CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. G.3 STAFF REPORT August 18, 2015 Staff Contact: Peyman Behvand (707)

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1 CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. G.3 STAFF REPORT August 18, 2015 Staff Contact: Peyman Behvand (707) TITLE: REQUEST: VISTA CROSSINGS PLANNED SIGN PROGRAM AMENDMENT PLANNED SIGN PROGRAM AMENDMENT AND DESIGN REVIEW REQUESTS TO MODIFY THE VACAVILLE TOWN CENTER PLANNED SIGN PROGRAM (PSP), FOR THE PURPOSE OF: (1) CHANGING THE NAME OF THE SHOPPING CENTER FROM VACAVILLE TOWN CENTER TO VISTA CROSSINGS; (2) INSTALLING NEW MONUMENT SIGNS ON EAST MONTE VISTA AVENUE AND MARKHAM AVENUE; AND (3) INCREASING THE ALLOWABLE NUMBER OF SIGN PANELS ON EACH MONUMENT SIGN. RECOMMENDED ACTION: BY SIMPLE MOTION, APPROVE THE RESOLUTION OF THE CITY OF VACAVILLE PLANNING COMMISSION APPROVING THE VISTA CROSSINGS PLANNED SIGN PROGRAM AMENDMENT AND DESIGN REVIEW REQUESTS, SUBJECT TO THE CONDITIONS OF APPROVAL. APPLICATION INFORMATION APPLICATIONS: Categorical Exemption, Planned Sign Program Amendment and Design Review FILE NO: File No APPLICANT: JSJ Electrical Display PROPERTY OWNER: Erik Chabala PROPERTY INFORMATION LOCATION: East Monte Vista Avenue ASSESSOR S PARCEL NUMBER: , 320, 330, 340 and 350 SITE AREA: 7.5 acres ZONE: CG General Commercial GENERAL PLAN DESIGNATION: General Commercial CURRENT LAND USE: CG Vacaville Towne Center (Retail) ADJACENT ZONING & USE: North: Residential Low Density (RL-8) South: East Monte Vista Avenue and CG West: High Density Residential (RH) and Residential Low/Medium Density (RLM 4.5) East: Markham Avenue and CG

2 PROJECT SUMMARY: LOCATION: EAST MONTE VISTA AVENUE SIGN: MARKHAM AVENUE SIGN: EAST MONTE VISTA AVENUE AND DEPOT STREET INTERSECTION: NUMBER OF TENANT PANELS: PROPOSED EXTERIOR MATERIALS: LETTER DESIGN AND ILLUMINATION: Vacaville Towne Center East Monte Vista Avenue Height Proposed: 17.5 ft. Height Existing PSP: 15 ft. Sign Area Proposed: sq. ft. Sign Area Existing PSP: 90 sq. ft. Height Proposed: 13 ft. 4 in. Height Existing PSP: 15 ft. Sign Area Proposed: 92 sq. ft. Sign Area Existing PSP: 30 sq. ft. Height Proposed: 6 ft. 2 in. Height Existing PSP: Not Identified Sign Area Proposed: 56.9 sq. ft. Sign Area Existing PSP: Not Identified East Monte Vista Avenue Seven Markham Avenue Three East Monte Vista Avenue & Depot Street Three Fabricated aluminum with beige vinyl background and texcoat finish Internally illuminated cabinets with individual letters PROJECT DESCRIPTION The project proposal is to amend the Vacaville Towne Center Planned Sign Program (PSP) for the purpose of installing new freestanding signs with additional sign areas at East Monte Vista Avenue. The applicant is requesting to: (1) change the name of the retail center to Vista Crossings; (2) replace the existing 3-tenant monument sign on East Monte Vista Avenue with a new 7-tenant monument sign; (3) install a new monument sign on Markham Avenue; and (4) install a new curved on-site sign at the southeastern portion of the site. The proposed signs consist of aluminum cabinets with texcoat finish. PREVIOUS ACTIONS November 1986 The City of Vacaville Planning Commission approved an Environmental Assessment, Zone Change (from residential to commercial), Tentative Map and Conditional Use Permit for the approximately 78,000 sq. ft. Albertsons Shopping Center. January 1989 The City of Vacaville Planning Commission approved a Conditional Use Permit for the Vacaville Towne Center (Albertsons shopping center) Planned Sign Program. The program identified building signs and one monument sign for the retail center. June 1995 The Community Development Director approved a Modification to the Vacaville Towne Center PSP to allow larger letter heights for Chief Auto Parts. 2

3 November 2000 The Community Development Director approved a Modification to the Vacaville Towne Center PSP to allow additional signs for Starbucks and Sav-On located within Albertsons. The approval also included a new monument sign design within an increase in the sign area (40 sq. ft. to 90 sq. ft.) PROJECT ANALYSIS 1. General Plan The Planned Sign Program Amendment request is consistent with the process identified in Section (Signs) of the City of Vacaville Land Use and Development Code. The proposed project as designed and conditioned, will be consistent with the 1990 General Plan goals and policies. 2. Planned Sign Program (PSP) According to Section (Signs - Definitions) of the Code, the purpose of a Sign Plan, also referred to as a Planned Sign Program (PSP), is among other things, to coordinate all signs with building and landscaping design to form a unified design or architectural statement or theme. A Planned Sign Program will determine the number, height, area, location, design, color and materials of all proposed signs. Section (Signs - Design Review Procedures) of the Code allows the Planning Commission to approve signs that vary from the provisions of the Code. In this case, the applicant is requesting to amend the Vacaville Towne Center PSP to: 1. Change the name of the Vacaville Towne Center to Vista Crossings. 2. Remove the existing 3-tenant monument sign on East Monte Vista Avenue and install a new 7-tenant monument sign on East Monte Vista Avenue. 3. Install a new 3-tenant monument sign on Markham Avenue. 4. Install a new curved on-site sign at the southeastern portion of the site facing the East Monte Vista Avenue and Deport/Markham Street intersection. The table below identifies what the applicant is proposing and what the existing Planned Sign Program currently allows (including previous PSP amendments). PROPOSAL EXISTING PLANNED SIGN PROGRAM SIGN ORDINANCE HEIGHT (feet) SIGN AREA (square feet) HEIGHT (feet) SIGN AREA (square feet) HEIGHT (feet) SIGN AREA (square feet) East Monte Vista Avenue Markham Avenue East Monte Vista Avenue and Depot Street Not indentified in PSP Not identified in PSP Allowed. See DR Section Allowed. See DR Section 3

4 The applicant s request to change the name of the center to Vista Crossings does not require an extensive review, staff supports the request. A new name, in addition to new signage will perhaps signal a new era in the life of the retail center which was built in Signage throughout the City is subject to the City s Sign Ordinance or project-specific Planned Sign Programs. In some cases, the PSP doesn t provide the same details as the Code. In such cases the guiding standards revert to the Code. For example, the Vacaville Towne Center PSP doesn t include language regarding the number of tenants on freestanding signs. However, the Code does limit the number of tenants on freestanding signs to three tenants. The applicant is requesting to increase the number of tenants form three to seven. Staff s analysis is focused on the overall sign area of the freestanding signs and not the content. On East Monte Vista Avenue, the applicant is requesting to increase the sign area from 90 sq. ft. to sq. ft., and on Markham Avenue the applicant is requesting an increase from 30 sq. ft. to 90 sq. ft. Staff supports the applicant s intention to identify additional tenants on these signs. The requested square footages will accommodate additional tenants, and staff is supportive of the increase in sign area. The property owner is attempting to revitalize the retail center in incremental steps. New freestanding signage that allows additional tenants to be identified from the street is an important element in this undertaking. Currently, most of the inline tenants are not easily seen from the street. Most of the center is located at a higher elevation than the street. The project site includes approximately 560 feet of frontage on East Monte Vista Avenue. However, the closest inline tenant space is located approximately 240 feet from the street. The change in elevation, the distance from some of the tenants to the street, and the age of the center play a role in affecting visibility of tenants in the center. Allowing additional sign area on the freestanding signs will enhance visibility to the considerable daily traffic on East Monet Vista Avenue and Markham Avenue. The applicant s request is consistent with past Planning Commission approvals to additional sign area to accommodate additional tenant panels, for Alamo Plaza, SonRise Plaza (former Galaxy 8 Theater complex) and Shoppes at Golden Hills (former Golden Hills Plaza). The applicant has indicated that new signage will be the beginning attempts in reinvigorating the retail center. Within what the Code allows, staff is supportive of efforts to renew or revitalize aging shopping centers such as the Vacaville Towne Center. Staff and the Planning Commission have consistently supported such efforts by approving similar requests for SonRise Plaza, Alamo Plaza and The Shoppes at Golden Hills. 3. Design Review (DR) In addition to language allowing variations from the Code, Section (Signs - Design Review Procedures) requires a Design Review for all new signs and planned sign programs. As previously mentioned, the applicant is proposing to install two new monument signs at the former Vacaville Towne Center retail center. The existing freestanding sign on East Monte Vista Avenue will be removed and a new sign will be installed in the general location of the previous one. East Monte Vista Avenue Sign Area sq. ft. Sign Height 18 ft. 10 in. to 20 ft. 5 in. (depending on grade measurement) Number of Tenant Panels Seven 4

5 Exterior Materials Texture coated aluminum panels Sign Letter Design Push-through letters Markham Avenue Sign Area 92 sq. ft. Sign Height 15 ft. 10 in. Number of Tenant Panels Three Exterior Materials Texture coated aluminum panels Sign Letter Design Push-through letters The signs include the name of the center, offset tenant panels and neutral color combinations. The design could be the base design for future renovations of building exteriors in the center. The lettering on both signs consists of an individual push-through lettering design. This type of lettering is a higher quality design than illuminated cabinet boxes, and provides the look of channel letters in a less expensive manner. Section E and F (Signs - Design Review Procedures) of the Code specify the types of variations that can be granted for signage. Section E. states: Through Design Review approval, the Planning Commission may allow signs that vary from the provisions of this chapter in order to encourage higher quality and creativity in sign design and to address unique site and building design constraints. For example, variation from the standards of this chapter may be approved for a shopping center where all buildings do not have frontage on a public street or right of way. As previously mentioned, staff believes the change in elevation of the center leaves some of the tenants with a less than desirable visibility on East Monte Vista Avenue and Markham Avenue. This center does not provide the same visibility that other typical shopping centers provide because the center is not at street level, which affects what travelers on East Monte Vista Avenue and Markham Avenue see as they drove past the center. Staff believes this is a unique topographical constraint that affects the center and marketing of its tenants. Section F. states: A variation from the standards may be approved only when the Planning Commission finds that the variation is offset by aspects of the Sign Plan that exceed the minimum standards of this chapter. The intent of a variation is not to reduce standards but to approve alternate standards that are appropriate for a particular development and that results in an equivalent or superior design quality. The City s Sign Ordinance grants additional freestanding signs for large commercial centers: When the public street frontage of a site exceeds 300 feet in length, one additional freestanding sign may be placed for each additional 300 feet of frontage on a public street. Any additional freestanding sign on the same street frontage shall not exceed 25 square feet in area and 10 feet in height. Vacaville Towne Center includes approximately 470 feet of frontage on Markham Avenue and approximately 560 feet of frontage on East Monte Vista Avenue. Based on Code allowances the center could install four freestanding signs along its frontage, the applicant is proposing three signs. This reduces the potential for signage 5

6 clutter by reducing the number of signs along the public streets adjoining the site. Staff believes less signs along public streets enhances the City s streetscape quality. The applicant is also requesting to install a new curved sign in the southeastern portion of the site facing the East Monte Vista Avenue and Depot Street intersection. This sign is 6 ft. 2 in. tall and 56.9 sq. ft. in area. The structure will consist of the new name of the center and three tenants. Staff does not support the additional sign at this location. Staff believes the placement of signage must be accomplished in a manner that does not contribute to signage clutter. Staff is supporting new, larger signs at the entrances to the site, which will be visible to drivers more efficiently than the existing signs, or the one being proposed in the southeastern portion of the site. The two freestanding signs at the entrances are increasing in sign area from 90 sq. ft. to sq. ft. and 30 sq. ft. to 92 sq. ft. respectively. Staff believes the large increase in sign area can be defended without lowering the overall aesthetics of the site at the intersection. It is staff s opinion that the placement of this sign does not add to any actual benefits for the center, because larger, more appropriately placed signs are being recommended for approval. ENVIRONMENTAL REVIEW Categorical Exemption Pursuant to Section 15311(a), Class 11, (Accessory Structures - Signs) of the California Environmental Quality Act (CEQA), this project is Categorically Exempt from the requirements of CEQA. The project consists of the installation of new monument signs. No additional environmental analysis is required. FISCAL IMPACT The Community Development Department s review and processing of the Planned Sign Program Amendment and Design Review was funded by application fees paid for by the applicant. Staff s review of the Sign Permit plans will be funded by Building Permit fees. CONCLUSION Staff supports the applicant s requests, because: (1) the allowance for additional tenant panels will provide greater identification for inline uses within the center, which currently do not enjoy significant identification on East Monte Vista Avenue and Markham Avenue; (2) the design of the signs would be a considerable enhancement from the existing, aging freestanding sign; (3) greater visibility for the tenants will enhance the long term viability of the center, which will benefit the businesses and the City s tax base, (4) renovating existing signage will support the City s goal to aid in the revitalization of older retail centers; and (5) the additional tenant panels would be consistent with previous Planning Commission approvals. RECOMMENDATION By simple motion, that the Planning Commission approve the resolution of the Planning Commission of the City of Vacaville approving the Vista Crossings Planned Sign Program Amendment and Design Review, subject to the conditions of approval. 6

7 ATTACHMENTS: Exhibit A Conditions of Approval Exhibit B Location Map and Planned Sign Program Boundary Exhibit C Proposed Signage Packet Exhibit D Letter from Applicant Exhibit E Revised Section 9 of the Vacaville Towne Center PSP 7

8 RESOLUTION NO RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VACAVILLE APPROVING THE VISTA CROSSINGS PLANNED SIGN PROGRAM AMENDMENT AND DESIGN REVIEW WHEREAS, the Planning Commission of the City of Vacaville conducted a hearing on August 18, 2015, to consider a request for the Vista Crossings Planned Sign Program Amendment to install two monument signs (East Monte Vista Avenue and Markham Avenue), relating to the following described property: East Monte Vista Avenue (Vista Crossings) APNs , 320, 330, 340 and 350 WHEREAS, the public hearing before the Planning Commission was duly noticed in accordance with applicable state law and the Vacaville Development Code requirements; and WHEREAS, the Planning Commission received testimony from City staff, the applicant, and all interested persons regarding the proposed project; and WHEREAS, the Planning Commission has determined that the project is categorically exempt under Section 15311(a), Class 11 (Accessory Structures - Signs) of the California Environmental Quality Act (CEQA) Guidelines. WHEREAS, The Planning Commission has reviewed and considered the Planned Sign Program Amendment and Design Review requests for Vista Crossings, and finds that the project is supported by the following findings of fact as required by Sections (Signs Design Review Procedures) and (Design Review Findings Required for Approval) of the City of Vacaville Land Use and Development Code, and based on the evidence contained in the written record and the testimony given at the public hearing, finds: 1. That the project is consistent with the goals, objectives, and policies of the General Plan, the Zoning Ordinance, and the Development Code; The Land Use and Development Code requires Planning Commission approval to amend a Planned Sign Program, which the applicant is obtaining and would therefore be in compliance with the Code. 2. That the proposed project is consistent with the standards and regulations of the applicable zoning district, and is consistent with any other approvals for the site; The proposed signs will be located in a General Commercial (CG) zoning district. The Code would allow monument signs such as those proposed by the applicant, with a Planned Sign Program Amendment approval, which the applicant is obtaining. 3. That the subject site is suitable for the type and intensity of use or development proposed, and that the design, size, and other physical characteristics of the proposed use are compatible with adjacent uses, or with adjacent natural resources; The project site is a retail center, it is suitable for monument signs. Staff is not anticipating any land use impacts to adjoining uses. 8

9 4. That the proposed uses will not be detrimental to the public health, safety, or welfare of the community; As proposed and conditioned, the proposed monument signs will not be detrimental to the public health, safety, or welfare of the community. 5. That adequate public facilities and services are available to serve the site or will be made available concurrent with the proposed development; All City utilities are available to serve the site. 6. That projected traffic levels and levels of service are, or as result of conditions of approval, will be consistent with the policies of the Transportation Element of the General Plan; The proposed project will not create any impacts to traffic levels or levels of service on the City s circulation system or the Transportation Element of the General Plan. 7. That the project is consistent with any design guidelines adopted pursuant to Section (C) of Division 14.01, Administration, of this Title, for the type of use or structure proposed. As designed and conditioned the proposed project will be consistent with the City s commercial design goals. 8. That the project includes variations from the provisions of the Sign Ordinance (Section ) which are offset by aspects of the Planned Sign Program. The applicant is requesting exceptions to height and sign area requirements. The Land Use and Development Code allows the Planning Commission to approve such exceptions with the approval of a Planned Sign Program Amendment, which the applicant is obtaining. The City s Sign Ordinance grants additional freestanding signs for large commercial centers: When the public street frontage of a site exceeds 300 feet in length, one additional freestanding sign may be placed for each additional 300 feet of frontage on a public street. Any additional freestanding sign on the same street frontage shall not exceed 25 square feet in area and 10 feet in height. Vacaville Towne Center includes approximately 470 feet of frontage on Markham Avenue and approximately 560 feet of frontage on East Monte Vista Avenue. Based on Code allowances the center could install four freestanding signs along its frontage, the applicant is proposing three signs. Reducing the number of signs from three to two (East Monte Vista Avenue and Markham Avenue) would create the offset that is needed to allow variations from the Sign Ordinance. Approval of two signs instead of three also reduces the potential for signage clutter by reducing the number of signs along the public streets adjoining the site. Staff believes less signs along public streets enhances the City s streetscape quality. In addition, the applicant is proposing to use push-through letters which is a superior letter design quality. NOW, BE IT RESOLVED, that the Planning Commission does hereby approve the Vista Crossings Planned Sign Program Amendment and Design Review, subject to the conditions of approval (EXHIBIT A) attached hereto and incorporated by reference to this resolution. I HEREBY CERTIFY that the foregoing resolution was introduced and passed at a regular meeting of the Planning Commission of the City of Vacaville, held on the 18 th day of August, 2015 by the following vote: 9

10 AYES: NOES: ABSENT: ATTEST: Barton Brierley, AICP, Director of Community Development 10

11 EXHIBIT A CONDITIONS OF APPROVAL VISTA CROSSINGS PLANNED SIGN PROGRAM East Monte Vista Avenue Planned Sign Program Amendment and Design Review File No I. Standard Conditions of Approval: The applicant and property owner (JSJ Electrical Display Corporation and Erik Chabala) shall comply with the applicable Standard Conditions of Approval. In the event of a conflict between the Standard Conditions of Approval and these Conditions, these conditions shall prevail. II. Project-Specific Conditions: The applicant and property owner (JSJ Electrical Display Corporation and Erik Chabala) shall comply with the following Project-Specific Conditions: PLANNING 1. This action approves Planned Sign Program and Design Review requests to install new monument signs at the Vista Crossings retail center located at Alamo Drive, and to change the name of the center to The Shops at Golden Hills. East Monte Vista Avenue Sign Area sq. ft. Sign Height 18 ft. 10 in. to 20 ft. 5 in. (depending on grade measurement) Number of Tenant Panels Seven Exterior Materials Texture coated aluminum panels Sign Letter Design Push-through letters Markham Avenue Sign Area 92 sq. ft. Sign Height 15 ft. 10 in. Number of Tenant Panels Three Exterior Materials Texture coated aluminum panels Sign Letter Design Push-through letters This action does not approve Sign B at the southeastern corner of the site. This approval shall expire on August 18, 2017, unless Building Permits are issued and construction commenced and diligently pursued prior to the expiration date, or an application for a time extension is filed prior to the expiration date. 2. Plans submitted for Building Permits shall be in substantial compliance with plans approved by this action, and dated August 18, 2015, except as modified by these conditions of approval. 11

12 3. The existing monument sign on East Monte Vista Avenue shall be removed prior to installation of the new monument sign. 4. All miscellaneous signs (e.g. standard banners, teardrop banners, pop-up displays and sign stands) shall be removed from the shopping center including areas adjoining the site and East Monte Vista Avenue and Markham Avenue, prior to installation of the new signs. 5. The base of the monument signs shall be a stone veneer to match the buildings in the center, subject to review to review and approval by the Director. 6. Both signs shall include a decorative landscape and flower planter at the base of the sign. 7. The base of the retaining wall at the southeastern portion of the site shall include landscaping including evergreen climbing plants in accordance with the original landscape plan to screen the retaining wall blocks. 8. All sign lettering shall be an individual letter design such as channel letters, push-through, or halo-lit or lettering, subject to review and approval by the Director. 9. Tenant panels shall be aluminum and not vinyl. 10. Both signs shall include a decorative landscape and flower planter at the base of the sign. 11. Changes to the sign panels shall be subject to review and approval by the City Planner. 12. The construction, operation or maintenance of the signs shall not result in the reduction of any on-site landscaping. 13. Section (D) of the City of Vacaville Land Use and Development Code states: A permit or entitlement may be revoked for reasons which include, but are not limited to, any of the following: (1) Failure to comply with the original approval or with one or more of the project conditions as originally approved; or the construction or development of the subject property is not in conformance with the project as approved; (2) Upon a determination that the permit or entitlement was obtained or extended upon fraud or misrepresentation; and (3) Upon a determination that the project violates a provision of the Municipal Code or is not operating in conformance with the performance standards. 14. The Applicant and property owner shall comply with these conditions of approval and all applicable provisions of the Vacaville Municipal Code (Zoning, Subdivision, Building Codes, etc.), the Vacaville General Plan and any applicable policy plan or specific plan, as such provisions may be amended from time to time including, but not limited to, Vacaville Municipal Code Section , which requires, except as otherwise provided by law (e.g. Government Code ) that the Applicant shall defend, indemnify, and hold harmless the City and its officials and employees in any action, claim or proceeding brought by any person or entity to overturn, set aside, or void any permit, entitlement, or approval issued or granted by the City. The City shall promptly notify the Applicant of any such action, claim or proceeding and the City shall cooperate with Applicant in the defense thereof without contributing to the cost of such defense. 12

13 15. The Applicant and property owner shall indemnify, defend and hold the City of Vacaville and its officers and employees harmless against all claims, suits or actions made against them arising out of or in connection with the ownership, occupancy, use or development of the project site, or any portion thereof, including the installation or construction of improvements thereon; however, this duty to indemnify and defend shall not extend to any claim, suit or action arising solely from the City or its officers or employees' negligence or misconduct. In addition, the Applicant shall comply with the requirements of Vacaville Municipal Code Section

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