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HomeMy WebLinkAbout1978-01-10 ARC Regular Meeting Agenda v � � AGENDA PALM DESERT DESIGN REVIEW BOARD JANUARY 10, 1978 CITY HALL + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + 1 . Approval of Minutes of previous meeting of December 27, 1977 2. Continued Case No. 67C Nature :of Project: Commercial Project Location: Southeast corner of Highway 111 and 74 Zone: C-1 , S.P. Applicant: HUGHES INVESTMENTS Nature of Approval Sought: Preliminary site, floor and elevation plans Action: CONTINUED TO JAN. 24, 1978 ' 3. Continued Case No. 102MF Nature of Project: Condominiums Location: North side of Shadow Mountain Drive, east of Lupine and west of Sun Lodge Zone: R-3(4) Applicant: C. G. DUNHAM Nature of Approval Sought: Preliminary site, floor and elevations Action: APPROVED 4. Case No. 80MF Nature of Project: Duplexes Location: Northwest corner of Shadow Mountain and Ocotillo Zone: R-2, S.P. Applicant: ALVIN JOHNSON Nature of Approval Sought: Preliminary site, floor and elevations Action: APPROVED 5. Case No. 70C Nature of Project: Commercial Structure Location: South side of Highway 111 , West of Sage Lane Zone: C-1 , S.P. Applicant: GEORGE RITTER Nature of Approval Sought: Preliminary site, floor and elevations Action: APPROVED 6. Case No. 71C Nature of Project: Commercial Structure Location: ��Jest side of Highway 111 at Rancho Mirage City Limits Zone: C-1 , S.P. Applicant: LAUREL DEVELOPMENT C0. Nature of Approval Sought: Preliminary site, floor and elevations Action: CONTINUED TO JAN. 24, 1978 � � � DESIGN REVIEN BOARD DATE: Jan. 10, 1978 CASE NO. : 67C APPLICANT: HUGHES INVESTh7ENTS __ LOCATION: Southeast corner of Highway 111 and 74 ZONING: C-1 , S .P. STAFF RECONIll1ENDATION: As the question of the most appropriate use af the subject site is one that the Planning Commission will still have to come to terms with, the Design Review Board should primarily concentrate on the building design and site plan. The plans will necessarily have to be modified in order to meet the parking requirements which are as follows : Sambos 60 Restaurant 52 Offices 56 Offices 53 Shops 26 Grocery store 195 442 The proposal is deficient by 21 parking spaces. . Staff is recommending that the floor space of the grocery store be reduced to account for some of these spaces. The Staff is still recommending that the grocery store be re-oriented to face the east . Better design might alleviate potential traf- fic circulation problems at the northwest corner of the pro- ject. Staff is recommending continuance of the case in order to provide the applicant with additional time to further modify the proposal . . -. `w�+� � • i=��''- � -ti- �� = ' ����' O�s � � ��i.n�. ���5�'� . o J ` 45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (714) 348-0611 DESIGN REVIEW BOARD ACTION REPORT Date: Jan. 11 , 1978 REPORT ON: Gommerci al PrQj ect CASE NO. : 67C ZONE: C-1 . S.P. LOCATION: So � h ast cornPr of Hi Qhw�v 111 and 74 APPLICANT: HUGHES INVESTMFNT� NATUP�E OF APPROVAL SOUG�iT: Prel i mi nary si te, fl oor and el evati on pl ans DESIGN REVIEW BOARD ACTION: After reviewing the submitted plans and the presentations by the staff and by the applicant , the DRB CONTINUED TO JAN. 24, 1978 this project , subject to the attached conditions . Date of Action: Jan. 10, 1978 Motion ��'Iade By: URRUTIA Seconded By: MINTURN Vote: 4-0 Reasons for Ne ative Vote (s) : An appeal o 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. ) STAFF COi�LtiIENTS : �''` �vr�` SPECIAL CONDITIONS - CASE N0. CUP 18-77 and 67C 1. Construction plans shall be submitted for approval to the City Fire Marshal prior to issuance of building permits. All con- - ditions shall be made a part of canstruction and no certificate of occupancy shall be issued until completed. 2. Any/all utility service and distruction lines on or abutting the subject property, shall be placed underground prior to oc- cupancy clearance pursuant to Section 25. 56. 110 of the Municipal Code . 3. Final construction drawings including a final landscaping, grading,. lighting, amenities, trash storage, walkway layout , and irrigation plan shall be submitted to the Design Review Board. No final in- spection or occupancy permit shall be given by the Department of Environmental Services to this project until the aforementioned � approved plans and construction shall have been completed. 4. The applicant shall agree to join any assessment district formed that inlcudes the subject property within its boundaries. 5. The applicant shall grant to the City of Palm Desert easement rights over the parking lot area of the project site. - --- - 6.- A11 existing signs shall be removed prior to the issuance of a certificate of occupancy for any structure part of this develop- ment . 7. Twenty-one (21) additional parking spaces shall be provided in order to meet the off-street parking requirements of the City' s Zoning Ordinance . 8. Applicant shall comply with the City' s established policy regarding height of structures and setbacks for developments within the scenic preservation overlay zone upon clarification of said policy. AGREEb1ENT I accept and agree, prior to use of this permit or approval, to comply with all the conditions set forth, and understand that the Department of Building and Safety will not issue a building permit or allo�v oc- cupancy on the use permitted until this signed confirmation has been received by the Department of Environmental Services. . (Date) (Applicant 's Signature) � � T Federhart 8z Associates �� 5252 Balboa Avenue,Suite 709 :r��+� � San Diego,CA 92117 (714) 278-3365 TRAFFIC AND PARKING STUDIES December 31, 1977 Mr. Ron Roberts, AIA SGPA Planning & Architecture 440 Upas Street San Diego, California 92103 Dear Mr. Roberts: As you know, late in December 1977 you called on Federhart & Associates , traffic consultants, to make a traffic analysis of your proposed Safe- way Shopping Center project in Palm Desert. That study has been com- pleted now, and this letter will document its findings and include our recommendations. The proposed project is located in Palm Desert between Route 111 and El Paseo, immediately east of, and adjacent to, Route 74 . On the site at the present time, and remaining, are a service station at the south- east corner of Routes 111 and 74 , and a Sambo' s Restaurant immediately east of the service station. California Department of Transportation (Caltrans) traffic counts made at the intersection of Route 74 and E1 Paseo, reveal that Route 74 is carrying about 8000 average daily vehicles (ADT) at the site, while E1 Paseo is carrying about 7200 ADT. All of the roadways adjacent to the project are four lane highways with room for left turn lanes . Both E1 Paseo and Route 111 have raised medians while Route 74 has a painted two way left turn lane. There is an existing traffic signal at the intersection of Routes 111 and 74 while there are existing four way stop signs at Route ?4 and El Paseo. The proposed project is located in Palm Desert' s Redevelopment Area and generally conforms to the concepts presented in the Redevelopment Area Master Plan. The project land uses include a Safeway Supermarket, re- tail shops, some second story offices , and a Carl' s Jr. restaurant. The developer has worked with the existing Sambo ' s restaurant so that traffic access and parking for the two can be integrated into one over- all plan to the benefit of each. The following Table 1 presents the expected ADT and PM peak hour traf- fic of the project and the existing Sambo' s. � � , ��`,� :'� Mr. Ron Roberts December 31, 1977 Page 2. TABLE 1 - Expected Traffic of the Project Plus Exiting Sambo' s ADT Rate 2-Way 4 to 5 Pi•i Lane Use Square Feet Per 1000 Sq.Ft. ADT Peak Hour Inbound Outbound Safeway 39,050 100 3, 905 140 120 . Shops 20, 320 45 915 55 60 Offices 13, 720 20 275 10 40 Carls, Jr. 2,760 210 580 25 25 Sambo ' s 4, 000 100 400 20 20 Total 6,075 250 265 It must be stated here that not all of the above generated traffic is "new" traffic on the streets surrounding the project - much of it is already present on other trip purposes to, or past, the project area. For instance, in the PM peak hour, some studies have found that at retail shops, 35 to 40% of the retail customers are on another trip purpose and just "dropped in" to the center while they were going by. To assess the impact of the above traffic, it is also necessary to know the directional distribution to and from the project. For this pro- ject, in this location in Palm Desert, the following estimate of distribution was made. zo�' Z� ' � Rour� ��� ,/ /V t� , ��2o�EcT W E S �c Pw S�o 3S/ 7�:� � � �� �{,._ :,< .� �: Mr. Ron Roberts December 31, 1977 Page 3. Using the above distrubition, and the expected traffic from Table 1, a hand traffic assignment was made which duplicates the arrival and departure routes of the users and patrons of the project. This traffic assignment is shown on Figure 1 for both the ADT and the inbound and outbound 4 to 5 Prs street peak hour. This figure repre- sents the project traffic some years from now, when it is fully occupied, is a part of the Redevelopment Project, and some traffic to and from the east will be able to use the Sage Street or other entrances/exits east of Octillo. As can be seen on Figure 1, right turns in only are assumed from Route 111 to the project in the vicinity of the Frontage Road with right turns in and out to Route 111 allowed only at the existing Sambo' s driveway. On Highway 74 , the existing Sambo' s driveway is to be moved further south. This driveway also will allow only right turns in and out and will serve both Sambo' s and the project. When the peak hour volumes shown on Figure 1 are added to the exist- ing volumes at the intersection of Route 74 and E1 Paseo, they add about 10% during the PM peak hour. With these volumes added to existing traffic and assuming a traffic signal and existing geo- metrics it was found that this intersection will be operating at only 45$ of capacity. An analysis of the volumes shown on Figure 1 indicates that all can be easily accommodated - especially when it is realized that many are already on these streets on other trip purposes. As can be seen, there are about 38 expected peak hour vehicles leaving the Route 74 driveway and turning left onto Route 111. This is a minor movement and will be very easy to make - especially after the planned traffic signal at Route 74 and E1 Paseo is installed since it will create gaps in the Route 74 traffic flow. Recommendations It is recommended by the consultant, that the city ask Caltrans to immediately design and construct a traffic signal installation to replace the existing four-way stop at E1 Paseo and Route 74 . This traffic signal was warranted using 1975 traffic volumes and will be especially needed when the additional lOg of traffic is added by the proposed project. � � • .� 4 A � �10� � �c '�" w � . w '' �, 4'� �$ �� � � � �'� � �� � 3� d�° V _ � w � 4 � � � � 0 3 � � � � �' U �V � � a .` � . � , ` p� o�C ` a� . � v� $� � 1 �u . ` � � � . � � � U .��, ', oT�,.1o�p q � �� � � � � , � � , � ��' + � J � �` � , O � � � :j� 8 v 'q' , � � � o� � � �C � � � � � bo M ��. , �,, �.�' � � �`_ __ - - �� � a� 4� � � � �� � �v � -� �o °� � � �o� `'`9 � �o� �- ��' �o � �N �� � '� o � `� o�1 0� �'� � . �' � � � ��- ,, � �;`�: Mr. Ron Roberts December 31, 1977 Page 4. When the above signal is installed, or by the time the project is completed, it is also recommended that a raised median be con- structed along Route 74 between E1 Paseo and Route 111. With this median, the City and Caltrans can be assured that right turns only will be possible at the Route 74 access driveway and thus a minimu.-n of congestion or safety hazards will be present. Looking forward to the day when the total Redevelopment Project is a reality, it is recommended that the Frontage Road access along Route 111 be designed for right turns in only. With this restriction, there can be no conflicts or congestion at this location that could seriously disrupt the traffic flow along the very important Route 111. By incorporating the above recommendations into the Redevelopment Area implementation and project plans, the City of Palm Desert can be assured of a project in close conformity with the Redevelopment Area biaster Plan which will operate very efficiently from a traffic opera- tional standpoint. Sincerely, FEDERHART & ASSOCIATES ��� �� ' James W. Federhart JWF:mlr � � t.°''',' — , � - - _� ' � ==- C���� o� ��r� ��sc�r�f'� • a " 45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA 92260 TELEPNONE (714) 346-0611 DESIGN REVIEW BOARD ACTION REPORT Date: Jan. 11 , 1978 REPORT ON: Condominiums CASE NO. : 102MF ZONE: R-3(4) LOCATION: North side of Shadow Mountain Dr. , east of Lupine and west of Sun Lo ge APPLICANT: C. G. DIINHAM NATUP.E OF APPROVAL SOUG�iT: Preliminary site, floor and elevations DESIGN REVIEW BOARD ACTION: After reviewing the submitted plans and the presentations by the staff and by the applicant, the DRB APPROVED this project, subject to the attached conditions . Date of Action: Jan. 10, 1978 Motion Made By: JACKSON Seconded By: URRUTIA Vote: 4-0 Reasons for Ne ative Vote (s) : (An appeal o the above action may be made in writing to the City Clerk of the City of Pa1m Desert within fifteen (15) days of the date of the decision. ) STAFF COi�L�'IENTS : � � DESIGY REVIE�Y BO�RD DATE: Jan . 10, 1978 CASE NO. : 102MF APPLICANT: C. G. DUNHAM LOCATION: North side of Shadow b2ountain Drive, east of Lupine and west of un o ge ZONING: R-3(4) STAFF RECO�IIIIENDATION: At the time of this writing the Staff has r�ot seen a modified site plan. The elevations have been simplified as required by Design Review Condition No. 9 . If the site plan is modified as required by the Conditions of Approval , Staff is recommending preliminary approval of the project . , �rr+'` '�r� COVDITIONS OF APPROVAL CASE N0. CUP 17-7? A�tD 102'�F Standard Conditions 1 . The development of this project shall conform substantially to - all plans submitted in behalf of this case (Exhibit A) , and as revised according to the Design Review Board process and/or Planning Commission Action. Any minor changes require approval by the Director of Environmental Services . Any substantial change requires approval by the Plannin� Commission . 2. All requirements of any law, ordinance, or regulation of the State , City, and any other applicable government entity shall be complied with as part of the development process. 3. This a�proval is applicable, subject to the development of this project , commencing within one year from approval date and being promptly completed. 4 . Prior to the issuance of a building permit for construction of any use contemplated by this approval , the applicant shall first obtain permits andJor clearance from the following agencies : County Department of Public Health Palm Desert Design Review Board Process Coachella Valley County Water District Regional Water �Juality Control Board #7 5. Plans and specifications shall conform to the City of Palm Desert standard specifications , development procedures and design criteria. Any modifications, thereof, shall require approval of the City : Engineer. Design, Review and Special Conditions l . The site plan shall be modified in order to eliminate driveway openings on �,upine Lane and Sun Lod�e Lane as in�icated on the Revised Exhibit 'A' on file with the Department .of Environmental Services . Driveways shall be designed so that no vehicl;e shall back out into the public rights-of-way. 2 • All curbs , butters , sidewalks and tie-in paving should be installed on the development . 3. Right-of-way dedications shall be eight feet on Shadow 114ountain and four feet on Sun Lodge. 4. Construction plans shall be submitted for approval to the City Fire T,iarshal prior to issuance of building permits. All conditions shall be made a part of construction and no certificate of occupancy shall be issued until completed. 5. Any/all utility service• and distribution lines on or abutting the subject property, shall be placed underground prior to occupancy clearance . �'` •rrr� Case No. CUP 17-77 6. Final construction drawings including a final landscaping, grading, lighting, amenities , trash storage, walkway layout , and irrigation plan shall be submitted to the Design Review Board . No final in- spection or occupancy permit shall be given by the Department of Environmental Services to this project until the aforementioned approved plans and construction shall have been completed . 7. Elevations shall be simplified in order to appear more compatible with adjacent development . AGREEA,4ENT I accept and agree, prior to use of this permit or approval, to comply with all the conditions set forth, and understand that the Department of Building and Safety will not issue a building permit or allow occupancy on the use permitted until this signed confirma- tion has been received by the Department of Environmental Services . (Date) (Applicant ' s Signature) , � �..' °� � � � , =- '' ��,f�� o� � � n.r� �c�-��cc��f� 45-275 PRICKLY PEAR I.ANE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (714) 346-061! DESIGN REVIEW BOARD ACTION REPORT Date : Jan. 11 , 1978 REPORT ON: Duplexes CASE NO . : 80MF ZONE: R-2, S.P. LOCATION: Northwest corner of Shadow Mountai n and Ocoti 110 APPLICANT: ALVIN JOHNSON NATU�.E OF APPROVAL SOUGFiT: Preliminary site, floor and elevations DESIGN REVIEW BOARD ACTI�JN: After reviewing the submitted plans and the presentations by the staff and by the applicant, the DRB APPROVED this project , subject to the attached conditions . Date of Action: Jan. 10, 1978 Motion Made By: Mi nturn Seconded By: Jackson Vote: 4-0 Reasons for Ne ative Vote (s) : (An appeal o 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. ) STAFF CO��IENTS : � � DESIGV REVIEjti BOARD DATE: Jan . 10, 1978 CASE NO. : 80MF APPLTCANT: ALVIN JOHNSON LOCATION: Northwest corner of Shadow Mountain and Ocotillo ZONING: R-2 , S.P. STAFF REC01IlIENDATION: These plans represent a modified set of preliminary site , floor and elevations and represnet a tremendous improvement over t.he original submittal . Staff is recommending approval of the preliminary plans . The Director of Environmental Services is authorized to grant- a 40% reduction for the rear yard setback requirement as an adjustment . An adjustment will necessarily have to be ob- tained for the proposal with regard to the required 20' rear yard setback. �- �v, Jan. 10, 1978 CONDITIONS OF APPROVAL CASE N0. 80MF 1 . The development of this project shall conform substantially to all develop- ment plans submitted in behalf of this case (Exhibit A-D) , and as revised ac- cording to the Design Review Board process. Any minor changes require ap- proval by the Director of Environmental Services. Any substantial change requires approval by the Planning Commission. 2. All requirements of any law, ordinance, or regulation of the State, City, and any other applicable government entity shall be complied with as part of the development process. 3. This approval is applicable, subject to the development of this project, com- mencing within one year from approval date and being promptly completed. 4. All service lines for utilities shall be placed underground. 5. Driveway shall be a minimum of 20 feet in width. 6. Final landscaping (with irrigation system) plans indicating plant sizes and heights shall be provided to the Design Review Board for approval prior to the submission of plans to the Department of Building and Safety. 7. Curb, gutter, sidewalk or approved pathways, curb cuts, and tie-in paving shall be pro�ided in conformance with City Standards and shall have the approval of the Director of Public �Jorks along the full frontage of Ocotillo Drive and Shadow Mountain Drive. AGREEMENT I accept and agree, prior to use of this permit or approval , to comply with all the conditions set forth, and understand that the Department of Building and Safety will not issue a building permit or allow occupancy on the use permitted until this signed confirmation has been received by the Department of Environmental Services. Date Applicant's Signature , ,.<.�;. "'�'` `� ,-=� ``" -� � - ��f�� cO� � � �� ��c�r�f� � 45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNiA 92260 TELEPNONE (714) 346-061! DESIGN REVIEW BOARD ACTION REPORT Date : Jan. 11 , 1978 REPORT ON: Commercial Structure CASE NO. : 70C ZONE : C-1 , S.P. LOCATION: South side of Hiqhwav 111 , west of Sage Lane APPLICANT: GEORGE RITTER �tATUP.E OF APPROVAL SOUG��T: Preliminary_ site, floor and elevations DESIGN REVIEW BOARD ACTION: After reviewing the submitted plans and the presentations by the staff and by the a�plicant , the DRB APPROVED this project , subject to the attached conditions . Date of Action: Jan. 10, 1978 P�otion Made By: Jackson Seconded By: P�inturn Vote : 4-0 Reasons for Ne ative Vote (s) : An appeal o the above action may be made in writing to the City Clerk of the City of Pa1m Desert within fifteen (15) days of the date of the decision. ) STAFF COi�.MENTS : � � DESIGN REVIEW B0�1RD DATE: Jan. 10 , 1978 CASE NO. : ?OC APPLICANT: GEORGE RITTER LOCATION: Southside of Highway 111, west of Sage Lane ZONING: C-1, S .P. STAFF REC01�il1ZENDATION : Staff is recommending approval of the preliminary site , floor and elevations. � � SPECIAL CONDITIONS - CASE N0. ?OC 1 . Construction plans shall be submitted for approval to the City Fire Marshal prior to issuance of building permits. All con- ditions shall be made a part of construction and no certificate - of occupancy shall be issued until completed. 2 . Any/all utility service_ and distribution lines on or abutting the subject property, shall be placed underground prior to oc- cupancy clearance pursuant to Section 25. 56. 110 of the Municipal Code . 3. Final construction drawings including a final landscaping, grading, lighting, amenities, trash storage, walkway layout , and irrigation plan shall be submitted to the Design Review Board. No final in- spection or occupancy permit shall be given by the Department of Environmental Services to this project until the aforementioned approved plans and construction shall have been completed. 4. The applicant shall agree to join any assessment district formed that includes the subject property within its boundaries. 5. The applicant shall grant to the City of Palm Desert easement rights over the parking lot area of the project site . 6. Color and material samples shall be submitted to the Design P�eview - - � - - Board fb� approval at time of submittal of final construction draw- ings. 7. The location of trash enclosures shall be indicated on the final construction drawings. AGREElI�ENT I accept and agree, prior to use of this permit or approval, to comply with all the conditions set forth, and understand that the Department of Building and Safety will not issue a building permit or allo�v oc- cupancy on the use permitted until this signed confirmation has been received by the Department of Environmental Services. , (Date) (Applicant ' s Signature) � r'�1��� � / -�- � :-= �. ��,'�� O� ���su""�i. �D C��C-�ls�'� . o� � 45-275 PRICKLY PEAR LAN�, PALM DESERT, CALIFORNIA 92260 TELEPNONE (714) 346-061! DESIGN REVIEW BOARD ACTION REPORT Date : Jan. 11 , 1978 REPORT ON: Commerci al Str�ctu e CASE NO. : 71� ZONE: C-1 , S.P. LOCATION: West side of H�qhway 111 at Rancho Mirage City Limits APPLICANT: AUREL DEVELOPMENT C0. NATUP.E OF APPROVAL SOUG��T: Preliminary site, floor and elevations DESIGN REVIEW BOARD ACTI�JN: After reviewing the submitted plans and the presentations by the staff and by the applicant , the DRB CONTINUED TO Jan. 24 this project, subject to the attached conditions . Date of Action: Jan. 10, 1978 Motion Made By: Urruti a Seconded By: Minturn Vote: 3-0 Reasons for Ne ative Vote (s) : An appeal o 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. ) STAFF COi�IENTS : . � � DESIG�V REVIE�Y BOARD DATE: Jan. 10, 1978 CASE NO. : 71C APPLiCANT : LAUREL DEVELOPI�IENT C0. LOCATION: West side of Highway 111 at Rancho Mirage City Limits ZONING: C-1 , S .P. STAFF RECOMIIIENDATION: Staff is recommending that the applicant consider a ground monument sign rather than the fascia-mounted sign . After several discussions with the Staff , the applicant appears to have done reasonably well in achieving the setback and parking requirements even though the site has an unusual shape. The Staff is recommending approval of the preliminary site, floor and elevations. A major concern of the Staff lies in the area of traffic flow on Highway 111 . It is essential that a transition lane be provided on Highway 111 , but in order to provide such a lane the applicant would have to obtain the required land from the neighbor to the west in F�ancho Mirage. . � � �. SPECIAL COVDITIONS - C�SE N0. 71C 1. Construction plans shall be submitted for approval to the City Fire Marshal prior to issuance of building permits. Al1 con- ditions shall be made a part of construction and no certificate of occupancy shall be issued until completed. 2 . Any/all utility service and distribution lines on or abutting the subject property, shall be placed underground prior to oc- cupancy clearance pursuant to Section 25. 56 . 110 of the �unicipal Code . 3. Final construction drawings including a final landscaping, grading, lighting, amenities , trash storage, walkway layout , and irrigation plan shall be submitted to the Design Review Board. No final inspection or occupancy permit shall be given by the Department of Environmental Services to this project un�il the aforementioned approved plans and construction shall have been completed. 4. The applicant shall agree to join any assessment district formed that includes the subject property within its boundaries. 5. The applicant shall grant to the City of Palm Desert easement rights over the parking lot area of the project site. 6. The applicant shall consider a ground monument sign as an alter- native to the proposed fascia-mounted sign. AGREE:�iENT I accept and agree, prior to use of this permit or approval, to comply with all the conditions set forth, and understand that the Department of Building and Safety will not issue a building permit or alln�v oc- cupancy on the use permitted until this signed confirmation has been received by the Department of Environmental Services. (Date) (Applicant ' s Signature)