The URL can be used to link to this page

Home My WebLink AboutSR - VAR 08-304 - Carl's Jr/Evans Company CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT REQUEST: Appeal of the Planning Commission action denying a request for a variance for an exception to Palm Desert Municipal Code Section 25.68, Signs, to permit a third monument sign for Carl's Jr. in the University Village Center located at 36-879 Cook Street. SUBMITTED BY: Tony Bagato MEETING DATE � ` �� `�� Principal Planner � � U CONTINUEDTO � ',�C!' `C.J 7 APPLICANT: National Sign and Marketing �'—'� Edward C. Blend ❑ PASSED TO 2ND READING 13580 5th Street Chino, CA 91710 The Evans Company ti��y�DA3E � � `��1' •C 7 36-891 Cook Street ��gf�fl�ED TO _ � � �� ' ��C� Palm Desert, CA 92211 ❑ P��5E�TO 2ND READING CASE NO: VAR 08-304 DATE: February 12, 2009 CONTENTS: Resolution of Denial Legal Notice City Council Staff Report, December 11, 2008 City Council Minutes, December 11, 2008 Planning Commission Staff Report, October 7, 2008 Planning Commission Minutes, October 7, 2008 Architectural Review Commission Minutes Exhibits of Retail Shopping Centers Recommendation: That the City Council adopt Resolution No o9-i2 reaffirming the action of the Planning Commission denying a variance requested by Carl's Jr. for a third monument sign on Cook Street located within the University Village. Staff Report VAR 08-304 February 12, 2009 Page 2 of 6 Executive Summarv: On October 7, 2008 the Planning Commission denied a request by Carl's Jr. for an additional monument sign at University Village located on Cook Street and Gerald Ford Drive. On December 11 2008, the City Council voted to continue consideration of Carl's Jr.'s appeal of the Planning Commission denial while a signage subcommittee reviewed whether the zoning ordinance should be amended to allow additional monument signs for large commercial centers. After the December 11, 2008, City Council meeting, staff researched the current sign ordinance and identified that it allows larger retail centers to have one additional monument sign on each frontage that is in excess of 1,600 lineal feet. Staff also investigated five shopping centers, including University Village, and found that all five of the centers were approved with more signage than the sign ordinance allows as part of the development plan. On January 8, 2009, staff presented these findings to the Signage Subcommittee, who recommended that the current sign ordinance for monument signs remain as is, and that the variance request by Carf's Jr. for a third sign be denied. Because of the review times needed for revising the signage ordinance, the Subcommittee recommended that the Carl's Jr. variance appeal be processed separate from the signage ordinance update. Approval of the staff recommendation would deny the applicant's request for a third monument sign in the University Village, consistent with the findings of the Architectural Review Commission, Planning Commission and Signage Subcommittee. Discussion: On December 11, 2008, City Council considered an appeal by the applicant requesting a third monument sign for Carl Jr. located on Cook Street with the University Village retail center. After the discussion, the City Council directed staff to amend the current sign ordinance to allow more monument signs for larger retail centers, as well as addressing previous sign issues that have been discussed by the Signage Subcommittee. After the December 11, 2008, meeting, staff researched the current code and identified that the current sign ordinance does allow for additional monument signs for larger retail centers. The current code states: A. A building, commercial complex, shopping center or other commercial or industrial developments housing more than one tenant and having frontage on a public street shall be entitled to one freestanding sign on each street C:\Users\krussolAppData\LocallMicrosoft\Windows\Temporary Internet Files\Content.0utlook\POBMMTDI(�Feb 12 Cily Council Report(2).doc Staff Report VAR 08-304 February 12, 2009 Page 3 of 6 frontage to identify the building, commercial/industrial complex, or shopping center. The area of such sign(s) to be determined as follows: E. Notwithstanding the limit of one sign on each right-of-way when a shopping center or industrial park has street frontage on any one street in excess of 1,600, then an additional sign shall be permitted subject to the signs being separated by a minimum distance of 400 feet. In the case of centers in the regional commercial zone having over 700,000 square feet of gross leasable retail floor area, the center identification signs may contain the name of tenants and/or activities conducted within the center which operate during the evening hours. (Ord. 637 §§2 (Exhibit A § 8), 19g1: Ord. 272 (part), 1981: Ord. 129 § 4 (part), 1977: Ord. 98 § 1 (part), 1975: Exhibit A § 25.38-12.03(B)) Based on the current sign ordinance, retail centers with 1,600 lineal feet of frontage or more are allowed one additional monument sign. Staff then researched five larger commercial centers within the city to determine if the current code was appropriate for larger centers. The commercial centers studied were: • Westfield • Desert Crossings • Desert Gateway • Plaza De Monterey (Bristol Farms) • University Village Center Westfield: Westfield is located on north side of Highway 111 between Town Center Way and Monterey Avenue. The shopping center has approximately 2,246 lineal feet of frontage on Highway 111, 1,270 feet on Town Center Way and 1,015 lineal feet on Monterey Avenue. Based on the current code, Westfield is allowed two signs on Highway 111, one on Town Center Way and one on Monterey Avenue. Currently, there is one sign on Highway 111 and Town Center Way, and three on Monterey Avenue. The current code would allow one additional monument sign on Highway 111. The three signs on Monterey Avenue do not comply with current code, however, they were approved as part of the development agreement when the original mall and remodel were approved. G:\Planning\Tony Bagato\Word Files\Formats\Staff Reports\VAR\VAR 08-304 Carls Jr�Feb 12 City Coundl Report(2).doc Staff Report VAR 08-304 February 12, 2009 Page 4 of 6 Desert Crossings: Desert Crossings is located on southwest side of Highway 111, surrounded by Fred Waring Drive to the north and the Palm Valley Storm Channel to the southeast. The shopping center has approximately 1,224 lineal feet of frontage on Highway 111 and 605 feet on Fred Waring Drive. Based on the current code, one sign is allowed on Highway 111 and one on Town Center Way. Currently, there are two freestanding monument signs with multi-tenant panels for three individual businesses, and two landscaping retaining walls with the name Desert Crossings identified on them. There is one free standing sign on Fred Waring Drive. All freestanding signs were approved as part of the development agreement for the shopping center. However, the number of signs along Highway 111 does not comply with the current code. Approval of the development agreement allowed the additional signage on Highway 111. There is only one sign on Fred Waring Drive, which complies with the current code. Desert Gateway: Desert Gateway is located on the east side of Monterey Avenue and is surrounded by Dinah Shore Drive to the north, 35t" Avenue to the south, and Gateway Drive to the east. The shopping center has approximately 2,593 lineal feet of frontage on Monterey Avenue, 1,690 lineal feet on Dinah Shore, 1,219 lineal feet on 35t" Avenue, and 2,185 lineal feet on Gateway Avenue. Based on the current ordinance, Desert Gateway is allowed two monument signs each on Monterey Avenue, Dinah Shore Drive, and Gateway Drive, and one monument sign on 35th Avenue. The shopping center was built with two monument signs on Monterey Avenue, and one on the other three streets. All monument signs are designed with the name of the shopping center on them with five multi-tenant panels for individual businesses. The center complies with the current code, and is allowed one additional sign on Dinah Shore Drive and Gateway Avenue. Plaza De Monterey (Bristol Farms): Plaza De Monterey is located on the southeast corner of Monterey Avenue of Country Club Drive. The shopping center has approximately 405 lineal feet of frontage on Monterey Avenue and 841 lineal feet on Country Club Drive. Based on the current code, the Plaza De Monterey Avenue is allowed one side monument sign is allowed on Monterey Avenue and Country Club Drive. The shopping center was originally built with three monument signs. One on the corner of Monterey Avenue and Country Club Drive, one on Monterey Avenue and one on G:\Planning\Tony Bagato\Word Files\Formats\Staff Reports\VAR\VAR 08-304 Carls Jr\Feb 12 City Council Report(2).doc Staff Report VAR 08-304 February 12, 2009 Page 5 of 6 Country Club Drive. The corner sign identifies the name of the center and Bristol Farms. The other two signs have three tenants and the name of the center on them. Based on the current code, the center has one extra sign at the street corner. The additional sign was approved as part of the development plan for the project. University Village: University Village is located on the southwest corner of Gerald Ford Drive and Cook Street. The shopping center has approximately 840 lineal feet of frontage on Gerald Ford Drive, and 1,534 feet of frontage on Cook Street. Based on the current code, University Village is allowed one monument sign on Gerald Ford Drive and one on Cook Street. Similar to Plaza De Monterey, the shopping center was approved with three monument signs. One at the corner of Gerald Ford Drive and Cook Street, and one on Gerald Ford Drive and one on Cook Street. The street corner sign is located between two buildings raised above the ground and identifies the name of the center as well as shops, Hilton and offices. The other signs on Gerald Ford Drive and Cook Street only identify the name of the center. The property owner designed a monument sign program that did not include individual tenants like other large shopping centers. Carl's Jr. is requesting a variance to allow a third sign on Cook Street for one individual tenant within a large shopping center. Siqnaqe Subcommittee Meetinq: On January 8t''° 2009, the Signage Subcommittee met to discuss the maximum number of monument signs allowed for larger retail centers, as well as the sign ordinance update. Staff presented the exhibits of the existing centers and stated that the current sign ordinance does allow larger retail shopping centers to have an additional monument sign. In addition, staff pointed out that most shopping centers have had additional signage approved as part of the development plan even if they did not comply with the current signage ordinance. University Village was approved with an extra sign consistent with previous approvals. If the property owner desires better visibitity for the tenant businesses, they can redesign the monument signs to accommodate tenant identification. After the discussion, the Signage Subcommittee recommended that that the current sign ordinance remain the same, and that staff process the Carl's Jr. variance for a third sign on Cook Street with a recommendation for denial. G:\Planning\Tony Bagato\Word Files\Formats\Statt Reports\VAR\VAR 08304 Carls Jr\Feb 12 City Counal Report(2).doc Staff Report VAR 08-304 February 12, 2009 Page 6 of 6 Conclusion: In conclusion, the Signage Subcommittee and staff are recommending that the current ordinance regarding the maximum number of monument signs remain as it is today because it does allow larger retail centers to have an extra monument sign. In addition, large retail centers have been approved with additional monument signs as part of the development plan. The University Village retail center was approved with an additional sign at the corner of the Country Club Drive and Cook Street. Unlike other retail shopping centers, University Village designed a sign program that did not allow individual tenants on the three monument signs. Staff believes that the existing signs for Carl's Jr. are sufficient in size for identification of the business and the proposed monument sign would clutter the center. Approving such a request would set a negative precedent for offsite signage and would allow other shopping centers to request monument signs for individual tenants. Freestanding signs for every tenant in a large shopping center would create clutter and have a negative aesthetic impact on the City. The variance request has been denied by the Architectural Review Commission and the Planning Commission. Staff and the Signage Subcommittee are recommending that the City Council deny the appeal, reaffirming the decision of the Planning Commission denying the variance request for a third monument sign at the University Village retail center. Submitted By: Department Head: �_---- —��— Tony Bagato Lauri Aylaian Principal Planner Director of Community Development Approval: � r'��f� _ �.� /`� ` Homer Croy ACM for Deve nt Services l� t J ohlmuth City M nager G:\Planning\Tony Bagato\Word Files\Formats\Staff Reports\VAR\VAR OS-304 Carls Jr\Feb 12 City Council Report(2).doc