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HomeMy WebLinkAboutV 10-01; Palomar Commons; Variance (V) (5)The City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: October 6, 2010 Application complete date: N/A Project Planner: Van Lynch Project Engineer: Steve Bobbett SUBJECT: V 10-01 - PALOMAR COMMONS - A request for approval of a Variance to the Sign Ordinance (CMC Chapter 21.41) to exceed the letter height and sign area allowances for a recently approved commercial building located at the southwest corner of Palomar Airport Road and El Camino Real in Local Facilities Management Zone 5. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6709 APPROVING Variance 10-01 based on the findings and subject to the conditions contained therein. II.INTRODUCTION The proposed project consists of a Variance to the Sign Ordinance (CMC Chapter 21.41) to allow for an increase in the lettering height and sign area allowances for a recently approved commercial building located at the southwest corner of the intersection of Palomar Airport Road and El Camino Real. The staff recommendation for approval with conditions is supported by the following analysis. The Planning Commission heard this item at the July 7, 2010 meeting and directed the developer to work with staff to return with an alternative proposal. At the August 4, 2010 Planning Commission hearing, the item was continued at the request of the applicant until the October 6, 2010 Planning Commission meeting. The applicant has modified their sign variance request by reducing the letter heights of the sign from 7'-9" to 5'-10" and by reducing the sign area of the main sign from 615.9 square feet to 349.3 square feet. The Variance is still required as the signs still exceed the minimum requirements of the Sign Ordinance as discussed below. III. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting a Variance from the Sign Ordinance (C.M.C. 21.41) to allow for an increase in the overall sign area allowance, individual sign area allowance, and maximum sign/letter height on a recently approved home improvement store located at the southwest corner of the intersection of Palomar Airport Road and El Camino Real. Pursuant to Section 21.41.095 of the Carlsbad Municipal Code, commercial free standing buildings are allowed one square foot of wall sign area per lineal foot of building frontage. The building frontage of the home improvement store is 691 lineal feet. This would allocate 691 total square feet of wall sign o V 10-01 - PALOMAR COMMONS October 6, 2010 PAGE 2 area for the whole building and to be used at the discretion of the developer and pursuant to an approved sign program and sign permits. The ordinance also has a maximum sign area per wall sign of 150 square feet. The maximum letter heights vary based on building size. For a building greater than 50,000 square feet, the maximum letter height is 48 inches (or four feet). Per the sign ordinance, sign area is computed by measuring the extreme limits of the writing, representation, emblem or other display, together with any material or color forming an integral part of the background of the message used to differentiate the sign from the backdrop or structure against which it placed. The sign for the home improvement store contains a blue colored background which is the corporation's logo and is significantly larger than the text of the actual sign. The background is considered an integral part of the sign and is included in the overall sign area calculation. At the Planning Commission hearing of July 7, 2010, the applicant was requesting the approval of the total sign area of 1051 square feet, a main individual sign area of 616 square feet in sign area, secondary signs of 163.4 square feet in area, and individual sign letter heights of up to 7'-9." The Variance for the increase in the individual sign area is requested for three of the five signs proposed for the home improvement store with one sign per readily visible building elevation (no sign on back of building). The sign above the main entry to the store has been revised and is the largest at 349.3 square feet in overall area. The other two signs are located on each side building elevation remain the same and are each 163.4 square feet in area. The letter height of the main entry sign has been revised and is five feet-ten inches (5'- 10") and the letter height of the side elevations signs remain the same and is four (4) feet, which is in compliance. The overall sign area being requested has been reduced from 1051 square feet to 785.7 square feet. The area of just the actual signs (lettering only) proposed is 344.9 square feet in area, which is 346.1 square feet below the 691 square foot allowance for the building. For comparative purposes, the maximum letter height of Lowe's signs on other local buildings is as follows: San Marcos 7'-0" Mission Valley 7-0" Escondido 7-9" Oceanside 7-9" Vista 7-9" The Table A below is a summary of the sign proposals for the project. The summary shows signs that are compliant with the standards of the Sign Ordinance (4'-0"), the latest 5'-10" proposal, the original 7'-9" proposal, and the prototypical 9'- 4" sign. V 10-01 - PALOMAR COMMONS October 6, 2010 PAGE 3 TABLE A - SIGN PROPOSALS Option Per Code 5'10" 7'- 9" 9'-4" Total area of sign in sq. ft. 691 785.7 1051 1329.4 Total area of sign lettering in sq. ft. 691 344.9 436 524.8 Main sign elevation sign area in sq. ft. 150 349.3 616 894 Main sign lettering area in sq. ft. 150 123.5 214.5 303.4 Side elevation sign area in sq. ft. 150 163.4 163.4 163.4 Side elevation lettering area in sq. ft. 150 56.4 56.4 56.4 Maximum letter height 4'-0" 5MO"* 7'-9" 9'-4" Other letter heights of main sign 4'-0" 5'-0" 6'-8" 8'-0" *Only main entry sign is 5'-10" tall. Others side elevations signs are 4'-0" tall. IV. ANALYSIS The proposed project is subject to the following plans, ordinances and standards as analyzed within the following section of this staff report: A. Variance, Chapter 21.50 of the Municipal Code. The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with the above regulations is discussed in detail in the section below. A. Variance, Chapter 21.50 of the Municipal Code Pursuant to Chapter 21.50 of the Carlsbad Municipal Code, Variances may only be granted if all four required findings can be made. Each of the findings and the supporting analysis is described below. 1. That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification. The subject lot is located on the southwest corner of El Camino Real and Palomar Airport Road, and was the site of the former Olympic Resort. The development of the previous use was not subject to current airport regulations. The site is unique given the constraints of a Runway Protection Zone that encumbers the subject property, including much of its Palomar Airport Road frontage. In fact, very few parcels in the city have this airport-based constraint and thus, this property is highly unique in this regard. The effect of the Runway Protection Zone results in an anchor-tenant setback for this use that ranges from 180 to 300 feet from Palomar Airport Road. This required setback from Palomar Airport reduces the visibility of the wall signs to the general public and passing motorists. For a retail commercial use, such as a home improvement store, visible signage from passing motorists V 10-01 - PALOMAR COMMONS October 6, 2010 PAGE 4 is a significant determinant of economic success. Therefore, staff recommends support of the request for the home improvement building to exceed the maximum sign area and maximum letter height standards. The approval of this sign variance for this use will not establish a negative precedent for other properties in the vicinity and under identical zoning classification because the surrounding properties are zoned Planned Industrial: there are no other C-2 zoned properties in the project vicinity with similar airport setback constraints. 2. That the variance shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which the subject property is located and is subject to any conditions necessary to assure compliance with this finding. As discussed above, no other properties in this vicinity are zoned for commercial uses, nor rely primarily on the general public and particularly passing motorist for business given their Planned Industrial zoning classification. In addition, the other properties are not subject to the significant airport building setbacks required of this project for the home improvement building, therefore inconsistent limitations or signage allowances are not being established. 3. That the variance does not authorize a use or activity which is not otherwise expressly authorized by the zone regulation governing the subject property. The granting of a variance for increased wall signage for the proposed home improvement use does not authorize a use which is not otherwise expressly permitted by the zoning regulations or by the project Site Development Plan in that signs are a permitted use in the General Commercial zone. 4. That the variance is consistent with the general purpose and intent of the General Plan and any applicable specific or master plans. The intent of the General Plan with regards to the proposed project is to ensure that commercial architecture emphasizes community identity while preserving visually appealing designs compatible with their surroundings. The increase in height of the sign letters and the increase in size of the wall signs do not compromise the general aesthetic character of the surrounding area since the large building is over 150,000 square feet in area and 691 feet in length, and the signage is proportionate to the building size. The one largest letter height of the main sign (the "L") is 5'10" and the remainder of the main sign letters area 5'0" tall. The height of the building elevation where the sign is located is 35 feet tall. The actual sign area lettering proposed (344.9 square feet) is 346.1 square feet below the sign area allowed (691 sq ft) and the pairing of the larger logo and letter signs for Lowe's is common and used nationwide. IV. ENVIRONMENTAL REVIEW Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance (Title 19 of the Carlsbad Municipal Code), staff has conducted an environmental impact assessment to determine if the project could have any potentially significant impact on the environment. The environmental impact assessment identified potentially significant impacts V 10-01 - PALOMAR COMMONS October 6, 2010 PAGES to air quality, green house gases, biological resources, cultural resources, hazards, and transportation and circulation. Mitigation measures have been incorporated into the design of the project or have been placed as conditions of approval for the project such that all potentially significant impacts have been mitigated to below a level of significance. Consequently, a Notice of Intent to adopt a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) was published in the newspaper and sent to the State Clearinghouse for public agency review. Public comment letters were not received during the 30-day public review period from May 26, 2010 to June 25, 2010. The City Council certified the MND at its August 24, 2010 meeting. ATTACHMENTS: 1. Planning Commission Resolution No. 6709 (Variance) 2. Location Map 3. Background Data Sheet 4. Disclosure Statement 5. Reduced Exhibits 6. Exhibit "A" dated October 6,2010 NOT TO SCALE SITEMAP Palomar Commons V 10-01 BACKGROUND DATA SHEET CASE NO:V 10-01 CASE NAME: PALOMAR COMMONS APPLICANT: Pacific Sports Resort, Inc./Pacific Athletic Club Carlsbad. Inc. REQUEST AND LOCATION: A request for approval of a Variance to the Sign Ordinance (CMC Chapter 21.41) to exceed the letter height and sign area allowances for a recently approved commercial building located at the southwest corner of Palomar Airport Road and El Camino Real in Local Facilities Management Zone 5. LEGAL DESCRIPTION: That portion of Palomar Airport in Lot G of the Rancho Agua Hedionda, in the City of Carlsbad. County of San Diego, State of California, according to map thereof No. 823, filed in the office of the county recorder of San Diego County. APN: 213-020-18-00 Acres: 16.65 Proposed No. of Lots/Units: 185.244 sq ft commercial GENERAL PLAN AND ZONING Existing Land Use Designation: General Commercial (GO Proposed Land Use Designation: General Commercial (GO Density Allowed: N/A Density Proposed: N/A Existing Zone: General Commercial (C-2-Q) Proposed Zone: General Commercial (C-2-Q) Surrounding Zoning, General Plan and Land Use: Zonim General Plan Current Land Use Site North South East West C-2-Q Manufacturing (M) Planned M) Planned M) Planned M) Industrial Industrial Industrial (P- (P- (P- CG Government (G) Planned Planned Planned Industrial Industrial Industrial (PI) (PI) (PI) Vacant Palomar Airport Industrial Industrial Animal Shelter LOCAL COASTAL PROGRAM Coastal Zone: [~1 Yes [X] No Local Coastal Program Segment: N/A Within Appeal Jurisdiction: | | Yes 1X1 No Coastal Development Permit: | | Yes Local Coastal Program Amendment: I I Yes IXI No No Revised 01/06 Existing LCP Land Use Designation: N/A Proposed LCP Land Use Designation: N/A Existing LCP Zone: N/A Proposed LCP Zone: N/A PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 85 ENVIRONMENTAL IMPACT ASSESSMENT | | Categorical Exemption, Negative Declaration, Adopted August 24, 2010 I | Certified Environmental Impact Report, dated D Other, Revised 01/06 DISCLOSURE Development Services STATEMENT Planning Department CITY OF p 4/A\ 1635 Faraday Avenue r" 'v*' (760)602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note; Person is defined as 'Any- individual, fam, co-partnership, joint venture, association, social dub, fraternal organfeafipcv corporation, estate; trust, receiver, syndicate, in this and any other county, city and county,;city mi Agents may sign this, document however, the legal name and entty of the applicant arid property owner must be provided below: : .-....: .'-. - 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership. include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON^APPLICABLE (N/A) IN THE SPACE BELOW. If a pubfidv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Paoific Sports Resort, Inc./ Person Corp/Part Pacific Athletic Club Carlsbad,Inc. Title _ , ' Title AddreSS Oae i*0"^"1 Street C/O Western Athletic Club San Francisco, Ca 94111 OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE <N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Perc/">n f^nm/Pnrf County of San Diego, Dept . of Public works, AirportsI wl OWI l— ^ ^ — ^ 1^ ^ -p — Bit^ ^ ^^ ^^^^^ "^ — ^ MM •— •^••^•MVHBM^.M ~ : ] Pa. poU-Vic'c-i su.bd<v/»?ion oC \-\t\e. orare cr vTitle _ Title _ ' Address _ Address 196° Joe Crosson Drive _ _ , _ . _ El Cajon., Ca 92020-1236 P-1(A) Page 1 of 2 Revised 04«)9 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust. list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust \ Non Profit/Trust, Title Title_ Address Address 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? Yes No If yes, please indicate person(s):_ NOTE: Attach additional sheets if necessary. information is true and correct to the best of my/ ^~^ Signature of owner/date ' Signature of applicant/date 4 \J County of San Diego, Dept. of Public Works, Airports Pacific Sports Resort,Inc./Pacific Athletic Club Carlsbad,Inc. Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P-1(A) Page 2 of 2 Revised 04/09 NORTH ELEVATION g-fCRUCEWSJ9TMBB SIGN INFORMATION: — LETTER: «5.« SF SIGN M S|IQKIE>©©[S UTOflBIl? Yfc SIGN #5' LETTER: B2.92 SF SIGN #3 SOUTH ELEVATION WEST ELEVATION EAST ELEVATION HOME IMPROVEMENT BUILDING ELEVATIONS LOWE'S of Carlsbad, California SCALE V=W-V Date: July 13.2010 ,,»,,SEo^S°^,n ,..----., ,, 4- -yr-^, k' * 1*- -• -—•"-;1-l-t'l LE1IB. «4EV / SIGN #7 HOME IMPROVEMENT BUILDING ELEVATIONS - SIGN EXHIBIT EX-1 LOWE'S of Carlsbad, California SCALE 1'=20'-0"Date : July 21,2010 „„ „,«„,«„ S,™<* GPA 09-0? ZC 09-08 ' SDP 09-05 '> CUP 09-07 '.SUP 09-08 ss PALOMAR COMMONS MFINISH GMPF/•ti11- 0- O 0.O NORTH ELEVATION O CuO ! © O\ ;Fj*.F.g./ a'4'A.F.F. SOUTH ELEVATION SIGN INFORMATION: SIGN #1 SIGN #2 SIGN #3 BACKGROUND; 348.28 SF UTTER: 123.5 SF BACKGROUND: 163.40 SF LETTER: 56.40 SF BACKGROUND: 163.40 SF - LETTER: 56.40 SF - LETTER: 45.66 SF SIGN #4 SIGN #5 WEST ELEVATION EAST ELEVATION HOME IMPROVEMENT BUILDING ELEVATIONS A15 oo NORTH ELEVATION - 7'-9" SIGN SIGN #2 -^^K 4568SF SIGN #3 '>—LETTER: 62.92 SF NORTH ELEVATION - 5'-10" SIGN SIGN #2 LETTER: 45.58 S SIGN #3 \ LETTER: 62.S2 SF NORTH ELEVATION - 4'-0" SIGN SIGN #2 -LETTER- 45MSf SIGN #3 \— LETTER; 62.92 SF NORTH ELEVATION - 9'-4" SIGN SIGN #3 ^-LETTER: 62.S2SF WEST ELEVATION EAST ELEVATION LETTER. 56.40 SF -SIGN #7 HOME IMPROVEMENT BUILDING ELEVATIONS - SIGN EXHIBIT SIGN #8 ^^—LETTCR: EX-1 Q_§9 § Q.O ONJ