HomeMy WebLinkAboutPS 93-21; West Bluff Plaza; Sign Permits/Programs (PS) (11). P .?
STAFk .'LANNER: DAVID RICK
STAFF REPORT
DATE: DECEMBER 1, 1993
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: PS 93-21 WEST BLUFF PLAZA SIGN PROGRAM AMENDMENT - Request for
an appeal of the Planning Director's decision to deny a sign program
amendment for the existing West Bluff Plaza Shopping Center located on the
northeast corner of Alga Road and El Camino Real in Local Facilities
Management Zone 6.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 3579,
UPHOLDING the Planning Director's decision to DENY PS 93-21, based upon the findings
contained therein.
11. PROJECT DESCRIPTION AND BACKGROUND
The applicant is requesting to amend the sign program for the West Bluff Plaza Shopping
Center located on the northeast corner of Alga Road and El Camino Real. The proposed
amendment would allow 30 square feet of double-faced, multi-tenant signage to be added
to an existing freestanding monument sign located adjacent to El Camino Real. The signs
would be added between the monument's two supporting columns. As shown in Exhibit
"A", the freestanding sign was approved by the original sign program to display only the
words "West Bluff Plaza". The 20 foot high freestanding sign is made of stucco with a
simulated tile roof and a plexi-glass sign face. All of the signs would be interior
illuminated and double-sided.
The proposed amendment also included adding three major tenant signs to the existing
plexi-glass sign face (See Exhibit "B"). On October 5, 1993, the Planning Director
approved the additional three major tenant signs, but denied the proposed 30 square feet
of multi-tenant signs. The multi-tenant signage was denied because of its aesthetic value,
its inconsistency with other shopping center freestanding monument signs, and its
noncompliance with the El Camino Real Corridor Development Standards.
The sign program, approved by the Planning Director in 1979 as part of the original
approval of the shopping center, established specific sign criteria to create attractive,
uniform signage throughout the Center. In reviewing sign program applications, the
Planning Director is given the discretion to restrict signage to the extent that is necessary
to establish the desired signage in the Center.
PS 93-21 - WEST BLUFF rMA SIGN PROGRAM AMENDMEI, 1
DECEMBER 1,1993
This sign program, as most sign programs, is more restrictive than the Sign Ordinance
(Chapter 21.41 of the Zoning Ordinance). The City Sign Ordinance would allow a total
of 1,450 square feet of signage on the property. Under the proposed sign program
amendment, however, the maximum total square footage that could be achieved in the
Center is 1,317 square feet. In addition, the sign program currently restricts signage
beyond code requirements to the following specifications:
0 an interior illuminated wall sign (2 ft. X 14 ft.) for each first floor tenant;
0 a directory wall sign at the stairwell leading to the second story offices;
0 10" X 2'5" hanging arcade signs for street level tenants located in the two southern
0 one freestanding sign not to exceed more than 100 square feet. most buildings; and
The following table summarizes the existing, allowed and proposed signage:
Existing Allowed Proposed
Total Shopping Center Signage
83 sq ft/20' high 100 sq ft*/7' 53 sq ft/20' high Freestanding Sign
1,317 sq ft 1,450 sq ft** 1,287 sq ft*
high**
Tenant Wall Sign
2 sq ft 2 sq ft* 2 sq ft* Hanging Signs
28 sq ft 28 sq ft* 28 sq ft*
* maximum signage that could exist under current sign program ** *** maximum signage allowed per the Sign Ordinance
required per the El Camino Real Comdor Development Standards.
111. ANALYSIS
The proposed multi-tenant signage was denied because of its aesthetic value, its
inconsistency with other freestanding monument signs, and its noncompliance with the El
Camino Real Corridor Development Standards.
Aesthetic Value
The addition of numerous small multi-tenant signs to the freestanding monument would
create visual clutter and would be difficult for motorists to read. In addition, the existing
sign program already permits an adequate display of signage. Each tenant's wall sign has
sufficient visibility to El Camino Real traffic.
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PS 93-21 - WEST BLUFF t XA SIGN PROGRAM AMENDMEh,
DECEMBER 1, 1993
Inconsistency with other Freestanding Monument Signs
Historically, the City's policy regarding shopping center signage has been to allow tenant
identification primarily with wall signs rather than monument signs. With the exception
of a few outdated signs, the City has approved monument signs which display no more
than 4 tenant signs and are no higher than 6 feet above grade. Ideally, a monument sign
will be limited to identifylng the shopping center name and address number only. The
Poinsettia Village Shopping Center monument sign located on the southeast comer of
Avenida Encinas and Poinsettia Lane is an example of such a sign. To allow West Bluff
Plaza to deviate from this policy would create a new precedent for signs in shopping
centers.
Noncompliance with El Camino Real Corridor Development Standards
The existing freestanding sign is exempt from the El Camino Real Corridor Development
Standards, adopted by the City Council in 1984. The Development Standards were
designed "to maintain and enhance the appearance of the El Camino Real roadway area".
To meet this goal, special standards for signs along El Camino Real were created.
Standards applicable to this property require that freestanding monument signs not exceed
seven feet above street grade nor exceed 12 feet in length. The freestanding monument
sign preexisted prior to the adoption of the Development Standards. According to the
Development Standards, existing developed areas along El Camino Real are exempt from
the Development Standards unless a change in signing or intensification of development
occurs. Because the proposal consists of an increase in sign area, the proposed amendment
is an "intensification of development" and considered "a change in signing". Based on this
criteria, the proposed increase in signage is not exempt from the development standards.
Therefore, the sign would be subject to a seven foot height restriction. The applicant is
not proposing to lower the 20 foot high sign.
Section 21.40.1 15 of the Scenic Preservation Overlay Zone and the El Camino Real
Corridor Development Standards do, however, allow deviations from these sign standards
if the Planning Commission determines that the standards are infeasible. In approving such
deviations, the Planning Commission must make all the following findings:
a) compliance with a particular standard is infeasible for a particular project.
This finding cannot be made as removing the existing sign and replacing it
with a seven foot high sign is feasible. No physical barriers or obstacles
would prevent installation of a seven foot high monument sign or removal
of the 20 foot high monument sign.
b) that the scenic qualities of the corridor will continue to be maintained if the
standard is not fulfilled. This finding can be made as the standards will still
be enforced for each project subject to the El Camino Real Corridor
Development Standards.
fi, -~ PS 93-21 - WEST BLUFF k&A SIGN PROGRAM AMENDMEh A
DECEMBER 1,1993
PAGE 4
c) that the project will not have an adverse impact on traffic safety. This
finding can be made as the existing sign and the proposed amendment would
not obstruct safe vision of traffic for motorists exiting the project site.
d) that the project is designed so as to meet the intent of the scenic
preservation overlay zone. This finding cannot be made as the views and
scenic qualities along El Camino Real would depreciate with the increase in
signs.
Because findings "a" and "d" cannot be made, staff recommends that the Commission
determine that the standards are feasible, and that the sign shall comply with the seven
foot height restriction.
Changing a sign copy within the existing sign area is not considered an "intensification of
development'' or a "change in signing" because no additional square footage is proposed.
Therefore, the amendment allowing three major tenant identification signs to be added to
the existing sign face was approved without the need to bring the freestanding sign into
compliance with the El Camino Real Corridor Development Standards.
Iv. ENVIRONMENTAL
The proposed sign program amendment is categorically exempt from environmental review
per Section 15301 of the California Environmental Quality Act.
V. SUMMARY
Based upon the sign's undesirable characteristics, its inconsistency with other shopping
center freestanding monument signs, and its noncompliance with the El Camino Real
Corridor Development Standards, staff recommends that the Planning Commission adopt
Planning Commission Resolution No. 3579 upholding the Planning Director's decision to
deny PS 93-21. In accordance to Section 21.54.140(b) of the Zoning Ordinance, the
Planning Commissions' decision shall be final.
ATTACHMENTS
1. Planning Commission Resolution No. 3579
2. Location Map.
3. Correspondence, various dates.
4. Exhibits "A", "B", and "C", dated December 1, 1993.
DR:lh:vd
November 2, 1993
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WEST BLUFF PLAZA PS 93-21
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1. It is the Planning Commission's policy to adjourn the meeting no later than 10 p.m.
2. Meetings are divided into categories shown below.
3. When you are called to speak, please come forward and state your name and address.
4. I All persons requiring assistance or auxiliary aids in order to effectively participate may contact the
Planning Department at least 24 hours prior to the meeting to arrange for reasonable
accommodations.
CONSENT AGENDA
If you desire to talk about Consent Items a written "Request to Speak" form must be filed with the
Minutes Clerk prior to the time the Consent Agenda is called. The items listed under Consent Agenda
are considered routine and will be enacted by one motion as, listed. There will be no sqarate
discussion on these items prior to the time the Commission votes, unless an item is removed'
PUBLIC COMMENT: If you desire to speak about an item not listed on the agenda, a "Time
Reservation Request" form should be filed with the Minutes Clerk. A total of 15 minutes is provided
for the Public Comment portion of the Agenda. Speakers are limited to three (3) minutes each.
In conformance with the Brown Act, no action can occur on items presented during Public Comment.
PUBLIC HEARINGS: It is not necessary to file a written request to speak on items listed on this
agenda as Public Hearings.
CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
ABSENT:
MINUTES:
November .17, 1993 ACTION:
VOTE:
COMMENTS FROM THE AUDIENCE ON ITEMS NOT LISTED IN THE AGENDA
Please limit your comments to three minutes. (A total of five speakers may be heard.) @
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PLANNING COMMISSION Ac .JDA
DECEMBER 1, 1993
PAGE 2
CONSENT CALENDAR:
1) CUP 272x1 - CHURCH OF NEW HOPE - Request RESO:
for approval of a five-year extension of a CUP for ACTION:
a church at 5731-D Palmer Way in an industrial VOTE:
office development.
Staff Recommendation: APPROVAL
CONTINUED PUBLIC HEARING:
2) MP 177(G)/GPA 93-O6/LCPA 92-01/CT 92- RESO:
03/HDP 92-04 - AVlARA PHASE 111 - Request for
the approval of a Mitigated Negative Declaration, ACTION:
a Master Plan Amendment and Local Coastal VOTE: Program Amendment to adjust neighborhood
sizes, product types, and development standards,
a General Plan Amendment to add designations to
the existing Combination District, and a Master
Tentative Map and Hillside Development Permit
to create and rough grade the neighborhoods,
including 133 single family lots, and major streets
within the third phase of the Aviara Master Plan,
along future Ambrosia Lane and north of existing
Alga Road in Local Facilities Management Zone
19.
Staff Recommendation: APPROVAL
PUBLIC HEARING:
3) PS 93-21 WEST BLUFF PLAZA SIGN PROGRAM RESO:
AMENDMENT - Request for an appeal of the ACTION:
Planning Director's decision to deny a sign VOTE:
program amendment for the existing West Bluff
Plaza Shopping Center located on the northeast
comer of Alga Road and El Camino Real in Local
Facilities Management Zone 6.
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3568
3573. 3574. 3575
3576, 3577. 3578
3579
Staff Recommendation: UPHOLD DENIAL
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PLANNING COMMISSION A,CNDA
DECEMBER 1, 1993
PAGE 3
4) CT 92-09/PUD 92-09/HDP 93-01/V 93-02 - SEA RESO:
GABLES - Request for approval of a Tentative
Tract Map, Planned Unit Development, Hillside ACTION:
Development Permit, and Variance to develop a VOTE:
ls-unit, 16-lot residential condominium project
on property at the western terminus of
Chinquapin Avenue within Local Facilities
Management Zone 1.
Staff Recommendation: DENIAL
ADDED ITEMS AND REPORT
Staff
Planning Commission
City Attorney
ADJOURNMENT
3582. 3583. 3584.
3585. 3586
PLANNING COMMISSON PROCEDURE
For those in the audience who are not familiar with the operation of a Planning
Commission, the following is a summary of the procedure:
On matters concerning applications for Specific Plans, Planned Unit Developments, Master
Plans, Street Name Changes, Condominium Permits and Tentative Subdivision Maps over
50 units, the Planning Commission acts in an advisory capacity to the City Council. These
items are automatically forwarded to the City Council with a report from the Planning
Commission.
On matters concerning amendments to the General Plan and Zone Codes, or applications
for Zone Change, Precise Development Plan and Site Development Plans, the Planning
Commission acts in an advisory capacity to the City Council if the Planning Commission
recommends approval. But, if the Planning Commission wishes to deny the application,
they act as final decision makers. Therefore, if the Planning Commission recommends
approval, the item is automatically forwarded to the City Council. If it is denied by the.
Planning Commission, the application must be appealed if it is to go forward to the Cityi
Council.
On matters concerning applications for Variances, Conditional Use Permits, Special Use
Permits, Planned Unit Developments, Site Development Plans, Condominium Permits and
Tentative Subdivision Maps for 50 units or less, the Planning Commission is delegated the
authority to take final action, unless those items are appealed to the City Council.
Applicants or Protestants of record should contact the Planning Director for further
information on the right of appeal. An appeal may be filed with the City Clerk at City Hall
within ten (10) calendar days of the decision. The cost of filing an appeal is $120.00 for
single family homes and $490.00 for all other matters.
For each item on the agenda, the planning staff will.present a report to the Planning
Commission. On items for public hearing, the audience 'kill be asked for comment. Those
wishing to speak are asked to come forward, speak into the microphone, and give their
name and address for the taped record. A time limit of five minutes is allotted to each
speaker. After testimony is completed, the applicant is allowed a rebuttal.
The Planning Commission is anxious to hear all persons wishing to give testimony.
However, it is requested that each new speaker add new information, and not repeat points
which previous speakers have made. Persons not desiring to speak, but wishing to be
recorded as proponents or protestors of record, may do so by-submitting their name and
address to the minutes clerk.
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