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FURTHER DISCUSSION ON PLANNING COMMISSICWT141661rEg
DATED FEBRUARY 22, 2012
2. OTHER BUSINESS:
2A. Case SP 06-084 AMEND - An application by Lundin Development Co.
for an amendment to a previously approved sign program to allow
tenant identification signs on the existing monument signs for the
Ralph's CVS Pharmacy shopping center located at 425 South Sunrise
Way, Zone NC (Section 14 Master Plan). (Project Planner: David A.
Newell, Associate Planner)
David A. Newell, Associate Planner, provided background information as outlined
in the staff report dated February 22, 2012.
Commissioner Munger commented on the vehicular congestion at the driveway
to the shopping center on Sunrise Way. She expressed concern that if way-
finding signs are allowed that they be placed in a more appropriate location and
not in this hazardous area.
Commissioner Conrad noted the Commission's struggle over the past several
years with the current sign requirements and requested further direction from the
City Council's sign subcommittee on this issue. Commissioner Conrad noted the
distinctive history of the previous shopping center known as the Albert Frey /
Alpha Beta center. She recalled the enormous controversy over the monument
sign and design when this shopping center was built and expressed concern that
this might set a precedent to allow monument signs for all shopping centers.
Commissioner Roberts commented that he saw this project when it was
presented at the Architectural Advisory Committee and recalled that the
Commission recently approved the monument sign at the Ralphs Shopping
Center at the Smoke Tree Village Center. He explained that he generally has no
concern with monument signs that allow tenant identification signs because they
would benefit the public and building tenants by increasing the visibility of the
individual tenants.
Commissioner Klatchko stated that he was on the Commission when this project
was originally heard and recalled that it was controversial. He recollected that an
additional sign was requested for the drugstore on the southern entrance directly
underneath the main sign and expressed difficulty in making the findings to
deviate from the sign ordinance. He made a comparison with the shopping
center across the street (to the south) noting that several interior tenants have no
street exposure.
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FURTHER DISCUSSION ON PLANNING COMMISSION MINUTES
DATED FEBRUARY 22, 2012
Commissioner Conrad commented that the Smoke Tree Shopping Center is a
20-acre site and urged her fellow Commissioners that if this project is approved
not to allow individual fonts.
Director Ewing reminded the Commission to take into consideration that their
primary involvement is size and placement of the sign; color and font are
protected commercial speech
ACTION: To deny Case SP 06-084 AMEND.
Motion Tracy Conrad, seconded by Philip Klatchko and carried 4-2 on a roll
call vote.
AYES: Tracy Conrad, Philip Klatchko, Chair Donenfeld and Vice Chair
Hudson
NOES: Leslie Munger and J.R. Roberts
2
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c'941FOR % CITY COUNCIL STAFF REPORT
DATE: April 18, 2012 PUBLIC HEARING
SUBJECT: LUNDIN DEVELOPMENT — AN APPEAL OF THE DECISION BY THE
PLANNING COMMISSION TO DENY A SIGN PROGRAM AMENDMENT
TO ALLOW ADDITIONAL TENANT IDENTIFICATION ON THE EXISTING
MONUMENT SIGNS AT THE RALPHS CVS PHARMACY SHOPPING
CENTER LOCATED AT 425 SOUTH SUNRISE WAY. CASE SP 06-084
SIGN PROGRAM AMENDMENT APPEAL
FROM: David H. Ready, City Manager
BY: Department of Planning Services
SUMMARY
Best Signs, Inc., representing Lundin Development Co., is requesting that the City
Council overturn the Planning Commission's decision of February 22, 2012, denying a
sign program amendment to an approved sign program for the Ralphs CVS / Pharmacy
shopping center located at 425 South Sunrise Way. The proposed amendment
includes the replacement of the two monument signs on the existing foundations to
allow tenant identification signs in addition to anchor tenant identification.
RECOMMENDATION
Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF PALM SPRINGS, CALIFORNIA, DENYING THE APPEAL BY BEST SIGNS, INC.
AND UPHOLDING THE DECISION OF PLANNING COMMISSION TO DENY A SIGN
PROGRAM AMENDMENT TO ALLOW TENANT IDENTIFICATION ON EXISTING
MONUMENT SIGNS AT 425 SOUTH SUNRISE WAY."
PRIOR ACTIONS
On May 14, 2003, the Planning Commission approved a sign program for the shopping
center. The sign program allowed individual tenant signs, freestanding complex
identification signs and incidental accessory signs.
On December 13, 2006, the Planning Commission reviewed an amendment to the sign
program to accommodate the CVS Pharmacy tenant signage on the building and
monument signs.
ITEM NO._1�L---
City Council Staff Report
April 18,2012—Page 2
SP 06-084 AMEND—Sign Program Amendment Appeal
Ralphs CVS Pharmacy Shopping Center
On December 13, 2006, the Planning Commission reviewed an amendment to the sign
program to accommodate the CVS Pharmacy tenant signage on the building and
monument signs.
On December 27, 2011, the Architectural Advisory Committee (AAC) reviewed the
proposed amendment and restudied the project with the following comments:
1. Propose new monument signs that are in keeping with the same vernacular of
the shopping center architecture; or
2. Use way-finding sign within center to direct traffic to tenant locations.
On January 23, 2012, the AAC reviewed the revised sign program amendment and by a
vote of 4-3 recommended approval to the Planning Commission, subject to allowing
different font types but no logos for the tenant signage on the monument signs.
On February 22, 2012, the Planning Commission reviewed the amendment and by a
vote of 4-2 denied the proposal (Commissioners Munger and Roberts opposed the
denial).
On March 8, 2012, the applicant filed an appeal of the Planning Commission's decision.
The appeal letter is attached to this staff report.
BACKGROUND AND SETTING:
The subject shopping center is located on an eight acre site at the northwesterly corner
of Ramon Road and Sunrise Way. The shopping center was constructed in 2003 and is
anchored by a grocery store and pharmacy. A mix of smaller retail, restaurant and
service tenants are located along both streets and then northerly perimeter.
In 2003, the Planning Commission approved the monument signs with only the
"Ralph's" name identified. This decision was appealed to the City Council which
overturned the Commission's decision and allowed the center to be named the "Ralph's
Sav-On Center". In 2006, the Commission approved an amendment to the sign
program to allow the new CVS Pharmacy tenant signage.
Surroun ing land uses, Zoning, and General Plan designations are detailed below:
Land Use Zone General Plan
North Multi-family Residential & HR (Residential High by HDR (High Density Residential)
Vacant Section 14 Master Plan
South Shopping Complex & PD 183 & RMHP (Mobile NCC (Neighborhood /
Low Density Residential Home Park) Community Commercial) & MDR
(Medium Density Residential
East Senior Center & Boys & O (Open Space) P/QP (Public/Quasi Public)
Girls Club
West Multi-family Residential HR HDR
02
City Council Staff Report
April 18,2012—Page 3
SP 06-084 AMEND—Sign Program Amendment Appeal
Ralphs CVS Pharmacy Shopping Center
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SHOPPING CENTER SITE EXISTING MONUTMENT SIGNS
STAFF ANALYSIS:
The proposed amendment is to modify the existing monument signs by enlarging the
background cabinets and allowing tenant identification signs below the anchor tenants'
identification signs. This would allow any tenant within the center main signage on each
monument sign.
Staff notes that the proposal does not conform to the Zoning Code and the applicant is
seeking relief through the sign program process. Signs for large-scale commercial
centers are allowed based on a centers size. Centers that are three and one-half acres
to fifteen acres in size are allowed complex identification signs that are up to fifty square
feet in size; centers that are over fifteen acres in size are allowed complex and tenant
identification monument signs that are up to 125 square feet in size. Section
93.20.05(C)(3)(a) of the zoning code states,
03
City Council Staff Report
April 18,2012--Page 4
SP 06-084 AMEND—Sign Program Amendment Appeal
Ralphs CVS Pharmacy Shopping Center
In addition to the sign area allowed for individual businesses, commercial
and industrial centers in excess of three and one-half(3 112) acres of land
shall be allowed one (1) identification sign on each street frontage. Such
signs shall not extend beyond the property or into the right-of-way and
shall be used solely to identify the center. The allowable sign area shall be
ten (10) square feet of sign per acre to a maximum area of fifty (50)
square feet per face. Signs shall not exceed a maximum height of eight (8)
feet. One (1) additional sign may be permitted if the street frontage is
greater than, and the signs are separated by a distance of no less than,
four hundred fifty (450) feet; if multiple signs are allowed, they shall be
located at street intersections or access drives.
i. Commercial and industrial centers in excess of fifteen (15) acres of
land shall be allowed one (1) identification sign on each street frontage
not to exceed one hundred twenty-five (125) square feet per face.
Such signs shall not extend beyond the property or into the right-of-
way and shall be used solely to identify the center and its anchor
stores which individually exceed twenty thousand (20,000) square feet
in gross floor area. Signs shall not exceed a maximum height of twelve
(12) feet. One (1) additional sign may be permitted if the street
frontage is greater than, and the signs are separated by a distance of
no less than, five hundred (500) feet; if multiple signs are allowed, they
shall be located at street intersections or access drives.
The shopping center is approximately eight acres in size and would only be permitted
two complex identification signs by the code. The proposed monument signs are eight
feet in height and contain approximately fifty square feet of sign area per side.
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04
City Council Staff Report
April 18,2012—Page 5
SP 06-084 AMEND—Sign Program Amendment Appeal
Ralphs CVS Pharmacy Shopping Center
After initial review of the proposal, the Planning Commission rendered a split decision to
deny the proposal. Commissioners Munger and Roberts were in favor while the rest of
the Commission opposed the project. Staff has summarized some of the
Commissioner's points on the project below (see attached meeting minutes):
• Due to existing site layout and driveway congestion conditions, wayfinding signs
may further cause congestion if used or placed in the wrong location.
• There was a discussion on the history of monument signage requests for this
center when it was reconstructed.
• The size of the center does not appear to justify the need for additional tenant
identification on the monument signs.
• A Commission member noted that a similar approval was granted for the Smoke
Tree Village shopping center.
• There is a need to assist businesses within shopping centers with street
identification in some instances. This proposal will assist the businesses and the
business users.
• The sizes of the proposed signs in this case are not much larger than they
currently exist today.
• The particulars of this site and the physical characteristics do not support the
need for additional signage.
• The small businesses near the corner have signs that face a street.
The applicant has submitted an appeal and requested that the City Council overturn the
Planning Commission's decision to deny the project (see attached letter). The appeal
letter states specific grounds for overturning the Commission's decision. Staff has
summarized the appellant's reasons for overturning the Planning Commission's
decision and responded below:
1. The proposal is a tasteful design keeping with the same vernacular
architecture of the shopping center and stays within the same allotted
square foot area recommended by the AAC. The AAC reviewed the
proposal on two occasions and recommended approval.
The proposed monument signs are similar to the existing; however, the Commission's
grounds for denial were not solely based on the aesthetics of the proposed signs.
2. The initial sign program approved from years ago was controversial with
regard to the monument signs. This persuaded the Commission to deny
the sign program amendment. The economy today is well different than
the economy from years ago when the sign program was approved. Small
business today face a number of challenges and exposure is a must.
The proposed sign program amendment was reviewed under the current findings
necessary for a sign program which deviates from the zoning code and it was
05
City Council Staff Report
April 18,2012—Page 6
SP 06-084 AMEND—Sign Program Amendment Appeal
Ralphs CVS Pharmacy Shopping Center
determined that existing characteristics of the center did not warrant further deviation
from the zoning code.
3. Nine years of landscape growth has caused further lack of visibility for
businesses located at the back of the center away from the streets. This
has contributed to failure of many businesses within the shopping center.
4. National brand name companies such as Papa John's, PostNet, Check N
Go, and Taco Del Mar have failed in this location. Additional visibility
would have prevented these failures.
5. New businesses in these locations state that consumers are unable to
locate their business.
6. The anchor stores do not bring enough traffic and exposure for the smaller
tenants.
The tree growth may have caused some lack of signage visibility, but it is not significant
enough to validate the proposed deviation for a center of this size. There are only a
small number of tenants on the north side of the center that do not have street visibility.
These tenants are permitted signage above their storefront which commonly provides
many businesses success in other shopping centers within the City.
7. The subject shopping center should be allowed the same additional tenant
signage that has been granted for the Smoke Tree Village shopping center.
The Smoke Tree Commons shopping center is approximately 15.5 acres in size, or
nearly double the size of the Ralph's CVS shopping center. The zoning code allows
larger shopping centers additional on monument signs.
CONCLUSION:
The Planning Commission could not identify any physical characteristics of the property
that necessitate the need for additional monument signage. Small businesses near the
street comer have street visibility and there are only a small number of businesses in
the center that do not have street visibility. Any further departure would appear to be
excessive for a center of this size, and the approved program is compatible with the
design of the property.
Staff recommends that the City Council uphold the Planning Commission's decision
denying the proposed sign program amendment to allow additional tenant signage on
the monument signs at the Ralph's CVS Shopping Center. A draft resolution of denial is
attached to this report.
06
City Council Staff Report
April 18,2012--Page 7
SP 06-084 AMEND—Sign Program Amendment Appeal
Ralphs CVS Pharmacy Shopping Center
FISCAL IMPACT:
No Fiscal Impact.
g . E ng, Thomas Wilson, sistant City Manager
Direc of Plan rinlgervices
David H. Ready, C cl lager
Attachments:
1. Vicinity Map
2. Draft Resolution
3. Sign Program Amendment Exhibit
4. Letter of Appeal
5. Planning Commission Minutes (excerpt), February 22, 2012
6. Planning Commission Staff Report, February 22, 2012
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CITY OF PALM SPRINGS
CASE NO: SP 06-084 AMEND DESCRIPTION: Appeal of the Planning
Commission's action on February 22, 2012
to deny a sign program amendment to install
APPLICANT: Best Signs, Inc. additional monument sigage for the Ralphs
CVS Pharmacy shopping center located at
425 South Sunrise Way, Zone NC, Section 0 8
14.
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, DENYING THE APPEAL
BY BEST SIGNS, INC. AND UPHOLDING THE DECISION
OF PLANNING COMMISSION TO DENY A SIGN
PROGRAM AMENDMENT TO ALLOW TENANT
IDENTIFICATION ON EXISTING MONUMENT SIGNS AT
425 SOUTH SUNRISE WAY, CASE NO. SP 06-084
AMEND.
WHEREAS, Lundin Development Co. ("Applicant") filed an application with the
City pursuant to Section 93.20.00 of the Zoning Code for a sign program amendment to
allow additional tenant identification on the existing monument signs for the Ralph's
CVS Pharmacy shopping center located at 425 South Sunrise Way, Zone NC
(Neighborhood Commercial — Section 14 Specific Plan), Section 14; and
WHEREAS, on February 22, 2012, a public meeting was conducted by the
Planning Commission in accordance with applicable law; and
WHEREAS, the Planning Commission carefully reviewed and considered all of
the evidence presented in connection with the meetings on the project, including but not
limited to the staff report, and all written and oral testimony presented and voted 4-2 to
deny the application; and
WHEREAS, on March 8, 2012, the Best Signs, Inc. ("Appellant") on Lundin
Development Co., filed an appeal with the City Clerk, pursuant to Chapter 2.05 of the
Municipal Code, of the Planning Commission's decision to deny the proposed sign
program amendment for the Ralph's CVS Pharmacy shopping center located at 425
South Sunrise Way; and
WHEREAS, on April 18, 2012, a public hearing on the appeal was held by the
City Council in accordance with applicable law; and
WHEREAS, the City Council has carefully reviewed and considered all of the
evidence presented in connection with the appeal hearing on the project, including, but
not limited to the staff report and all written and oral testimony presented.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY
RESOLVE AS FOLLOWS:
SECTION 1. Section 93.20.05 of the Palm Springs Zoning Code stipulates three
findings that are required for a sign program to be approved that deviates from the strict
provisions of the Sign Ordinance:
1. Due to the physical characteristics of the property and the orientation and
design of the structures on the property, strict application of the
09
City Council Resolution
Page 2
regulations of the sign ordinance will not give adequate visibility to the
signage.
2. 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.
3. The approved program is compatible with the surrounding property and
not contrary to the purpose of the sign ordinance.
There are no identifiable physical characteristics of the property that necessitate the
need for additional monument signage. Small businesses near the street corner have
street visibility and there are only a small number of businesses in the center that do
not have street visibility. Any further departure would appear to be excessive for a
center of this size, and the approved program is compatible with the design of the
property.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City
Council hereby denies the appeal and upholds the Planning Commission's decision to
deny a sign program amendment application for additional monument signage at the
Ralph's CVS Pharmacy shopping center located at 425 South Sunrise Way.
ADOPTED this 181h day of April, 2012.
David H. Ready, City Manager
ATTEST:
James Thompson, City Clerk
10
City Council Resolution
Page 3
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
1, 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
by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
James Thompson, City Clerk
City of Palm Springs, California
11
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CITY C!EP-Kl
March 7, 2012
Palm Springs City Council
Attn: Palm Springs City Clerk
3200 East Tahquitz Canyon Way
Palm Springs, CA 92262
Re: Ralph's CVS Pharmacy Shopping Center
425 South Sunrise Way
Case SP 06-084
Project Planner: David Newell, Associate Planner
Dear Palm Springs City Council:
Please accept this letter on behalf of Lundin Development Company as an appeal of the Planning
Commission's decision on February 22, 2012 to deny our request to amend a previously
approved sign program to allow tenant identification signs on the existing monument signs for the
Ralph's CVS Pharmacy Shopping Center located at 425 South Sunrise Way. We believe the
project should be approved and that the Planning Commission's decision be overturned for the
following reasons.
• The sign program amendment was brought before the Architectural Advisory Committee on
two occasions, December 27, 2011 and January 23, 2012. On December 27"', we were asked
to return to the Architectural Advisory Committee for a restudy with the following:
1. Propose a new monument design keeping with the same vernacular of the
shopping center's architecture; or
2. Use way-finding signs within the center to direct traffic to the tenant locations.
We returned on January 23`d before the Architectural Advisory Committee with a tasteful
design keeping with the same vernacular architecture of the shopping center as well as staying
within the allotted square foot area recommended by the AAC.
Way-finding signage was not an option as there is already traffic congestion as you enter the
shopping center from patrons attempting to locate the businesses they are driving to. (This fact
was also stated by Commissioner Munger at the February 22"d, 2012 Planning Commission
Meeting.)
The sign program amendment received a recommendation for approval at the January 23,
2011 Architectural Advisory Committee meeting. 14
• The Ralph's CVS Shopping Center sign program amendment was brought before the Palm
Springs Planning Commission on February 22, 2012. Comments were made in regards to the
initial sign program application from years ago. It seems as though there was some type of
controversy and compromise in the approval of the monument signs. These comments seem
to persuade the commission to deny the sign program amendment. The economy today is
well different than the economy from years ago when the sign program was approved. Small
business today face a number of challenges and exposure is a must.
• This center has a nine year history over which the landscape has blossomed causing
additional lack of visibility for businesses located at the back of the center away from the
streets. This has contributed to the failure of many businesses within the shopping center.
• Most of the business failures within the center have come from strong national brand name
companies such as Papa John's, PostNet, Check N Go, and Taco Del Mar. Had these
businesses had more visibility, this would not have happened.
• Although these spaces have been replaced with new businesses, they continue to struggle.
They along with their adjacent neighbors complain that ..."People don't know we are here..."
Consumers are more apt to utilize the services these businesses have to offer if they knew
they were there and accessible. Ralph's and CVS do not bring in enough traffic and exposure
for these small businesses to survive.
• The applicant should be granted the same opportunity for additional tenant signage that the
other Ralph's center located within the city (Smoke Tree Village Shopping Center) was
granted. The vote to approve their signage was 5-0 with 2 commissioners absent.
I have attached a photo of the existing signage at the Ralph's CVS Shopping Center as well as a
rendering of the proposed signage for your review. Should you have any questions or concerns,
do not hesitate to contact me.
Sincerely,
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President
Best Signs, Inc.
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REQUEST FOR TREASURER'S RECEIPT
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FROM: CITY CLERK'S OFFICE DATE:
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Department of Planning Services
3200* E.Tah uitz Canyon WayPalm Springs,California 92262 ryC�4o09PTF0 , qy �
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ZrFoeN%P Tel:(760) 323-8245 • Fax:(760) 322-8360 • Web:www.palmspringsca.gov
April 5, 2012
VIA E-MAIL Qesse@bestsignsinc.com]
AND FIRST CLASS MAIL
Jesse Cross
Best Signs, Inc.
1550 South Gene Autry Trail
Palm Springs, CA 92264
RE: Appeal of Planning Commission Decision on Case SP 06-084
Ralph's CVS Pharmacy Shopping Center Sign Program Amendment
425 South Sunrise Way
Mr. Cross,
This letter is notice to you that the public hearing on your appeal in the above matter
has been scheduled for the City Council meeting of Wednesday, April 18, 2012. The
meeting begins at 6:00 p.m. and will be held in the Council Chambers of City Hall, 3200
E. Tahquitz Canyon Way. A staff report on the matter will be forwarded to you
approximately five (5) days prior to the hearing.
FeeF free to contact me at 323.8269 if you have any questions.
Sincerely,
David A. Newell
Associate Planner
cc: City Clerk
19
Post Office Box 2743 0 Palm Springs, California 92263-2743
I Planning Commission Minutes
February 22, 2012
Motion econded by Leslie Munger and unanimouslycarried on a
roll call vote.
AYES: Leslie Munger, Tracy Conrad, Philip Klatchko, J.R. r
2. OTHER BUSINESS:
2A. Case SP 06-084 AMEND - An application by Lundin Development Co. for an
amendment to a previously approved sign program to allow tenant
identification signs on the existing monument signs for the Ralph's CVS
Pharmacy shopping center located at 425 South Sunrise Way, Zone NC
(Section 14 Master Plan). (Project Planner: David A. Newell, Associate
Planner)
David A. Newell, Associate Planner, provided background information as outlined in the
staff report dated February 22, 2012.
Commissioner Munger noted vehicular congestion at the ingress/egress at Sunrise Way
and Ramon Road and suggested the way-finding signs are to be placed in the
appropriate location not in this hazardous area.
Commissioner Conrad recalled when the original sign program was heard for this
shopping center and provided background history on the issues with the signage. Ms.
Conrad noted that she could not support the request to add tenant identification signs.
Commissioner Roberts spoke in favor of allowing the tenant identification signs; noting
the benefit to the public and building tenants by increasing visibility of the businesses.
Commissioner Klatchko concurred with Commissioner Conrad; he recalled that the
original sign program was controversial and expressed difficulty making the findings to
deviate from the sign program.
ACTION: To deny Case SP 06-084 AMEND.
Motion Tracy Conrad, seconded by Philip Klatchko and carried 4-2 on a roll call
vote.
AYES: Tracy Conrad, Philip Klatchko, Chair Donenfeld, Vice Chair Hudson
NOES: Leslie Munger, J.R. Roberts
AMEN - n app ica ,
Eisenhower Hea a the existing sign program to
allow modifications to existing signage for eat the 20
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Planning Commission Staff Report
Date: February 22, 2012
Case No.: SP 06-084 AMEND
Type: Sign Program Amendment
Applicant: Lundin Development Co.
Location: 425 South Sunrise Way
APN: 508-110-040, 508-110-059, 508-110-060, 510-110-061,
508-110-062, 508-110-063 & 508-110-065
General Plan: NCC (Neighborhood /Community Commercial)
Zone: NO (Neighborhood Commercial)by Section 14 Specific Plan
From: Craig A. Ewing, AICP, Director of Planning Services
Project Planner: David A. Newell, Associate Planner
PROJECT DESCRIPTION:
A request by Lundin Development Co. for an amendment to an approved sign program
for the Ralphs CVS / Pharmacy shopping center located at 425 South Sunrise Way.
The proposed amendment includes the replacement of the two monument signs on the
existing foundations to allow tenant identification signs in addition to anchor tenant
identification.
RECOMMENDATION:
That the Planning Commission approve Case No. SP 06-084 AMEND, to allow an
amendment of the approved sign program for the Ralphs CVS / Pharmacy shopping
center located at 425 South Sunrise Way.
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s Planing Commission Staff Report February 22, 2012
SP 06-084 AMEND- Ralphs CVS Pharmacy Sign Program Amendment Page 2 of 6
PRIOR ACTIONS:
I On May 14, 2003, the Planning Commission approved a sign program for the shopping
center. The sign program allowed individual tenant signs, freestanding complex
identification signs and incidental accessory signs.
On December 13, 2006, the Planning Commission reviewed an amendment to the sign
program to accommodate the CVS Pharmacy tenant signage on the building and
monument signs.
On December 27, 2011, the Architectural Advisory Committee (AAC) reviewed the
proposed amendment and restudied the project with the following comments:
I 1. Propose new monument signs that are in keeping with the same vernacular of
the shopping center architecture; or
I 2. Use way-finding sign within center to direct traffic to tenant locations.
On January 23, 2012, the AAC reviewed the revised sign program amendment and by a
vote of 4-3 recommended approval to the Planning Commission, subject to allowing
different font types but no logos for the tenant signage on the monument signs.
BACKGROUND AND SETTING:
The subject shopping center is located on an eight acre site at the northwesterly corner
of Ramon Road and Sunrise Way. The shopping center was constructed in 2003 and is
anchored by a grocery store and pharmacy. A mix of smaller retail, restaurant and
service tenants are located along both streets and then northerly perimeter.
In 2003, the Planning Commission approved the monument signs with only the
"Ralph's" name identified. This decision was appealed to the City Council which
overturned the Commission's decision and allowed the center to be named the "Ralph's
Sav-On Center". In 2006, the Commission approved an amendment to the sign
program to allow the new CVS Pharmacy tenant signage.
Surroun ing land uses, Zoning, and General Plan designations are detailed below:
Land Use Zone General Plan
North Multi-family Residential & HR (Residential High by HDR (High Density Residential)
Vacant Section 14 Master Plan
South Shopping Complex& PD 183 &RMHP (Mobile NCC (Neighborhood/
Low Density Residential Home Park) Community Commercial) & MDR
Medium Density Residential)
East Senior Center& Boys & O(Open Space) P/QP (Public/Quasi Public)
Girls Club
West Multi-family Residential HR HDR
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Planning Commission Staff Report February 22, 2012
SP 06-084 AMEND—Ralphs CVS Pharmacy Sign Program Amendment Page 3 of 6
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SHOPPING CENTER SITE EXISTING MONUTMENT SIGNS
ANALYSIS:
The proposed amendment is to modify the existing monument signs by enlarging the
background cabinets and allowing tenant identification signs below the anchor tenants'
identification signs. This will allow any tenant within the center main signage on each
monument sign. All other signage in the shopping complex will remain the same.
Signs for large-scale commercial centers are allowed based on a center's size. The
Zoning Code's threshold for the amount of signage permitted on a monument sign is
fifteen acres. Section 93.20.05(C)(3)(a) of the zoning code states,
In addition to the sign area allowed for individual businesses, commercial
and industrial centers in excess of three and one-half(3 112) acres of land
shall be allowed one (1) identification sign on each street frontage. Such
signs shall not extend beyond the property or into the right-of-way and
shall be used solely to identify the center. The allowable sign area shall be
ten (10) square feet of sign per acre to a maximum area of fifty (50)
square feet per face. Signs shall not exceed a maximum height of eight (8)
feet. One (1) additional sign may be permitted if the street frontage is
23
Planning Commission Staff Report February 22, 2012
SP 06-084 AMEND—Ralphs CVS Pharmacy Sign Program Amendment Page 4 of 6
greater than, and the signs are separated by a distance of no less than,
four hundred fifty (450) feet; if multiple signs are allowed, they shall be
located at street intersections or access drives.
i. Commercial and industrial centers in excess of fifteen (15) acres of
land shall be allowed one (1) identification sign on each street frontage
not to exceed one hundred twenty-five (125) square feet per face.
Such signs shall not extend beyond the property or into the right-of-
way and shall be used solely to identify the center and its anchor
stores which individually exceed twenty thousand (20,000) square feet
in gross floor area. Signs shall not exceed a maximum height of twelve
(12) feet. One (1) additional sign may be permitted if the street
frontage is greater than, and the signs are separated by a distance of
no less than, five hundred (500) feet; if multiple signs are allowed, they
shall be located at street intersections or access drives.
The shopping center is approximately eight acres in size and would only be permitted
i two complex identification signs by the code. The proposed monument signs are less
I than eight feet in height and contain approximately fifty square feet of sign area per
side.
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REQUIRED FINDINGS:
A sign program may be approved which varies from the specific limitations of the sign
ordinance. Based on the above analysis, one deviation would be approved as part of
this sign program:
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Planning Commission Staff Report February 22, 2012
SP 06-084 AMEND—Ralphs CVS Pharmacy Sign Program Amendment Page 5 of 6
1. Allow identification of tenants on center identification monument signs
Section 93.20.05 of the PSZC stipulates three 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 eight-acre site contains two larger anchor tenants at the rear with a
mix of smaller retail, service and restaurant tenants on the street fronts
and side property. Various smaller tenants have no street exposure and
limited visibility with tree growth within the shopping center. If strict
application of the Zoning Code is followed, there would be only limited
exposure within the center of individual tenants. Therefore, the proposed
amendment will provide adequate visibility to smaller tenants near the
street.
2) 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 proposes signage adjacent to the Major Thoroughfares
(Sunrise Way and Ramon Road), which allows easy identification of various
tenants to vehicular traffic. The proposed signage will allow three-square foot
tenant signs on up to six uniform locations on each side of the monument
signs, while maintaining the maximum center identification sign area of fifty
square feet per side. Furthermore, the Architectural Advisory Committee
reviewed the amendment and recommended approval. Therefore, the sign
program will be effective as well as compatible with the design of the
property, while representing the least departure from the standards of the sign
ordinance.
3) 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, location and
maintenance of all signs in the city".
The sign ordinance encourages adoption of sign programs to provide
consistency and ease of permitting for multi-tenant signage. The deviations
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Planning Commission Staff Report February 22, 2012
SP 06-084 AMEND—Ralphs CVS Pharmacy Sign Program Amendment Page 6 of 6
from the ordinance are for the purpose of providing adequate identification for
s businesses and sign users; therefore, the proposed sign program is not
contrary to the purpose of the sign ordinance, and represents the least
g departure from the 'standards of the sign ordinance necessary for the
effectiveness of the program.
CONCLUSION:
Staff is able to provide a favorable recommendation for the required findings and the
Architectural Advisory Committee recommended approval of the project. Therefore,
staff is recommending approval of the proposed sign program, Case SP 06-084
AMEND.
ENVIRONMENTAL ASSESSMENT:
Pursuant to the California Environmental Quality Act (CEQA), the project is
Categorically Exempt under Section 15311(a) (Accessory Structures).
David A. Ne ell rai wing, P
Associate Planner Director of Plan ing ervices
ATTACHMENTS:
1) 400' Radius Map
2) Draft Resolution
3) Sign Program Amendment Exhibit
Zo