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PC14-164Resolution No. PC14-164 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MENIFEE, CALIFORNIA RECOMMENDING APPROVAL OF VARIANCE NO. 1844 TO ALLOW SIGNAGE FOR THE JUNCTION TO EXCEED THE STANDARDS OF ORDINANCE NO. 348, SECTION 19.4 ("ON -SITE ADVERTISING STRUCTURES AND SIGNS") Whereas, on July 30, 2008, the applicant, Pac Ten Partners, filed a formal application with the County of Riverside which was transferred to the City of Menifee after incorporation for Variance No. 1844 to allow signage for the commercial development to exceed the standards of Ordinance No. 348, Section 19.4; and, Whereas, on January 28, 2014, the Planning Commission held a duly noticed public hearing on Variance No. 1844, considered public testimony and materials in the staff report and accompanying documents, which hearing was publicly noticed by a publication in a newspaper of general circulation, an agenda posting, and notice to property owners within 1,000 feet of the project site boundaries; and, Whereas, at the January 28, 2014, Planning Commission public hearing, the Commission found that: 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. Therefore, staff must make findings that the variance from the terms of Ordinance 348 is justified based on the criteria listed above. Height and Surface Area. The proposed sign program exceeds Ordinance 348 Section 19.4 a. (2) a) and b) which allows freestanding signs located within shopping centers to have a maximum surface area of a sign to be either fifty (50) square feet or 0.25 percent of the total existing building floor area in a shopping center, whichever is greater; except that in any event, no sign shall exceed 200 square feet in surface area and the maximum height of a sign shall not exceed twenty (20) feet. The shopping center is over 500,000 square feet in size and 0.25% of the building square footage would be over 1,250 square feet; therefore, the maximum surface area for a sign shall not exceed 200 square feet. The Primary Project Entry Monuments are 27'6" in height. These signs span the entire length of the driveways and create a grand entrance where vehicles and pedestrians enter the site. The signs are more of an architectural feature and are designed to be consistent with the architectural style of the rest of the shopping center. There is no tenant identification on these signs; however, there will be a sign to identify "The Junction" shopping center. The surface area of the sign is approximately 145 square feet, which falls under the 200 square foot maximum noted above. A commercial shopping center known as the Countryside Marketplace is north of the project site has similar signs at the main entrance to their shopping center. They help create a sense of place and establish the center as a landmark. The project identity tower monument signs also exceed the maximum height allowed. Three (3) of these signs are proposed; two (2) are proposed to be Resolution No. PC 14-164 Variance No.1844 to Allow Signage within the Junction to Exceed the Standards of Ordinance No. 348, Section 19.4 ("On -Site Advertising Structures and Signs") thirty-four (34) feet in height and one is proposed to be sixty (60) feet in height. These signs are farm style water tanks and are integrated into the adjacent buildings. The signs are not for tenant identity and are proposed to contain logos for the Junction shopping center. The signs proposed on the east side of the project site, one on the corner of Haun and Scott Roads and the other two (2) are located in the interior of the site, so they are oriented away from existing residential uses to the west of the site. These monument signs add a unique architectural element to the center, help create a varied roof line, were inspired by the past use of the property as a farmstead, and also serve as landmarks for the center. In addition, the project site Is located 984 feet from the freeway right-of-way of Interstate 215. If the project was located within 660 feet of the freeway right-of- way, signs up to forty-five (45) feet would be allowed by ordinance. The project site is visible from the freeway, which is at a higher elevation than the project site, and the site is adjacent to two (2) major roadways (Haun and Scott Roads). This area of the City has been designated for the Economic Development Corridor land use designation on the General Plan Land Use map adopted by the Council because this area is envisioned to be a commercial and job center hub for the City. The project site is also over fifty (50) gross acres in size. So, although the project site is not within 660 feet of the freeway right-of-way, the taller height for the signage may be considered appropriate. The Countryside Marketplace to the north of the project site is presently zoned Specific Plan No. 158, Planning Area 2-7 which refers back to the General Commercial (C-1/C-P) zone of Ordinance 348, including the development standards, and is similar in size to the proposed project. The Countryside Marketplace is within 660 feet of Interstate 215 right-of-way and has signs which are forty-five (45) to fifty-five (55) feet in height and a variance for signage was approved for the sign heights exceeding forty-five (45) feet. The strict application of Ordinance No. 348, Section 19.4 a. (4) would deprive the project of privileges enjoyed by Countryside Marketplace which is under the same zoning classification (General Commercial) as zoning proposed for the project site. Staff suggests that this information would support a Commission determination that the size and location of the project warrants the additional height for signs requested by the applicant. Number of Signs. The proposed sign program exceeds Ordinance No. 348, Section 19.4 a. (4) which establishes a limit of one (1) free standing sign for a shopping center, except where a shopping center has a frontage on two (2) or more streets, which the commercial development proposes to exceed by having a total of eighteen (18) free standing sings. The project site is 50.28 gross acres and over 500,000 square feet of commercial retail buildings are proposed. The project site has over approximately 1,200 feet of frontage on Scott Road and 1,800 feet on Haun Road. The freestanding signs are evenly spaced along the frontages. Only a primary project entry has been proposed along Howard Way where residential uses are existing to the west. The need for multiple monuments signs to effectively display retailers within the shopping center is necessary due to the size of the development and frontage on two (2) major roadways. The proposed development contains multiple entrances Resolution No. PC14-164 Variance No.1844 to Allow Signage within the Junction to Exceed the Standards of Ordinance No. 348, Section 19.4 ("On -Site Advertising Structures and Signs") 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 with less frontage. Only nine (9) of the signs are for tenant identification. The remaining signs proposed are intended to identify the overall shopping center and create a sense of place. For example, the primary project entry monument signs form a gateway to the main entrance to the Junction on Haun Road and Howard Way. These signs are meant to be reminiscent of the old ranch gate used on many ranches in Riverside County. The project identity monuments are architectural elements (water towers) that serve to provide a landmark for the shopping center. The signage is attractive and creative. In addition, there is a commercial shopping center (Countryside Marketplace) to the north of the project site which is zoned Specific Plan No. 158, Planning Area 2-7 which allows for similar commercial uses and development standards, and is similar in size to the proposed project. A variance for signage was approved for the Countryside Marketplace to the north of the project site on the southeast corner of Haun Road and Newport Road. This shopping center has approval for nineteen (19) free-standing signs and is approximately sixty-nine (69) acres in size. The strict application of Ordinance No. 348, Section 19.4(a) (4) would deprive the subject property of privileges enjoyed by the adjoining property that is similarly zoned for commercial uses. Staff suggests that this information would support a Commission determination that the size and location of the project warrants the additional height for signs requested by the applicant. These constraints support the variance of the increased number of signs. 4. Roof Signs. Ordinance No. 348, Section 19.4 b. (1) does not allow signs to be above or over the roof of any building. Two (2) roof mounted signs are proposed in the Junction's proposed sign program: one possible for each tenant exceeding 130,000 square feet of floor area. The variance would allow these two (2) signs within the site to vary from this requirement. Roof mounted signs were allowed and have been installed at the adjoining Countryside Marketplace. Due to the size of the site, 50,28 gross acres, and because the roof signs are part of the overall agrarian architectural theme, staff suggests that this information would support a Commission determination that varying from the development standard is acceptable and that the adherence to this development standard would deprive the property of privileges enjoyed by other projects in the vicinity. 5. Signs Affixed to Building., Ordinance No. 348, Section 19.4 b. (2) b) and c) does not allow signs to exceed ten percent (10%) of the side or front of a building or five percent (5%) of the surface area of the rear face of the building. The sign program includes approval for graphic murals to exceed the allowed surface area. Graphic mural type signage is not specifically addressed in the Ordinance, but could be considered signage affixed to a building. The County of Riverside Planning Department did not previously require variance findings for graphic murals because their interpretation was that Ordinance No. 348, Section 19.4 did not apply to the graphic murals because they constituted public art. The graphic murals incorporate tenant branding but they are painted to look like aged murals. Resolution No. PC14-164 Variance No.1844 to Allow Signage within the Junction to Exceed the Standards of Ordinance No. 348, Section 19.4 ("On -Site Advertising Structures and Signs") Since tenant branding is included, the signage should be considered on -site advertising. These signs are intended to imitate the fading signs on old barns or other walls. Per the Design Guidelines, "They are called 'ghost signs' because of the ghostly images remaining. The signs are charming and picturesque, harking back to an earlier agrarian culture. In The Junction at Menifee Valley, the ghost signs will be used to add interest, character and color to otherwise blank walls, while identifying the type of store or products purveyed by the store. The signs will be digitally drawn and printed on adhesive, vinyl materials specifically made for this use. The signs will be digitally 'weathered' as shown on the depictions to display the same picturesque character of the ghost signs of the past. Alternatively, the ghost signs can be painted by hand by a local artist, also in a manner that appears old and weathered." The graphic murals are an integral part of the architectural theme for the shopping center and are a creative way to add enhancement to the buildings. Graphic Mural signs were allowed and have been installed at the Countryside Marketplace. Due to the size of the site, 50.28 gross acres, and because the signs are part of the overall agrarian architectural theme, staff suggests that this information would support a Commission determination that varying from the development standard is acceptable and that the adherence to this development standard would deprive the property of privileges enjoyed by other projects in the vicinity. 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. 7. Compliance with CEQA. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act. Environmental impacts resulting from the project have been analyzed in an EIR and mitigated to the greatest extent feasible. The EIR has been prepared in compliance with the requirements of the California Environmental Quality Act. NOW, THEREFORE, the Planning Commission of the City of Menifee resolves and orders as follows: The Findings set out above are true and correct. The Planning Commission forwards a recommendation that the City Council find that the facts presented within the public record and within Planning Commission Resolution No. PC 14-164 provide the basis to approve Variance No. 1844 to allow signage within "The Junction" to exceed the standards of Ordinance No. 348, Section 19.4. Resolution No. PC14-164 Variance No.1844 to Allow Signage within the Junction to Exceed the Standards of Ordinance No. 348, Section 19.4 ("On -Site Advertising Structures and Signs") PASSED, APPROVED AND ADOPTED THIS 28t" DAY OF JANUARY 2014. Attest: ,Idnnifer Allen Planning Commission Secretary Approved as to form: Scott A. Mann Mayor Wallace W. Edgerton Deputy Mayor John V. Denver Councilmember Thomas Fuhrman Councilmember Greg August Councilmember 29714 Haun Road Menifee, CA 92586 Phone 951.672.6777 Fax 951.679.3843 www.cityofinen'dee.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. PC14-164 was duly adopted by the Planning Commission of the City of Menifee at a meeting thereof held on the 28i" day of January, 2014 by the following vote: Ayes: Liesemeyer, Matelko, Phillips, Sobek Noes: None Absent: Thomas Abstain: None i�' /9 e/ �— Jeythifer Allen, Planning Commission Secretary