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PC09-017Resolution No. PC09-017 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MENIFEE APPROVING VARIANCE #1782 TO ALLOW SIGNAGE FOR THE MENIFEE LAKES PLAZA TO EXCEED THE STANDARDS OF ORDINANCE NO. 348, SECTION 19.4 ("ON -SITE ADVERTISING STRUCTURES AND SIGNS") Whereas, in December 13, 2005, the applicant, Larry Markham, filed a formal application with the County of Riverside for Variance #1782 to allow signage for the commercial development to exceed the standards of Ordinance No. 348, Section 19.4; and, Whereas, on November 10, 2009, the Planning Commission held a duly noticed public hearing on Variance #1782, considered public testimony and materials in the staff report and accompanying documents, which hearing was publicly noticed by a publication in the newspaper of general circulation, an agenda posting, and notice to property owners within 1,000 feet of the project site boundaries. Whereas, at the November 10, 2009, Planning Commission public hearing, the Commission found that: Ordinance No. 348, Section 18.27 (a) states the basis for a variance. Variances from the terms of Ordinance No. 348 may be granted when, because of special circumstances applicable to a parcel of property, including size, shape, topography, location or surroundings, the strict application of this ordinance deprives such property of privileges enjoyed by other property in the vicinity that is under the same zoning classification. Variances shall be limited to modification of property development standards. 3. The proposed sign program exceeds Ordinance 348 Section 19.4(a) (4) which allows for one (1) free standing sign except that if a shopping center has a frontage on two (2) or more streets, which the commercial development proposes to exceed by having a total of eight (8) free standing sings. The commercial development covers approximately 16.35 gross acres and is adjacent to Interstate 215. The parcel has an oblong shape and fronts on both Newport Road and Antelope Road. The project has approximately 1,900 feet of frontage on Antelope road. The need for multiple monuments signs to effectively display retailers within the shopping center is necessary due to the size of the development and shape of the parcel. The proposed development contains multiple entrances into the commercial site which necessitates additional monument signs to effectively display retailers in comparison to smaller developments with less acreage, fewer entrances or on parcels of different shape. In addition, there is a commercial shopping center directly to the south of the project site which is zoned Specific Plan No. 158, Planning Area 2-7 which allows for the same uses and development standards, and is similar in size to the proposed project. This site currently contains a total of six (6) signs: one (1) freeway pylon sign, a pylon (1) sign located on Newport Road, two (2) gas station monument signs and two (2) tenant specific monument signs (Jack n' the Box and Taco Bell). The strict application of Ord. 348, Section 19.4(a) (4) would deprive the property of privileges enjoyed by this property that is under the same zoning classification. Therefore, it is staff's recommendation that the proposed project be allowed eight (8) signs, which although is more than what the site to the south has, the proposed project site's layout and design would require additional Resolution No. PC09-017 Variance #1782 to Allow Signage within the Menifee Lakes Plaza to Exceed the Standards of Ordinance No. 348, Section 19.4 ("On -Site Advertising Structures and Signs") signage. The eight free-standing signs within the site would include the one (1) freeway pylon sign, one (1) pylon sign (located on Newport Road), two (2) gas station monument signs and (4) tenant monument signs (one sign at each entrance to the project). Staff has determined that the size and shape of the project warrants the additional six (6) free standing signs requested by the applicant. These constraints support the variance of the increased number of signs. 4. The proposed sign program exceeds Ordinance 348 Section 19.4(a) (1) (a) which applies to the maximum height of a sign located 660 feet from the nearest edge of a freeway right of way line not to exceed 45 feet. The project proposes a freeway pylon sign which is 75 feet in height. There are commercial projects on the southeast, southwest and northwest corners of Newport Road and Interstate 215. These properties have similar zoning to the subject site. All three commercial projects are subject to similar geographical constraints regarding the elevation of their property in relation to the 215 overpass. Two of the commercial projects are only allowed 45 foot signs and Countryside Marketplace was approved (with a variance) for a 55 foot sign. Therefore, staff can only make findings to allow for a sign height of 55 feet for the freeway pylon sign. 5. The proposed sign program exceeds Ordinance 348 Section 19.4(a) (1) (b) which applies to the maximum surface area for freeway pylon sign A that allows 150 square feet of surface area for signs located within 660 feet of the nearest edge of a freeway right of way line. The commercial development proposes to exceed the allowed surface area by 500 square feet to allow 650 square feet of surface area on each side of the sign. This sign is located adjacent to Interstate 215 and is partially obscured by the Newport Road Overpass. The increased size of the display faces makes the sign clearly legible to northbound traffic at a distance that provides adequate time to allow for a safe transition of traffic to the Newport Road Off ramp. In addition, due to the odd shape of the parcel, the positioning of where the buildings are placed causes issues with the visibility of the tenants, therefore more surface area for signs are needed. Countryside Marketplace located on the southwest corner of Newport Road and Interstate 215 has been approved for a variance to allow for their freeway pylon sign to have 700 feet of surface area. Due to geographical constraints and the variance granted Countryside Marketplace which has similar zoning to the site, staff can support the variance of the increased surface area for freeway pylon sign A. 6. The approval of the variance application will not impair the integrity and character of the zoned district or be detrimental to the public health, safety, morals or welfare. NOW, THEREFORE, the Planning Commission of the City of Menifee resolves and orders as follows: 1. The Findings set out above are true and correct. 2 Resolution No. PC09-017 Variance #1782 to Allow Signage within the Menifee Lakes Plaza to Exceed the Standards of Ordinance No. 348, Section 19.4 ("On -Site Advertising Structures and Signs") 2. Variance #1782 is hereby approved to allow signage within the Menifee Lakes Plaza to exceed the standards of Ord. 348, Section 19.4 . Specifically, the variance is approved to allow the following signage: (a) One (1) 55 foot freeway pylon sign, located along the project site's western boundary, with 650 square feet of surface area on the front and 650 square feet of surface area on the rear of the sign; (b) One (1) 45 foot freeway pylon sign, located along the Newport Road; (c) Two (2) gas station freestanding monument signs; and, (d) Four (4) tenant freestanding monument signs. PASSED, APPROVED AND ADOPTED this 101h day of November 2009, by the following vote: AYES: NOES: p� ABSENT:')D l\_Q_ ABSTAIN: 'nJ) A.Q_ Attest: `?/Y �-c.Q,�e�t, �L�mG�., 2��2c� ,pia✓,vtn��n,�� �9L,4wy Kathy Bennett, City Clerk & Planning Commission Secretary