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HomeMy WebLinkAboutAppeal Sign Program SE El Paseo and Hwy 111 CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT • STAFF REPORT TO: Honorable Mayor and City Council II. REQUEST: Consideration of an appeal to a decision of the Architectural Review Commission approving a sign program, subject to conditions, and an exception to the sign wall height limit at 74- 21 5 and 74-235 Highway 1 1 1 , the southeast corner of El Paseo and Highway 111 . III. APPELLANT: Sam Rasmussen for *Approved at 12 inches with Ocean Properties Development Applicant permitted to return for June 10, 1999 meeting to 1919 Grand Avenue, Suite 2A present argument of 12 inch San Diego, CA 92109 versus 18 inch letters CITY C O UNCJA, AC T I ON: PPROVED JL _ DENIED IV. CASE NO: C 98-22 ?r-FTyF^ r..: ,..,,.,.._....,. 7..317 R V. DATE: May 27, 1999 ,ATE A E.r-.,., 5-a �-�� VI. CONTENTS: ;SSENT: tX �. ABSTAIN t:l.4,A.A. A. Staff Recommendation VERIFIED BY: Akio B. Discussion 'I',i ginal on File wf*-'-. Ci Y CUerk° s Offic C. Staff report dated April 13, 1999 D. Architectural Commission Minutes involving Case No. C 98-22 E. Sign exhibits F. Appeal form A. STAFF RECOMMENDATION: That by minute motion the City Council: 1 . Approve a height exception to allow signs no higher than 29 feet above adjacent grade. 2. Grant the appeal in part to permit letter height to a maximum of 18 inches and to permit a maximum of two tenant identification signs on the north elevation of Building 'A' (the west building). CITY COUNCIL STAFF REPORT CASE NO. C 98-22 MAY 27, 1999 B. DISCUSSION: The appellant's sign program request was before ARC at its meetings of April 13, April 27, and May 11 , 1999. Over the course of the three meetings a sign program was approved subject to conditions. The appellant will be completing construction of two office buildings on the southeast corner of El Paseo and Highway 1 1 1 . The buildings were approved in 1991 as part of the Kaiser Grill and L.G.'s Steakhouse project. The appellant's sign program request included: 1 . Project identification signs "One El Paseo" 2. Building designation signs "West Building" and "East Building" 3. Monument sign for Kaiser Grill and L.G.'s Steakhouse 4. Tenant identification signs The project and building identification signs have black faces and are non-illuminated. The project identification signs are 29 feet above adjacent grade. The tenant program was proposed using 24 inch high reverse channel letters with a gold satin face and one shot gold returns. Illumination will be 4500 white neon. The applicant originally requested that on Building 'A', the west building at the corner, the program allow the following tenant signs: North elevation (facing Highway 1 1 1 ): 2 signs East elevation: 5 signs South elevation: 3 signs West elevation (facing El Paseo: 3 signs After much discussion ARC approved: North: one (1 ) sign East: one (1 ) sign South: one (1 ) sign West: two (2) signs All signs were reduced to a maximum of 12 inch letter height (see ARC notice of action dated April 14 and April 27, 1999 enclosed). 2 CITY COUNCIL STAFF REPORT CASE NO. C 98-22 MAY 27, 1999 On the east building (Building 'B') the number of signs is not at issue. The applicant's request was approved; however, the size of the letters on this building was reduced to 12 inches and hence are part of this appeal. Depending on how City Council deals with this appeal the applicant may need an exception to 25.68.300 (maximum height for wall mounted signs is 20 feet). The applicant's appeal requests that the signs be permitted with 24 inch high letters versus 12 inches approved by ARC and that the north elevation of the west building be allowed two signs instead of one approved by ARC. C. CONCLUSION: Considering the height of these tenant wall signs (27-28 feet) above the adjacent grade, it is felt that 12 inch letters may be difficult to read. With respect to the height exception staff recommends its approval because the lower band on the building is canterra stone which makes changing out signs a problem in that it cannot easily be patched. The north elevation of the proposed building has a series of steps. The surfaces where the applicant wishes to place two signs are separated by the entry element which steps out beyond the main wall surface. Based on the above staff recommends: 1 . That the height exception be granted to permit signs to a maximum height of 29 feet; 2. That due to the height of the proposed signs that letter height be approved to a maximum of 18 inches; and 3. That on the north elevation of Building 'A' that the applicant be permitted a maximum of two signs. Prepared by: Z�¢ Q z2 ve Smith Reviewed and Approved b . Philip Drell /tm 3 ............... CITY OPIILffl DESERT ; Y IO FRED WARING DRIVE 73-5 *r. PALM DESERT, CALIFORNIA 92 260-2 5 7 8 :.\ TEL 760 346-0611 : � � �✓. FAX: 760 341-7098 a.............. info@palm-desert.org April 14, 1999 ARCHITECTURAL REVIEW COMMISSION ACTION CASE NO.: C 98-22 APPLICANT (AND ADDRESS): ROBERT RICCIARDI, AIA for OCEAN PROPERTIES DEVELOPMENT, 75-090 St. Charles Place, Suite A, Palm Desert, CA 92211 NATURE OF PROJECT/APPROVAL SOUGHT: Final approval of signage LOCATION: Southeast corner of El Paseo and Highway 111 ZONE: C-1 Upon reviewing the plans submitted by the applicant and recommendations by staff, the Architectural Review Commission approved the "One El Paseo" signage and "West Building" and "East Building" signage with the condition that they be black, non-illuminated flat cut-out letters; continued the tenant identification signage until the applicant provides necessary specifications; continued the monument signage until the applicant provides necessary information regarding specifications and locations. Date of Action: April 13, 1999 Vote: Carried 5-0, with Commissioner Urrutia absent (An appeal of the above action may be made in writing to the City Clerk of the City of Palm Desert within fifteen (15) days of the date of the decision. Any amendments to this approved plan would need to be resubmitted to the Commission for approval.) STAFF COMMENTS: It is your responsibility to submit the plans approved by the Architectural Review Commission to the Department of Building and Safety. CONTINUED CASES: In order to be placed on the next meetings agenda, new or revised plans must be submitted no later than 9:00 a.m. the Monday eight days prior to the next meeting. to rnxreo ax xtvueo ru[r ll'' CITY OF PilLifi DESERT 73-510 FRED WARING DRIVE b PALM DESERT, CALIFORNIA 92 260-2 5 7 8 r�. TEL: 76o 346-0 61 I . ta FAR: 760 341-7098 i }=i info®palm-desert.org April 27, 1999 ARCHITECTURAL REVIEW COMMISSION ACTION CASE NO.: C 98-22 APPLICANT (AND ADDRESS): ROBERT RICCIARDI, AIA for OCEAN PROPERTIES DEVELOPMENT, 75-090 St. Charles Place, Suite A, Palm Desert, CA 92211 NATURE OF PROJECT/APPROVAL SOUGHT: Final approval of signage LOCATION: Southeast corner of El Paseo and Highway 111 ZONE: C-1 Upon reviewing the plans submitted by the applicant and recommendations by staff, the Architectural Review Commission allowed tenant signage on the top parapet with the following limitations: a)a maximum of two sign locations on the west elevation, a maximum of one sign location on the south elevation, a maximum of one sign location on the north elevation, and a maximum of one sign location on the east elevation (these are in addition to the building identification signs approved on April 13, 1999); b) maximum letter height of 12 inches; c) all signage centered on the upper band; and d) all fonts to be similar. Date of Action: April 27, 1999 Vote: Carried 3-2, with Commissioners Connor and Van Vliet dissenting (An appeal of the above action may be made in writing to the City Clerk of the City of Palm Desert within fifteen (15) days of the date of the decision. Any amendments to this approved plan would need to be resubmitted to the Commission for approval.) STAFF COMMENTS: It is your responsibility to submit the plans approved by the Architectural Review Commission to the Department of Building and Safety. CONTINUED CASES: In order to be placed on the next meetings agenda, new or revised plans must be submitted no later than 9:00 a.m. the Monday eight days prior to the next meeting. ��IIIMI(o oY l((1(I(I111(I • • ARCHITECTURAL REVIEW COMMISSION APRIL 13, 1999 MINUTES C. Miscellaneous 1. CASE NO.: MISC 99-5 APPLICANT (AND ADDRESS): JOHN HACKER, 68-487 Highway 111, Cathedral City, CA 92234 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of 18-foot high residence LOCATION: 40-960 Avenida Rosario ZONE: PR-5 Mr. Smith reported that the applicant has resubmitted a plan for a 15-foot high residence which was approved by staff at the counter; so the Commission need not take any action. A. Final Drawings 1. CASE NO.: C 98-22 APPLICANT (AND ADDRESS): ROBERT RICCIARDI, AIA for OCEAN PROPERTIES DEVELOPMENT, 75-090 St. Charles Place, Suite A, Palm Desert, CA 92211 NATURE OF PROJECT/APPROVAL SOUGHT: Final approval of signage LOCATION: Southeast corner of El Paseo and Highway 111 ZONE: C-1 Mr. Smith reported that the applicant seeks approval of a sign program for the One El Paseo project. The applicant proposes project identification signs "One El Paseo" using black faces and returns. The plans do not indicate whether or not these signs are to be illuminated. The applicant proposes a series of building designation signs "West Building," non-illuminated, flat, cut- out letters. Color is not noted, although is assumed to be black. 6 ARCHITECTURAL REVIEW COMMISSION APRIL 13, 1999 MINUTES The tenant sign program is proposed using reverse channel letters with a gold satin face and one shot gold returns. Illumination will be 4500 white neon. The plans calculate the maximum signage permitted on each building elevation, subtract the project and building designation sign areas and then prescribe the remainder for future tenants. The calculations contained on the plans are acceptable. At this time, the only tenant identification sign is for A.G. Edwards. The proposed sign complies with the proposed program. The proposal also includes a proposed monument sign for LG's Prime Steakhouse and Kaiser Grille. The design and size (4'6" high) of this monument sign is acceptable; however, its location is not delineated. Staff recommended approval of the monument sign subject to it being placed in an acceptable location. The monument sign includes cut-out letters reading "LG's Steakhouse" in white and "Prime" in red. The Kaiser Grille portion of the sign reads "Kaiser Grille" in brown letters. All of the proposed tenant signs will be mounted higher than 20 feet on the wall. This requires an exception per the ordinance. Staff recommends that the sign program and monument sign be approved subject to the following conditions: 1. That the monument sign be placed in an acceptable location approved by staff; 2. That the applicant clarify whether or not the project identification signs are to be illuminated; 3. That the color of the building identification signs be acceptable to the Architectural Review Commission; 4. That the applicant obtain an exception to the wall height limits per Section 25.68.730 of the ordinance. Chairman Gregory felt that the proposed tenant identification signage will make the structure look like an industrial building rather than an upscale office building, with which Commissioners Connor and O'Donnell agreed. • Commissioner Connor stated that he does not have a problem with the height of the wall signs for "One El Paseo" and "East Building" and "West Building" as long as they are non-illuminated and black cut-out letters. 7 • ARCHITECTURAL REVIEW COMMISSION APRIL 13, 1999 MINUTES Action: Commissioner Van Vliet moved, seconded by Commissioner O'Donnell, to approve the "One El Paseo," "West Building," and "East Building" signage with the condition that they be non-illuminated, black, flat, cut-out letters, and to continue the tenant identification signage and the monument signage until the applicant provides the necessary information regarding specifications and location. The motion carried 5-0. V. ADJOURNMENT The meeting was adjourned at 1:50 p.m. STEVE SMITH PLANNING MANAGER 8 ARCHITECTURAL REVIEW COMMISSION APRIL 27, 1999 MINUTES 3. CASE NO.: C 98-22 APPLICANT (AND ADDRESS): TOM RASMUSSEN for OCEAN PROPERTIES DEVELOPMENT, 1919 Grand Avenue, Suite #2A, San Diego, CA 92109 NATURE OF PROJECT/APPROVAL SOUGHT: Final approval of signage and landscaping LOCATION: Southeast corner of El Paseo and Highway 111 ZONE: C-1 Tom Doczi, the landscape architect for the project, presented revised plans and indicated that the idea is to tie the two buildings together as well as to tie in the fountain on the corner. Four parking spaces will be eliminated in the central valet area to accommodate the fountain. The Kaiser Grill entry will be moved to the front of the building. Chairman Gregory asked if the parking area in front of the valet area will generally be used for office parking, to which Tom Rasmussen, the project developer, responded negatively. Chairman Gregory askedifit is reallynecessarythat the developer adhere 9 rY P to the parking lot shade tree requirement for that area, because he feels it would be nicer to have Date Palm trees in that area because they would fit in better with the theme of the project. Mr. Smith indicated that the Commission may make that determination. Chairman Gregory indicated that his concerns have been addressed. Dave Christian presented the plans for the remodel of Kaiser Grill, and indicated that the changes are relatively small in that the existing building has a side entry, and the proposal is to extend one element out in the front to the edge of the walkway and move two other elements back in order to relocate the entry to the front of the building. 4 ARCHITECTURAL REVIEW COMMISSION APRIL 27, 1999 MINUTES Mr. Rasmussen reported that Mr. Doczi will be redesigning the base of the monument sign which will replace the existing monument sign, and the only change to the plan presented is that the proposed base will feature cantera stone. The two-sided monument sign will have letters that will be flush mounted plex with interior illumination. The building sign will be back-lit halo channel in very dark brushed metal color, and the tenant signs will be a maximum of two feet height and a minimum letter height of 18 inches. Mr. Smith recalled that the Commission previously expressed concern that the building should not allow tenant signage. Chairman Gregory noted that the building has a stronger impact on the streetscape than a smaller building would, and such a large building with a lot of tenant signage would look like a billboard. Commissioner Holden commented that there previously was a delineating between professional and retail buildings, and it was felt that signage was necessary to identify retail business space, but on professional buildings, signage serves more of a directory function. Professional buildings in downtown Los Angeles don't have lots of signage. Commissioner Urrutia indicated that he would not want this building to end up looking like the professional building on the corner of Monterey and Fred Waring, which has signage on every floor. Mr. Rasmussen stated that he doesn't want signage for every tenant in the building, but he would like to have signage for the anchor tenants, and therefore, there would only be two signs on the Highway 111 elevation, two or three on the El Paseo elevation and two or three on the east side for a total of six to eight signs. Mr. Smith noted that if the Commission approves the proposed signage, the applicant will need to apply to the Planning Commission for an exception to the 20-foot height limit indicated. 5 ARCHITECTURAL REVIEW COMMISSION APRIL 27, 1999 MINUTES Commissioner O'Donnell suspected that future requests would come forth from other non-anchor tenants who would want signage, to which Mr. Rasmussen replied that the idea is to have signage for major tenants, i.e., those with 4,000 to 5,000 square feet, and he would imagine that there would only be six to eight major tenants. Commissioner Holden suggested allowing two signs per elevation and placing them at the ends of the building,to which Mr. Rasmussen replied that he would prefer to have the signs centered on the Highway 111 elevation for the two major tenants, and there are only a couple of locations these signs could be placed because he doesn't think two signs could be placed on the same section of the upper parapet. Commissioner Connor indicated that he would object to having the signs placed up that high, with which Commissioner O'Donnell concurred, and added that the building does not lend itself to being signed in the way currently proposed, and added that this building is supposed to be a professional office building, not a commercial center. Commissioner Urrutia agreed that the signage should be lower, and added that the tenant signs should not compete with the main building sign; so he doesn't think the tenant signs should be on the same level as the main building sign. Mr. Rasmussen indicated that the lower level will not accommodate signage because of the cantera stone, to which Mr. Smith replied that illuminated signs would be difficult to place on cantera stone, but other types of signs should work out. Mr. Rasmussen clarified that all the tenants will want illuminated signs. Commissioner Van Vliet believed it would be better to place the signs on the middle band. Commissioner O'Donnell stated that he doesn't want the building to become a big sign. 6 ARCHITECTURAL REVIEW COMMISSION APRIL 27, 1999 MINUTES Mr. Rasmussen suggested restricting signage to two on the Highway 111 elevation, and two or three on the longer side of the building, and added that he would prefer to have signage for one major tenant rather than the "One El Paseo" building identification sign. Commissioner Urrutia noted that there are three building identification signs, and he would be open to trading those for tenant signs. Commissioner Van Vliet preferred retaining the building identification signs rather than replacing them with tenant signage, which would obviously change throughout the years. Mr. Smith asked if the applicant would be willing to include a clause in their tenant contracts which stipulates colored trade mark signs will not be recognized,to which Mr. Rasmussen responded affirmatively, and suggested that the Commission add that as a condition of approval. Commissioner O'Donnell indicated that his preference is that no tenant signs be allowed on the building, but if tenant signage is to be allowed, it should be limited to the middle band, but definitely not allowed on the top band, and added that he doesn't have a problem with the "One El Paseo" building signage because it identifies the building. Commissioner Urrutia suggested limiting the number of signs on each exposure, i.e., one per side, with a 12-inch maximum letter height, and retaining the "One El Paseo" signage, to which Mr. Rasmussen replied that 12 inches would be too small. Action: Commissioner Urrutia moved, seconded by Commissioner Holden, to allow tenant signage on the top parapet with the following limitations: a) a maximum of two sign locations on the west elevation, a maximum of one sign location on the south elevation, a maximum of one sign location on the north elevation, and a maximum of one sign location on the east elevation (these are in addition to the building identification signs approved on April 13, 1999); b) maximum letter height of 12 inches; c) all signage centered on the upper band; and d) all fonts to be similar. The motion carried 3-2, with Commissioners Connor and Van Vliet dissenting. 7 ARCHITECTURAL REVIEW COMMISSION MAY 11, 1999 MINUTES Commissioner Urrutia asked about undulation and overhangs, to which Scott Gainer replied that the balconies provide undulation, and the windows are not flush to the wall. Mr. Smith asked that the applicant clarify the type of design for Buildings 1 and 5, to which Mr. Gainer replied that Building 5 is a Type II structure, and Building 1 is a Type I (single-story) structure. Commissioner Urrutia felt that Buildings 1 and 2 have good undulation, but Building 3 needs more, and he would suggest that it look more like the other buildings. Action: Commissioner Urrutia moved, seconded by Commissioner O'Donnell, to grant preliminary approval of the building elevations, subject to the addition of shading and subject to more roof undulation on Building 3 (similar to other proposed buildings), and granted conceptual approval of the landscaping. The motion carried 5-0, with Chairman Gregory abstaining. 2. CASE NO.: C 98-22 APPLICANT (AND ADDRESS): SAM RASMUSSEN, OCEAN PROPERTIES DEVELOPMENT, 1919 Grand Avenue #2A, San Diego, CA 92109 NATURE OF PROJECT/APPROVAL SOUGHT: Final approval of signage for east building LOCATION: Southeast corner of El Paseo and Highway 111 ZONE: C-1 Mr. Smith reported that at its last meeting, the Commission made a determination regarding signage for the west building, and now the applicant wishes the Commission to clarify its intentions regarding the east building. Staff would note that an application has been submitted for a conditional use permit to allow medical/dental office use of the east building. 3 ARCHITECTURAL REVIEW COMMISSION MAY 11, 1999 MINUTES Commissioner O'Donnell suggested that the sign program for the west building be adopted for the east building as well. Sam Rasmussen stated that the west building is comprised of 38,000 square feet and has been approved for six signs, while the east building is comprised of 20,000 square feet; so he would request that for the east building, the Commission approve two signs on the north elevation and one sign on the west elevation with the same criteria approved for the west building. Action: Commissioner Urrutia moved, seconded by Commissioner Holden, to approve two signs on the north elevation and one sign on the west elevation with the same criteria that was applied to the west building. The motion carried 5-0. 3. CASE NO.: MISC 99-6 APPLICANT (AND ADDRESS): PALM DESERT HOUSING AUTHORITY, 73-510 Fred Waring Drive, Palm Desert, CA 92260 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of new paint colors for four apartment complexes (One Quail Place, Neighbors Garden, Taos Palms and Desert Point) LOCATION: 72-600 Fred Waring, 73-535 Santa Rosa Way, 43-810 Las Palmas and 43-750 Monterey Mr. Smith reported that color samples have not been submitted; so no action is required at this time. 4. CASE NO.: C 97-4 APPLICANT (AND ADDRESS): JERRY WALKER c/o TWW INVESTMENTS for DEL TACO RESTAURANT, 76-968 California Avenue, Palm Desert, CA 92260 4 • • 3/91 t` \ CITY OF PALM DESERT, CALIFORNIA '99 1ir1T 11 IJi ;•94�,�,;,� .49./ APPLICATION TO APP CLERK'S Or t •„ DECISION OF THE (Name of Committee/Commission) /9g.2ic, a 7 i999 Case No. ` 9 P" Z Z . Meeting Date: ,4,4,,9 /40��, mclei Name of Appellant �q r) re/45/124s5 O(= ) 420/ 272,7Ate 4-14Fr T Address /9/9 �w� ��� 1 TE �� Phone: (G/9 ) c?73-6 ,06) Description of Application: /r/lv4 Q/•-• w.©�E' A "a �� v�'dJ s Ii71 M c rv/= 44see, 7 ,e42,0� 4-,e2c 47- l)}d7- 7, c2F L/9/9s 'o J /_'6i 4d442.4_,161 Reason for Appeal: r 1,41w _ »�`n g o2S'/—c,d r_-S /iu NI<1(�lT / V57 •M9,0 c�� /c6 ii-16.41 ,42 A( /lam - ��� rr T/ q7- ST r�l�?�i�6's /27N GoWu - C�7w?f/!t_} TG ' S/ it�S i111.17 0 d/`- .5/6Xv Signature of Appellant Date / c1 FOR OFFICIAL USE ONLY *, Date Appeal Filed: rG`9 Fee Received: '" A Treasurer's Receipt #: Received by: Public Hearing Set For: Action taken by the City Council: Date: Sheila R. Gilligan, City Clerk STAFF REPORT ARCHITECTURAL REVIEW COMMISSION APRIL 13, 1999 CASE NO.: C 98-22 APPLICANT (AND ADDRESS): ROBERT RICCIARDI, AIA for OCEAN PROPERTIES DEVELOPMENT, 75-090 St. Charles Place, Suite A, Palm Desert, CA 92211 NATURE OF PROJECT/APPROVAL SOUGHT: Final approval of signage LOCATION: Southeast corner of El Paseo and Highway 111 ZONE: C-1 The applicant seeks approval of a sign program for the One El Paseo project. The applicant proposes project identification signs "One El Paseo" using black faces and returns. The plans do not indicate whether or not these signs are to be illuminated. The applicant proposes a series of building designation signs "West Building," non- illuminated, flat, cut-out letters. Color is not noted, although is assumed to be black. The tenant program is proposed using reverse channel letters with a gold satin face and one shot gold returns. Illumination will be 4500 white neon. The plans calculate the maximum signage permitted on each building elevation, subtract the project and building designation sign areas and then prescribe the remainder for future tenants. The calculations contained on the plans are acceptable. At this time, the only tenant identification sign is for A.G. Edwards. The proposed sign complies with the proposed program. The proposal also includes a proposed monument sign for LG's Prime Steakhouse and Kaiser Grille. The design and size (4'6" high) of this monument sign is acceptable; however, its location is not delineated. We will recommend approval of the monument sign subject to it being placed in an acceptable location. The monument sign includes cut-out letters reading "LG's Steakhouse" in white and "Prime" in red. The Kaiser Grille portion of the sign reads "Kaiser Grille" in brown letters. 1 All of the proposed tenant signs will be mounted higher than 20 feet on the wall. This requires an exception per the ordinance. RECOMMENDATION: That the sign program and monument sign be approved subject to the following conditions: 1. That the monument sign be placed in an acceptable location approved by staff; 2. That the applicant clarify whether or not the project identification signs are to be illuminated; 3. That the color of the building identification signs be acceptable to the Architectural Review Commission; 4. That the applicant obtain an exception to the wall height limits per Section 25.68.730 of the ordinance. wp\sr\c98-22.ar3 2 • - — FL PER' IN NO 197135 RE -�_ 5.56 i c ���� • 99.E 0 ` -•-• r- • _ WY I l i to • j Z Y i HOMESITES— � ., ' • 68 5o. -- ; ; 1 . • 111 ..,*-) 1;,.: . s ~' EN •:1. •i I ; .j • EM •1,1 to '' ! 44 25'�E -` 1 ; ii _ -• El D 'I ' •I • J ... , . ._ 6,.1./.::.;.1,':',..;.-..1.1 ( 1 1 • ( 1712 • / ...///////' ,,./. / I •• E•)it ///. . 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