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CITY COUNCIL STAFF REPORT
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DATE: February 21, 2018 NEW BUSINESS
SUBJECT: A REQUEST BY TAHQUITZ CANYON INVESTORS, LLC TO
ESTABLISH A SIGN PROGRAM FOR A MULTI-TENANT COMMERCIAL
PROPERTY THAT IS PLANNED TO BE REMODELED AND PARTIAL
REDEVELOPED AS "THE SCENE IN PALM SPRINGS" LOCATED AT
601 TO 777 EAST TAHQUITZ CANYON WAY (SIGN PROGRAM CASE
NO. 17-012).
FROM: David H. Ready, City Manager
BY: Department of Planning Services
SUMMARY
On October 11, 2017, the Planning Commission approved an architectural application to
remodel and partially redevelop The Courtyard commercial/office complex located on
Tahquitz Canyon Way between Calle El Segundo and Calle Alvarado. In accordance
with the project conditions, the applicant submitted a sign program to establish criteria
and procedures for permitting tenant and commercial center identification signs. The
sign program deviates from the strict interpretation of the sign ordinance and requires
City Council review and approval, in accordance with the recently amended sign
ordinance (Ordinance 1941).
RECOMMENDATION:
1 . Review Architectural Advisory Committee (AAC) recommendations and consider
Applicant's oppositions; and
2. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF PALM SPRINGS, CALIFORNIA, APPROVING AND ESTABLISHING A
SIGN PROGRAM FOR THE MULTI-TENANT COMPLEX LOCATED ON THE
SOUTH SIDE OF TAHQUITZ CANYON WAY BETWEEN CALLE EL SEGUNDO
AND CALLE ALVARADO."
ITEM NO. *5"A
City Council Staff Report
February 21, 2018-- Page 2
Sign Programs Case SP 17-012
ISSUES:
Sign program requesting sign criteria exceeding sign ordinance limitations:
• Main Signs are limited to one per street frontage by sign ordinance. Proposed
sign program requests signs on buildings not having direct frontage.
• Main Sign area and placement (location relative to tenant and overall height on
building) restricted by the ordinance. Proposed sign program requests areas and
placements that exceed ordinance limitations.
• Monument Signs limited to one per frontage, 50 sq. ft. area and eight feet height.
Sign program seeks more than permitted, including (1) additional freestanding
sign and height allowance of 15-feet.
Applicant opposed to three AAC recommendations as follows:
AAC Recommendation: Applicant Comment:
1. Monument Signs at street corners to be Opposed. Request monument signs remain as
reduced 30%, or applicant to return to presented. Applicant states they surveyed the
AAC with layout detail and context of areas for the proposed signs and believes the
surrounding forapproval; locations are appropriate for the size and scale.
2. Pole Sign —
_____. ................ ............ ........... ............ _...._............
a. Redesigned to match architecture; Opposed. Request all pole signs remain the
same. Additional photos provided in sign program
(p 27) to assist the Council.
.... ... ._......
b. Gooseneck light fixture to be removed, Opposed. Goosenecks offer a softer lighting color
but illumination to remain an external than LED rigid lighting. We would like to have both
splash/wash on sign face; lighting to be options available.
integral with frame instead of cantilever
fixture;
3. Light temperatures of all signs to be Opposed. Request that 6500 Kelvin illumination
warmer tones (similar to 3,000K); remain the same. Signage consultant indicates
this color of illumination is standard in signage
industry and 3000 is too yellow for si na e.
BACKGROUND:
The seven acre project site is bounded by Tahquitz Canyon Way to the north, Calle El
Segundo to the west, Arenas Road to the south and Calle Alvarado to the east. The
complex, commonly known as 'The Courtyard at Palm Springs," was developed in the
early 1980s by H. Kassinger Development Inc. and designed by Wexler-Urrutia
Architects.
A partial redevelopment and remodel was approved by the Planning Commission on
October 11, 2017. The three sunken buildings fronting Tahquitz Canyon Way will be
replaced with two new buildings at street grade. The movie theater, bank and three-story
02
City Council Staff Report
February 21, 2018-- Page 3
Sign Programs Case SP 17-012
office building will remain. Improvements will be made to the pedestrian hardscape and
landscape areas as a part of the remodel.
LOCATION OF DEMOLITION AND NEW BUILDING CONSTRUCTION
a
OVERALL SITE
Related Relevant City Actions by Planning, Fire, Building, etc...
Building permits issued for the construction of a 1-story, 19,300-square foot
1980-1985 commercial building; 3-story, 75,800-square foot commercial building; 1-story
parking structure; 2-story, 20,000-square foot bank building; and 6-plex,
28,104-s uare foot movie theater at subject site
Building permit issued for the addition of a seventh auditorium and concession
1992 area (an increase of 9,710 sq. ft.) and the conversion of a retail store area to
auditoriums 7, 8, 9, 10, restrooms and a projector room at the subject site
AAC reviewed the proposed remodel and expressed concerns with the
03/06/2017 architecture, massing, scale, roof design, building composition and
architectural vocabulary. The AAC tabled the item for further study by the
applicant.
03
City Council Staff Report
February 21, 2018-- Page 4
Sign Programs Case SP 17-012
`Relatetl Relettant"YActions by Pla ning;'Pire," Buiitlrng, etc "
x
AAC reviewed a revised proposal for the remodel and recommended denial of
04/03/2017 the project as presented. In response, the applicant resubmitted revised plans
on June 6, 2017.
06/19/2017 AAC reviewed the revised project and voted 4-0 to recommend conditional
approval by the Planning Commission.
07/12/2017 Planning Commission reviewed the proposed remodel and tabled the item for
09/13/2017 study by a Planning Commission subcommittee and the applicant.
10/11/2017 Planning Commission reviewed the revised architecture and voted 5-0 to
conditionally approve the project.
11/01/2017 The applicant filed a sign program application with the Planning Department,
as required by the Conditions of Approval.
01/16/2018 AAC provided comments to applicant and continued the item.
02/05/2018 AAC recommended approval subject to conditions.
[Most`14ecer►t,Cha'ng
a of Ownershi' Y
ff
2003 Parcels purchased by present owner.
Site Area
Net Area —7 acres
Plannin` Areas
Specific Plan Yes Section 14 Specific Plan
Design Plan Yes Section 14 Specific Plan
General Plan, Zoning and Land Uses of Site & S unding Areas
Existing General Plan g Existing Zoning ;' ;Existing Land.Use
Desi `nations 'besi nation
Site TRC (Tourist Resort REO (Retail / Offices, bank, theater&
Commercial) Entertainment/ Officeparking garage
North TRC REO Tah uitz Plaza office bld s.
South HDR (Residential High HR (Residential High) Church, multi-family
Density) condominiums &
undeveloped land
East TRC REO Office building
West TRC RA (Resort Attraction) Resort hotel,
commercial/office
04
City Council Staff Report
February 21, 2018-- Page 5
Sign Programs Case SP 17-012
STAFF ANALYSIS:
Zoning/Specific Plan — The site is located within the Section 14 Specific Plan. As it
relates to signage, this Specific Plan refers to the Palm Springs Zoning Code (PSZC),
Section 93.20.00, et seq. Commercial signage is regulated under Section 93.20.05 of
the PSZC (the "sign ordinance"). Under the sign ordinance, a sign program is required
for buildings with more than one tenant. Sign programs are to complement the
architecture of the building or complex. Deviations to the sign ordinance may be
approved, if certain findings are made by the City Council.
The proposed sign program seeks to establish criteria for Main Signs, Secondary Signs
(Accessory/Convenience Signs) and Temporary Banners for tenant identification on the
buildings. The program also establishes criteria for Freestanding/Monument Signs for
tenant, complex and directory identification purposes. An analysis of these signs is
provided below.
Main Signs. Tenant main signage is planned on both existing and newly constructed
buildings. Main signs face all surrounding streets and the interior courtyard areas in the
form of Wall, Blade and Awning Signs on the building (tenant identification is also
proposed on monument/freestanding signs, which is discussed later in this report).
Signage is primarily oriented towards Tahquitz Canyon Way and the interior pedestrian
paseos; however, some signs are proposed on the upper portions of the existing office
building for visibility from surroundings streets and the parking garage.
The sign program allows tenants to install wall signs above their storefront or in another
location unrelated to the tenant's storefront/leased space. Permissible sign construction
types includes acrylic/plex face channel letters, logos or icons with through face
illumination, halo illumination or both forms of illumination (see page 8 of the sign
program). The following table has a comparison of the proposed Main Signs with the
sign ordinance standards for commercial businesses.
ProposedMain Sign Allowed . . -
Maximum 1 Main Sign per frontage Up to 2 signs per tenant, No, deviation being
Number: typically installed above requested for
storefront, but landlord has multiple Main Signs
discretion to specify
alternate location
Permitted Wall Sign, Blade/Arcade Sign, Awning Wall Signs, Blade Signs Yes
Sign Types: Sign, Window Sign and Awning Signs
05
City Council Staff Report
February 21, 2018-- Page 6
Sign Programs Case SP 17-012
ProposedMain Sign Allowed . . -
Maximum .1 sq. ft. per lineal ft. of frontage up to Sign area limited to No, deviation being
Area: 50 sq.ft. locations and maximum requested for larger
*Businesses with more than 50 lineal sizes specified in sign sizes
feet of frontage are permitted additional exhibits (i.e. Storefront
1 sq. ft. of sign area for each 4 feet of signs to be 2.5' high by 35'
frontage in excess of 50 lineal feet, and wide on canopy).
additional 1 sq. ft. of sign area for each
8 feet of frontage in excess of 100 lineal
feet. No, deviations
•Businesses not on ground floor and 2od and 3rd floor tenants being requested for
facing R.O.W. shall be entitled to 50% permitted signs office tenants that
of the sign area permitted for exceed max. area
businesses on the ground floor where there's
frontage and areas
with no frontage
(office bldg. &
Tahquitz)
Sign 10 feet from any other sign No requirement specified Depends on final
Separation: sign locations
Maximum Top of sign not to be higher than 30 feet for office building No, deviation being
Height: building on which it is located and in no signs requested for
event higher than 28 feet. higher sign to fit
fascia
Additional . Signage shall be located adjacent to Signage proposed on No, deviations
Standards: or on the building facing the frontage building facing street, but being requested for
line also interior courtyard. additional/alternate
• All sign area allowed under this Signs primarily proposed sign locations
section shall be allowed on each street on or above storefront, but
frontage of a multiple frontage parcel, landlord has discretion to
provided that the same use of the specify alternate location
property extends through from the
street to street.
Illumination Internal, external Internal, external Yes
Permitted:
Secondary Signs. Tenant accessory and convenience signs are proposed for
storefront windows and entries throughout the commercial complex. These will be
installed on window glazing, entry thresholds (floors) and restaurant awnings, where
they exist. The table on the following page compares the proposed Secondary Signs
with the sign ordinance standards for commercial businesses.
06
City Council Staff Report
February 21, 2018-- Page 7
Sign Programs Case SP 17-012
ProposedAccessory Allowed . . -
Signs
Max. 1 sign permitted where Main Sign is not Multiple types allowed No, deviation being
Number: visible to pedestrian traffic sought for multiple
Accessory Signs
Permitted Arcade/Blade Sign, Awning Sign, Window, Awning and Entry No, deviation being
Sign Types: Window Sign thresholds sought for Entry
threshold sign
Max. Area: 6 sq. ft.; 4 sq. ft. per sign face if located Window: 8 sq. ft. total Yes, if total area for
at a right angel to the street Awning: 6-in. max. height business hours,
on valence website, etc. are
included in total
window sign area.
Additional * The sign may be divided on either (Undefined) Unknown
Standards: side of a fascia or architectural element.
* The sign shall be designed and
located so as to not distract from the
appearance of the building.
Illumination No illumination permitted. (Undefined) Unknown
Standards:
The sign program does not specify criteria for other Secondary Signs, such as portable
signs, pedestrian directory signs, etc. The applicant has requested that sign directories
be reviewed and approved by staff at a future time.
Temporary Banners. The sign program allows each tenant a temporary banner that is
no larger than 2-ft. high by 10-ft. wide (20 sq. ft.) for a 60-day period. The sign
ordinance allows commercial businesses two temporary signs of up to 10 square feet or
one temporary sign of up to 20 square feet on any commercial property. Temporary
signs comply with the sign ordinance.
Freestanding/Monument Signs. The applicant proposes various monument signs at
the perimeter of the site. A single-faced monument sign identifying the complex and
three tenants is proposed at both corners of Tahquitz Canyon Way. This monument is
about six feet in height and incorporates materials consistent with the new buildings:
E TENANT NAM jig
_ _-
I- M=rP L
TENANT NAMEIIN PALM SPRINGS
TENANT NAME
_.
07
City Council Staff Report
February 21, 2018-- Page 8
Sign Programs Case SP 17-012
An analysis of the corner monuments against the sign ordinance is provided below.
ProposedSigns for Large-Scale Allowed Code?
Commercial Centers
Max. Number: 1 sign permitted on each street 1 at each Tahquitz Yes
frontage Canyon street corner
2 total
Max. Area: 10 sq. ft. per acre to a max. of Complex ID: 15 sq.ft. Yes
50 sq.ft. per face. Tenant Signs: 13 sq. ft.
50 sq. ft. permitted per sign for TOTAL AREA: 28 sq. ft.
7-acre complex per sign
Max. Height: 7 feet 6 feet, 3 inches Yes
Additional Signs: One additional sign permitted if See below
street frontage is greater than
and separated by 450 feet.
Such sign to be located at
intersections or access drives
Three other freestanding signs are proposed to identify tenants along Tahquitz Canyon
Way. These signs are situated along the sidewalk and intended to give tenants without
street visibility presence along the primary frontage. One is a double-faced monument
sign that is 4'-9" tall and two are double-faced pole signs that are 15 feet in height.
Tenant signs would about 5 to 8 sq. ft. in size. The combined total sign area for the
three signs is 34 sq. feet per side or 68 sq. ft. overall. Below are the proposed designs:
II •. lJ `r,
TENANT
NAME
b
b TENANT NAME -
t+'
D/F Monument Sign D/F Pole Sign
08
City Council Staff Report
February 21, 2018-- Page 9
Sign Programs Case SP 17-012
The site has roughly 650 feet of frontage along Tahquitz Canyon Way and would not be
permitted these additional monument/freestanding signs. The applicant is requesting a
deviation from the sign ordinance for these additional freestanding signs.
Lastly, the applicant proposes two freestanding "Welcome" directional signs at the
vehicular entries to the rear parking garage. The double-faced signs identify the
complex in name and address, and replace existing signs, as shown in the images
below.
WELCOME •
THESCENE
IN PALM SPPINGS
- -
PAPKING
r
Existing Proposed
ARCHITECTURAL ADVISORY COMMITTEE (AAC) REVIEW:
On January 16, 2018, the AAC reviewed the sign program and directed further study on
the proposal, noting the following issues and comments:
1. Concern with overall quantity, size and design of sign package;
2. Amount of illumination from signage, coupled with illumination from buildings;
3. Scale and number of signs on the corner bank building;
4. Branding of center — confusion created by proposed monument signs identifying
complex and single tenant name;
5. The signs on the third story of the building are too large, similar to freeway
signage; the applicant should consider a lower installation that is at a pedestrian
level along Tahquitz Canyon Way;
09
City Council Staff Report
February 21, 2018-- Page 10
Sign Programs Case SP 17-012
6. Additional information needed:
o Overall street elevation that is more cohesive and shows existing and
proposed signage;
o Replacement of wood material on monument signs;
o Master layout plan of all signs;
In response, the applicant made the following revisions:
1. Removed seven proposed signs from the third story fascia, including all (three)
signs on the bank building and four signs on the rear office building. The result is
three signs on the north fascia and one sign on the south fascia of the three-story
office building;
2. Reduced the size of the "Signature Executive Suites" building sign from 217-sq.
ft. to 53 sq. ft. on the north elevation and matched the same sign on the south
elevation with two lines of copy and less overall width;
3. Eliminated two proposed sign locations from the new retail buildings — one sign
that faced the theater and the other that faced the bank building;
4. Reduced the size allowance for Temporary Banners from 90-square feet to 20-
square feet to comply with the sign ordinance;
5. Revised sign renderings to depict a variety of font styles;
6. Provided photograph samples of signs similar to those anticipated for this project;
7. Updated site elevations to show monument sign locations;
8. Reduced the number of new Monument Signs from seven to five;
9. Eliminated the second design option (showing only one tenant, "Signature
Executive Suites") on the corner Monument Signs;
10.Revised the corner Monument Sign design to eliminate the wood material and
match the new building's material.
On February 5, 2018, the AAC reviewed the revised sign program and recommended
approval, subject to the following:
1. Monument Signs at street corners to be reduced 30%, or applicant to return to
AAC with layout detail and context of surrounding for approval;
2. Monument Signs (all) —
a. Background color of Monument Signs to match field color of the buildings;
b. Type of lighting shall be consistent throughout;
c. Color of sign fonts to match and be consistent throughout;
3. Pole sign —
a. Redesigned to match architecture;
b. Gooseneck light fixture to be removed, but illumination to remain an
external splash/wash on sign face; lighting to be integral with frame
instead of cantilever fixture;
4. Third floor signs —
a. Each to be a maximum size of 60 square feet in size;
b. If illuminated, halo-type lighting is required and signs to be programmed
off from 10PM until sunrise;
10
City Council Staff Report
February 21, 2018-- Page 11
Sign Programs Case SP 17-012
5. Light temperatures of all signs to be warmer tones (similar to 3,000K);
6. Limit Main (Wall) Signs on the buildings to not more than two per tenant.
The applicant is opposed to revisions in items 1, 3 and 5. A response to each of these
respective items is provided by the applicant:
1. We request that monument signs remain the same dimensions. We surveyed the
area again and these signs are normal in size and scale.
3. We request that all of our pole sign submittals remain the same. 1 have furnished
additional photos to assist the Council. Goosenecks offer a softer lighting color
than LED rigid lighting. We would like to have both options available.
5. We request that our submitted 6500 Kelvin illumination remain the same. After
consulting our signage company they indicated that 6500K is an everyday
industry standard and 3000 is too yellow for signage.
REQUIRED FINDINGS:
Section 93.20.08 of the PSZC stipulates the findings that are required for a sign
program to be approved that deviates from the strict provisions of the Sign Ordinance.
Staff has analyzed the required findings in order below:
1. Due to the physical characteristics of the property and the orientation and design
of the structures on the property, strict application of the regulations of the Sign
Ordinance will not give adequate visibility to the signage;
The seven acre site is surrounded by streets on all four sides with the most commonly
travelled frontage being Tahquitz Canyon Way. The property is fully developed with
roughly 148,000-square feet of commercial space. Tenants include a bank, offices,
movie theater, restaurant and (planned) retail. The buildings are compactly built on the
northerly half of the site and a parking structure is situated on the southerly half.
Structures range from one to three stories in size.
The applicant proposes signage that is primarily oriented towards the most commonly
travelled street — Tahquitz Canyon Way. Due to the orientation and compact design of
the buildings, some tenants have no visibility from surrounding streets which creates
challenges for finding commercial tenants that can sustain such tenant spaces.
Because of these property characteristics, strict application of the sign ordinance will not
give adequate visibility to tenant signage.
2. That the approved program will be compatible with the design of the property and
will represent the least departure from the standards of the Sign Ordinance
necessary for the effectiveness of the program,
12
City Council Staff Report
February 21, 2018-- Page 12
Sign Programs Case SP 17-012
The sign program provides street-oriented visibility for the individual tenants via the
elevation and monument/freestanding signs. The elevation signs are placed in a
consistent manner around buildings and are compatible in design. The freestanding
signs are constructed with compatible materials, colors and overall design themes that
relate to the architecture of the center. The sign locations, quantities and sizes are
appropriate and effective for the scale and physical characteristics of the buildings and
site, while proposing the least amount of departure from the City's sign ordinance.
3. That the approved program is compatible with the surrounding property and not
contrary to the purpose of the Sign Ordinance.
The stated purpose of the sign ordinance, as provided by Section 93.20.02(B), "is to
provide standards to safeguard life, health, property and the public welfare and to
provide the means for adequate identification of business and other sign users by
regulating and controlling the design, size, color, illumination, movement, materials,
height, condition, location and maintenance of all signs placed on private property..."
The sign ordinance encourages adoption of sign programs to provide consistency and
ease of permitting for multi-tenant signage. The deviations from the ordinance are for
the purpose of providing adequate identification for business and sign users as they
travel along the site's most commonly travelled street, Tahquitz Canyon Way.
Therefore the proposed sign program is not contrary to the purpose of the sign
ordinance, and represents the least departure from the standards of the sign ordinance
necessary for the effectiveness of the program.
CONCLUSION:
Staff believes the proposed sign program provides a unified design theme that is
compatible with the multi-tenant commercial center. The requested sign ordinance
deviations appear appropriate and justifiable based on the site orientation and building
configurations. Additionally, the AAC recommended approval of the sign program
subject to conditions. However, the applicant disagrees with certain AAC
recommendations and seeks relief from the following:
1. Monument Signs at street corners to be reduced 30% (or applicant to return to
AAC with layout detail and context of surrounding for approval);
2. Pole Sign —
a. Redesigned to match architecture;
b. Gooseneck light fixture to be removed, but illumination to remain an
external splash/wash on sign face; lighting to be integral with frame
instead of cantilever fixture;
3. Light temperatures of all signs to be warmer tones (similar to 3,000K);
For these items, the applicant would like approval as submitted in the sign program.
Staff supports the AAC recommendations and included all AAC recommendations in the
draft resolution. If the Council agrees with the applicant's request, the conditions will be
revised accordingly.
� 2
City Council Staff Report
February 21, 2018--Page 13
Sign Programs Case SP 17-012
ENVIRONMENTAL DETERMINATION:
Pursuant to the California Environmental Quality Act (CEQA), the project is
Categorically Exempt under Section 15311(a) (Accessory Structures). The project will
result in the construction of signs that are accessory to commercial structures, which
are exempt pursuant to the aforementioned Section.
F inn Fagg, AICP Marcus L. Fuller, MPA, P.E., P.L.S.
Director of Planning Services Assistant City Manager
David H. Ready,
City Manager
Attachments:
1. Vicinity Map
2. Draft Resolution
3. The Scene Sign Program, February 6, 2018
13
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CITY OF PALM SPRINGS
CASE NO: SP 17-012
ADDRESS: 601-789 East Tahquitz Canyon Way
14
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF PALM SPRINGS, CALIFORNIA, APPROVING AND
ESTABLISHING A SIGN PROGRAM FOR THE MULTI-
TENANT COMMERCIAL COMPLEX LOCATED AT 601
THROUGH 777 EAST TAHQUITZ CANYON WAY.
THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS:
A. Tahquitz Canyon Investors, LLC. ("Applicant') has filed an application with the
City pursuant to Chapter 93.20 (Sign Ordinance) of the Palm Springs Zoning Code for a
sign program (Case SP 17-012) for the multi-tenant commercial complex, commonly
known as The Courtyard Palm Springs and rebranding as The Scene in Palm Springs,
located at 601-777 East Tahquitz Canyon Way, Zone REO of the Section 14 Specific
Plan.
B. The Applicant has requested deviations from Chapter 93.20 of the Sign
Ordinance, as described in the City Council Staff Report, dated February 21, 2018.
C. On February 5, 2018, the Architectural Advisory Committee reviewed the
proposed sign program and voted 5-1 (Lockyer opposed, Dozci abstained) to
recommend conditional approval of the project to the City Council.
D. A notice of public meeting of the City Council of the City of Palm Springs
California to consider Case SP 17-012 was given in accordance with applicable law,
and on February 21, 2018, the City Council carefully reviewed and considered all of the
evidence presented in connection with the hearing on the Project, including but not
limited to the staff report, and all written and oral testimony presented.
E. Pursuant to Section 93.20.08 of the Palm Springs Zoning Code, the City Council
has examined the sign program, including requested deviations from the strict
provisions of the Sign Ordinance, and evaluated it against the required findings for
approval as follows:
1. Due to the physical characteristics of the property and the orientation and design
of the structures on the property, strict application of the regulations of the Sign
Ordinance will not give adequate visibility to the signage;
The seven acre site is surrounded by streets on all four sides with the most
commonly travelled frontage being Tahquitz Canyon Way. The property is fully
developed with roughly 148,000-square feet of commercial space. Tenants include
a bank, offices, movie theater, restaurant and (planned) retail. The buildings are
compactly built on the northerly half of the site and a parking structure is situated on
the southerly half. Structures range from one to three stories in size.
15
Resolution No.
Page 2
The applicant proposes signage that is primarily oriented towards the most
commonly travelled street — Tahhuitz Canyon Way. Due to the orientation and
compact design of the buildings, some tenants have no visibility from surrounding
streets which creates challenges for finding commercial tenants that can sustain
such tenant spaces. Because of these property characteristics, strict application of
the sign ordinance will not give adequate visibility to tenant signage.
2. That the approved program will be compatible with the design of the property
and will represent the least departure from the standards of the Sign Ordinance
necessary for the effectiveness of the program,
The sign program provides street-oriented visibility for the individual tenants via the
elevation and monument/freestanding signs. The elevation signs are placed in a
consistent manner around buildings and are compatible in design. The freestanding
signs are constructed with compatible materials, colors and overall design themes
that relate to the architecture of the center. The sign locations, quantities and sizes
are appropriate and effective for the scale and physical characteristics of the
buildings and site, while proposing the least amount of departure from the City's sign
ordinance.
3. That the approved program is compatible with the surrounding property and not
contrary to the purpose of the sign ordinance.
The stated purpose of the sign ordinance, as provided by Section 93.20.02(B), "is to
provide standards to safeguard life, health, property and the public welfare and to
provide the means for adequate identification of business and other sign users by
regulating and controlling the design, size, color, illumination, movement, materials,
height, condition, location and maintenance of all signs placed on private
property...".
The sign ordinance encourages adoption of sign programs to provide consistency
and ease of permitting for multi-tenant signage. The deviations from the ordinance
are for the purpose of providing adequate identification for business and sign users
as they travel along the site's most commonly travelled street, Taqhuitz Canyon
Way. Therefore the proposed sign program is not contrary to the purpose of the
sign ordinance, and represents the least departure from the standards of the sign
ordinance necessary for the effectiveness of the program.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES AS FOLLOWS:
SECTION 1. CEQA.
The proposed project is considered a "project" pursuant to the terms of the California
Environmental Quality Act ("CEQA"), and has been determined to be Categorically
i5
Resolution No.
Page 3
Exempt as a Class 11 exemption (Accessory Structures) pursuant to Section 15311(a)
of the CEQA Guidelines. The project will result in the construction of signs that are
accessory to commercial structures, which are exempt pursuant to the aforementioned
Section.
SECTION 2. Sign Program.
That the findings and determinations reflected above are true and correct, and are
incorporated by this reference herein as the cause and foundation for the action taken
by and through this Resolution. The City Council approves Sign Program application
(Case SP 17-012) with conditions as outlined in attached Exhibit "A."
ADOPTED THIS 21ST DAY OF FEBRUARY, 2018.
David H. Ready, Esq., Ph.D.
City Manager
ATTEST:
Anthony J. Mejia, MMC
City Clerk
17
Resolution No.
Page 4
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
I, ANTHONY J. MEJIA, City Clerk of the City of Palm Springs, hereby certify that
Resolution No. is a full, true and correct copy, and was duly adopted at a regular
meeting of the City Council of the City of Palm Springs on
by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of
the City of Palm Springs, California, this day of
Anthony J. Mejia, MMC
City Clerk
18
Resolution No.
Page 5
Exhibit A
Case No. SP 17-012
Sign Program for The Scene in Palm Springs
601-789 East Tahquitz Canyon Way
February 21, 2018
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer, the Director of Planning Services, the Chief of
Police, the Fire Chief or their designee, depending on which department recommended
the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
ADMINISTRATIVE CONDITIONS
ADM 1. The proposed development of the premises shall conform to all applicable
regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any
other City Codes, ordinances and resolutions which supplement the zoning
district regulations.
ADM 2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs,
its agents, officers, and employees from any claim, action, or proceeding
against the City of Palm Springs or its agents, officers or employees to attach,
set aside, void or annul, an approval of the City of Palm Springs, its legislative
body, advisory agencies, or administrative officers concerning Case SP 17-012.
The City of Palm Springs will promptly notify the applicant of any such claim,
action, or proceeding against the City of Palm Springs and the applicant will
either undertake defense of the matter and pay the City's associated legal
costs or will advance funds to pay for defense of the matter by the City
Attorney. If the City of Palm Springs fails to promptly notify the applicant of any
such claim, action or proceeding or fails to cooperate fully in the defense, the
applicant shall not, thereafter, be responsible to defend, indemnify, or hold
harmless the City of Palm Springs. Notwithstanding the foregoing, the City
retains the right to settle or abandon the matter without the applicant's consent
but should it do so, the City shall waive the indemnification herein, except, the
City's decision to settle or abandon a matter following an adverse judgment or
failure to appeal, shall not cause a waiver of the indemnification rights herein.
, g
Resolution No.
Page 6
PLANNING DEPARTMENT CONDITIONS
PLN 1. Conditions Imposed by City Council. Prior to issuance of any sign permits,
the applicant shall address and incorporate the following conditions, and
resubmit three copies of the revised sign program to the Planning
Department:
1. Monument Signs at street corners to be reduced 30%, or applicant to
return to AAC with layout detail and context of surrounding for approval;
2. Monument Signs (all) —
a. Background color of Monument Signs to match field color of the
buildings;
b. Type of lighting shall be consistent throughout;
c. Color of sign fonts to match and be consistent throughout;
3. Pole sign —
a. Redesigned to match architecture;
b. Gooseneck light fixture to be removed, but illumination to remain an
external splash/wash on sign face; lighting to be integral with frame
instead of cantilever fixture;
4. Third floor signs —
a. Each to be a maximum size of 60 square feet in size;
b. If illuminated, halo-type lighting is required and signs to be
programmed off from 10PM until sunrise;
5. Light temperatures of all signs to be warmer tones (similar to 3,000K);
6. Limit Main (Wall) Signs on the buildings to not more than two per tenant.
PLN 2. It shall be the sole responsibility of the owner of the property and/or tenant or
agent to restore all mounting surfaces (i.e. walls, facades, windows, railings,
etc.) to a condition closest to the original condition upon removal of any sign
from the premises.
PLN 3. Approval shall be valid based on the sign amortization schedule in section
93.20.11 of the Palm Springs Zoning Ordinance.
PLN 4. All signs shall comply with the Uniform Building Code regulations.
PLN 5. The Planning Services Department may require the reduction of light intensity
and glare from any signage, or the removal of such signage, that poses a
nuisance or harm.
PLN 6. The applicant shall provide all tenants with a copy of the sign program and all
Conditions of Approval for this project.
20
Resolution No.
Page 7
BUILDING DEPARTMENT CONDITIONS
BLD 1 . Prior to any construction on-site, all appropriate permits must be secured.
END OF CONDITIONS
91
A6-..F-11t. IT-�1 # 5A
David Newell
From: Samuel Rasmussen <sasmussen@oceanprop.net>
Sent: Wednesday, February 21, 201811:54 AM
To: David Newell
Subject: RE: Tahquitz Canyon Investors LLC
Our project is owned by Tahquitz Canyon Investors, LLC, a California Limited Liability Company. Samuel Rasmussen is the
Managing Member and this LLC has one Limited Liability Member, Mr Tony McCune. Let me know if you need anything
else. Tx
IFP
Samuel E. Rasmussen
President
Ocean Properties Development Corporation
1919 Grand Avenue,Suite 2A
San Diego,CA 92109
(858)273-6600 ext. 101
(858)273-4454(fat)
From: David Newell [mailto:David.Newell@palmspringsca.Rov]
Sent: Wednesday, February 21, 2018 11:39 AM
To: srasmussen@oceanprop.net
Subject: Tahquitz Canyon Investors LLC
Sam,
For tonight's meeting, can you provide the ownership/LLC information as defined here:
• Every applicant that is not an individual natural person, or comprised exclusively of natural persons with no
outside investors, must disclose to the City the identity of each natural person who holds or occupies a significant
position with respect to that applicant entity or any entity that owns an interest or derives profits with respect to
the applicant entity, i.e., a sub-entity. For purposes of this section, "significant position"shall be defined as
follows: (i)officers and directors (in the instance of a corporation), (ii)members and managers (in the instance of
a limited liability company), (iii) trustees and other fiduciaries (in the instance of a trust or another organization),
and(iv)investors who have an ownership interest in the applicant entity with a value of two thousand dollars
($2,000.00) or more.
Thank you,
David A. Newell
Associate Planner
City of Palm Springs
3200 East Tahquitz Canyon Way
Palm Springs, California 92262
Office: (760) 323-8245 1 Fax: (760) 322.8360
E-mail: david.newell@yalmsprincsca.g_o_v