HomeMy WebLinkAboutItem No. 5CITY OF
LADE , LSI110NE
DREAM EXTREME-
CITY OF LAKE ELSINORE
REPORT TO PLANNING COMMISSION
TO: HONORABLE CHAIRMAN
AND MEMBERS OF THE PLANNING COMMISSION
FROM: RICHARD J. MACHOTT, LEED GREEN ASSOCIATE
ACTING PLANNING MANAGER
DATE: APRIL 16, 2013
SUBJECT: UNIFORM SIGN PROGRAM NO. 2013 -01 — A REQUEST FOR
APPROVAL OF A UNIFORM SIGN PROGRAM FOR THE LAKE
ELSINORE TOWN CENTER (32231 — 32295 MISSION TRAIL
ROAD). REVIEW AND APPROVAL IS PURSUANT TO THE
APPLICABLE CHAPTERS OF THE LAKE ELSINORE
MUNICIPAL CODE.
APPLICANT JOE SILVA, INLAND SIGNS INC., 10783 BELL COURT
RANCHO CUCAMONGA, CA 91730
OWNER: JUNE WILSON, PACIFIC MANAGEMENT GROUP, 567
SAN NICOLAS DRIVE, STE. 220, NEWPORT BEACH, CA 92660
Project Request
The applicant is requesting approval of Uniform Sign Program No. 2013 -01 for the Lake
Elsinore Town Center. Review is pursuant to the Chapter 17.196 (Signs — Advertising
Structures, Chapter 17.112 (Nonresidential Development Standards) and Chapter
17.134 (CMU Commercial Mixed Use District) of the Lake Elsinore Municipal Code
( "LEMC ").
Project Location
The project site is the Lake Elsinore Town Center located at 32231 — 32295 Mission
Trail Road (Attachment 1).
PC April 16, 2013 Item No. 5
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PLANNING COMMISSION STAFF REPORT
UNIFORM SIGN PROGRAM NO. 2013 -01
APRIL 16, 2013
PAGE 2 OF 3
Environmental Setting
The Lake Elsinore Town Center is located on the west side of Mission Trail Road,
between Malaga Road and Campbell Street. The site is bounded by commercial
development on the north and east and residential development to the south. Vacant
land exists to the west.
Project Description
The applicant requests approval of the Lake Elsinore Town Center Sign Program ( "Sign
Program ") to allow for replacement of two (2) pylon signs along Mission Trail Road, a
monument sign at the northwest corner of Mission Trail Road and Malaga Road and
various wall signs throughout the existing shopping center. The objective of the
proposed sign program is to provide standards and specifications regarding quality,
composition, size and placement of signage in order to ensure consistency throughout
the Lake Elsinore Town Center.
Analysis
The proposed sign program is not consistent with the regulations set forth in Section
17.196.180 (Signs in Commercial Districts) of the LEMC. Paragraph C of Section
17.196.180 states that "the total sign area permitted per building frontage shall not
exceed one square foot per lineal foot of building frontage on which the sign is located ".
The Sign Program proposes one and a half square feet of signage per one lineal foot of
building frontage. In addition, the program proposes sign letter heights between 36-
inches and 60- inches throughout the center. Staff believes that letter heights of 24-
inches for in -line and minor tenants and 48- inches for major tenants would suffice given
the shopping center location and the surrounding signage in the immediate area.
Therefore, Staff cannot recommend approval of the Sign Program as submitted.
However, it should be noted that staff is in general support of the design components of
the proposed Sign Program, with the exception of the sign area and proposed letter
PC April 16, 2013 Item No. 5
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Project
Lake Elsinore
CMU (Commercial Mixed Use)
CMU (Commercial
Site
Town Center
Mixed Use
North
Shopping
CMU (Commercial Mixed Use)
CMU (Commercial
Center
Mixed Use
South
Single Family
Summerly Specific Plan
Summerly Specific Plan
Residential
East
Shopping
CMU (Commercial Mixed Use)
CMU (Commercial
Center
Mixed Use)n
West
Vacant
Specific Plan
I Specific Plan
Project Description
The applicant requests approval of the Lake Elsinore Town Center Sign Program ( "Sign
Program ") to allow for replacement of two (2) pylon signs along Mission Trail Road, a
monument sign at the northwest corner of Mission Trail Road and Malaga Road and
various wall signs throughout the existing shopping center. The objective of the
proposed sign program is to provide standards and specifications regarding quality,
composition, size and placement of signage in order to ensure consistency throughout
the Lake Elsinore Town Center.
Analysis
The proposed sign program is not consistent with the regulations set forth in Section
17.196.180 (Signs in Commercial Districts) of the LEMC. Paragraph C of Section
17.196.180 states that "the total sign area permitted per building frontage shall not
exceed one square foot per lineal foot of building frontage on which the sign is located ".
The Sign Program proposes one and a half square feet of signage per one lineal foot of
building frontage. In addition, the program proposes sign letter heights between 36-
inches and 60- inches throughout the center. Staff believes that letter heights of 24-
inches for in -line and minor tenants and 48- inches for major tenants would suffice given
the shopping center location and the surrounding signage in the immediate area.
Therefore, Staff cannot recommend approval of the Sign Program as submitted.
However, it should be noted that staff is in general support of the design components of
the proposed Sign Program, with the exception of the sign area and proposed letter
PC April 16, 2013 Item No. 5
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PLANNING COMMISSION STAFF REPORT
UNIFORM SIGN PROGRAM NO. 2013 -01
APRIL 16, 2013
PAGE 3 OF 3
heights. Staff believes that a reduction of the proposed letter height and sign area in
the sign program will result in signage that is more consistent with the signage in the
immediate area and that will be in conformance with the regulations set forth in the
LEMC. Conditions of Approval No. 6, 7 and 8 will require that signage within the Lake
Elsinore Town Center comply with the LEMC standard of one square foot of signage per
linear foot of building frontage and limit the letter heights to the 24- inch /48 -inch standard
described above.
Environmental Determination
Staff has determined that the proposed project is exempt from the California
Environmental Quality Act (Cal. Publ. Res. Code § §21000 et seq.: "CEQA ") and the
State CEQA Guidelines (14. Cal. Code Regs § §15000 et seq.), specifically pursuant to
Section 15301 (Existing Facilities). Section 15301 exempts projects that consist "of the
operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of
existing public or private structures, facilities, mechanical equipment, or topographical
features, involving negligible or no expansion of use beyond that existing at the time of
the lead agency's determination."
Recommendation
As the Sign Program is currently proposed, Staff recommends denial of Uniform Sign
Program No. 2013 -01.
In the alternative, if based upon the information presented at the public hearing on this
matter the Planning Commission believes that all relevant issues have been
satisfactorily addressed, Staff recommends that the Planning Commission adopt
Resolution No. 2013 -_ approving Uniform Sign Program No. 2013 -01 based on the
Findings and Exhibits, and subject to the attached Conditions of Approval.
Prepared By: Kirt A. Coury,
Project Planner
Approved By: Richard J. MacHott, LEED Green Associate��
Acting Planning Manager
Attachments
1. Vicinity Map
2. Resolution No. 2013 - approving Uniform Sign Program No. 2013 -01
3. Conditions of Approval _
4. Draft Uniform Sign Program
PC April 16, 2013 Item No. 5
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VICINITY MAP
UNIFORM SIGN PROGRAM 2013 -01
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PROJECT SITE
PC April 16, 2013 Item No. 5
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RESOLUTION NO. 2013-
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
LAKE ELSINORE, CALIFORNIA, APPROVING UNIFORM SIGN
PROGRAM NO. 2013 -01
WHEREAS, Inland Signs Inc. filed an application with the City of Lake Elsinore
requesting approval of Uniform Sign Program No. 2013 -01 for the commercial retail
development known as The Lake Elsinore Town Center, which is generally located on
the west side of Mission Trail Road between Malaga Road and Campbell Street. (32331
— 32295 Mission Trail Road) ( "Project "); and
WHEREAS, the Planning Commission of the City of Lake Elsinore has been
delegated with the responsibility of considering, approving, conditionally approving, or
denying Uniform Sign Programs; and
WHEREAS, public notice of the Project has been given, and the Planning
Commission has considered evidence presented by the Community Development
Department and other interested parties at a public meeting held with respect to this
item on April 16, 2013.
NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. The Planning Commission has reviewed and analyzed Uniform
Sign Program 2013 -01 according to the standards and guidelines set forth in Lake
Elsinore Municipal Code Chapter 17.196.
SECTION 2. The Planning Commission finds and determines that this project,
as conditioned, is consistent with the Lake Elsinore Municipal Code and that this action
is exempt from the requirements of the California Environmental Quality Act (CEQA)
pursuant to Section 15301 of the State CEQA Guidelines which exempts projects that
consist `of the operation, repair, maintenance, permitting, leasing, licensing, or minor
alteration of existing public or private structures, facilities, mechanical equipment, or
topographical features, involving negligible or no expansion of use beyond that existing
at the time of the lead agency's determination."
SECTION 3. That in accordance with State Planning and Zoning law and the
City of Lake Elsinore Municipal Code, the Planning Commission makes the following
findings for the approval of Uniform Sign Program No. 2013 -01:
1. The project, as approved, will comply with the goals and objectives of the General
Plan, and the Zoning District in which the project is located.
The Project complies with the goals and objectives of the General Plan in that the
approval of this Sign Program will assist in achieving the development of a well -
balanced and functional mix of residential, commercial, industrial, open space,
recreational and institutional land uses, diversifying Lake Elsinore's economic base,
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PLANNING COMMISSION RESOLUTION 2013-_
PAGE 2OF3
in that the proposed signage will enhance the quality of development in the
immediate area.
2. The project complies with the design directives contained in Section 17.184.080 and
all other applicable provisions of the Municipal Code.
The Project is appropriate to the site and surrounding developments. The project
has been designed in consideration of the size and shape of the property, thereby
creating interest and varying vistas as a person moves along the streets. Further
the project as conditioned will complement the quality of existing development and
will create a visually pleasing, non - detractive relationship between the proposed and
existing projects in that the architectural design, color and material and site designs
proposed by the subject sign program evidence a concern for quality and originality,
in that the applicant has creatively included designs that will raise the standards
within the community for on -site signage.
3. Subject to the attached Conditions of Approval, the proposed project will not result in
any significant adverse environmental impacts.
Pursuant to the California Environmental Quality Act (CEQA), the Project, as
reviewed and conditioned by all applicable City Divisions and Departments and
Agencies, will not have a significant effect on the environment and is categorically
exempt from CEQA pursuant to Section 15301 of the State CEQA Guidelines.
4. Conditions and safeguards pursuant to Section 17.184.070 of the Municipal Code,
including guarantees and evidence of compliance with conditions, have been
incorporated into the approval of the subject project to ensure development of the
property in accordance with the objectives of Chapter 17.184.
The Planning Commission has considered the Project at a duly noticed public
hearing and finds that with the attached conditions of approval, the Project complies
with the purposes and objectives of the General Plan and the Municipal Code.
SECTION 4. Based upon all of the evidence presented, the above findings, and
the conditions of approval imposed upon the Uniform Sign Program, the Planning
Commission hereby approves Uniform Sign Program No. 2013 -01.
SECTION 5. This Resolution shall take effect from and after the date of its
passage and adoption.
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PLANNING COMMISSION RESOLUTION 2013 -
PAGE3OF3
PASSED, APPROVED AND ADOPTED on this 16th day of April 2013.
Rick Morsch, Chairman
City of Lake Elsinore
ATTEST:
Richard J. MacHott, LEED Green Associate
Acting Planning Manager
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss.
CITY OF LAKE ELSINORE )
I, Richard J. MacHott, Acting Planning Manager of the City of Lake Elsinore,
California, hereby certify that Resolution No. 2013 -_ as adopted by the Planning
Commission of the City of Lake Elsinore at a regular meeting held on the 16th day of
April 2013, and that the same was adopted by the following vote:
AYES
NOES:
ABSENT:
ABSTAIN:
Richard J. MacHott, LEED Green Associate
Acting Planning Manager
PC April 16, 2013 Item No. 5
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CONDITIONS OF APPROVAL
UNIFORM SIGN PROGRAM NO. 2013 -01
LAKE ELSINORE TOWN CENTER
GENERAL
1. The proposed project (Uniform Sign Program No. 2013 -01) consists of the
development standards and material for signage within the Lake Elsinore Town Center.
2. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees, and Agents from any claim, action,
or proceeding against the City, its Officials, Officers, Employees or Agents to attach,
set aside, void, or annul an approval of the City, its advisory agencies, appeal boards,
or legislative body concerning the Uniform Sign Program project attached hereto.
UNIFORM SIGN PROGRAM NO. 2013 -01
3. The decision of the Planning Commission shall be final fifteen (15) days from the date
of the decision, unless an appeal has been filed with the City Council pursuant to the
applicable provisions of the Lake Elsinore Municipal Code (LEMC).
4. Within 30 days of project approval, the applicant shall sign and complete an
"Acknowledgment of Conditions" and shall return the executed original to the
Community Development Department for inclusion in the case records.
5. The applicant or designee shall apply for a sign permit and pay appropriate fee for any
sign installed at the project site.
6. Total sign area permitted per building frontage shall not exceed one square foot per
lineal foot of building frontage.
7. Letter heights shall not exceed 24 -inch for in -line, pad and minor tenants and 48 -inch
for major tenants.
8. Within 30 days of project approval, the applicant shall submit three (3) copies of a
revised Uniform Sign Program to the Community Development Department that
incorporates the size limitations set forth in Conditions of Approval No. 7 and No. 8.
9. The location, size, style, and color for all signs shall comply with the Sign Program
(Approved herein). Any additions or revisions to the proposed Sign Program shall
require Planning Division review and approval.
10. No portion of the proposed signs shall be located closer than five feet (5') to any
property line, nor be located in such a manner as to constitute a hazard to pedestrian
or vehicular traffic.
Planning Commission
April 16, 2013
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UNIFORM SIGN PROGRAM NO. 2013 -01 — LAKE ELSINORE TOWN CENTER
CONDITIONS OF APPROVAL
PAGE 2OF2
11.The approval for Uniform Sign Program No 2013 -01 will lapse and be void unless
building permits are issued within one (1) year.
12.Any alteration or expansion of this Sign Program approval shall be reviewed according
to the provisions of Chapter 17.196 (Signs- Advertising Structures) of the Lake Elsinore
Municipal Code.
13.All exterior sign lighting shall be reviewed and approved by the Community
Development Director or designee.
14.The location of the proposed signs shall be behind the City right -of -way and shall be
located to meet City sight distance requirements.
Planning Commission Approved
March 2, 2010
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