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PC19-464RESOLUTION NO. PC 19.464 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MENIFEE, CALIFORNIA APPROVING ADMINISTRATIVE RELIEF NO. PLN19.OO24 FOR A MODIFICATION TO THE SETBACK OF MONUMENT SIGNS PURSUANT TO MENIFEE MUNICIPAL CODE CHAPTER 9.76 FOR THE "HARVEST GLEN MARKETPLACE", PLOT PLAN NO. 2017.225, LOCATED AT THE NORTHWEST CORNER OF HtcHwAy 74 AND BRlccS ROAD rN THE CITY OF MENIFEE (APN',S 327-320-016 AND 019). Whereas, on August 7, 2017 the applicant, Dan Long of Rancon Group on the behatf of Briggs Highway 74,L.P., filed a formal application with the City of Menifee for a Sign Program, which required an Administrative Relief, for the "Harvest Glen Marketplace" for the property located at the northwest corner of Highway 74 and Briggs Road in the city of Menifee (APN'S 327-320-016 and 019). The applicant also filed an application for Plot Plan No. 2017-225 for the construction of a new 18,501 square foot (in total) commercial center, on 5.04 acres and consisting of a 4,967 sq.ft. convenience store and attached 1,102 sq. ft. quick serve restaurant, eight (8) fuel pumps under a 6,164 sq. ft. canopy, a 3,000 sq. ft. drive through car wash with outdoor vacuum stalls (CUP 2017-226), and a 3,268 sq. ft. fast food restaurant with drive through, Conditional Use Permit No. 2017-226 to allow for the gas station and mini-market use and car wash; and Tentative Parcel Map 37380 (TPM 2017-227) to subdivide the 5.O4-acre site into three (3) parcels. These applications are referred to as "the Project"; and Whereas, on September 1 1 , 2019, the Planning Commission held a duly noticed public hearing on the Project, considered al! public testimony as well as all materials in ihe staff report and accompanying documents for Administrative Relief No. PLN2019- 0024, which hearing was publicly noticed by a publication in the newspaper of general circulation, an agenda posting, and notice to property owners within 1,200 feet of the Project boundaries, and to persons requesting public notice; and, NOW, THEREFORE, BE lT RESOLVED that the Planning Commission of the City of Menifee makes the following Findings: Section 1: Consisfe nt with the lntent of Menifee Municipal Code Chapter 9.76. The 'tntent of Menifee Municipal Code Chapter 9.76 is being preserved with the proposed sign program. The sign program achieves the intent of the sign regulations by creating a program that allows for the integration of a project's signs with the design of the structures to achieve a unified architectural statement of high quality. ln doing so, the respective businesses effectively communicate their message and the community is able to maintain an attractive appearance. The design, location and scale of the proposed signs are in keeping with the architectural character of the development. The Administrative Relief allows for the signage for the commercial center, service station and gateway/entry monument sign to exceed the requirements of Menifee Municipal Code Chapter (MMC) 9.76, specifically a reduction in the setbacks required for a monument sign. The monument signs as proposed do not meet the three (3) foot setback required from the public right-of-way per MMC section 9.76.110 "General Regulations", (A) (11) "Sign siting, generally" (b). More specifically, the commercial center tenant monument sign and fuel price signs Administrative Relief No. PLN2019-0024 Page 2 of 3 are located within the right-of-way of Highway 74, having a setback of 32 feet from the Highway 74 roadway improvements. The gateway/entry monument sign is setback 45 feet from Highway 74 roadway improvements and 32 feet from Briggs Road roadway improvements. The parkway, which is the landscaped area between the roadway improvements and the property line, are 39 feet wide for Highway 74 and 25 feet wide for Briggs Road. Typical parkways are approximately 12-21 feet in width, so the relief from the setback would not create aesthetic impacts as there would still be a good amount of landscaping between the signs and the roadways. The signs are located more than three (3) feet from any adjacent sidewalks, which complies with MMC 9.76. The proposed monument signs include architectural enhancements consisting of decorative stone veneer and ornamental caps. The overal! size of the signs continues to adhere to the requirements set forth by the current municipal code. The administrative relief to the setback will not result in any line-of-sight issues and the proposed sign changes will result in enhanced monuments more compatible with the architectural character of the development. The Administrative Relief for the signage setback requirement is considered consistent with the intent of Menifee Municipal Code Chapter 9.76. Section 2: The proposed s/gn will enhance and harmonize with other on-site st,gns and with the site, building, and/or use being identified by the s,gn. All of the signage for the project site has been designed to be visually and architecturally integrated with the building architecture. The new signage will complement the building architecture. The monument signs are well spaced along the project site frontage. The monument signs were designed to be compatible with the architecture of the project. The monument signs at the entrances have been integrated into the project site's landscape design as well as the landscape and design of the respective parkways. The signs will enhance and harmonize with other signs and with the site, building and/or uses being identified. Section 3: The proposed sign will not negatively impact the aesthetics of the subject site or the surrounding properties. As discussed under Section #2, the signage has been designed to complement the site. The signage has been designed to be consistent with the architecture for the proposed buildings. The monument signs include enhanced landscaping and architectural details. Therefore, the proposed signs will not negatively impact the aesthetics of the subject site or the surrounding properties. Section 4:Compliance with CEQA. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act. An Initial Study / Mitigated Negative Declaration (IS/MND) pursuant to the California Environmental Quality Act (CEQA) was prepared for the project. ln the MND, it was found that with implementation of mitigation measures, the proposed project would not result in any significant impacts. A Mitigation lvlonitoring and Administrative Relief No. PLN2O19-OO24 Page 3 of 3 Reporting Plan (tvlMRP) was prepared and identifies all mitigation measures that will be required for the project. NOW THEREFORE, the Planning Commission of the City of Menifee hereby approves Administrative Relief No. PLN19-0024 subject to the following: 1. The Findings set out above are true and correct. 2. Administrative Relief No. PLN19-0024 is approved. PASSED, APPROVED AND ADOPTED this the 1th day of September 2019 Ro P. Kanrvin, Chairman Attest: anie Roseen,Deputy City Clerk Approved as to form: Ajit nd, Assistant City Attorney STATE OF CALIFORNIA COUNTY OF RIVERSIDE CITY OF MENIFEE ) )ss ) l, Stephanie Roseen, Deputy City Clerk of the City of Menifee, do hereby certifythat the foregoing Planning Commission Resolution No. PC19-464 was duly adopted by the Planning Commission of the City of Menifee at a meeting thereof held on the 11 of September 2019 by the following vote: Ayes: Diederich, Phillips, Thomas, Madrid, KanruinNoes: NoneAbsent: NoneAbstain: None re Deputy City Clerk IUEN I FEEffi O3.