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Home My WebLink AboutPlanning Commission 2012-09-11 #4 CITY OF Community Development Department – Planning Division P. O. Box 151560, San Rafael, CA 94915-1560 PHONE: (415) 485-3085/FAX: (415) 485-3184 Meeting Date: September 11, 2012 Agenda Item: Case Numbers: SP12-004 Project Planner: Steve Stafford/(415) 458-5048 REPORT TO PLANNING COMMISSION SUBJECT: 409 Third St. (Montecito Plaza) – Request Sign Program Review approval for the installation of a 64 sq. ft., “architectural feature” wall sign at Montecito Plaza for tenant ‘Pier 1 Imports’. The existing Sign Program limits “architectural feature” signs to a maximum of 50 sq. ft. without Planning Commission review. The project proposes 36”, internally-illuminated, individual channel letters; APN: 014-151-14; Marine-Canalfront Review Overlay (M-C) District Zone; Courtney Nicholas for Imageone Industries, Applicant; Montecito Market Place Associates, Owner; Case Number: SP12-004 EXECUTIVE SUMMARY The Master Sign Program for Montecito Plaza shopping center was approved in 1988 and has been amended numerous times since. This Sign Program requires Planning Commission approval for all “architectural feature” sign applications proposing greater than 50 sq. ft. in size and/or not internally- illuminated or “halo-lit”, individual letters. The project proposes a 64 sq. ft., “architectural feature” sign for tenant ‘Pier 1 Imports” with internally-illuminated individual letters. This Sign Program provides no design guidelines for “architectural feature” signs, though staff recommends that these “architectural feature” signs provide appropriate design quality and scale with each other and with the materials, architecture, scale, and design features of the Montecito Plaza. Staff recommends that the proposed ‘Pier 1 Imports’ sign is in character with the size of the other existing “architectural feature” signs and is in proportion with the existing the “architectural feature” wall projection at Montecito Plaza. RECOMMENDATION It is recommended that the Planning Commission adopt the attached Resolution conditionally approving the Sign Program Review for the installation of a 64 sq. ft., “architectural feature” wall sign at Montecito Plaza for tenant ‘Pier 1 Imports’. BACKGROUND On March 29, 1988, the Planning Commission conditionally approved a Master Sign Program (SR88- 039) for Montecito Plaza shopping center. This Sign Program has been amended numerous times, including allowing the installation of uniform signage on the ‘Pavilllion’ structure, located along the eastern elevation of the site, and along the south-facing Canal frontage of the shopping center. The current design of the Montecito Plaza shopping center includes five (5) ‘architectural feature’ wall projections, with curvilinear parapets, to highlight the entrances to significant or ‘larger’ tenants. The current Master Sign Program (SR93-022) for Montecito Plaza shopping center provides the following sign allowances for these ‘architectural feature’ elements: • Maximum fifty (50) square feet of sign area, unless the Planning Commission approves a larger sign area; and • Internally-illuminated or “halo-lit”, individual letters only, unless the Planning Commission approves a cabinet sign. REPORT TO PLANNING COMMISSION - Case No: SP12-004 Page 2 There are four (4) existing “architectural feature” signs at Montecito Plaza for current tenants ‘Trader Joes’, ‘Performance Bicycle Shop’, ‘Petco’, and ‘Rite Aid’. The fifth “architectural feature” wall projection was previously occupied by past tenant ‘Silver Screen Video’ and is now currently occupied by new tenant ‘Pier 1 Imports’. PROJECT DESCRIPTION The project proposes a 64 sq. ft. “architectural feature” wall sign at Montecito Plaza for tenant ‘Pier 1 Imports’. The proposed sign would read “Pier 1 Imports” in internally-illuminated LED, individual channel letters, predominantly 36” in height. The sign is proposed to be 18’ in length. Each channel letter is proposed to be 5” in depth, with bronze color returns and white color face. It is proposed to centered equally within the “architectural feature” wall projection, excluding the curvilinear parapet; the bottom of the sign is proposed to be at the same height as the overhang edge of the Spanish-red tiled shed roof feature over the pedestrian arcade. The project proposes no alteration or modification to the existing the “architectural feature” wall projection. The sign is not proposed to be mounted to a ‘raceway’ or background panel in a distinguishing color. ANALYSIS Sign Program Consistency: The Master Sign Program for Montecito Plaza provides no design guidelines for “architectural feature” signs; however, staff recommends that these “architectural feature” signs provide appropriate design quality and scale with each other and with the materials, architecture, scale, and design features of the Montecito Plaza. Details on these “architectural feature” signs are, as follows: Tenant Sign Sq. Footage Letter Height Sign Width Letter Face Color Pier 1 imports 64 36” 18’ White Silver Screen Video¹ 50 16 – 30” 13’ Burgundy Rite Aid 55.5 36” 18.5’ Red Petco 72 18” – 36” 18’ 8” Red Trader Joes 51.75 36” 17’ 3” Red Performance Bicycle Shop² ¹ Previous “architectural feature” sign where proposed ‘Pier 1 Import’ wall is proposed to be located. ² No sign details available Staff recommends that the proposed ‘Pier 1 Imports’ sign is in character with the size of the other existing “architectural feature” signs and is in proportion with the existing the “architectural feature” wall projection at Montecito Plaza. The average size of current “architectural feature” signs is 59.75 sq. ft. The average width of the current “architectural feature” signs is 18’ 4”. The predominant letter/logo height is 36”. While the current “architectural feature” signs have ‘red’ letter faces and the ‘Pier 1 Imports’ sign proposes ‘white’ letter faces, the existing Sign Program for Montecito Plaza does not proscribe the color of lettering faces for “architectural feature” signs. Staff recommends that the proposed ‘Pier 1 Imports’ sign is consistent with the few standards (illumination) for “architectural feature” signs in the Master Sign Program for Montecito Plaza. DESIGN REVIEW BOARD RECOMMENDATION While new Sign Programs and significant or ‘major’ amendments to existing Sign Programs require Planning Commission approval with recommendation by the Board, new sign applications, like the proposed project, are typically reviewed at staff-level with recommendation by the Board, if necessary. REPORT TO PLANNING COMMISSION - Case No: SP12-004 Page 3 The Sign Program for Montecito Plaza is unusual, given that; it requires direct Planning Commission review, without Design Review Board recommendation, of all “architectural feature” signs greater than 50 sq. ft. in size. Since the project proposes a 64 sq. ft. “architectural feature” sign, the Planning Commission is reviewing the Sign Program Review application without the recommendation of the Design Review Board. ENVIRONMENTAL DETERMINATION The construction or replacement of minor structures accessory to existing commercial, industrial or institutional facilites, including, but not limited to, on-site signage, is exempt from the requirements of the California Environmental Quality Act (CEQA), pursuant to Section 15311 (Accessory Structures) of the CEQA Guidelines. The project proposes to install a 64 sq. ft., “architectural feature” wall sign at Montecito Plaza for tenant ‘Pier One Imports’. Staff recommends that the Categorical Exemption is the appropriate level of CEQA review for this project NEIGHBORHOOD MEETING / CORRESPONDENCE Notice of hearing for the proposed project was conducted in accordance with noticing requirements contained in Chapter 29 of the Zoning Ordinance. A Notice of Public Hearing was mailed to all property owners and occupants within a 300-foot radius of the site and the appropriate neighborhood groups (Canal Area Property and Business Owner’s Association, Montecito Area Resident’s Association, and Montecito Plaza Merchant’s Association) 15-calendar days prior to the date of this hearing. Posting of a public notice was not required, given that; the project proposes no expansion to Montecito Plaza shopping center. Staff received no comments as a result of this noticing. OPTIONS The Planning Commission has the following options: 1. Approve the application as presented (staff’s recommendation); 2. Approve the application with modifications or additions to conditions of approval; 3. Continue the applications to allow the applicant to address any of the Commission’s comments or concerns; or 4. Deny the project and direct staff to return with a revised resolution EXHIBITS 1. Vicinity/Location Map 2. Draft Resolution of Approval Reduced (11” x 17”) sets of project plans and color photosim distributed to the Planning Commission only