 WASHINGTON ST)
1. Primary Wall Signs. Each anchor tenant may install one primary wall sign on the east elevation
in the locations specified on page 14.
a. Primary wall sign size may not exceed 8’ high x 12’ wide.
b. Letter height may not exceed 26”.
c. Sign may consist of channel letters, or background cabinet with channel letters.
d. Sign to be single face.
e. Overall depth of sign may not exceed 8”.
f. Color of cabinet and letter faces & returns are up to the discretion of the tenant.
2. Secondary Wall Sign. Anchor tenant #1 may install one secondary sign consisting of up to five
(5) titles on the east elevation in the location specified on page 14. This signage type may
only be installed when tenant utilizes department or service titles as part of their identity.
Taglines or slogans are not allowed.
a. Overall size (including all titles) may not exceed 1’-8” high x 30’-5” wide.
b. Letter height may not exceed 15”.
c. Sign to be channel letters.
d. Overall depth of letters may not exceed 5”.
e. Color of letter faces & returns are up to the discretion of the tenant.
3. No other business ID signs are allowed on west, north and south sides of the building.
Changing the existing sign graphics may be allowed by the Design & Development
Development Director, unless referred to the Planning Commission for a final decision (e.g.,
Business Agenda matter). Any new supplemental business signs planned for the east facade
must be submitted to the Planning Commission for review and approval, before being
installed.
Special Note: The maximum amount of sign area for a new tenant shall be 100 square feet if
the two tenant spaces are combined into one in the future.
BUILDING ADDRESS SIGNS
1. Address signage shall be non-illuminated plastic formed 6-inch high letters. Internally
illuminated address signs, in 12-inch high letters, are encouraged for newly constructed
buildings.
7
TYPE “C” SIGN - WINDOW SIGNS
1. Window Signs-Tenant shall be allowed to place in the upper window panel adjacent to the
door not more than 144 square inches of hand painted, decal or stick-on lettering or graphics
indicating hours of business, telephone numbers for emergency contact, approved credit
cards, etc. No other window signs will be allowed including, but not limited to, temporary
signs, sale banners, posters and product information in compliance with City Sign Ordinance
regulations without written Landlord approval. Businesses that are opening shall be allowed
one 32 square foot Grand Opening banner for a 30-day period subject to obtaining approval
from the City’s Community Development Department before the banner is displayed. Banner
permits are also allowed for one-year anniversary sales as set forth in Section 9.160.060(J) of
the La Quinta Municipal Code. Banners shall be affixed to the building surface when displayed.
CENTER PYLON SIGNS A & B
(Includes Anchor #1 tenant identification):
1. Pylon sign shall be double-sided and mounted perpendicular to the street.
2. Sign shall be internally illuminated by fluorescent or LED lighting.
3. The sign shall not exceed eight (8) feet in height.
4. Total signage area per sign shall not to exceed 50 square feet, ensuring only one sign per
street frontage. See page 13. The graphic elements for “La Quinta Village” shall be raised
two-inches from the adjacent acrylic surface.
5. Color of letter faces is up to the discretion of the tenant.
6. Sign face to be an opaque painted stucco finish to match the building.
7. See size and layout details on page 13. Maximum two anchor tenants to be included on
each side of sign. Anchor #1 to use street-side location of each sign.
8. See site plan on page 10 for locations.
Anchor tenant #1 Anchor tenant #2
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PAD MONUMENT SIGNS - A, B, C, & D
1. The monument signs shall be double-sided, and be consistent in design to the existing pylon
signs for the shopping center, excluding the use of the “La Quinta Village” terminology at the
top of each sign. Each sign shall be placed a minimum distance of five feet away from the
property line.
2. The sign shall be internally illuminated by fluorescent lighting.
3. The sign shall not exceed eight (8) feet in height.
4. Total signage area per sign shall not to exceed 25 square feet, and only one sign per street
frontage is allowed.
5. Color of letter faces is up to the discretion of the tenant.
6. Sign face to be an opaque painted stucco finish to match the building.
7. Retainer on sign shall be painted to match the color of the tile on building.
8. Type style shall be approved by the Landlord and City.
9. See site plan on page 10 for existing and alternative locations.
10. Only two (2) tenants per monument sign. Letter size shall be 10” and larger per tenant.
11. Signs shall have divider bars for tenant separation.
12. If the pad tenants install monument signs, the building signs facing the public street shall be
removed. Only tenants that occupy 50% to 100% of a specific pad-building site shall advertise
on a monument sign. A tenant’s monument sign placard shall be placed within 200 feet of the
building they are located in.
Tenant sign
Tenant sign
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PAD MONUMENT SIGN MS
As of May 28, 2020, this monument sign was approved for Starbucks Coffee Company at Pad E
(50951 Washington St., La Quinta, CA 92253) per SAPR (Sign Program Amendment) 2020-0002. If
at some point a new tenant occupies Pad E, that tenant may utilize the existing sign structure or
replace the existing sign if the building continues to have a drive-thru and all of the conditions of
SAPR 2020-0002 are met and the following guidelines are met.
1. One (1) monument sign, to be located along Washington Street for the specific sole use of the
tenant at Pad E.
2. See site plan on page 10 for location.
3. Shall be double-sided.
4. Shall be a minimum of 100’ feet from any existing monument sign.
5. Shall be internally illuminated by LED or fluorescent lighting.
6. Color of letter faces is up to the discretion of the tenant.
7. Shall not exceed eight (8) feet in height.
8. Total signage area per sign face not to exceed 25 square feet.
9. Sign cabinet to be designed with opaque tenant panel faces, either routed-out and backed-up,
or routed-out push-thru tenant copy.
10. Design, materials, and location to be approved by Landlord and City.
5'-3"9'-1"1'-3"3'-9½"2½"6'-3"1'-5"
1'-2"
1'-0"2½"±5'-6"1'-5"
1'-2"
1'-0"
Sign panel maximum area:
25.0 sq ft
(4'-0" high x 6'-3" wide =
25.0 sq ft)
NON-LEVEL GRADE (SLOPES TOWARD STREET)±3""8±OPEN
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NOT A PART
2.56 ACRES
Pad Monument Sign D
(Alternative location)
Pad Monument Sign C
(Alternative location)
Pad Monument Sign B
(Alternative location)
Pad Monument Sign A
(Existing location)
Center Pylon Sign A
(Existing location)
Center Pylon Sign B
(Existing location)
ANCHOR #1
Grocery Outlet
ANCHOR #2
Note:
Maximum of two freestanding signs
(one shopping center identification
and one pad monument) shall be
allowed per street
PAD 'E'
2,790 S.F.
161-3 11/16"
Pad Monument Sign MS
(Existing location)
EXHIBITS
SITE PLAN
11
TYPE “A” SIGN - TYPICAL ELEVATION
TYPE “A” SIGN - LAYOUT
12
TYPE “A” SIGN - CONSTRUCTION DETAILS
13
CENTER PYLON SIGN LAYOUT - TYPICAL
14
ANCHOR TENANTS - ELEVATIONS
8'-0"maximumsign height
12'-0" maximumsign width
PRIMARY WALL SIGN
Sign to be centered vertically and
horizontally between bottom of
eave and top of archway
Center primary wall signhorizontally over highestpoint of archway
Lease line
130'-0" tenant frontage
SCALE 1/16" = 1'A EAST ELEVATION - ANCHOR 1
SCALE 1/16" = 1'B EAST ELEVATION - ANCHOR 2
Lease line
110'-0" tenant frontage
8'-0" maximumsign height
12'-0" maximumsign width
PRIMARY WALL SIGN
Sign to be centered vertically and
horizontally between bottom of
eave and top of archway
Center primary wall sign horizontallyover highest point of archway
EQ"EQ"
SECONDARY TEXT
Center of cap-height of text to be centered vertically
between bottom of eave and top of archway.
Sign to be centered horizontaly on wall shown.
EQ"
EQ"