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HomeMy WebLinkAboutRes 08-30 PP 07-14 Bill Lang-Keith Palmer CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT REQUEST: Approval of a Precise Plan amendment for an extensive remodel and minor addition to an existing 76,195 square foot retail center on a 5.15-acre site bounded by Highway 111, Larkspur Lane and EI Paseo. The remodel would include decorative architectural elements forty-two feet in height. The project would include the following addresses: 73-547 to 73-613 Highway 111, 45-051 Larkspur Lane, and 73-540 to 73-580 EI Paseo. Fa�ade remodeling would include the following existing buildings: Jensen's Market and adjacent shops facing Highway 111, Three Dog Bakery facing Larkspur Lane, and various shop tenants in three buildings that face EI Paseo located directly behind (south) of the Jensen's shopping center. SUBMITTED BY: Renee Schrader, Associate Planner APPLICANT: Bill Lang ARCHITECT: Keith Palmer, AIA Commerce Realty Bryant Palmer Soto 149 Palos Verde Blvd. Ste E 2601 Airport Drive Redondo Beach, CA 90277 Torrance,CA 90505 CASE NO(s): PP 07-14 DATE: May 8, 2008 CONTENTS: Draft Resolution No. 08-30 Planning Commission Minutes, dated April 1, 2008 Planning Commission Resolution 2472 Planning Commission Staff Report, dated April 1, 2008 ARC Minutes Plans and Exhibits Recommendation: That the City Council waive further reading and adopt Resolution No. os-3o approving Precise Plan 07-14, subject to conditions attached. Staff Report Case No. PP 07-14 May 8 2008 Page2of8 Executive Summary: Approval of a Precise Plan amendment would allow the design and construction of a comprehensive fa�ade remodel with new forms and materials proposed to upgrade and update the Jensen's "Marketplace" along the City's Highway 111 visual corridor, a building fa�ade facing Larkspur Lane, and numerous shops along EI Paseo. Approval of the project would increase the existing 76,195 square foot area of building footprints by 7,000 square feet to a total ofi 83,195 square feet. In addition, approval of the project request would specifically allow (1) a new building to abut existing shops on EI Paseo, (2) parking lot re-striping to increase parking and planters for shade trees, (3) upgrades to meet the new ADA standards, and finally (4) provide a new bus stop lane and landscaping along the Highway 111 corridor. The design details and comprehensive visual impacts of the project were approved by the Architectural Review Commission at its meeting of February 26, 2008 and by the Planning Commission on April 1, 2008. Discussion: I. BACKGROUND: A. Property Description: The existing architectural character of property consists of two distinctly different components. The "EI Paseo Plaza" portion consists of three low- profile retail buildings facing EI Paseo that were built in the 1980's at the encouragement of the City to continue the EI Paseo shopping district, while screening the previously exposed rear service areas of the "Marketplace" (Jensen's and other shops facing Highway 111). The existing "Marketplace" can be characterized as a conventional neighborhood shopping center built in the 1960's (anchored by Jensen's) facing Highway 111 that was last remodeled in the 1980's. The existing gas station on the corner of Larkspur and Highway 111 has recently exercised a five-year lease extension and is not a part of this project at this time. B. Zoning and General Plan Designation: Zone: C-1/SP General Commercial/Scenic Preservation General Plan: C-C Community Commercial G:�Planning�Renee Schrader�Planing Case Files\PP 07-14 EI Paseo Plaza&Mailcetplace�ary counal 5-B\Ciry Council StaH Repon 2 tice Staff Report Case No. PP 07-14 May 8 2008 Page 3 of 8 C. Adjacent Zoning and Land Use: North: C-1 General Commercial restauranUretail South: C-1 General Commercial restaurant/retail/offices East: C-1 General Commercial restauranVretail/offices West: C-1 General Commercia{ restaurant/retail/offices II. PROJECT DESCRIPTION: Proposed improvements include complete fa�ade remodeling of the existing buildings, and a complete remodel of the existing parking areas with the proposed additional floor area of 7,000 square feet of infill shop space along the EI Paseo frontage for a contiguous "boutique" street front and an overall enhancement of the EI Paseo Shopping District. A. Site Plan: The location and configuration of the existing building footprint areas are not proposed to change. The site plan proposes a new 5,000 square-foot retail space on the EI Paseo side that would be constructed over an existing small parking lot between the properties. A pedestrian path would render access to parking proposed in the rear that includes accessible parking spaces. Proposed pedestrian access also allows accessibility from EI Paseo to the Jensen's "Marketplace" consistent with existing conditions. Along the EI Paseo fa�ades, two open areas between the buildings wilf become small 900 square-foot each tenant spaces. An additional expansion of 200 square feet and the construction of a new 5,000 square- foot tenant space would occur at the west end creating a total of 7,000 new square feet of retail on EI Paseo. A metal truss is proposed over the Larkspur alley entrance behind buildings E, F and D on the Jensen's side. This truss would unify the project as one with the EI Paseo Plaza remodel and invite pedestrians towards the shops on the Highway 111 side. Currently, a dry cleaner tenant operates in a space that fronts a wafkway befinreen the firvo main buildings on the Jensen's market side; this shop-front is not readily visible. To create greater visual interest, this area would be unified with an architectural arch providing an opportunity for signage. The emergency access on the site plan has been approved by the Fire Department and it has been determined that there is sufficient circulation to build the new 5,000 square-foot addition despite the removal of access from EI Paseo to the existing parking lot. G:\PlanningWenee Schrader�Planing Case Files\PP 07-t4 EI Paseo Plaza 8 Marketp�ace�aty ca,ncil 5-B�City Council Staff Repon 2.doc Staff Report Case No. PP 07-14 May 8 2008 Page 4 of 8 B. Building Description: Each of the buildings will remain single story, but will be heightened with contemporary Spanish Colonial type architectural cupolas and roofs. The proposed infill areas along EI Paseo would also have a heightened appearance that would add interest with architectural elements. Additional fa�ade enhancement through material unification and form articulation is proposed continuously along EI Paseo and on the Jensen's Marketplace faces. A truss element will unite the Three Dog Bakery building along the Larkspur fa�ade with the EI Paseo buildings on their Larkspur- facing street fronts. Signage on the Jensen's "Marketplace" side will be more relevant as the monolithic fascias become compartmentalized to the actual tenant spaces that they define. C. Architecture: The proposed architecture aims to bring both the EI Paseo fa�ades and the Highway 111 fa�ades into an increasingly neo-traditional, pedestrian- friendly design vernacular; spoken with articulated interests and enhanced entrances, which more clearfy define the current buildings. On the Highway 111 frontage, the update would remove mono-morphic fascias and repetitive pillars, which currently fail to convey any human-scale sensibilities. The proposed architecture is in a Contemporary Mediterranean style, which would be expressed with barrel tile and painted stucco walls. Where additions are being introduced on the EI Paseo side, the roof materials would match existing. A variery of awning shapes are offered in concept, including quarter spheres over entrances where heightened cupolas are proposed. The new architecture brings fa�ades forward to meet the sidewalk and the eye, and would utilize multi-shaped and multi-colored awnings to further accent diverse frontages. Paint would be modulated on walls to provide interest from off-white to almond shades. The proposed remodel develops new consistent roof fa�ade treatments that will help to unify the two components (Highway 111 and EI Paseo) of the project, which will be renamed "EI Paseo Plaza and Marketplace". Taller infill buildings and the corner tower at EI Paseo and Larkspur Lane are intended to improve the project's stature within the EI Paseo Shopping District and complement more recent developments on EI Paseo, such as The Gardens, which is located directly across the street. G:\Planning\Renee Schratler�Planing Case Files�PP 07-14 EI Paseo Plaza 8 Marketplace\dty coundl 5-8\Ciry Counal StaH Repon 2.doc Staff Report Case No. PP 07-14 May 8 2008 Page 5 of 8 To further enhance the EI Paseo frontage, it is proposed that new sidewalk paving with special plaza treatments in front of the new infill shops would be installed (with the City's approval) from the store fronts over the property line and to the street curb wherever possible. A new bus stop bay is proposed on Highway 111 and new landscape will screen the parking lot. The Jensen's parking lot facing Highway 111 will be planted with additional trees. A fresh palette of plant material will be installed along Highway 111. Signage and awning improvements are intended to complement the projecYs new image. Separate submittals will be processed for approvals as future tenants are identified and project details are further developed. III. ANALYSIS: A. Parking: The parking requirement for the new additions is 28 spaces and the proposed project will provide 30. These have been essentially created due to restriping and to the placement of parking along the building walkways on the "Marketplace" parking lot. ADA-compliant spaces have been added to update the project to today's standards. The project proposes to substantially increase the number of trees in the "Marketplace" parking lot. Landscape and pedestrian paving enhancements will help encourage customer circulation from the enhanced parking lot through retail arcades to the shops fronting on Larkspur Lane and EI Paseo. The existing and proposed parking lot areas are as follows: Sheet PAE-1 Existing Parking Area Exhibit Existing Highway 111 Parking Lot(without gas station parcel) 87,376.8 S.F. 170 Spaces Existing Service Area(Rear& Side) Parking Lot 37.949.3 S.F. 46 Spaces Total Existing 125,326.1 S.F. 216 Spaces Sheet PAE-2 Proposed Parking Area Exhibit Proposed Highway 111 Parking Lot(without gas station parcel) 83,274.6 S.F. 210 Spaces Proposed Service Area (Rear&Side) Parking Lot 33.436.2 S.F. 36 Snaces Total Proposed 116,710.8 S.F. 246 Spaces Net Gain for 7,000 S.F. Additional Floor Area (28 required) 30 Spaces G:�Planning\Renee Schrader\Planing Case Files\PP 07-14 EI Paseo Plaza 8 Marketplace\ciry counul 5-8\City Counal StaN Report 2.doc Staff Report Case No. PP 07-14 May 8 2008 Page 6 of 8 B. Height: Predominant portions of existing buildings will remain unchanged. For some segments of the proposed remodeling, the height will rise from 25 to 28 feet (30 feet is the building height limit for roofs in the General Commercial zone). However, cupola elements are proposed to be as high as 42 feet over the infill portions and 42 feet on the EI Paseo/Larkspur corner, (Section 25.56.300 allows tower elements to be up to 55 feet in the C-1 Zone). A 42-foot cupola is also proposed to designate the main entry to the Jensen's "Marketplace." The only segments above the 30-foot height limit are decorative architectural elements that occur above the infill portions, the EI Paseo corner, and at the Jensen's Market entrance. An approval from the City Council is requested to construct the 42-foot architectural elements. C. Density: While tenant density is not an issue in the EI Paseo Commercial District, visual density and monotony is an issue of unfavorable impact. It should be noted that the proposed upgrades would minimize the existing visual density through the use of mass-balancing produced by added height and bulk differentials. D. Findings of Approval: 1. In accordance with Municipal Code Section 25.73 Precise Plan, the precise plan shall not unreasonably interfere with the use or enjoyment of property in the vicinity by the occupants thereof for lawful purposes or endanger the public peace, health, safety or general welfare. The proposed plan, as designed, would upgrade and renew the weary fa�ades on the Highway 11 i corridor, unify architecturally the EI Paseo and Highway 111 buildings, and promote marketability to existing and new tenants while remaining consistent with the highest visual quality expectations for the E! Paseo shopping district. In addition, ihe projecf will improve convenience by conforming to the latest accessibility standards, and will provide a bus turn out and new landscaping. G:\Planning\Renee Schrader�Planing Case Files�PP 07-14 EI Pazeo Plaza 8 Marketplace\dry counai 5-8\Ciry Coundl Staff Report 2.doc Staff Report Case No. PP 07-14 May 8 2008 Page 7 of 8 Finally, parking to address proposed expansions as well as respond to the requirements of the existing shops is satisfied. An additional two net parking spaces have been provided. Overall ease of access is improved. 2. In addition, the exterior architectural design, general exterior appearances, landscape, color, texture of surface materials and exterior construction, shape and bulk, and other physical characteristics of the precise plan including location and type of public utility facilities, of the proposed precise plan of design, shall not interfere with the orderly development in the vicinity of the precise plan area, or with the existing or proposed use thereof. The proposed architectural style is iterated to convey a rich mixture of individual storefronts and has been specified with maximum attenfion to detailing of the archifectural language in such a manner as to provide a lasting positive contribution to the built environment Where an approval to exceed the 30-foot height limit is requested, the architectural elements enhance the street presence. The proposed materials and forms will render an updated appearance. Public utility facilities, including fire safety, are not impacted, the commercial use is in accordance with and complementary to the surrounding environmenf. IV. ENVIRONMENTAL REVIEW: For purposes of CEQA, the Director of Community Development has determined that the proposed project is a Class 3 Categorical Exemption per Section 15303 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA). V. CONCLUSION: The appearance of every existing building in the project calls for enhancement and upgrade in order to support the City's optimistic goals of attracting the best tenants to the EI Paseo Shopping District. The proposed tenant improvements have been inspired by the successful remodel of the Uppercrust Store and the new Diane's Beachwear Store on the EI Paseo Plaza side of the property. Approval of the fa�ade remodel to the EI Paseo Plaza and Marketplace would promote a modern, upscale appeal that visitors to the new developments on the EI Paseo corridor could enjoy. G:\Planning�Aenee Schrader�Planing Case Files�PP 07-14 Ei Paseo Plaza&Marketplace�city counal 5-8\City Counal StaH Report 2.dce Staff Report Case No. PP 07-14 May 8 2008 Page 8 of 8 Submitted by: Department Head: rX . � �_ -----� ��� ., -----� �. Renee Sc ra r Lauri Aylaian `� Associate Planner Director of Community Development n Approval: �'ITY COUNCIL�CTION: APPROVE�3 DENIED _ `' ' � � RECraI���'� 0�'I-i��t � �' C��' � A . .� ,.- ;`...._ ."L.:nF'�r11i�I��' i.3L'�. a�.� . �. e...+�..�.m.m Homer Croy . �Y��: %� , . G .� ACM for velo nt�Services t7��c��.}�[�.��. ��.,�.. t�DO���i � .�.,�c+ow�. ABS'�AZN' V�RIFIED BY• � Carlos L. a �riginal on File wit City Clerk' s Offic� City Mana er � � 1) �3y Mi.n�i�u NIot_ior, ap;-�r�;v� t�,e �roject �a�bject to re�ioval_ of ail t.Ite decerative cupo�as treatment but appoint:ing a subcommittee of :Council_member Finerty and Mayour Benson ta w�rk with tha� A�T1ic.ant to �_d�ntify an alterr,ative architectux-a.' i�.-.� i�e:ner.t �_}r��t �:_�1] nrc�vs.�l�: t.h.� recessary visi_bility en?ia,ieemer,t f.or t-he ,Ter..sen's , Maxket �c�mpanent c�f i.h� rem�clPl; 2? wa:ived further r.eading and acl�ptc�d Res. T'�. 08-30, as amended to reflect the aforementioned and als�} includin.� a e.c�nd�ti_on fo�- . c�esigr.a:-e<�. F>rn��rnnt��a1 parkind f-;r a_�_*�e��aativY—fuellhybr.s� �ve;�ic�J.�s :y:��i �c?:3_� �-��-tv�. 4—� ��f.Tk�1:,��':'e ��}� , G:\Planning\Renee Schrader\Planing Case Files\PP 07-14 EI Paseo Plaza&Marketplace\city coundl 5-8\City Council Staff Report 2.doc RESOLUTION NO. 08-30 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A PRECISE PLAN AMENDMENT FOR AN EXTENSIVE REMODEL AND MINOR ADDITION TO AN EXISTING 76,195 SQUARE FOOT RETAIL CENTER ON A 5.15-ACRE SITE BOUNDED BY HIGHWAY 111, LARKSPUR LANE AND EL PASEO. THE REMODEL INCLUDES THREE ARCHITECTURAL ELEMENTS FORTY FEET IN HEIGHT. THE PROJECT WOULD INCLUDE THE FOLLOWING ADDRESSES: 73-547-73-613 HWY 111, 45051 LARKSPUR LANE, AND 73540- 73580 EL PASEO. FA�ADE REMODELING WOULD INCLUDE THE FOLLOWING EXISTING BUILDINGS: JENSEN'S MARKET AND ADJACENT SHOPS FACING HIGHWAY 111, THREE DOG BAKERY FACING LARKSPUR LANE, AND VARIOUS SHOP TENANTS 1N 3 BUILDINGS THAT FACE EL PASEO LOCATED DIRECTLY BEHIND (SOUTH) OF THE JENSEN'S SHOPPING PLAZA CENTER. CASE NO. PP 07-14 WHEREAS, the City Council of the City of Pa{m Desert, Cal'rfornia, did on the 8th day of May, 2008, hold a duly noticed public hearing to consider the request by the BILL LANG/COMMERCE REALITY, for approval of the above noted; and WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 1 St day of April, 2008, hold a duly noticed public hearing to consider the said request, and by its Resolution No. 2472 recommended approval of PP 07-14; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality AcY', Resolution No. 06-78, in that the Director of Community Development has determined that the project is a Class 3 Categorical Exemption per Section 15303 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA) and no further environmental review is necessary; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find the following facts and reasons to exist to justify approval of said request that: 1. In accordance with Municipal Code Section 25.73 Precise Plan, the City Council finds that if the proposed precise plan would substantially depreciate property values in the vicinity or would unreasonably interfere with the use or enjoyment of property in the viciniry by the occupants thereof for lawful purposes or would endanger the public peace, health, safety or general welfare, such plan shall be rejected or shall be so modified or conditioned before adoption as to remove said objections. The proposed plan, as designed, rather than degrade the vicinity would upgrade and renew the weary facades on the Hwy 111 corridor, unify architecturally the EI Paseo and Hwy 111 buildings, promote marketability to RESOLUTION NO. 08-30 existing and new tenants and remain consistent with the highest visual quality expectations for the EI Paseo shopping district. In addition the project proposes to improve accessibility by conforming to the latest handicap access standards, and proposes to provide a bus turn out and new landscaping. Finally, parking to address proposed improvements as well as respond to the requirements of the existing shops is satisfied. An additional 2 net parking spaces have been provided. 2. In addition to the foregoing grounds of rejection, the City Council may also consider and take into account the exterior architectural design, general exterior appearances, landscape, color, texture of surface materials and exterior construction, shape and bulk and other physical characteristics including location and type of public utiliry facilities, and if it is found that the proposed precise plan of design, including the considerations enumerated in this chapter would interfere with the orderly development in the vicinity of the precise plan area, or with the existing or proposed use thereof, such precise plan of design shall be rejected or shall be so modified or conditioned before approval as to remove the objections. The proposed architectural style is iterated to convey a rich mixture of individual storefronts and has been specified with maximum attention to detailing of the architectural language in such a manner as to provide a lasting positive contribution to the built environment. Where an approval to exceed the 30 foot height limit is required, the architectural elements enhance the street presence. The proposed materials and forms will render and updated appearance. 3. The proposed Precise Plan complies with each of the applicable provisions of the zoning ordinance and is consistent with the City's General Plan. 4. The proposed project will not be detrimental to the public health, safety or general welfare, or materially injurious to properties or improvements in the vicinity. 5. The proposed project will be an improvement and is consistent with the surrounding uses and complies with the goals, objectives and policies of the City's General Plan. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Pafm Desert, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case. 2. That it does hereby approve Precise Plan 07-14, subject to conditions attached. 2 RESOLUTION NO. 08-30 PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this Sth day of May, 2008, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JEAN BENSON, Mayor ATTEST: RACHELLE KLASSEN, City Clerk Palm Desert City Council 3 RESOLUTION NO. 08-30 CONDITIONS OF APPROVAL CASE NO. PP 07-14 Deaartment of Communitv Develoament: 1. The development of the property shall conform substantially with exhibits on file with the Department of Communiry Development, as modified by the following conditions. 2. Construction of said project shall commence within one (1) year from the date of final approval unless an extension of time is granted, otherwise said approval shall become null, void and of no effect whatsoever. 3. Prior to issuance of a building permit for construction of any use contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Coachella Valley Water District Palm Desert Architectural Commission City Fire Marshal Public Works Department Evidence of said permit or clearance from the above agencies shall be presented to the department of building and safety at the time of issuance of a building permit for the use contemplated herewith. 4. Applicant agrees to maintain the landscaping required to be installed pursuant to these conditions. Applicant will enter into an agreement to maintain said landscaping for the life of the project, which agreement shall be notarized and which agreement shall be recorded. It is the specific intent of the parties that this condition and agreement run with the land and bind successors and assigns. The final landscape plan shall include a long-term maintenance program specifying among other matters appropriate watering times, fertilization and pruning for various times of the year for the specific materials to be planted, as well as periodic replacement of materials. All to be consistent with the Property Maintenance Ordinance (Ordinance No. 801) and the approved landscape plan. 5. The project shall be subject to all applicable fees at time of issuance of building permits including, but not limited to, Art in Public Places, Fringe-Toed Lizard, TUMF, School Mitigation and Housing Mitigation fees. 6. A detailed parking lot and building lighting plan shall be submitted to staff for approval, subject to applicable lighting standards, plan to be prepared by a qualified lighting engineer. 7. The project is subject to the Art in Public Places program per Palm Desert Municipal Code Chapter 4.10. 4 RESOLUTION NO. �x-�p 8. All conditions of approval shall be recorded with the Riverside County Clerk's office before any building permits are issued. Evidence of recordation shall be submitted to the Department of Communiry DevelopmenbPlanning. Department of Public Works: GENERAL REQUIREMENTS 1. All landscape maintenance shall be performed by the property owner who shall maintain the landscaping per the City approved landscape document package for the life of the project, consistent with the Property Maintenance Ordinance (Ord. 801). 2. A complete preliminary soils investigation, conducted by a registered soils engineer, shall be submitted to, and approved by, the Department of Public Works prior to the issuance of a grading permit. BONDS AND FEES 3. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55, shall be paid prior to issuance of grading permit. 4. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF)which shall be due at the time of building permit issuance. 5. A standard inspection fee shall be paid prior to issuance of grading permits. DESIGN REQUIREMENTS 6. Complete grading and improvement plans and specifications on electronic files shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits for areas of new construction. 7. Any and all offsite improvements shall be preceded by the approval of plans and the issuance of valid encroachment permits by the Department of Public Works. 8. Pad elevations are subject to review and modification in accordance with Chapter 26 of the Palm Desert Municipal Code. 9. Landscape installation shall be drought tolerant in nature and in accordance with the City's Water Efficient Landscape Ordinance (24.04). 10. Landscape, grading, and utility plans shall be submitted for review concurrently. 11. Full public improvements, as required by Section 26 of the Palm Desert Municipal Code, shall be installed in accordance with applicable Ciry standards including: • Construction of bus bay/deceleration lane on Hwy. 111 which shall be 10' in width to allow for increased landscaping. • Construction of 5' wide sidewalk west of Hwy. 111 entrance and 6' wide sidewalk east of entrance-decreasing in width adjacent to palm trees and drainage facility. • Rights-of-way necessary for the installation of the above referenced 5 RESOLUTION NO. os-�o improvements shall be reviewed by the city prior to the issuance of any permits associated with this project. CONSTRUCTION REQUIREMENTS 12. All public and private improvements shall be inspected by Public Works and a standard inspection fee shall be paid prior to issuance of grading permits. No occupancy permit shall be granted until public improvements have been completed. 13. Applicant shall comply with provisions of Palm Desert Municipal Code Section 24.12, Fugitive Dust Control as well as Section 24.20, Storm water Management and Discharge Control. 14. Prior to the start of construction, the applicant shall submit satisfactory evidence to the Director of Public Works of intended compliance with the National Pollutant Discharge Elimination System (NPDES) General Construction Permit for storm water discharges associated with construction. Developer must contact Riverside County Flood Control District for informational materials. SPECIAL CONDITIONS 15. Project shall not block off the parking space of the neighboring property to the west unless proof of an agreement is furnished to the City. 16. Relocation and necessity of any new handicap parking shall be determined by the Building and Safety Department. No on-street handicap parking on EI Paseo will be allowed to serve this project. Buildinq & Safetv Department: 1. Project must conform to the current State of California Codes adopted at the time of plan check submittal. The following are the codes enforced at this time: 2007 CALIFORNIA BUILDING CODE (Based on 2006 IBC) 2007 CALIFORNIA MECHANICAL CODE (Based on 2006 UMC) 2007 CALIFORNIA PLUMBING CODE (Based on 2006 UPC) 2007 CALIFORNIA ELECTRICAL CODE (Based on 2005 NEC) 2007 CALIFORNIA ENERGY CODE 2007 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE 2007 CALIFORNIA FIRE CODE 2. An approved automatic fire sprinkler system shall be installed in every building (except R3 occupancies) where the total accumulation of gross floor area is 3000 square feet or more. (Reference City of Palm Desert Ordinance 1054� 3. Compliance with Ordinance 1124, Local Energy Efficiency Standards. The requirements are more restrictive than the 2005 California Energy Standards. Please obtain a copy of the Ordinance for further information. 6 RESOLUTION NO. 08-30 4. A disabled access is required to be submitted to the Dept of Building and Safety for plan review of the site accessibility requirements as per 2001 CBC Chapter 11 B and Chapter 10. 5. All exits must provide an accessible path of travel to the public way. (CBC 1006.1 & 11276.1) 6. Detectable warnings shall be provided where required per CBC 11336.8 and 1127B.5(8). The designer is also required to meet all ADA requirements. Where an ADA requirement is more restrictive than the State of California, the ADA requirement shall supercede the State requirement. 7. All contractors and subcontractors shalf have a current City of Palm Desert Business License prior to permit issuance per Palm desert Municipal Code, Title 5. 8. All contractors and/or owner-builders must submit a valid Certificate of Worker's Compensation Insurance coverage prior to the issuance of a building permit per California Labor Code, Section 3700. 9. Address numerals shall comply with Palm Desert Ordinance No. 1006 (Palm Desert Municipal Code 15.04.110 through 15.04.160). Compliance with Ordinance 1006 regarding street address location, dimension, stroke of line, distance from street, height from grade, height from street, etc. shall be shown on all architectural building elevations in detail. Any possible obstructions, shadows, lighting, landscaping, backgrounds or other reasons that may render the building address unreadable shall be addressed during the plan review process. You may request a copy of Ordinance 1006 from the Department of Building and Safety counter staff. 10. Please contact Debbie Le Blanc, Land Management Specialist, at the Department of Building and Safety (760-776-6420) regarding the addressing of all buildings and/or suites Riverside Countv Fire Department: 1. With respect to the conditions of approval regarding the above referenced project, the fire department recommends the following fire protection measures be provided in accordance with City Municipal Code, NFPA, CFC, and CBC or any recognized Fire Protection Standards: The Fire Department is required to set a minimum fire flow for the remodel or construction of all buildings per UFC article 87. 2. A fire flow of 1500 gpm for a 1-hour duration at 20 psi residual pressure must be available before any combustible material is placed on the job site. 3. Provide or show there exists a water system capable of providing a gpm flow of 3000 gpm for commercial buildings. 7 RESOLUTION NO. og-3o 4. The required flow shall be available from a wet barrel Super Hydrant (s) 4" x 2 '/z "x 2'h", located not less than 25' nor more than 150' from any portion of a commercial building measured via vehicular travel-way. 5. Water Plans must be approved by the Fire Marshal and include verification that the water system will produce the required fire flow. 6. Install a complete NFPA 13 fire sprinkler system. This applies to all buildings with a 3000 square foot total cumulative floor area. The Fire Marshal shall approve the locations of all post indicator valves and fire department connections. All valves and connections shall not be less than 25' from the building and within 50' of an approved hydrant. Exempted are one and two family dwellings. 7. All valves controlling the water supply for automatic sprinkler systems and Water- flow switches shall be monitored and alarmed per CBC Chapter 9. 8. Install a fire alarm system as required by the UBC Chapter 3. 9. Install portable fire extinguishers per MFPA 10, but not less than one 2A106C extinguisher per 3000 square feet and not over 75' walking distance. A "K" type fire extinguisher is required in all commercial kitchens. 10. Install a Hood/Duct automatic fire e�inguishing system per NFPA 96 in all public and private cooking operations except single family residential use. 11. All building shall be accessible by an all-weather roadway e�ending to within 150' of all portions of the exterior walls of the first story. The roadway shall not be less than 24' of unobstructed width and 13' 6" of vertical clearance. Where parallel parking is required on both sides of the street, the roadway must be 36' wide and 32' wide with parking on one side. Dead-end roads in excess of 150' shall be provided with a minimum 45' radius turn-around 55' in industrial developments. 12. All buildings shall have illuminated addresses of a size approved by the city. 13. Provide fire riser access across front exterior of building. 14. Fire Department radius shall be not less than 31' inside and 52' outside. 15. These buildings require full fire alarm systems. 16. Add three (3) Fire hydrants to service front of Jensen's Market. 17. New building shall be fully sprinklered. 18. Existing buildings may be progressed with sprinklers. 19. Provide letter and date of completion of sprinkler system. 8 RESOLUTION NO. �x-�n 20. Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months. Coachella Vallev Water District: 1. Plans for grading, landscaping, and irrigation systems shall be submitted to the District for review to ensure efficient water management. 9 � ( � � MINUTES PALM DESERT PLANNING COMMISSION APRIL 1. 2008 Action It was moved by Commissioner Campbell, seconded by Commissioner Tanner, adopting the findings as presented by staff. Chairperson Tschopp concurred with the other Commissioners and thought the setback would override the height from Mountain View Villas. There really wasn't anything looking out that way and wasn't blocking any view there. He also liked the way the traffic had been engineered and didn't think there would be a problem. He called for the vote. Motion carried 5-0. It was moved by Commissioner Campbell, seconded by Commissioner Tanner, adopting Planning Commission Resolution No. 2471 recommending to City Council approval of Case Nos. GPA 07-02, C/Z 07-01, PP 07-09 and CUP 07-10, subject to conditions. Motion carried 5-0. �� C. Case No. PP 07-14 - BILL LANG, Applicant Request for recommendation to the City Council for the approval of a Precise Plan amendment for an extensive remodel and minor addition to an existing 76,195 square foot retail center on a 5.15-acre site bounded by Highway 111, Larkspur Lane and EI Paseo. The remodel includes three architectural elements 40 feet in height. The project would include the following addresses: 73-547 to 73-613 Highway 111, 45-051 Larkspur Lane, and 73-540 to 73-580 EI Paseo. Facade remodeling would include the following existing buildings: Jensen's Market and adjacent shops facing Highway 111, Three Dog Bakery facing Larkspur Lane, and various shop tenants in three buildings that face EI Paseo located directly behind (south of) the Jensen's shopping center. Ms. Schrader distributed full-sized renderings and a material samples board. She reviewed the request, noting that the remodel would include three architectural elements 42 feet in height, not 40. She recommended that the Planning Commission approve the facade remodel as proposed. She also noted that it had been brought to her attention that the applicant would like to begin construction in the summer or as soon as they can. Because of the bus lane, there might be an opportunity for them to start construction while they were sti{I waiting for the bus lane to be approved. Staff would work that out with them. She mentioned that because it of it being part of the conditions of approval and asked for any questions. Commissioner Limont said it was her understanding with regard to the 42- foot elevation that Architectural Review Commission (ARC) had renderings 7 � 1 I � MINUTES PALM DESERT PLANNING COMMISSION APRIL 1. 2008 without the caps and asked if that was correct. Ms. Schrader said no and explained that the renderings distributed to the Planning Commission were the same renderings shown to ARC. There was discussion of the possibility of them not being there, but there was never a presentation made without the cupolas. There were no other questions. Chairperson Tschopp o e�ned_ the public hearing and asked the appiicant to address the Commission. MR. BILL LANG, 11602 Penskin Way in North Tustin, stated that they were very excited about this project. They've owned the Jensen's Center since it was a Market Basket in 1963. They thought this was a valuable asset, not only to them, but to the city of Palm Desert. He felt the .fensen's Center was an icon and has been town center for a number of years when it was a{most the only shopping center in the area. They wanted to give it the appropriate attention that it deserves, the opportunities that exist there on EI Paseo, and to improve their facade on E) Paseo which is directly across the street from The Gardens and the future development proposed on that street. They felt this redevelopment was necessary in order for them to remain competitive and to attract the kind of tenants they want to have there on EI Paseo. He asked that the Planning Commission to approve their project. Commissioner Campbefl asked if there would be a truss element on Larkspur to unite the Three Dog Bakery with the tobacco shop. Mr. Lang said yes. Commissioner Campbell asked what else would be done and if they would be callir►g that an alleyway for loading or unloading. She also asked if that area would be cleaned up. Mr. Lang said yes, they've actually been doing little things now to try and clean it up. They recognized that it is a highly visible area. Commissioner Campbell said concurred, especially for Cafe Des Beaux-Arts with customers sitting there on Larkspu� looking down on trash and asked again if that area would be cleaned up. Mr. Lang said yes and indicated they were doing things to disguise the back of Jensen's. The architectural elements were going across the way there. They were just starting to put in Z Pizza and they were putting signage on the back to make it look more like a retail area, not 8 � (� ( :� MINUTES PALM DESERT PLANNING C4MMISSION APRIL 1, 2008 the back of a store, and they'd already begun to do that. So yes, it would be. Looking at the plan, he said there was even a different element on the ground; it wasn't just pavement, it was some type of stamped concrete or some treatment that would improve the look of that. The idea was to attract people off of EI Paseo to come down into the Jensen's Marketplace. Commissioner Campbell asked if the public would be able to enter that area and drive all the way around behind the buildings. Mr. Lang said that was correct. Commissioner Limont asked if the gas station was staying. Mr. Lang said yes. Commissioner Limont asked for and received clarification regarding the existing access points into the project from Highway 111 and Larkspur and it was stated that those would remain. Commissioner Tanner asked how much demolition Ef Paseo would be exposed to and for what the length of time. He used the tobacco shop as an example. He noted that there was a brand new facade going on EI Paseo west from the tobacco shop. He asked how much time, how much demolition, and how much loss of use there would be for the tenants in those buildings. Mr. Lang said for the tobacco shop, they've already talked with them and they were going to temporarily locate them within the center on EI Paseo while building a cupola above them, and all of that would be appropriately hidden. ThaYs the only interruption of a tenant that they anticipated. The other elements could be done while the tenants remained and they would bui{d tunnels and those kinds of things. Commissioner Tanner asked for confirmation that there wouJd be no interior demolition of the tobacco shop, just the exterior. Mr. Lang said there would be some. The tobacco shop was the key element to the whole project. IYs right across the street from Tommy Bahamas, iYs where they would spend the most time developing that architectural detail, so they would have to remove the roof from there in order to put the element on. Commissioner Tanner asked if the tobacco shop would be two-stories. 9 1 (" � . MINUTES PALM DESERT PLANNiNG COMMISSION APRIL 1. 2008 Mr. Lang said no, it would remain one-story. Commissioner Schmidt asked about control of the service station property. Mr. Lang explained that Exxon-Mobil has a lease. Commissioner Schmidt asked if they were going to try and incorporate it. The current request was for almost the entire block and that was going to stick out like a sore thumb. Mr. Lang stated that they desperately tried to talk with them. Exxon- Mobil has five years left on their lease; they had an option and they exercised their option, which was their right. Mr. Lang said it was his intention to redevelop that site at the end of that five-year term and not to refease it to Exxon-Mobil. Commissioner Schmidt asked if there coufd be some kind of landscaping incorporated that might help. She felt this would be an amazing project and then suddenly there sat Exxon. Mr. Lang explained that for the five years they wouldn't have control of it and couldn't make Exxon-Mobil do anything. He didn't know if there was something the City could do to encourage them to improve it, but there was nothing he personally could do. They control the site for the next four and a half years. Commissioner Schmidt asked about the total duration of the construction. Mr. Lang said he would be telling everyone they had to get it done in three months. He would let their architect, Keith Palmer, talk about the scheduling. MR. KEITH PALMER, Bryant Palmer Soto Architects, 2601 Airport Drive in Torrance, Califomia, stated that as far as construction goes, this would normally be about a six-month construction period for any other location. In this case, they were going to try to do it over the summer months and try to complete it in an astounding four months, which was part of the reason they were concemed about the scheduling of the permitting, particula�ly relative to the bus lane. It was critical to the tenants that they try to do all this construction du�ing their slow time of business, rather than their busy time. He said they submitted their application in early November of last year and were finally going before the Planning Commission with the project and 10 , � � , MINUTES PALM DESERT PLANNING COMMISSION APRIL 1. 2008 they were quickly losing some va{uable schedule time for building this summer. It's a goal of theirs, but was a chaNenge. Chairperson Tschopp asked about the height of the Tommy Bahamas tower element across the street. Mr. Bagato replied that it was 42 feet and pointed out that they were a little higher because of the grade. Mr. Lang said one of the reasons they brought the height up to 42 was because of the height of The Gardens and the grade elevation difference. Chairperson Tschopp thanked him. There were no other questions. Chairperson Tschopp asked if anyone wished to speak in FAVOR or OPPOSITION. There was no one and Chairperson Tschopp closed the public hearing and asked the Commission for comments. Commissioner Limont thought it was a beautiful project, well laid out, and obviously with EI Paseo being remodeled, this needed to be done. Her concern was height. To the north there really wasn't a view. Views in Palm Desert tend to be to the south and the mountains are beautifuf. Her concern for EI Paseo has always been that it will lose its uniqueness if it's cemented in. That didn't mean that the buildings weren't beautiful or that the architectural renderings didn't deserve merit, it was just that our signature tends to be our mountains for a number of people. While she was extremely . positive on moving forward with this, she was not in favor of the height at 42 feet. She understood what the applicant was saying as far as trying to measure up to The Gardens, but that has always been her concem. She wasn't sure how she was going to vote at this point, but it was a beautiful pro}ect except for the height. Commissioner Campbell also thought it was a beautiful project. She has been in business on EI Paseo in retail for 20 years and when her girifriend opened Upper Cn.ist Cooking Company, she worked there. She didn't have any problem with the height because it was down grade from The Gardens, and hoped the building improvements would also encourage a new tenant for the empty restaurant space, which has been bad for EI Paseo. She reiterated that it was a beautiful project and hoped they could get started this summer right away and have it done as soon as possible. She moved for approval. Action: It was moved by Commissioner Campbell, seconded by Commissioner Tanner, adopting the findings as presented by staff. 11 1 ( ( �. . MINUTES PALM DESERT PLANNING COMMISSION APRIL 1. 2008 Commissioner Tanner also hoped they would hurry up and get it done. He said it was something that EI Paseo was heading toward and he didn't have a problem with the tower. His concern was if the entire project was 42 feet. He liked the undulation and thought it would bring attention to the north side of EI Paseo just like they have the attention on the south side. He wished them good luck. Commissioner Schmidt commented that it was a beautiful project and was � sure they had worked hard on it. She agreed with Commissioner Limont always regarding height. She wished that they could lose a few of them, but as a designer, she looked and saw the balance and the need. They either have to have none or all. She said she would make an exception in this case mainly because the primary building heights were lower and that was very smart. She wished them well and hoped the project went well and that they could convince E�ocon to plant a few trees. Chairperson Tschopp thought it was a good project and long overdue. He hoped they would get it done early. It would help that area immensely. As far as the tower elements, he didn't have any problem. They do want to protect view corridors, but there was nothing to protect here. The development to the immediate north was part of this development and on Highway 111 more commercial buifdings. There wouldn't be any view impediment here and it does set the project off, so he thought it was great they were doing this and it would improve the area. He called for the vote. Motion carried 4-1 (Commissioner Limont voted no). It was moved by Commissioner Campbell, seconded by Commissioner Tanner, adopting Planning Commission Resolution No. 2472 recommending to City Council approva{ of Case No. PP 07-14, subject to conditions. Motion carried 4-1 (Commissioner Limont voted no). 1X. MISCELLANEOUS None. X. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES No report. 12 . ( � CITY Of PNI �I D � S � RT 1 73-5�0 FRED WARII3G DR1VE PALM DESERT, CALIFORNIA 92260-2518 � TEt: 760 346—obu IFnx: 76o 34i-7oq8 i n Fo�pal m-deser c.o rg PLANNING COMMISSION MEETING NOTICE OF ACTION Date: Aprif 7, 2008 Bill Lang Keith Palmer, AIA Commerce Realty Bryant Palmer Soto 149 Palos Verde Boulevard, Suite E 2601 Airport Drive Redondo Beach, California 90277 Torrance, California 90505 Re: PP 07-14 73-547 to 73-613 Highway 1 1 1 , 45-051 Larkspur Lane and 73-540 to 73-580 EI Paseo The Planning Commission of the City of Paim Desert has considered your request and taken the following action at its regular meeting of April 1, 2008: PLANNING COMMISSION RECOMMENDED TO CITY COUNCIL APPROVAL OF CASE NO. PP 07-14 BY ADOPTION OF PLANNING COMMISSION RESOLUTION NO. 2472, SUBJECT TO CONDITIONS. MOTION CARRIED 4-1 (COMMISSIONER LIMONT VOTED NO). Any appeal of the above action may be made in writing to the City Clerk, City of Palm Desert, within fifteen (15) days of the date of the decision. �_ Lauri Aylaian, Secretary Palm Desert Planning Commission /tm cc: Coachella Valley Water District Public Works Department Building & Safety Department Fire Marshal ��nnm a�tnnto rw� .- i ( PLANNING COMMISSION RESOLUTION NO. 24T2 A RESOLUT{ON OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING TO THE CfTY COUNCIL APPROVAL OF A PRECISE PLAN AMENDMENT FOR AN EXTENSIVE REMODEL AND MINOR ADDITION TO AN EXISTING 76,195 SQUARE FOOT RETAIL CENTER ON A 5.15-ACRE SITE BOUNDED BY HIGHWAY 111, LARKSPUR LANE AND EL PASEO. THE REMODEL INCLUDES THREE ARCHITECTURAL ELEMENTS 42 FEET IN HEIGHT. THE PROJECT WOULD INCLUDE THE FOLLOWING ADDRESSES: 73-547- 73-613 HWY 111, 45051 LARKSPUR LANE, AND 73540- 73580 EL PASEO. FA�ADE REMODELING WOULD lNCLUDE THE FOLLOWING EXISTING BUILDINGS: JENSEN'S MARKET AND ADJACENT SHOPS FACING HIGHWAY 111, THREE DOG BAKERY FACING IARKSPUR LANE, AND VARIOUS SHOP TENANTS IN 3 BUILDINGS THAT FACE EL PASEO LOCATED DIRECTLY BEHIND (SOUTH) OF THE JENSEN'S SHOPPING PLAZA CENTER. CASE NO. PP 07-14 WHEREAS, the Planning Commission of the City of Palm Desert, Califomia, did on the 15t day of April, 2008, hold a duly noticed public hearing to consider the request by the B1LL LANG/COMMERCE REALITY, for approval of the above noted; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the Califomia Environmental Quality Act", Resolution No. 06-78, in that the Director of Community Development has determined that the project is a Class 3 Categorical Exemption per Section 15303 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA) and no further environmentaf review is necessary; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to justify approval of said request that: 1. !n accordance with Municipal Code Section 25.73 Precise Plan, the Planning Commission finds that if the proposed precise plan would substantially depreciate property values in the vicinity or would unreasonably interfere with the use or enjoyment of property in the vicinity by the occupants thereof for lawful purposes or would endanger the public peace, hea{th, safety or general we{fare, such plan shall be rejected or shall be so modified or conditioned before adoption as to remove said objections. The proposed plan, as designed, rather than degrade the vicinity would upgrade and renew the weary facades on the Hwy 111 corridor, unify architecturally the EI Paseo and Hwy 111 buildings, promote marketability to existing and new tenants and remain consistent with the highest visuai quality expectations for the EI Paseo shopping district. In addition the project ., ( ( PLANNING COMMISSION RESOLUTION NO. 2472 PASSED� APPROVED AND ADOPTED at a regular meeting of the Palm Desert . Planning Commission, held on this 1st day of April, 2008, by the foliowing vote, to wit: AYES: CAMPBELL, SCHMIDT, TANNER, TSCHt3PP NOES: LIMONT ABSENT: NONE ABSTAtN: NONE � 1D E. CHOPP, Chairperso ATTEST: LAURI AYLAIAN, Secxetary Palm Desert Planning Commission 3 . � ( PLANNING COMMISSION RESOLUTION NO. 2472 8. All conditions of approval shall be recorded with the Riverside County C�erk's office before any building permits are issued. Evidence of recordation shall be submitted to the Department of Community DevelopmenUPlanning. Deoartment of Public Works: GENERAL REQUIREMENTS 1. All landscape maintenance shall be performed by the property owner who shall maintain the landscaping per the City approved landscape document package for the life of the project, consistent with the Property Maintenance Ordinance (Ord. 801). 2. A complete preliminary soils investigation, conducted by a registered soils engineer, shalf be submitted to, and approved by, the Department of Public Works prior to the issuance of a grading permit. BONDS AND FEES 3. Signalization fees, in accordance with Ciry of Palm Desert Resolution Nos. 79-17 and 79-55, shall be paid prior to issuance of grading permit. 4. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF) which shall be due at the time of building permit issuance. 5. A standard inspection fee shall be paid prior to issuance of grading permits. DESIGN REQUIREMENTS 6. Complete grading and improvement plans and specifications on electronic files shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits for areas of new construction. 7. Any and all offsite improvements shall be preceded by the approval of plans and the issuance of valid encroachment permits by the Department of Public Works. 8. Pad elevations are subject to review and modification in accordance with Chapter 26 of the Palm Desert Municipal Code. 9. Landscape installation shall be drought toferant in nature and in accordance with the City's Water Efficient Landscape Ordinance (24.04). 10. Landscape, grading, and utility plans shaN be submitted for review concurrently. 11. Full public improvements* as required by Section 26 of the Palm Desert Municipal Code, shall be installed in accordance with applicable City standards including: - Construction of bus bay/deceleration lane on Hwy. 111 which shall �e 10' in width to allow for increased landscaping. 5 .� � � PLANNING COMMISSI�N RESOLUTION NO. 2472 2. An approved automatic fire sprinkler system shall be installed in every building (except R3 occupancies) where the total accumulation of gross floor area is 3000 square feet or more. (Reference City of Palm Desert Ordinance 1054) 3. Compliance with Ordinance 1124, Local Energy Efficiency Standards. The requirements are more restrictive than the 2005 California Energy Standards. Please obtain a copy of the Ordinance for further information. 4. A disabled access is required to be submitted to the Dept of Building and Safety for plan review of the site accessibility requirements as per 2001 CBC Chapter 11 B and Chapter 10. 5. All exits must provide an accessible path of travel to the public way. (CBC 1006.1 8 1127B.1) 6. Detectable wamings shall be provided where required per CBC 1133B.8 and 1127B.5(8). The designer is also required to meet all ADA requirements. Where an ADA requirement is more restrictive than the State of California, the ADA requirement shall supercede the State requirement. 7. All contractors and subcontractors shall have a current City of Palm Desert Business License prior to permit issuance per Palm desert Municipal Code, Title 5. 8. All contractors and/or owner-builders must submit a valid Certificate of Worker's Compensation Insurance coverage prior to the issuance of a building permit per Califomia Labor Code, Section 3700. 9. Address numerals shall comply with Palm Desert Ordinance No. 1006 (Palm Desert Municipal Code 15.04.110 through 15.04.160). Compliance with Ordinance 1006 regarding street address location, dimension, stroke of line, distance from street, height from grade, height from street, etc. shall be shown on all architectural building elevations in detail. Any possible obstructions, shadows, lighting, landscaping, backgrounds or other reasons that may render the building address unreadable shall be addressed during the plan review process. You may request a copy of Ordinance 1006 from the Department of Building and Safety counter staff. 10. Please contact Debbie Le Blanc, Land Management Specialist, at the Department of Building and Safety (760-776-6420) regarding the addressing of all buildings and/or suites Riverside Countv Fire Deaartment: 1. With respect to the conditions of approval regarding the above referenced project, the fire department recommends the following fire protection measures be provided in accordance with City Municipal Code, NFPA, CFC, and CBC or any recognized Fire Protection Standards: 7 c r PLANNING COMMISSIUN RESOLUTION NO. 2472 ( 16. Add three (3) Fire hydrants to service front of Jensen's Market. 17. New building shall be fully sprinklered. 18. Existing buitdings may be progressed with sprinklers. 19. Provide letter and date of completion of sprinkler system. 20. Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months. Coachella Vallev Water District: 1. Plans for grading, landscaping, and irrigation systems shall be submitted to the District for review to ensure efficient water management. // 9 � ( � � ' CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT PLANNING COMMiSS10N STAFF REPORT REQUEST: Recommendation to the City Council of Palm Desert for the approval of a Precise Plan amendment for an extensive remodel and minor addition to an existing 76,195 square foot retail center on a 5.15- acre site bounded by Highway 111, Larkspur Lane and EI Paseo. The remodel includes three architectural elements forty feet in height. The project would include the following addresses: 73-547 to 73-613 Highway 111, 45-051 Larkspur Lane, and 73-540 to 73- 580 EI Paseo. Fa�ade remodeling would include the following existing buildings: Jensen's Market and adjacent shops facing Highway 111, Three Dog Bakery facing Larkspur Lane, and various shop tenants in three buildings that face EI Paseo located directly behind (south} of the Jensen's shopping center. SUBMITTED BY: Renee Schrader, Associate Planner APPLICANT: Bill Lang ARCHITECT: Keith Palmer, AIA Commerce Realty Bryant Palmer Soto 149 Palos Verde Blvd. Ste E 2601 Airport Drive Redondo Beach, CA 90277 Torrance,CA 90505 CASE NO: PP 07-14 DATE: April 1, 2008 I. EXECUTIVE SUMMARY: Approval of a Precise Plan amendment would allow the Planning Commission to recommend to the City Council approval of the design features of a comprehensive fa�ade remodel with new forms and materials proposed to upgrade and update the Jensen's "Marketplace" along the City's Highway 111 visual corridor, a building fa�ade facing Larkspur Lane, and numerous shops along EI Paseo. Approval of the project would increase the existing 76,195 square footage of building footprints by 7,OQ0 square feet to a total of 83,195 square foot In addition, approval of the project request would specifically allow (1) a new building to abut existing shops on EI Paseo, (2) parking lot re-striping to increase parking and planters for shade trees, (3) upgrades to meet the new ADA standards, and finally (4) provide a new bus stop lane and landscaping along the Highway 111 visual corridor. The design details and comprehensive visual impacts of the project were approved by the Architectural Review Commission at its meeting of February 26, 2008. Staff Report ( � + Case No. PP 07-14 April 1, 2008 Page 2 of 7 II. BACKGROUND: A. Property Description: The existing architectural character of property consists of two distinctly different components. The "EI Paseo Piaza" portion consists of three low- profile retail buiidings facing EI Paseo that were built in the 1980's at the encouragement of the City to continue the EI Paseo shopping district, while screening the previously exposed rear service areas of the "Marketplace" (Jensen's and other shops facing Highway 111). The existing "Marketplace" can be characterized as a conventional neighborhood shopping center built in the 1960's (anchored by Jensen's) facing Highway 111 that was last remodeled in the 1980's. The existing gas station on the corner of Larkspur and Highway 111 has recently exercised a five-year lease extension and is not a part of this project at this time. B. Zoning and General Plan Designation: Zone: C-1lSP General Commercial/Scenic Preservation General Plan: C-C Community Commercial C. Adjacent Zoning and Land Use: North: C-1 General Commercial restaurantlretail South: C-1 General Commercial restaurandretaiVoffices East: C-1 General Commercial restaurandretaiVoffices West: C-1 General Commercial restaurant/retail/offices III. PROJECT DESCRIPTION: Proposed improvements include complete fa�ade remodeling of the existing buildings, a complete remodel of the existing parking areas with the proposed additional floor area of 7,000 square feet of infill shop space along the EI Paseo frontage for a contiguous "boutique" street front and an overall enhancement of the EI Paseo Shopping District. A. Site Plan: The location and configuration of the existing building footprint areas are not proposed to change. The site plan proposes a new 5,000 square-foot retail space on the EI Paseo side that would be constructed over an existing small parking lot between the properties. A pedestrian path would render access to parking proposed in the rear that includes handicap spaces. G:\Planning\Renee Schrader\Planing Case FileSWP 07-t4 EI Paseo Plaza 8 MarkatplaceWlanning commission 4-1W-1 PC StaH Report amendetl.doc { !.. 1 , Staff Report Case No. PP 07-14 April 1, 2008 Page 3 of 7 Proposed pedestrian access also allows accessibility from EI Paseo to the Jensen's"Marketplace„ consistent with existing conditions. Along the EI Paseo fa�ades, the open areas between the buildings will become small 900 square-foot tenant spaces. An additional expansion of 200 square feet and the construction of a new 5,000 square-foot tenant space would occur at the west end creating a total of 7,000 new square feet of retail on EI Paseo. A metal truss is proposed over the Larkspur alley entrance behind buildings E, F and D on the Jensen's side. This truss would unify the project as one with the EI Paseo Plaza remodel and invite pedestrians towards the shops on the Highway 111 side. Currently, a dry cleaner tenant operates in a space that fronts a walkway between the two main buildings on the Jensen's market side; and whose shop-front is not readily visible. To create greater visual interest, this area would be unified with an architectural arch providing an opportunity for signage. The emergency access on the site plan has been approved by the Fire Department and it has been determined that there is sufficient circulation to build the new 5,000 square-foot addition despite the removal of access from EI Paseo to the existing parking lot. B. Building Description: Each of the buildings will remain single story, but will be heightened with contemporary Spanish Coloniaf type architectural cupolas and roofs. The proposed infill areas along EI Paseo would also have a heightened appearance that would add interest with architectural elements. Additional fa�ade enhancement through material unification and form articulation is proposed continuously along EI Paseo and on the Jensen's market place faces. A truss element will unite the Three Dog Bakery building along the Larkspur fa�ade with the EI Paseo buildings on their Larkspur-facing street fronts. Signage on the Jensen's "Marketplace" side will be more relevant as the monolithic fascias become compartmentalized to the actual tenant spaces that they define. C. Architecture: The proposed architecture aims to bring both the EI Paseo fa�ades and the Highway 111 fa�ades into an increasingly neo-traditional, pedestrian- friendly design vernacular; spoken with articulated interests and enhanced entrances, which more clearly define the current buildings. On the Highway 111 frontage, the update would remove mono-morphic fascias G:�Planning�Aenee Schradet�Planing Case Files\PP 07•14 EI Paseo Plaza R Marketplace�planrnng commission 4-t\4-1 PC Staff fleport amentled.doc l (� . Staff Report Case No. PP 07-14 April 1, 2008 Page 4 of 7 and repetitive �pillars, which currentiy fail to convey any human-scale sensibilities. The proposed architecture is in a Contemporary Mediterranean style, which would be expressed with barrel tile and painted stucco walls. Where additions are being introduced on the EI Paseo side, the roof materials wou{d match existing. A variety of awning shapes are offered in concept, inctuding quarter spheres over entrances where heightened cupolas are proposed. The new architecture brings fa�ades forward to meet the sidewalk and the eye, and would utilize multi-shaped and multi-colored awnings to further accent diverse frontages. Paint would be modulated on walls to provide interest from off-white to almond shades. The proposed remodel develops new consistent roof fa�ade treatments that wiU help to unify the two components (Highway 111 and EI Paseo) of the project, which will be renamed "EI Paseo Plaza and Marketplace". Taller infill buildings and the corner tower at EI Paseo and Larkspur Lane are intended to improve the project's stature within the EI Paseo Shopping District and complement more recent developments on EI Paseo, such as The Gardens, which is located directly across the street. To further enhance the EI Paseo frontage, it is proposed that new sidewalk paving with special plaza treatments in front of the new infill shops would be installed (with the City's cooperation) from the store fronts over the property line and to the street curb wherever possible. A new bus stop bay is proposed on Highway 111 and new landscape will screen the parking lot. The Jensen's parking lot facing Highway 111 will be planted with additional trees. A fresh palette of plant material will be installed along Highway 111. Signage and awning improvements are intended to complement the projecYs new image. Separate submittals will be processed for approvals as future tenants are identified and project details are further developed. tV. ANALYSIS: A. Parking: The parking requirement for the new additions is 28 spaces and the proposed project will provide 30. These have been essentially created due to restriping and to the placement of parking along the building walkways on the "Marketplace" parking lot. ADA-compliant spaces have been added to update the project to today's standards. The project proposes to substantially increase the number of trees in the "Marketplace" parking fot. G:�PlanningWenee SchraderlPlaning Case Files\PP 07•14 EI Pasea Plaza&Marketplace�planning commission A-114-1 PC Staff Report amended.doc ( r . Staff Report Case No. PP 07-14 April 1, 2008 Page 5 of 7 Landscape and pedestrian paving enhancements will help encourage customer circulation from the enhanced parking !ot through retail arcades to the shops fronting on Larkspur Lane and EI Paseo. The existing and proposed parking lot areas are as follows: Sheet PAE-1 Existing Parking Area Exhibit Existing Highway 111 Parking Lot(without gas station parcel) 87,376.8 S.F. 170 Spaces Existing Service Area (Rear&Side) Parking Lot 37.949.3 S.F. 46 Soaces Total Existing 125,326.1 S.F. 216 Spac�s Sheet PAE-2 Proposed Parking Area Exhibit Proposed Highway 111 Parking Lot(without gas station parcel) 83,274.6 S.F. 210 Spaces Proposed Service Area(Rear 8�Side) Parking Lot 33.436.2 S.F. 36 Soaces Total Proposed 116,710.8 S.F. 246 Spaces Net Galn for 7,000 S.F. Addltional Floor Area (28 required) 30 Spaces B. Height: Predominant portions of existing buildings will remain unchanged. In some portions of the proposed remodeling, the height will rise from 25 to 28 feet (30 feet is the building height limit for roofs in the General Commercial zone); however, cupola elements are proposed to be as high as 34 feet in the infill portions and 40 feet on the EI Paseo corners, (Section 25.56.300 allows tower elements to be 55 feet in the C-1 Zone). A 40-foot cupola is proposed to designate the main entry to the Jensen's "Marketplace." The only segments above the 30-foot height limit are architectural elements that occur at the infill portions and EI Paseo corners and at the Jensen's Market entrance. An approval from the City Councif would be required to construct the 40- foot architectural elements. C. Density: While tenant density is not an issue in the EI Paseo Commercial District, visual density and monotony is a negative impact. It should be noted that the proposed upgrades would minimize the existing visual density through the use of mass-balancing produced by added height and bulk differentials. D. Findings of Approval: 1. In accordance with Municipal Code Section 25.73 Precise Plan, the Planning Commission may find that if the proposed precise plan would substantially depreciate property values in the vicinity or G:�PlanningWenee SchraGer�Planinp Case Fi�es�PP 07-1a EI Paseo Piaza 6 Marketplace�planning commission a-1 W-t PC StaH Aeport amentled.doc � �. Staff Report � Case No. PP 07-14 April 1, 2008 Page 6 of 7 would unreasonabfy interfere with the use or enjoyment of property in the vicinity by the occupants thereof for lawful purposes or would endanger the public peace, heaith, safety or general welfare, such plan shali be rejected or shall be so modified or conditioned before adoption as to remove said objections. The proposed plan, as designed, rather than degrade the vicinity would upgrade and renew the weary facades on the Highway 111 corridor, unify architecturally the EI Paseo and Highway 111 buildings, promote marketability to existing and new tenants and remain consistent with the highest visual quality expectations for the EI Paseo shopping district. In . addition the project proposes to improve accessibility by conforming to the latest handicap access standards, and proposes to provide a bus turn out and new landscaping. Finally, parking to address proposed improvements as well as respond to the requirements of the existing shops is satisfied. An additional two net parking spaces have been provided. Accessibility is improved. 2. In addition to the foregoing grounds of rejection, the Planning Commission may also consider and take into account the exterior architectural design, general exterior appearances, landscape, color, texture of surface materials and exterior construction, shape and bulk, and other physical characteristics including location and type of public utility facilities, and if it is found that the proposed precise plan of design, including the considerations enumerated in this chapter would interfere with the orderly development in the vicinity of the precise plan area, or with the existing or proposed use thereof, such precise plan of design shall be rejected or shall be so modified or conditioned before approval as to remove the objections. The proposed architectural sty{e is iterated to convey a rich mixture of individual storefronts and has been specified with maximum attention to detailing of the architectural language in such a manner as to provide a lasting positive contribution to the built environment. Where an approval to exceed the 30-foot height limit is required, the architectural elements enhance the street presence. The proposed materials and forms will render an updated appearance. G:�Plann�ng\Renea Schrader\Planing Case FileslPP 07-14 Ef Paseo Plaza 8,Marketplace�planning oommission 4-t\4-1 PC Staff f7eport amended.doc (� ( , Staff Report Case No. PP 07-14 April 1, 2008 Page 7 of 7 V. ENVIRONMENTAL REVIEW: For purposes of CEQA, the Director of Community Development has determined that the proposed project is a Class 3 Categorical Exemption per Section 15303 (New Construction or Conversion of Small Structures} of the California Environmental Quality Act (CEQA). VI. CONCLUSION: The appearance of every existing building in the project calls for enhancement and upgrade in order to support the City's optimistic goals of attracting the best tenants to the EI Paseo Shopping District. The proposed tenant improvements have been inspired by the successful remodel of the Uppercrust Store and the new Diane's Beachwear Store on the EI Paseo Plaza side of the property. Approval of the fa�ade remodel to the E{ Paseo Plaza and Marketplace would promote a modern, upscale appeal that visitors to the new developments on the EI Paseo corridor could enjoy. VII. RECOMMENDATION: That the Planning Commission adopt the findings and adopt Planning Commission Resolution No. , approving Precise Plan 07-14 for the EI Paseo Plaza and Marketplace, subject to conditions attached. VIII. ATTACHMENTS: A. Draft Resolution B. Legal Notice C. Architectural Review Commission Notice of Action and Minutes D. Exhibits Submitted by: Department Head: . R e Schr r Lauri Aylaia Associate Planner Director of Community Development App I: Homer Croy ACM for Dev I pment Services G:�PlanninpWenee Schrader�Planing Case Files�PP 07-t4 EI Paseo Plaza 8 AAarketplace�planninp oommission 4•1W-1 PC Staft Raport amended.doc �- . �, CIjY OF PNI �I DESERj 73-5�0 FRED WARING DRIVE � PALM DESERT, CALIFORNIA 92260-2578 z'EL: 76o 346—o6�j Fnx: 760 34o—a574 info�polm-descrc.org March 6, 2008 ARCHITECTURAL REVIEW COMMISSION ACTION CASE N�: PP 07-14 APPLICANT (AND ADDRESS): BlLL LANG, COMMERCE REALTY, 149 Pafos Verde Blvd Ste E, Redondo Beach, CA 90277 NATURE OF PROJECT/APPROYAL SOUGHT: Approval of a Precise Plan amendment and architectural review for an extensive remodel and minor addition to an existing 76,393 sq. ft. retail center: EI Paseo Plaza and Marketplace (Jensen's) LOCATiON: 73-547 to 73-613 Highway 111 ZONE: C-1 SP Upon reviewing the plans and presentations submitted by staff and by the applicant, the Architectura{ Review Commission granted approval subject to including bridgeway/archway. Date of Action: February 26, 2008 Vote: Motion carried 4-1-0-1, with Commissioners DeLuna voting NO and Commissioner Vuksic absent. (An appeal of the above action may be made in writing to the City Clerk of the City of Palm Desert within fifteen (15) days of the date of the decision. Any amendments to this approved plan would need to be re-submitted to Commission for approval.) STAFF COMMENTS: It is your responsibility to submit the plans approved by the Architectural Review Commission to the Department of Building and Safety. CONTINUED CASES: In order to be placed on the next meeting's agenda, new or revised plans must be submitted no later than 9:00 a.m. the Monday eight days prior to the next meeting. ��j n�ro a nnmo rux �. �ARCHITECTURAL R��iEW COMMISSfON � MINUTES FEBRUARY 26, 2008 2. CASE NO: PP 07-14 APPLICANT (AND ADDRESS): BILL LANG, COMMERCE REALTY, 149 Palos Verde Bivd Ste E, Redondo Beach, CA 90277 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of a Precise Plan amendment and architectural review for an extensive remodel and minor addition to an existing 76,393 sq. ft. retaii center: El Paseo Plaza and Marketplace (Jensen's) LOCATION: 73-547 to 73-613 Highway 111 ZONE: C-1 SP Ms. Schrader presented the project and summarized the staff report. She stated that this request is for a Precise Plan amendment for an extensive remodel and minor addition to an existing 76,393 sq. ft. retail center on a 5.15 acre site bounded by Highway 111, Larkspur Lane and EI Paseo with an addition of 7,000 square feet of a new building that would face EI Paseo. Fa�ade remodeling would include the following existing buildings: Jensen's Market and adjacent shops facing Highway 111, Three Dog Bakery facing Larkspur Lane, and various shop tenants in three buildings that face EI Paseo located directly behind (south} of the Jensen's shopping plaza center. On the EI Paseo side there is some infill going on where right now there are empty spaces, which are like vacant courtyards that are not really functional and they are proposing to �If them with retail. The parking is about four spaces over what is required. It would be restriped and bring parking all the way up to actual buildings along the Jensen side and would take away the diagonal parking and redo the trees for shade. Handicap has also been addressed and the Fire Department has preliminarily approved this new layout of circulation patterns so that does not need to be a concern. Mr. Keith Palmer, Architect, stated that this center was built back in the 60s and was remodeled in the SOs. There are two components; the shopping center portion that faces Highway 111, and the lower . scale shop buildings that face right on to EI Paseo. The property over the years has gotten old, tired, and run-down and ownership would like to give it a new shot in the arm and bring it up to speed by tying the Jensen's portion in better architecturally to what is going on in the EI Paseo area. One of the advantages of doing the infill additions on EI Paseo would make a continuous shopping �� P!:tmi�;ig�Janme 1ndy.W,mJ f�de�`.ARC�1miar�'_1;08`ARUNU2_6 doe V �� 'ARCHITECTURAL R�v�EW COMMISSION � MINUTES FEBRUARY 26, 2008 frontage along that edge. By doing that they are able to create some higher architectural elements and create some more variety in the street frontage there. They are also proposing a tower element on the corner that would anchor the whole compfex and give a more prominent image to the EI Paseo frontage. They are not proposing any additional square footage to the shopping center portion, but they are proposing some architectural treatments that help enhance the fa�ade that is there now. Currently the farade is monotonous and a continuous run of stucco with a few signs, which are not coordinated with the front entrances or the leased space they are associated with. What they want to do is create more scale and village atmosphere. One fairiy easy way to do that is to create some taller roof elements over the existing ones that will give more prominence to some of the major tenants; create more interest; get more ins and outs; add more variety of color for the plaster veneer; create an entrance tower element for Jensen's; create a link between the shop buildings by creating an archway that can facilitate signage for the tenant that is buried in the back; remodeling to the smaller shop buildings; create some variety with the signs and columns; and create some awning type elements that would relate specifically to the tenants. A lot of challenges in this center is working around current leases and trying to get opportunities for some of those tenants to expand or improve their situation. They have gone through all of the city groups and agencies in reviewing the site plan, worked out solutions for the handicap access for the bus lane, the deceleration lane, landscaping improvements, and repaving. They have turned the parking to 90 degree parking, which allows them to pick up additional parking to support the added footage and create more shade in the parking lot. They would like to work with the City to try to make enhancements in the entire sidewalk frontage along Ef Paseo to att�act better tenants to the center. Mr. Bill Lang, Owner, stated that since they have been out marketing new tenants with this program they have been able to attract more and more national and large regional tenants which are a benefit to EI Paseo and to this end of the City. They feel that it is a very important area and wanted to give it the importance that it requires. Mr. Palmer stated that they are introducing cupola type etements at the higher building elements and on the corners of the Jensen's side so that they tie the two centers together. They felt that that helps to add more architectural character and to get away from the (�-F9�nm��gJaninc 1uJy�WorJ Fdes�ARC Mmwcs"_WBNRONO_]6 Joc f l - 'ARCHITECTURAL R�vIEW COMMISSION � MINUTES FEBRUARY 26, 2008 strip mall look. He stated that between the EI Paseo buildings and the Jensen's shopping center portion is a service drive that the owners thought would be an advantage to visua{{y making some kind of a connection between those two buildings. So part of their design includes an optional truss like element that would span between those two buildings to create some connection between the two. The same architectural metal work motif would be used in the high portions of the bays of the Jensen's center. Commissioner Hanson stated that she really liked that idea because right now it fooks like a service area and it would stop your eye from transferring back into that space. Mr. Lang stated that they would also be using landscaping and making that back front section look more like retail space. Mr. Palmer stated that they were hoping today to get the Commissioners nod to go on to Planning Commission and get the project moving. They are trying to do the construction during the off season summer months so that these phases and remodel can be available for the retailers when the high season comes in. Commissioner DeLuna stated that she understood their wish not to have something look like a strip mall and have differentiation; however all of the cupolas are over the height limit of 30 feet. In fact, they have one over Jensen's at 42 feet, another one at 40 feet and three at 34 feet. She was troubled by the height exception. She noticed that they have a lot of architectural differentiation and she didn't feel that they need the extra added height that goes over the limit. She thought the wonderful architecture that they have does it well without having to exceed the height limit. Mr. Palmer stated that they did consider the height limit and felt that it was worthwhile to add an architectural projection and felt that the proportions are better with it. They feel that the cupolas help tie in the EI Paseo frontage and the Larkspur frontage. Mr. Lang stated that what sold him on the cupolas was that the roofs on the EI Paseo side are so flat and low that you would need them in order to overcome those low roofs. Commissioner Hanson stated that as an architect she felt that height limits were sort of arbitrary and from her standpoint when she looks at that it has a lot more pizzazz with it than without it because it does visually draw your eye up. She also felt that it was answering to what is across the street at The Gardens, which is very tall and very vertical. Mr. Lang stated that the thing that exacerbates the problem is the slope of the terrain for The G'.Pl.mnmg'Jamnc 1�,Jy�WorJ Filcs:ARC Minwrs\_Wri�.AROMQ7`6 dix O r.. / i \ �ARCHITECTURAL R�vIEW COMMISSION MINUTES FEBRUARY 26, 2008 Gardens, which is uphill quite a bit. Mr. Bagato stated that from a zoning standpoint the height limit is listed as 30 feet in the commercial zone, but the section of the zoning ordinance general provision 25.56 does say that tower elements, which are spirals, towers, cupolas, and chimneys, can be above the height limit. They are allowed because we expect some elements of the buildings to go over to provide variation. Commissioner DeLuna asked even if it was up to 42 feet. Mr. Bagato stated that the ordinance states that you can have it up to 25 feet above the height limit of the zone; so it would be 55 feet in the commercial zone. He added that it is carefully reviewed by staff. Commissioner Lambell stated that at the moment that whole area seems to be so flat and she is pleased to see the cupolas from the standpoint that it will encourage pedestrian walking a{ong that area. Currently there is absolutely no incentive to walk back and see what is behi�d Three Dog Bakery; in fact it is a negative. Nir. Lang stated that part of their thinking was to walk around and look at different ways on how you see their site. They spent some time up at Tommy Bahamas looking over at what you could see. It creates a lot of interest on a lot of different levels because you view our center not only. standing on the street or on the corner, but also from the second level of The Gardens. So they really wanted to encourage people to cross the street and come over and see what is going on there. Commissioner DeLuna stated that she didn't have much of a problem with the 34 faot cupolas on the front, but she did with the 40 and 42 foot cupolas. She stated that the one in the Jensen's center isn't as noticeable, but the 40 foot column cupola on the end is 10 feet over what the height requirement is. She understands the necessity or the desire to have architectural relief and differentiation and the 34 feet doesn't bother her as much as the two that are over 40 feet. Mr. Lang stated that Tommy Bahamas across the street dwarfs that corner. Commissioner Van Vliet stated that he didn't have any problems with the towers and felt that it enhances the architecture. Commissioner DeLuna stated that she didn't object to it from an architectural perspective, it was just the height and if you accept one then all of a sudden everyone else wants to come in at 42 and 44 feet. Commissioner Hanson stated that it relates to architecture and how it ties together. Sometimes we say no because the height isn't appropriate, and is not architecturally inte�esting. It would be approved on a case by case basis. Mr. Bagato stated that we look at it by the ordinance and the (i Pl�nring•.J.�ninc Judy'-IVoN(�ilcilARC Minutrs�3008'ARUhq:_U ikK 1 l -ARCHITECTURAL REvIEW COMMISSION MINUTES FEBRUARY 26, 2008 ordinance allows for the towers and we are not trying to approve the whole bui{ding over the height limit. We iook at things in context with the code. Commissioner Van Vliet stated that the vast majority of these buildings are well under the height limit; it's not like a huge mass up at 34 feet going straight across. Mr. Palmer stated that if you were to average the height, the percentage of floor area that exceeds it is probably less than 2% of the whole center. Commissioner Lambell asked what size the cupolas were. Mr. Palmer answered that they were eight feet by eight feet. Commissioner Hanson made a motion for approval and Commissioner Gregory asked if the motion could include putting a little pressure on the applicant to put that archway there because that will really help that spot. Mr. Lang stated that they were in complete agreement. ' Action: It was moved by Commissioner Hanson and seconded by Commissioner Lambell, to grant approval subject to including the archway. Motion carried 4-1-0-1, with Commissioner DeLuna voting NO and Commissioner Vuksic absent. 3. CASE NO: CUP 07-17, PP 07-15 APPLICANT tAND ADDRESS): THE ROBERT L. MAYER TRUST OF 1982, 660 Newport Center Dr. #1050, Newport Beach, CA 92660 NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of architectural design for a proposed Precise Plan to construct 121 senior community care and healthcare units on 8.63 acres: Oakmont Senior Living. LOCATION: 73-050 Country Club Drive ZONE: PR-7 Action: It was moved by Commissioner Hanson and seconded by Commissioner Lambell, to grant approval by minute motion. Motion carried 4-0-1-1, with Commissioner Gregory abstaining and Commissioner Vuksic absent. 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G �►. • +i.., • • ( ,.� A.M 111. �cOSgD ADDED A _ a S.}se SF -B.DG C 5..94 S.• et_ , , tifilPs.ft° -"II`�_ 1 PROPOSED AOOED F.DOR ANEA /RELOV��N'T A4c A•x - -• l K.1 /�k P:..l T4 PCn • W ROOF _ et .. -B•.DG.A ADDInON 200 Sr O �,/ T f .J •, I .,C �a /� WA-KwA -. -BLDG At(N) 900 Sf J U /O REMOVE(Ei FACADE - , 7L -BLDG.BTjN) 900 S.F Q RooF /` �`� }' ■\ �. - Y _s)EN B Dc CT(N) 5.000 s.f /J U R et • OwQ _ • .. ' I �{ Dscoot %.�srooD C Q V ONY�/yy Li! BETMSSk(C)BJ4DMG5 _ CL �. + _, + - • _ . r - .. C_9-A LOT COVERAGE (E)EOM RAC(TO REYNN _ T' Q u t� f. KEEP(C)COVERED 1 V iF. - ,A uYtOSS }6.Di < r.F 4��'e P R NC 36.92 �( ARCADE:}COVERED ��._.-. 4 \ 'Vc-S eF_a ,\ d W d U (R)TRAEN ENyOSURE -7 ( LA10SCAPE CAVERAGG PER GTV STANDARDS T9� 1'- -L wu wA_L - - - TC REPLACE EXISDNG �, A�ER -5 - _- - - -81 r - EAvalt -u.� _ _ • SnC D 1• CROSS ,.a l•' NET 1J.6% PM9123 E .� qq:..;..c- I P M B a2 as = II 1 - Aft - -;,;•, (E)aNDERQtOUND �✓ r. - - - - - LE-GAL DESCRIPTION RT WATER VAULTS / i Y) A3N1 - -- - - (E)ABOVE GRADE -i 4 NS D4ME4 �- n M I'IIfII K NIIQL MM 17111 AS 9KW. ID TRANSFORMER / _ ,i/ xi C_F9 Tx, ENL S.RE P:P:'. / ) 1 �� • AY i? >,�r9 S DARDS 1 �.j'J`�.fit'. i-:C 1_a S cA4r:lh. MY.Of O'9II I�E)WM 16 T*GV 17 �a+AN♦ 0 Y o'=•'; ..REr:ACC Mai+--{t r -. (n •-x_^YC o.�4�-- - --T-" YY IV-D+-9i7-31MRLti MIMI) k AJ WAG_P / (E)ELECTRICA;PANE. - -_ L nr:. / L• , , - n .;LTS W..�. / CXMC RAMP LPNPNO I __ 1_.-_-. j-"S•A+•�ii�! - VE9NEAJ 0 l I —fir-- a+•RJS.G411_wDR. n_ (N)PLANTER __- 'CMS N A6 5'A15 • -( AA'E 0 - ..+c ._. _. .__- -. -- .+.--L99-9 SFACF.S� _- _ �_ �1EL8 0-K • A 1 -_ Q I t (N)DA.PAIN__ _ �..5 V' • 1 ` ._ a M TREC ....... N S 4 ..XIS':N^ ( - =)US-0.' w�RA S•c'U...ANTE. o� :=. .....m $ �� _,--.AP„,6$t- C B --- n _.. I A RE:A1E3 s#r Y , ! Ar...P __ }. I fit \ -(E) GNAL CONTROL BOA O Q .....'...F4wr r P 1 c 1 _ _ - - - —M)ROOF STRUCTURE AND •wP ..r v I �,�/ FACADE VEIN ARNOW Gt.:::',..{ Pw"_ N. \�.. - - - - - - -- `:U l -- - +��__ "_.�" ... b'' _ .'._JB11 fis t/ 2�LDNO.A00111ON OF_ SITE .l ent•. \\ •L• ._ ` R _ - / \ a' ,_A:;.1"I�..l N.iiE!N.A-'1:R1-'..k r L CO CJRB - ' L ENMANC© I p MLt.lcl WNC / (,,,9U0 f 4*O OPPONA. 1 bi (N)900 SF MFRL OPT,,,,,,,. R- r,..r 4 N..+ PAYING ENHANCED] ANNG Wo.(N) J RETNL BIIILOINC MTN/rJ1NANCED I RETAIL BULL.ONG rm. (NA_-L -tN)EM*scco SCORED N� 1 . t RAVINGS £NNANCCD PAYING-1 CABLE ROOF.CIPO_A PAYING „ GABLE ROOF,CUP0.A/ AV0.G 'X•ar: PAYING (E)SC BO% A ♦J LI y A JOG No 0}U B OW AND PROJECTING TEATUP.E---) AND PRO.EC1ING F'EAn9RE_J t• I y ; n CAHOpr CANOPY (E)UWT J fr` [ -F - - � - - - - - - —/il1 - - - STANDARD_ - - --- •L'.f �"�+ _ ��, Date ?ld - s/3 f .•••= ;.:...P ._ 'Mar i3r IX .rr_. 4 EL PASEO ^ Mr ja.....--^-``' AS NOTED 1O SITE PLAN " 10i AP1 2007 B T RMAnr Set,'AC °f.�`9 ° 69 'P '{(^O8 VICINITY MAP ;. 4 0 PARKING m $t w 2sANER OEVEL:IPEP .-! d C/O DEVELOPMENT CO, 7,D00 SF.ADDITION TO EL PASEO PLAZA EY - - _ _ _ C/0 COMMERCE T1' ,SPACF PEF 250 Sr..Zp SPACES r w PALOS vERDEs aw RRr REED TO ro �h LYE Cr z'-C BUAIPp1 (,Cf1 TWr - - - - - - - - - - - CONTACT: BILL LAND EXISTING STANDARD Sib STALLS d,'Iti 8 4 f $TfE o REDONDO BEAD,.CA 90277 ovERWAI+c 310-]7,)-zri7 E%T 20T , ((TO LR MC (E)PALM TO (A)BUS BAY DECELERAT:DN STATE HWY 111 (�)P` TO (-CV PLANTER W/ MOTION GOALKELM PARKING IB STAJS 1"-i�Cr i Sall TO EI REMAIN (E`YONUYENi (A;P_ANTMG C Y1N PKG GOAL 2µ ST�i y,S 2 R. (E)FN Tip (LA 5 FOOT SIDEWALK (C)PKG gESTRIPEp PRIZIPET77-7APDNES. S B Si //''�� REMOVE PORTION SIG:TO BE REPLACED (E)PA,1/-0 REMAIN 17 / - (E)PKG RCSTRIPEO TO Or(E)MEDIAN VATN NEW MONUMENT TO MEET CURRENT /r REMAIN 'E`GAS 5'AnON 735s7-7]61]NWY 111 !(�g--- / MEET CURRENT SIGN �ST{MOAROS at 9tiv TO BC RELOCATED 45051 LARKSPUR LN PROPOSED 57ANDARD.(9'+18.5')237 S/AL3 __ _ I / (NJ SIDEWALK 735s0.71580 k 71580 4 PASEG PROPOSED D.A.. 9$TALL$ E _ I / b, / 5 A4'J{PJS- __- - P/ _ _ N; - a, SEE n•OHwAY I, PAW DESERT.GA ' ( -�'- T•rA.L. 5 I / eontiA \ 9DCWA.N IMPROVEMENTS '�/(�/LE�/L�/(G A: R`•a ` Y•� __ `Ct ii.'S>raS\,•-� r'f' PROVIDED PARKING 2{6 STALLS l 1 l — V. �..IN. ' ¢WIN, "i `.•-1 t•i��1+CC. ski` .�h�lb•k. -'ai l \� 40. 5 _ ._ - _ _ — 1) 'I` i� �:r sass*D RENAIn T �` LEGEND NOTES U ff Ili r- _ < - ,^*OYlESTR1PC-+r C 9 r __:„__ ,. ... ..,,.,,_, . , ,, �IT Ntrt�WPIq.T4. LINTER AREA j! /� �./ SWAB f ..t STANDARDS IP A P -sGt EwSEYENTS LISTINGS,SEE SNFF' i.1' -- tiNiff ;. •C,,,j•-�L'IIVt�I TRA9,EN20A/REAITO )j1, ..��� V AjJ� �`1C ' T.0 TRASN COMPACTORlr�^^ d E./f >- V/ ` i ' �IL •� ( ` (D) DEMO - ® (gmAYAN t_, tw,unnc EXIST`NG, 5*AL: L� I : (N) (") E i r. 'ROOF Iw/(N NOS j.. - — , �� NPROP'D 711 5P4_S �,. p ;,IOWT POL[ GROSS ACREAGE S.IB ADZE: (� i E /. 11 11 .-?,•.. G9,121 �7� -{ (225baT SI E' / / REPLACE OLUYN - >...•� �' eillUll, \ % OFIRE HYDRANTNET M T SETBACKS {'T ,,YTW PRE•A'. - (N)PROPOSED PKG A COLIWA •�� - (zt 3,B80 ST' C / � p y I (E)PKc L. M)G - _ EIOSnNG FLOOR AREA 55 / (N)s �j'�: E.�,I I i -S- (q SEWER LINE -RETAIL SWOPS 9,305 Sf L. % • ..a. I CO i II ) - _ ?. ,� - - ® PRCPoesa,ADOED -MARKET-ax A/SWOPS sO.7]J s� k L I BLDG SF. -BLDG B 5.350 Sr 2 / 1 I -- - _ 'HA_Y 'C -BLOC.C S.Aga S• e N Y('' IV ,. AY4,{ _ t '`. ` 76.195 i:. 1� (ilt- { (N)P,4,y FRET_ PROPOSED ADDED ROd+AREA >- f REMOVE-T'TIAPFA _ _ _- - ' k?ANTEA AREA ROOF �A ,_ �Fi jL}/j1�/ �a _gajG.A.DDI(IDN zoo sF O 4JL W r / iO / REMOVE(E)ARCADE ! •` IK1 __ , `' ' 1.(..::Al.'.. • It •r'/ MIL_Aa`mom, -BLDG.BIN) 900 S Lai Q ' ROOF F4 ' - -BLOC CT(N) 5.000 S.f Jl W (NJ LNINT rUK1A: I _ _ �-.1.AIY zrrt U.) O``r W Cr ,. BETWEEN(E.BUILDINGS _ _ F _ .A . I T I. _ ___— / i P:a.. AP., -PROPOSED TOTAL 7,000 SF O Y W LL / L t 7..._. - - - YEY - B3.95 Sr EKIsrTNc TOTAL n.,9s SF W ro� (E)ERNE RACK TO REMAIN `, -/-- E,.__-.-,,,T -• _W__ •____y N'STi it ikY T _ -t - , _, LO COVCNAGE oa / aeee>r Y a 0 J M O j/ KEEP(E)COVERED 1 f _ _ - 1 ,-. T ;.•�PRc5 Os+ Gross3eza W YV d VARCADE(3 BFTs) L ... _._ Rr_S -- NJJ�M; Aw.:.rNR. il ;y/ (N)TRAH ENCLOSURE a.- ~ LANJSGPE COTIERa(�.PER OTT STANDARDS Aa -TO RE LACE E%ISTNG ---_ -.. �A'.Es-P::.c _ _- 4CT_R$LPEry_ST4A±� 10-P - ern FA-K•N0 •W A ,5_iD - CfL55 D.ARKS.R GFD55 Tt' EASIER, •'. " ..n S.. - .�... ;irk .. NET i P.M 9123 ; E a.,.. . _ - _ PLANT-I. P M B 42 as , - TRASH (EJ VNOERGROUYC v'•u - T n^RAC-• •C_ .,.A LEGAL VGN7NAflP 1 N Z WATER VAULTS C / I :D FY-•SLH -a - BD1?PF✓f.•N Jo SPR NKL_^ _ �^// �� /� TRAM ASH/ RrMCVT_D� ONNE^.-.S/ S, C - �. / \pB MA$OF PMYn 4 MA V. IN R (El MICA /I _ -- EACLOSURE x-R C.TI / KMV WA:LS•SSSF O*9KIN3 W t - :/ -PR..i.^.�T..f�FC - V n..-=a STANDARDS yj - .!-' 'ri. L - __ ''( - L ONAPS WOWS IT AMANX COMM.WOW. L N RE NEOOI fUP D I ( .. _ O REPLACE 1'--?� co SPACE 0 r ' _ A� 5 AD GM1 AN{E7-01-9?)-3(OMR PANIIII ^(�=E^ (`1LE+ '!— �.r 1 •..A FAA '.rf1 (N;PAJI�E co (E)ELECTRIC...PAN'. •A - -�"". �) L- I l� i� 'E)WATER VAULTS ; o i I ill I - f a7�C RwP LMeKC—�lr ! -. -_ .�_ '�~ OPTCNA.OVERHEAD kirk.1RJS'+GPIL_wOR,r EL 1` 1_-_- _ ) I (N)PLANTER I) ` y+ 1M?-.D 37 5PALLs --- :• ��ELBLOCK WAL ;yam I I Q 0FT, -• --- 40PJ 3] T EN nAN(�i SC'JRE:. EL e - - -».� ." -�5.... A '? . (N) PAPA:. Tom_ TALCS T 4C C I (N)D.A.PATH a .- __ 0+� - 1 1wa, ; PINY TREE (w�•o t .... '^ ' E t r.• 1. .,. • (N)RAISED PLANTER a. i XIS' P)U$T ON3 • I WI1�L ^�^ AA• ••_•• n...e 1 /•Ay ,j-._ _ "1 -AK—BSE. C i� B _ _ A.. - -RE�+UE$, h- K f \ <E15WAL CONTROL BO% I , �j] „‘„.„-- ArW wwy ar..P V 1 - -.____ ` �/ ri;i -(Ni NJOf STRUCTURE ANJ wV i -_ �. a•.Y.d t/ F MTN YYI•JR ..; • i L { .�._ _ _ ye g a .1 200 Sr - • SITE ii"_—, \\ _ -r _ 4.a_04l7J ((CAL_ _ .Rom: hr.RYY� `lt `,i N�•� _ADDI'r� !:�P`P-Ar_A.^RI�N / _ ___ L-(E)CURB •_+ _- -;;•t• i UVTT.MNL RAMP -...4 z ENWANCED I PAIANGA TH(0) /' RE IL aF MFtl1/OPITGIA (N)900 S.r R6(LL / OPT I F , 0.109(13 OM ` PALING PANNE 1NM(N) J RETAIL BUILDING WITH [NNwuaO RET/�BUILDING WITH u I �(N)[NWANCCD SCOFEp I f -- _ T tEA1URE ENHANCED PANNG µ ROOF.Q7POJ PAWING GABLE ROOF,CUPOLA PA J CONE PAYING (E)S.GE t0k F : f K • ••� ,a PC NC D PRO..ECOMG FEATUP.E AND PROJECTING rLA M4 ♦ -_ ..,,LA� CANOPY CANOPY (E)LID1T t , . '•�' (AU --- - - �C- - - _1_ - - -- - - - - - - - -- STANDARD L - - f +. ✓� i u-+.�._I.,_ I ' '9V`.'A 7 T.� tr.. Dram Br IOE i ..... .(••fie L• K� n7 it„F T.r ^' ` AS RO)ED 5 0 SIB PLAN kel A P1 ' 2D07 B.yan,Painter SOW.I K L. 0 x src 9v tyros VICINITY MAP 6 E 0 t. ;ti -- wwYY�� Al RNPLA Relent. NL4. rE:A:. 3JIL.1`i:, // '% CA INIILL RETAIL NC:r EX TENSION TO NEW INFILL RETAIL/ —V=h RCO: _ --- C LILL Ex'STING GAS' BUILD;NG 1V:TH GA3I£ EXISTIING PARAPET WALL �-BUILDING WITH CABLE PhD FA�A[' - E I BETWEEN EXISTING RETAIL ROOF CUPOLA & FOR TENANT SIGNAGE AND CUPOLA & BL'ICING -- BUILDING ALONG i PASEO. QUARTER SPHERE ENHANCED STREET'SQ PE PROJECTING CANOPYS a COB:NATION OF GAME ROOF AWNING WITH CUPOLA ,,. PARAPET ROOF KITH A I ' 1° lir ] 14cItt'. . r—� _ —_ - __ _, tt._Ll!!tJ— \ �Pe � tr 7 t,rauns�fpii(if �'• �"'�� `..., ific l�l ...nigQgif�l(�i s��i _ � �llTinu4 �i i�fs.'r, M • w 1{ '/r ; 1�� -� �I �'•�._. _ - aJ _ .- -hi ,y'� 1� -Mem `A•iT - t •� ♦' I. -T' U Ti' `�L: {� — 1 ,�i�: ' ttt - I I F= :�' _ 1 , �' , 1 Y_,�Ii IN,1�i� I :yll '� d� .I ., I \ ti ` a W . EXISTING BUILDING C NFiLL I _Y.!ST,NG BU.LDINO - _t!E - REt<CCEL / EX7ANS!CP: 0 [ o ADDITION f tITI. - .- ¢ AOD;TI.N I 0 i R F 71 PASEO PLAZA-SOUTH ELEVATION i - L OPTIONAL OVERHEAD E METAL TRUSS GRILLWORK NEW ROOF & FACADE - t --. _ BETWEEN BUILDINGS WITH ON CO COLUMNS t,T . `QENTETY SIGNAGE-TO /4 SP•-OERE AWNING ''-'h.: i� PROVIDE NSUAL CONNECTION /\ y BFTWE£N EL PASEO PLAZA t / T AND EL PASEO MARKETP'LACE- , • / cjiliki �{ ,Wu" r r IN RtS7r2tt1t3 trry_ _,. .___...: �C=i I 4Ii*: \ ,_.1 4 Iht—',.! ,, , 1',,,NI .- , ,........ . . Q adn x L r''i En f'_ZA b MARKETi -- LA2T ELEVATION O 1— W 1 _ t'. 'I ..�KW COAT ',_ax 1A •ER (t) BI BAND -,°' --$ANNF/5S A8WE UGH Rr CO<r U, LL. {1 SiGPI BANS Wj aii I / �.-- TA&E5 AN' (�rP.'+ pia I Ex;'I^I'G) • �L LL<+ te :: - J C 2 t FAj C 4110l,...±ase;- .. i+-Ls':.--1-L-- '' ' s. PROVIDE St DE{NTER S, / "'-'(£) SIGN CR ~• Wtirl SlG4 'L} 0 . • I . ; ti - - -- - ',T ..IC'K .n .n �a>mr[ =�i 1,-..",: igii—it 1......___a_' i 1-• a . —NI' 1 L _ _ .._ _ _ tx Z. EL PASEO MARKETPLACE•NORTH ELE✓ATION W J SMAtL ARCAG� Cut BACK FACADE & CREATE NEW ROOF ELEMENTS � W A .:-n aL J_ NEW ROOF UNE U MASTER POOL •A 55. 'Al g 'r .. , i--t F: IN FRONT OF STORE'FRON1 CO -- T(E) 4' N) HE) 7—(N) .a fia 0 C ,g K. _•A �.�I I I B ■ 1 Ili �� i 1 i III . L�� li No: 050908 CO3 -. - E ' Att., 1.G r... -(N) AWNING )N AWNING I'�1,EL PASEO MARKETPLACE-(WEST END)ELEVATION EL PASEO MARKETPLACE(WEST END)-NORTH ELEVATION Be 6ho ,�t tb.•.t 0' •S l!t.,..'0- Ep AP2 �.--:)]A,yo�t Pnlmr Soto,N,c 4'Grt]R...-wd. LEGEND m ----- --- - - - - - - - ^ - - - - - 7---a----- - --- - - PA. PLACER AREA qg y _ STATE HWY 111I (E) EXCiTINO +' li 4 iuDNuRENT (D) OE?1O §Ita ((EESE� n § i (N) NEW S�1 �T SRN SERER MAN 1101E SETBACK .- 1 " RATER METER I InI - - - -- - ml ... a� w WATER VALK $ o= ... _.. / ..__ l....... -�- -- Sa SEVER CIENi OUT y.. _ .___I ��� I I T" ; .i]..:_..._ ,T •- •,I.....1.... �. I Tt UOIT POLE �\ I (� R _ \• \ - t' __. �J 'T o FIRE HYDRANT I I i% 2 k 3 PQ 3 4 7 `I \\\,ry--a:'.:.^::J •� I C PI t�w P.A III / I SITE�o O ! / / r.7', . Y+ •:n.r..'7.\11.-t/ 1j I GROSS AT]F'.f><. 159 ACRES ti / 13 i_._,NOT APART .__. NET W/OlITSETBACI(B 5.29 ACREACREAGE: in.. 1 r C n I.. fr.�`` -re.._. GROSS f • ii 1J / j%y/ . /."' iew,j %!/.�ui, I Ir.......----._._._!_ _.----i -RETAIL SHOPS 0.xs if. r� I E / (E)w - k. I f/ ' `"'a--t^� '�. .I -BLOC.A��S 3373 EE. / C / T_... �\ -BLDG.B 5,358 SF. yr / A87EIISEY _ 't___- ..• .._. _ a (�w �� E%1 iNc • I i RETAIL. . 4 _ -- F I PARKING m /, / STUCCO RLO. —+ 9. -SF. 10 10 9 10 A0 p } ` 9 //' �� _______ �` IV// s N/ - �+ -I COSTING STANDARD: 210 STALLS / 22 • .'_ �S 4 3 i DOS71N0 D. 6 STALLS 7 w / �� C ,• -I � III//II/I. I J A �Q. 4,7 ..�// .- I° NOTES 0 I Pfi y�.' L _ _ R -FOR EA9IEHT5 US11NC5,SEE SHEET At.l w O / / •" _ . U1.4 OcL.l--tf 'n 1 s CO W / s3om W a 1n I STUCCO BLDG. En w• % as �: 4 g/ (E)BIKE RACK Q-•'•,+, 1 Q—f 'T1 wff I J Q / 1 ce o_ W aiS n 9123P.M. "H i P.M.B.42/44 iE TE EXISTING I _ is �� --I JENSENS SUPERMARKEfI E& 50.666 SF. E)SARI f I 1 (E)WATER VAULTi ..: 4 (E)TRANSFOR3IER I 3 �y.. • (E)SCO J I -4. P.A. r. (E)ELECTRICAL PANEL 1 7 _ i. � TE lE 9 LOADING / 1 CONC.RAMP LOAOIFU• l/ - ^ I� /Mr 4 -1 - I J__-_IA-SEAR Av J r 1 L_ _a)_TLLE-VAULT___ 53ofFY —� LJ �1-�--=S PLANTER --- �E7_sum M•*LL _ -. s3ucco e�oc. 11 (E)PLANTER d?T:- •••.`•' �F mn.� } ''+- of IIIL`-11 G 'I .P n Ii �o v >a. --I _ _ 1 E)S1GNK P'"�'r Err --/ .._...... ' I RETNLELLDGB s f0. ' -r COIITROL BOIL yi....e + ss 1 DA vA9 RETAIL BLDG C way s.ae Sc. 0 RETAIL BLDG A © !� arr�Y. S'i_ 9 I 5.4W SF. MI 5333 SF { `` Q — .� Nam.\\ Z __ -- - -- __..._ —_ SITE. '.N....1 % y 1 DA _ _- A R a-Y 1 E30 ARdI F ` FDIMINO OUNTAIN • �f`th ♦f �y 1."''''. r n...ry Q + ���CCCJJJ ammo ARCH tE)S.C.E % / t L..m • a'""'vwr�w�. 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(N) DATE PALMS IN GRATE (E) STREET PALMS NEW ROOF STRUCTURE ON SKIM COAT PLASTER OVER (E) BRICK BAND BANNERS ABOVE LIGHTS REMOVE (E) COLUMNS WITH AWNINGS /f _ ARCADE /- (N) ROOF BEYOND SIGNAGE TO EMPHASIZE TENANTS REMOVE ARCADE TO MATCH J -TABLES AND UMBRE •S (LARGER THAN EXISTING) [-IRONWORK GRILLS WI & PROVIDE FASCADF INTEREST / SIGN OR AWNING / WITH SIGNAGE _ \ TOPTIONA1- SIGN I-\ rt/4 SPHEK) / (E) t, ROOF t _ ul �....... �F•% .r" III r yAll'imit' r' IdtllJffit'1991! It+,1J6(OFFh1111611/tNllali�IllUsUllilu,i • _ ''.�,! • '"F 7r_ awl : J i'7 L./ . I�'� • _ 't "• :I �. U� .. y,-•.a ��-...----to ,1• ..iG 1-t^' } •: ��ts�ail t ) � R i �®/� • 1 • /I ��{ 'VI �,_Lj 1_-7 /II•• r® f kalk,rlit17 roe;,Jl !. i ;! i14' `V i �., "i e t i A 9 Si .■, 1 _ •`.■ M i ■I all_'_.I I?AKA 1r7�I pas. ID y �■'J.��� �• .■1.- 4��� �_.,l� ■ �f� lilt t1 ilrr"Tilwrs...r. 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