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CITY COUNCIL STAFF REPORT
DATE: September 26, 2017 New Business
SUBJECT: A REQUEST BY FREEHOLD COMMUNITIES, LLC, TO AMEND A
PREVIOUSLY-APPROVED SPECIAL SIGN DISTRICT FOR THE
MIRALON RESIDENTIAL DEVELOPMENT, LOCATED ON THE NORTH
SIDE OF SAN RAFAEL DRIVE, EAST OF NORTH INDIAN CANYON
DRIVE, SOUTH OF THE WHITEWATER RIVER AND WEST OF SUNRISE
WAY, (CASE SP 06-114 AMND).
FROM: David H. Ready, City Manager
BY: Department of Planning Services
SUMMARY
The City Council will consider a proposed amendment to a previously-approved Special
Sign District pursuant to Section 93.20.05(C)(8) of the Palm Springs Zoning Code. The
proposed amendment will replace all three previously-approved permanent entry
monument signs with five permanent entry signs. The previously-approved temporary
sign program for the Miralon development is not part of the proposed amendment.
RECOMMENDATION:
1. Adopt Resolution No. , "A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE NO. SP 06-114-
AMND TO AMEND A PREVIOUSLY APPROVED SPECIAL SIGN DISTRICT FOR
THE MIRALON RESIDENTIAL PROJECT LOCATED ALONG THE NORTH SIDE
OF SAN RAFAEL DRIVE, EAST OF NORTH INDIAN CANYON DRIVE, SOUTH
OF THE WHITEWATER RIVER AND WEST OF SUNRISE WAY, (CASE SP 06-
114 AMND), ZONE PDD 290, SECTION 35."
BACKGROUND AND SETTING:
The Miralon development, formerly known as "Avalon", was originally approved in May
2004 and allowed for the development of 1,150 residential units on the 309-acre site. An
amendment to the approved Planned Development District (PDD 290) was approved by
the City Council on November 2, 2016. The amendment replaced the golf course with
rMM NO. ,/
5• -
City Council Staff Report
September 26,2017--Page 2
Case 5.0982—PDD 290/SP 06-114 AMND
passive recreation space and modified certain architectural standards of the project.
On July 18, 2007, the City Council approved a Special Sign District for the development.
The Special Sign District established criteria for permanent signage and for a temporary
sign program at the project. The Special Sign District allowed the installation of three
permanent main signs and a temporary sign program for use during construction and
homes sales of the project. Freehold Communities, the new owner of the project, has
submitted an application requesting certain revisions to the Special Sign District to reflect
the project name change and changes to the design elements. The modifications will
involve the installation of five entry monument signs.
Site Area
Net Acres 309.39 Acres
Most Recent Change of Ownership
2016 1 Freehold Communities, LLC Avalon 1150 acquired the property.
Surrounding Existing Land Use Existing General Existing:Zoning
Property Rpperty Per Chapter 92 Plan Designation Designation
Partially developed Low Density
Subject Property golf course and Residential; Medium PDD 290
residential Density Residential;
subdivision Open Space
North Whitewater River Open Space Watercourse Zone
Single-Family Very Low Density
South Residential; Residential; Medium R-1-C; C-M; PD
Multifamily Density Residential
Residential
Single-Family Very Low Density
East Residential Residential; Medium PD
Density Residential
School;
Undeveloped; Neighborhood
Commercial Uses; Community
West Multifamily Commercial; Mixed- R-1-C; C-1; C-M
Residential use; Medium
Density Residential
ANALYSIS:
Pursuant to Palm Springs Zoning Code (PSZC) Section 93.20.5.C.8, Special Sign
Districts may be established by the City Council for commercial projects and planned
development districts as follows:
02
City Council Staff Report
September 26, 2017—Page 3
Case 5.0982—PDD 2901 SP 06-114 AMND
8. Special Sign Districts.
Nothing in this section shall prohibit the city council from adopting special sign
districts as part of a specific plan, redevelopment plan, planned development
district or the like when special sign provisions are necessary or appropriate to
implement general plan provisions and goals.
Special Sign Districts are an infrequent feature of the City's sign regulations which
provides the City Council latitude to approve signage for commercial projects or planned
development districts where warranted, as long as the sign districts fulfill one or more
goals of the General Plan. The previously-approved Special Sign District for the
development created three permanent main signs and a temporary sign program for use
during construction and home sales. The three monument identification signs were 8'-6"
tall with 19 square feet of sign area per side. The signs were approved to be located in
the center medians at three of the four entrances to the project site as follows:
1. Indian Canyon Drive at the resident entry
2. Sunrise Parkway (newly constructed street) at the main project entry
3. Sunrise Parkway (newly constructed street) at the resident entry
Proposed Sign Amendment:
The proposed changes to the Special Sign District will only involve the outside permanent
signage at this time. The proposed monument signs will be lower in height, and will be
located at each of the entries to the project, with one additional sign proposed at the
intersection of N. Indian Canyon Dr. and N. Sunrise Parkway. The following table and
discussion provides as analysis of the proposed signage.
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1 N. Indian Canyon & N. Sunrise Pk 7'-6" 39 SF
2 N. Sunrise Pkw . Main Ent 5'-0" 17.33 SF
3 a N. Indian Canyon Resident Only) 3'-9" 9.75 SF
3 b N. Sunrise Pkw . Resident Only) 3'-9" 9.75 SF
4 N. Avenida Caballeros Resident Only) 5'-2" 3.5 SF
1. Entry Sign at the corner of North Indian Canyon Drive and Sunrise Parkway.
The proposed identification monument sign is approximately 39 square feet per side, 7'-
6" tall and eighteen (18) feet wide. As proposed, the monument signs are double-sided,
sculptured with a fabricated painted aluminum cabinet and accent element. The cabinets
will be internally illuminated while the letters will have halo illumination. Finally, the accent
element will also have back lit illumination. According to the applicant, this monument
sign will be the main sign for the development and is designed to serve as an
announcement to visitors travelling south along Indian Canyon Drive of arrival to Palm
Springs; the signs will include the city name below the development name. Pursuant to
the Zoning Code, main signs are permitted in residential districts, and are limited to 50
square feet in area.
03
City Council Staff Report
September 26,2017—Page 4
Case 5.0982—PDD 290/SP 06-114 AMND
2. "Visitor Entry" Monument Sign along Sunrise Parkway.
The proposed visitor entry monument sign will be located along Sunrise Parkway; this
sign is primarily designed as a directional sign for visitors into the development. The
proposed sign area is approximately 17.33 square feet per side, 5-0"tall and 12'-0"wide.
Similar to the main entry monument sign, the visitor entry sign is double-sided, sculptured
with a fabricated painted aluminum cabinet, and an accent element. The cabinets will be
internally illuminated while the letters will have halo illumination. The accent element will
also have back lit illumination. The previously-approved sign district had a monument sign
that was 8'-6" tall, 9'-0" wide, and with 18.89 square feet of sign area per face.
3a. and 3b. "Resident Only" Monument Sign along southerly section of Indian Canyon
Drive and on Sunrise Parkway.
There are two proposed "Resident Only" monument signs; one will be located at the
southerly section of the project along North Indian Canyon Drive entry, and the second
sign will be placed at a future entry upon the completion of Sunrise Parkway. The
monument signs are approximately 9.75 square feet per side, 3'-9" tall and 9'-0" wide.
The previously-approved sign district had a main entry monument sign at these locations.
5. Secondary "Resident Only" Entry Sign on Avenida Caballeros.
The last"Resident Access Only"entry sign will be located along North Avenida Caballeros
and is 3.5 square feet per side, 5'-2" tall and 4'-0" wide. There was no signage at this
location in the previously-approved sign district.
Required Findinqs:
Pursuant to Section 93.20.05(C)(8) of the Zoning Code, when approving a Special Sign
District the City Council must make the following finding:
1. Special sign provisions are necessary or appropriate to implement general plan
provisions and goals.
The Community Design Element of the City of Palm Springs General Plan Update
adopted in 2007 includes goals, policies and actions for achieving citywide objectives that
relate to signage for private development within the City. According to the objective of the
Community Design Element of the General Plan, "Signage is a highly visible component
of the City's visual character. Clear, well-designed, and appropriately scaled public and
directional signage can add character and visual interest to the community, as well as aid
circulation and movement between and within areas. Attractive, well-placed, and
appropriately scaled commercial and industrial signage can create visually pleasing
commercial and industrial areas and add to the overall visual appeal of the City." The
General Plan further states..."Generally, signage should be colorful, interesting, easy to
read, and made from materials appropriate to the desert. Signs should be of styles,
04
City Council Staff Report
September 26,2017--Page 5
Case 5.0982—PDD 290/SP 06-114 AMND
scales, and locations appropriate to their function. Signs should also be consistent with
the architectural style of the building to which they are attached or adjacent."
Staff finds that the proposed signage is consistent with the goals of the General Plan and
will further enhance its provisions and goals. The design, size and locations of the signs
will aid circulation and movement into the large-scale residential development. The
monument signs will be placed in highly visible locations to serve visitors and future
residents of the Miralon development. The new sign design compliments the
contemporary themes of the recently amended architectural design of the residences
within the Miralon development.
CONCLUSION:
The proposed amendment to the Special Sign District is consistent with the goals and
policies of the General Plan, and is generally consistent with the requirements of the
Zoning Code. While the number of monument signs has increased, the overall sign area
permitted has decreased, and the signs will be lower in height. The proposed signage
remains consistent with the original special sign district in terms of size, illumination and
improved design. Based on this, staff recommends approval of the proposed revisions to
the Special Sign District.
ENVIRONMENTAL DETERMINATION:
Pursuant to the California Environmental Quality Act (CEQA), the project is Categorically
Exempt under Section 15311(a)(Accessory Structures).
Jinn Fagg, AICP Marcus L. Fuller, MPA, P.E., P.L.S.
Director of Planning Services Assistant City Manager/City Engineer
7:1::
David H. Ready, Esq., . .
City Manager
Attachments:
1. Vicinity Map
2. Draft Council Resolution
3. Previously-Approved Signs ("Avalon Palm Springs")
4. Proposed Amended Signs
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING AMENDMENTS TO
A PREVIOUSLY APPROVED SPECIAL SIGN DISTRICT
CONSISTING OF FOUR ENTRY MONUMENT SIGNS TO BE
INSTALLED IN FIVE DIFFERENT LOCATIONS AT THE
MIRALON PROJECT LOCATED ALONG THE NORTH SIDE OF
SAN RAFAEL DRIVE, EAST OF NORTH INDIAN CANYON
DRIVE, SOUTH OF THE WHITEWATER RIVER AND WEST OF
SUNRISE WAY, (CASE SP 06-114- AMND / 5.0982-PDD 290).
THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS:
A. The City Council of the City of Palm Springs originally certified a Mitigated
Negative Declaration (MND) and approved Planned Development District 290 (PDD
290), on May 5, 2004, for 1,150 single-family and multi-family residential units; and
B. On July 18, 2007, the City Council approved a proposed special sign district
consisting of three permanent entry signs and temporary signage for the Miralon
residential and golf course project; and
C. The Freehold Communities, LLC, (the "Applicant") has filed an application with
the City to amend the Special Sign District, Case SP 06-114-AMND pursuant to the
provisions of Section 93.20.05(C) (8) of the Palm Springs Zoning Code; and
D. On September 26, 2017, a public meeting on the proposed amendment to SP
06-114 was held by the City Council in accordance with applicable law; and
E. The City Council has carefully reviewed and considered all of the evidence
presented in connection with the meeting on the amended special sigh district, including
but not limited to the staff report and all written and oral testimony presented.
F. Pursuant to Section 93.20.5.C.8 of the Palm Springs Zoning Code, the City
Council finds that the proposed Special Sign District includes special sign provisions
that are necessary or appropriate to implement general plan provisions and goals, as
follows:
1. Special sign provisions are necessary or appropriate to implement general plan
provisions and goals.
The Special Sign District is for a residential development that was originally approved in
2004 but has remained undeveloped up until now. The original Special Sign District
enabled some deviations designed to facilitate better exposure to the large-scale
residential development. The Community Design Element of the City of Palm Springs
General Plan Update adopted in 2007 includes goals, policies and actions for achieving
citywide objectives that relate to signage for private development within the City.
According to the objective of the Community Design Element of the General Plan,
"Signage is a highly visible component of the City's visual character. Clear, well-
designed, and appropriately scaled public and directional signage can add character 06
City Council Resolution No.
October 4, 2017—Page 2
SP 06-114-AMND/5.0982—PDD 290
and visual interest to the community, as well as aid circulation and movement between
and within areas. Attractive, well-placed, and appropriately scaled commercial and
industrial signage can create visually pleasing commercial and industrial areas and add
to the overall visual appeal of the City." The General Plan further states..."Generally,
signage should be colorful, interesting, easy to read, and made from materials
appropriate to the desert. Signs should be of styles, scales, and locations appropriate to
their function. Signs should also be consistent with the architectural style of the building
to which they are attached or adjacent." Staff believes that the proposed amended
permanent signs are consistent with the goals of the General Plan and will further
enhance its provisions and goals. The design, size and locations of the signs will aid
circulation and movement into the large-scale residential development. The four
monument signs will be placed in highly visible locations to serve visitors and future
residents of the Miralon development. The new sign design compliments the
contemporary themes of the recently amended architectural design of the residences
within the Miralon development.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES AS FOLLOWS:
SECTION 1.
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.
SECTION 2: CEQA.
Pursuant to the California Environmental Quality Act (CEQA), the project is
Categorically Exempt under Section 15311(a)(Accessory Structures).
SECTION 3.
The City Council hereby approves the amendment to Special Signs District (Case SP
06-114-AMND / 5.0982 — PDD 290) with conditions as outlined in attached Exhibit "A."
ADOPTED THIS 4TH DAY OF OCTOBER, 2017.
David H. Ready, City Manager
ATTEST:
Kathleen D. Hart, MMC
Interim City Clerk 07
City Council Resolution No.
October 4,2017—Page 3
SP 06-114-AMND 15.0982—PDD 290
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) SS.
CITY OF PALM SPRINGS )
I, JAMES THOMPSON, 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 September 26, 2017 by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Kathleen D. Hart, MMC
Interim City Clerk
City of Palm Springs, California
08
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