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HomeMy WebLinkAboutResolution 2012-060 N.C.S. 05/07/2012 Resolution No. 2012-060 N.C.S. of the City of Petaluma, California DENYING IN PART AND GRANTING IN PART THE APPEAL OF MASTER SIGN PROGRAM SITE PLAN AND ARCHITECTURAL REVIEW APPROVAL FOR EAST WASHINGTON PLACE 980 EAST WASHINGTON STREET APNS: 007-251-001, 007-031-001, 004 AND 007-241-002 FILE NO. 12-APL-0173 WHEREAS, Shawn West of JSJ Electrical Display, on behalf of Regency Petaluma LLC, applied for approval of a Master Sign Program for the previously approved East Washington Place project, located at 980 East Washington Street; and, WHEREAS, on March 13, 2012, after a duly noticed public hearing, the Petaluma Planning Commission approved Site Plan and Architectural Review (SPAR) for the project's Master Sign Program with certain modifications to the applicant's proposal; and, WHEREAS, on March 20, 2012, the City Clerk received a letter of appeal from the Planning Commission action from Shawn West of JSJ Electrical on behalf of Regency Petaluma LLC; and, WHEREAS, on May 7, 2012, at a duly noticed public hearing, the Petaluma City council considered all public testimony and evidence submitted at and before the hearing; and WHEREAS, the Master Sign Program as conditioned conforms to the SPAR standards for review of applications, Section 24.010.G of the Implementing Zoning Ordinance, and, WHEREAS, the Master Sign Program as conditioned meets the purpose and intent of Chapter 20 of the Implementing Zoning Ordinance, and, WHEREAS, by Resolution 2010-021A N.C.S., the City Council certified an Environmental Impact Report (EIR) for East Washington Place which assessed the environmental impacts of the project, and no further environmental review is required for the proposed Master Sign Program. NOW THEREFORE, BE IT RESOLVED that the Petaluma City Council hereby grants in part and denies in part the appeal of Regency Petaluma LLC of Planning Commission Resolution No. 2012-04 (Exhibit A) and authorizes construction and installation of signs for the East Washington Place Shopping Center in compliance with the approved sign program attached as Exhibit B to this resolution. BE IT FURTHER RESOLVED that the City Council finds: 1. The subject property is unique because it has substantial frontages along Kenilworth Drive (2,600 feet) and along I-Iighway 101, including the on ramp (3,160 feet) but a very limited frontage on East Washington Street (165 feet). With 33.74 acres, 38 tenant spaces and an overall building square footage of 378,000 square feet, East Washington Place will be the largest commercial center in the city when complete. The project's main access point will be Johnson Drive, a new public street connecting to East Washington Street west of the project Resolution No. 2012-060 N.C.S. Page 1 site, which will require adequate signage to ensure that visitors to the project are able to understand the connection between Johnson Drive and the project and how to access the project. Based on these factors, the amount of flexibility permitted by the Master Sign program as conditioned allows an appropriate sign program sufficient to meet commercial needs of East Washington Place, meets the intent of the sign ordinance to protect the general welfare of the community and of other property owners and merchants in the City, and satisfies SPAR standards which require satisfactory design quality and harmony of the development with its surroundings. 2. The Master Sign Program as conditioned will not constitute a nuisance or be detrimental to the public welfare of the community because it will conform to standards specified in the Uniform Building Code and the Petaluma Implementing Zoning Ordinance (IZO) and it is consistent with the City of Petaluma General Plan. 3. The project is consistent with the following goals, policies, and programs of the General Plan 2025: Policy 2-P-5 Strengthen the visual and aesthetic character of major arterial corridors, through streetscape improvements including use of planted medians, parking configuration, signage, and paving materials. The proposal provides for a program of unified signage elements along East Washington Street which will strengthen the visual and aesthetic character of this major corridor. Policy 2-P-6 Create a strong sense of entry into the city at key locations, identified as Gateways. Each gateway should be considered individually with some requiring architectural and/or landscape treatments and others more simply protecting/enhancing what already exits (e.g., cultural landscapes and ecological diversity)to provide a sense of transition or entry into Petaluma. East Washington Street, at the interchange with Highway 101 is one of the gateways listed in the 2025 General Plan. Given that the project is located at this gateway, the proposed sign program should be considered as part of the gateway element/surroundings. The East Washington Street corridor serves as the principal east/west connector and is one of the primary gateways into the community connecting the rural landscape with Petaluma's urban center. Goal 2-G-4 Washington Corridor; Encourage the evolution of land uses to create a corridor of mixed-use development. The project site is evolving from its previous use as a school to a new commercial center. The development of the site with commercial uses including retail, restaurant and office uses contribute to the mix of uses along East Washington Street. With the evolution of the site into a new commercial center, signage becomes an integral part of the design of the center and creates a cohesive connection between the center and surrounding existing uses. Policy 2-P-23 Facilitate development patterns that provide an urban edge along East Washington Street, providing visual continuity and cohesiveness, and increased safety. The sign program, as conditioned. provides for the connection for the center to the surrounding and existing uses in the vicinity. The sign program as proposed and conditioned Resolution No. 2012-060 N.C.S. Page 2 provides for pedestrian scaled wayfinding signage to direct people to the downtown corridor. Together with landscaping and other frontage improvements, the sign program, as conditioned, helps to provide more of an edge along the East Washington Street frontage and Kenilworth Drive through the installation of high quality signs, drawing pedestrians and vehicles into the center. The proposed sign program, will add to the visual character of a major arterial by providing a sign program that creates diversity and creativity while maintaining standards that achieve a consistency and quality throughout the center. Policy 2-P-23E Ensure that development at the old Kenilworth Jr. High school site and any future redevelopment of the Fairgrounds property maintains a public, pedestrian, and active face along East Washington Street, and provides civic and ceremonial spaces with links to the Library and other uses. The sign program as proposed and conditioned provides for wayjinding signage to direct people to the downtown corridor. The sign program, as conditioned, provides for the connection of the center to the surrounding area and existing uses in the vicinity. The sign program provides opportunities to direct people and vehicles to and through the project site through the use of pedestrian scaled signs which aides in the creation of a public, pedestrian and active face along East Washington Street. The sign program, as conditioned, wilt conform to the 2025 General Plan, Chapter 9: Economic Health & Sustainability. A sign program for a center of this nature will help to foster economic vitality, diversity and opportunity for the center and its businesses. The sign program will provide a coordinated system to communicate information in a distinctive and aesthetically pleasing manner. The visual consistency that the criteria create will minimize confusion and confirm an image of quality throughout the center that will attract people and businesses to the area and then help to bring revenue into the local economy. 4. The Master Sign Program as conditioned is consistent with Section 24.010 of the IZO including the following SPAR standards from Section 24.010.G. a. The appropriate use of quality materials and harmony and proportion of the overall design and the size, location, design, color, number, lighting and materials of all signs and outdoor advertising structures. The proposed sign program, as conditioned, will incorporate materials including stucco, stone veneer and metal accents that are in harmony and compatible to the surrounding buildings and to the style and architecture of the center. The location of each of the proposed signs as conditioned is appropriate to the adjacent buildings on the neighboring properties and is appropriate to the buildings for the shopping center. The proposed signs, as conditioned, are in keeping with surrounding buildings with regards to setbacks, height, and materials. The number of signs has been evaluated to balance in an appropriate manner the needs of the project and its unique characteristics so as not to detract from the attractiveness and orderliness of the City's appearance and so as to protect the general welfare of merchants and property owners in the City by avoiding wasteful and costly competition among sign users which can result from the uncontrolled use of signs. Resolution No. 2012-060 N.C.S. Page 3 b. The architectural style should be appropriate for the project in question, and compatible with the overall character of the neighborhood. The proposed signs, as conditioned, are appropriate for the site and compatible with the adjacent commercial buildings. The shopping center includes landscaping which will enhance the project site as well as enhance the signage. The design of the signs incorporates the same materials as the buildings including stucco, rock veneer and metal decorative elements. The sign design is compatible with the project design and with other surrounding properties in that the materials and colors used are understated and attractive as well as durable and long-lasting. c. The siting of the structures on the property as compared to the siting of other structures in the immediate neighborhood. The siting of the proposed signs are appropriate for the site and for the surrounding area. The signs are located in such places as to not interfere with vision site triangles at intersections. The sign placements are consistent with the location of signs on surrounding properties. d. The bulk, height, and color of the proposed structures as compared to the bulk, height, and color of other structures in the immediate neighborhood. The proposed signage will incorporate materials that are in harmony and compatible to the surrounding buildings. As conditions, the location of each of the proposed signs is appropriate to the adjacent buildings on the neighboring properties in that no nearby buildings are located directly adjacent to the signs. The proposed signs are in keeping with the architecture of the project and surrounding buildings with regard to bulk, height, and color in that the size, materials and colors of the signs are similar to what is found in the immediate neighborhood. Under the power and authority conferred upon this Council by the Charter of said City. REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the Appr ve to Council of the City of Petaluma at a Regular meeting on the 71h day of May, 2012, by the following vote: City Attorney AYES: Albertson, Harris,Healy NOES: Barrett,Vice Mayor Rene ABSENT: Mayor Glass,Kearney, ABSTAIN: None - A7"PEST: / City Clerk Vice Mayo Resolution No. 2012-060 N.C.S. Page 4 Exhibit A WI °aa' 'asem *a."23 tai t.:... SPAR CONDITIONS OF APPROVAL FOR THE MASTER SIGN PROGRAM EAST WASHINGTON PLACE CENTER 980 EAST WASHINGTON STREET APNs: 007-251-001, 007-031-001, 004 and 007-241-002 File No. 11-SPC-0779 From Planning Division: 1. This Site Plan & Architectural Review authorizes the approval of a Master Sign Program for the East Washington Place retail/office center as shown in the approved sign program as (date stamped April 12, 2012) modified by these Conditions of Approval. 2. Plans submitted for sign/building permit review shall be in substantial conformance with the sign program as conditioned, with the following modifications: a. No business identification signs shall be permitted on the back/rear of the buildings (tenant spaces Ml, M2, 59, S10, M3, M4, M5 and M6) facing the freeway, unless and until Sections 20.140 and 20.150 of the Implementing Zoning Ordinance are amended to permit freeway facing signs, and subject to the requirements of any such amendment. The southernmost side of Building M6 is not considered the "back/rear" of that building. b. The following monument signs are allowed along East Washington Street: (1) One 15 foot tall monument sign (SN-12) on the southeast corner of Kenilworth Drive and East Washington Street on the Regency Property. (2) One five foot tall monument sign identifying only the Petaluma Swim Center located at the southwest corner of East Washington and Kenilworth Drive on the Petaluma Swim Center property; the design and wording for this sign shall be approved by the Assistant City Manager, and the sign shall be donated to the City and installed at no cost. (3) One five foot tall monument sign on the southeast corner of Johnson Drive and East Washington Street, on the property of the Petaluma Swim Center. This sign shall be the same design as the SN-1 1 sign proposed by applicant but reduced in height to five feet and approximately 2.5 square feet in area per sign face. No additional freestanding signs for the project are allowed on the East Washington Street frontage of the project or Swim Center property. A ground lease, easement or other instrument determined sufficient by the City Attorney to permit erection of any project and/or tenant identification signs on public property shall be prepared by the applicant and reviewed and approved by the City prior to installation of said signs. c. The main freestanding (Landmark) sign (SN-13) shall be thirty (30) feet in height to conform to the sign ordinance height requirement and contain sign area of 325 square feet per sign face. The Landmark sign shall be erected to the north of the central project Resolution No. 2012-060 N.C.S. Page.5 entrance driveway on Kenilworth Drive.The Landmark sign shall be designed and sited to be primarily visible from Kenilworth Drive and not from Highway 101 or its ingress/egress ramps. Additional landscaping may be utilized to accomplish this condition. A revised Master Sign Program illustrating these changes shall be reviewed and approved by the Planning Manager prior to issuance of the first sign permit. d. The following monument signs (SN-1 l) are allowed along Kenilworth Drive, each to be six (6) feet tall with approximately 12.5 square feet in sign area per sign face: One at the project driveway entrance at the intersection of Johnson Drive and Kenilworth Drive, and one each on the south side of the central project driveway entrance on Kenilworth Drive, and one at the driveway entrance to the project north of Building M6. No monument signs (SN-1 1) shall be placed at the driveway entrance to the project north of Building M6, the location of the 30' tall Landmark sign (5-13). e. Wayfinding signs shall match the materials, dimensions, style and colors of the City's existing wayfinding signage. Detailed shop drawings shall be submitted for review and approval prior to issuance of the first sign permit under this Master Sign Program. The wayfinding signs shall be installed prior to final inspection or occupancy of the Target building. f. The sign program shall be revised to include only one style of under-canopy sign as part of the sign program, making signs of this type consistent and uniform for the project. g. All freestanding signs shall utilize push thru letters and have non-illuminated sign faces except for the business name and logo. h. No building elevation that faces the Highway 101 frontage shall be considered an "exterior store elevation" or "store frontage" in terms of calculating the number of wall signs allowed per the Master Sign Program, unless and until Sections 20.140 and 20.150 of the Implementing Zoning Ordinance are amended to permit freeway facing signs, and subject to the requirements of any such amendment. 3. The applicant shall apply for and obtain a building permit prior to installation of signs. 4. All exterior signs shall be equipped with photo-sensors to shut off illumination during the day and auto-dimmed during non-business, late night, early morning hours. 5. Business owners shall be advised in writing to not authorize construction of signs prior to receiving both Property Owner and City approval. Signs fabricated prior to approval will not be approved for installation if not consistent with the approved Master Sign Program. 6. The Master Sign Program shall be modified to incorporate the provisions of Condition #2 above. The Master Sign Program shall restate within the Master Sign Program Conditions #2-7 from SPAR approval and all sign related conditions of approval from the Vesting Tentative Map for the project to ensure long-term compliance. The Vesting Tentative Map conditions include Conditions #33, 34, 84 and 100 through 105. 7. All work within the public right-of-way requires an encroachment permit from the Public Works Department. 8. The applicant shall defend, indemnify and hold harmless the City and its officials, boards, commissions, agents, officers and employees ('9ndemnitees") from any claim, action or proceeding against Indemnitees to attack, set aside, void or annul any of the approvals of the project. The applicant's duty to defend, indemnify and hold harmless in accordance with this condition shall apply to any and all claims, actions or proceedings brought Resolution No. 2012-060 N.C.S. Page 6 concerning the project, not just such claims, actions or proceedings brought within the time period provided for in applicable State and/or local statutes. The City shall promptly notify the applicant of any such claim, action or proceeding concerning the project. The City shall cooperate fully in the defense. Nothing contained in this condition shall prohibit the City from participating in the defense of any claim, action, or proceeding, and if the City chooses to do so, applicant shall reimburse City for attorneys' fees and costs incurred by the City. Resolution No. 2012-060 N.C.S. Page 7