PC13-156Resolution PC 13-156
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MENIFEE APPROVING VARIANCE NO. 2013-174 TO ALLOW
SIGNAGE FOR NEWPORT TOWNE SQUARE TO EXCEED THE
STANDARDS OF ORDINANCE NO. 348, SECTION 19.4 ("ON -SITE
ADVERTISING STRUCTURES AND SIGNS")
Whereas, on August 29, 2013, the applicant, Apple American Group, filed a
formal application with the City of Menifee for Variance No. 2013-174 to allow signage
for the commercial development to exceed the standards of Ordinance No. 348, Section
19.4; and,
Whereas, on November 12, 2013, the Planning Commission held a public
hearing on the Project, considered all public testimony as well as all materials in the staff
report and accompanying documents for Variance No. 2013-174, 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 boundaries, and to
persons requesting public notice; and,
Whereas, on November 12, 2013, the City of Menifee Planning Commission
made the following Findings for Variance No. 2013-174:
1. 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.
2. 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 three (3) free standing signs, two (2) of which are
proposed on the project's Newport Road frontage.
The Newport Road frontage includes a dedicated monument sign for Applebee's
and a shopping center identification and tenant identification monument sign.
The shopping center identification and tenant identification monument sign is
intended to provide identification for businesses within the currently proposed
buildings and for anticipated future commercial buildings and businesses on the
parcels to the north of the current project site. The parcels to the north are under
the same ownership as the current project parcels and are anticipated to be
developed with similar commercial uses. The deviation from typical zoning
standards, as requested through the subject Variance No. 2013-174, can be
justified primarily from the location and orientation of the northerly lots from the
proposed Lot Line Adjustment. These parcels to the north will not be provided the
opportunity for identification signs directly on Newport Road and limit visibility
that is afforded to the southerly parcel. Due to the location of adjacent parcels
and their visibility, the proposed project would provide for the privilege of visibility
of the future development as is currently proposed and enjoyed by the current
proposed project. These constraints support the variance of the increased
number of signs. Therefore, with the approval of the variance based on these
findings, the proposed project is consistent with the Zoning Code.
Resolution No PC 13-156
VAR 2013-174
November 12, 2013
In addition, the City's current standards for signs in Ordinance 348 are generally
incompatible and out of date with modern commercial development. In the past,
the City has approved of similar variances where appropriate to allow for multiple
signs along a road frontage for a single shopping center, such as Menifee Town
Center.
3. 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:
The Findings set out above are true and correct.
2. Variance No. 2013-174 is hereby approved to allow signage within the Newport
Towne Square to exceed the standards of Ord. 348, Section 19.4 . Specifically,
the variance is approved to allow two (2) freestanding monument signs along the
project's Newport Road frontage.
PASSED, APPROVED AND ADOPTED this the 12th day of November, 2013.
Matt Liesemefer, Chairman
Attest:
JiffererAllen, Planning Commission Secretary
Approved as to form:
Scott A. Mann
Mayor
Wallace W. Edgerton
Deputy Mayor
John V. Denver
Councilmember
Thomas Fuhrman
Counciimember
Greg August
Counciimember
29714 Haun Road
Menifee, CA 92586
Phone 951.672.6777
Fax 951.679-3843
www.cityofinenifee.us
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF MENIFEE )
I, Jennifer Allen, Planning Commission Secretary of the City of Menifee, do
hereby certify that the foregoing Resolution No. PC13-156 was duly adopted by
the Planning Commission of the City of Menifee at a meeting thereof held on the
12th day of November, 2013 by the following vote:
Ayes:
Liesemeyer, Matelko, Phillips, Sobek, Thomas
Noes:
None
Absent:
None
Abstain:
None
nifer Allen, anning Commission Secretary