CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. G.2 STAFF REPORT May 17, 2011 Staff Contact: Ward Stewart (707) 449-5140 TITLE: REQUEST: I-80/ALAMO POLICY PLAN AMENDMENT (FORMER PALM ISLAND FREEWAY SIGN) POLICY PLAN AMENDMENT AND DESIGN REVIEW REQUESTS TO MODIFY THE PREVIOUSLY APPROVED PLANNED SIGN PROGRAM (PALM ISLAND FREEWAY SIGN), FOR THE PURPOSE OF CONSTRUCTING A NEW NINETY- FIVE (95) FOOT TALL FREEWAY SIGN AT 360 BUTCHER ROAD. RECOMMENDED ACTION: RECOMMEND THAT THE CITY COUNCIL APPROVE THE I-80 /ALAMO POLICY PLAN AMENDMENT AND DESIGN REVIEW REQUESTS RELATED TO THE FORMER PALM ISLAND FREEWAY SIGN, SUBJECT TO THE CONDITIONS OF APPROVAL. APPLICATION INFORMATION APPLICATIONS: Categorical Exemption, Policy Plan Amendment and Design Review FILE NO: File No. 11-015 APPLICANT: Randy Dawson, NOI-Advertising, LLC PROPERTY OWNER: Dale Motiska PROPERTY INFORMATION LOCATION: 360 Butcher Road (south-east side of Butcher Road, near the Vaca Villa Apartments) ASSESSOR S PARCEL NUMBER: 0127-070-010 SITE AREA: 1.10 acres ZONE: CG - General Commercial GENERAL PLAN DESIGNATION: General Commercial CURRENT LAND USE: ADJACENT ZONING & USE: CG Vacant Parcel North: Interstate 80, Cal Trans Right-Of-Way South: Residential Medium Density, Residential East: General Commercial, Vacant Parcel West: General Commercial, City-owned parking for City trail
PROJECT SUMMARY: LOCATION: HEIGHT OF FREEWAY SIGN: FREEWAY SIGN AREA: NUMBER OF TENANT PANELS: BUILDING MATERIALS: LETTER DESIGN AND ILLUMINATION: 360 Butcher Road (south-east side of Butcher Road, near the Vaca Villa Apartments) Proposed: 95 ft. Previously Approved: 70 ft. Proposed: 430.74 sq. ft. Previously Approved: 475 sq. ft. (325sq. ft. for uses within the I-80 Policy Plan area, and 150 sq. ft. for uses within Golden Hills Plaza) Proposed: 10 tenant identification sign panels Previously Approved: Nine Fabricated aluminum texture coated and painted pole cover and cabinets. Channel letter and vinyl copy, acrylic, vinyl, and flex face, HID (high intensity discharge) lamp and LED (light emitting diode) illumination. PROJECT DESCRIPTION The project proposal is to amend the I-80/Alamo Policy Plan Planned Sign Program for freeway signs for the purpose of increasing the height and modifying the design of the previously approved Palm Island freeway sign at 360 Butcher Road. In 2008, the City Council approved a freeway sign for the I-80/Alamo Policy Plan area, which also included signage for the nearby Golden Hills Plaza retail center. The Palm Island freeway sign is an exhibit of the policy plan, and therefore a Policy Plan Amendment is necessary to: (1) increase the height of the sign; and (2) revise the approved sign design. In addition to the proposed Policy Plan Amendment, a Design Review approval is being requested, because the previous approval required a Planning Commission Design Review for any changes to the Palm Island nature of the sign. The approved Palm Island freeway sign was 70 feet-tall with approximately 475 square feet of sign area, and nine tenant sign panels. Because the project site is located 12-15 feet below the grade of Interstate 80, and to make the sign more visible to Interstate 80 travelers, the applicant is proposing to increase the height of the sign to 95 feet. The proposed sign includes approximately 430 square feet of sign area, consisting of an oval-shaped retail center identification element, 10 tenant sign panels, and a panel identifying the direction of the uses. Five of the 10 tenant spaces are designed for tenant logos, and the other five are reserved for additional tenant names. The sign structure consists of a single, seven foot wide support base, texture coated with a curved two-toned green and tan color scheme. The sign materials include fabricated aluminum cabinets, with channel letter and vinyl copy panel and letter designs. PREVIOUS ACTIONS July 5, 2005 The Palm Island Nursery project was approved by the Planning Commission of the City of Vacaville. 2
October 14, 2008 The City Council of the City of Vacaville approved a Policy Plan Amendment for the I-80/Alamo Policy Plan adopting a Planned Sign Program to allow a single off-site freeway sign for the I-80/Alamo Policy Plan commercial area and the Golden Hills Plaza retail center. PROJECT ANALYSIS COMPLIANCE WITH CITY ORDINANCES AND ISSUES 1. Policy Plan Amendment As previous mentioned, in 2008 the City Council approved a Planned Sign Program for a freeway sign for the I-80/Alamo Policy Plan area, which also included signage for the nearby Golden Hills Plaza retail center. The approved sign was 70 feet-tall with approximately 475 square feet of sign area, and nine tenant sign panels. The applicant is requesting approval of a Policy Plan Amendment to modify the maximum sign height and to propose a revised sign design. The currently approved Palm Island sign design was included as an exhibit to the Policy Plan. If approved, the proposed sign would replace the Palm Island sign as the only allowable freeway sign for the I-80/Alamo Policy Plan area. 2. Design Review Height The Palm Island freeway sign was approved at 70 feet-tall. The applicant is requesting to construct a 95 foot-tall sign to ensure visibility to I-80 travelers. Immediately west of the sign are mature Caltrans right-of-way trees which reduce the visibility of the sign to all east bound vehicles. In addition, the project site is situated approximately 12-15 feet below the grade of the freeway. The combination of these factors reduce the visibility of any sign structure located on this site. The additional height is necessary for vehicles traveling on I-80 to view the sign and safely exit the freeway using the Alamo Drive off-ramp, Exhibit E is helpful in demonstrating this. If approved, the proposed sign would be comparable in size and height to the Brendan Theatre (100 feet-tall and approximately 625 square feet of sign area), the Nut Tree (72 feet-tall and approximately 300 square feet of sign area), and the Alamo Plaza (90 feet-tall and approximately 416 square feet of sign area) Freeway signs. Sign Area and Tenant Panels As part of the City Council s approval in 2008, the Palm Island freeway sign was allowed a maximum of 475 square feet, which consisted of 325 square feet for eligible uses within the policy plan area, and 150 square feet for eligible uses within Golden Hills Plaza. The Palm Island freeway sign included 9 tenant panels. The applicant is proposed a sign which is approximately 430 square feet, which will consist of 325 square feet for eligible uses within the policy plan areas, and 150 square feet for eligible uses with Golden Hills Plaza. The proposed sign includes 10 tenant panels. Additionally, as part of the Council s approval in 2008, the applicant was required to provide sign space for tenants within the Golden Hills Plaza retail center. This center has a vacant anchor tenant space and the freeway sign will support the City s goals to revitalize older declining centers. Eligible tenants for the freeway sign are determined by Chapter 3
14.09.132 of the Land Use and Development Code and the Planned Sign Program. The proposed Policy Plan Amendment text is attached as Exhibit B. Sign Design The proposed sign includes 10 tenant sign panels, and a conceptual panel identifying the direction of the uses. Five of the tenant panels are designed for corporate tenant logos, with the remaining five having a uniform letter height and color, and one oval-shaped retail center identification sign. The sign support structure includes a single, seven foot wide support base, texture coated and with a curved two-toned green and tan color scheme. The sign materials include fabricated aluminum pole covers and cabinets, channel letter and vinyl copy, acrylic, vinyl and flex face, and HID lamp and LED illumination. This proposed sign design is more subtle than the approved Palm Island sign. The Palm Island design made use of a tropical theme with a large palm tree fan atop the sign. The Palm Island design is unique, including colorful graphics specific to the theme of the nursery use, accent neon lighting and also including the use of an electronic message board for changeable messages. Palm Island Nursery has not located at this approved location on Butcher Road, and therefore the palm tree design theme approved by the City Council would not serve the intended businesses. The proposed sign design includes more subtle green and tan colors which will blend well with the surrounding trees and hills, and be more adaptable to changing tenant uses over time. Condition of approval No. 3 requires the proposed sign to include a decorative planter at the base of the sign, similar to design included on the original Palm Island sign. As proposed and conditioned, staff believes the proposed meets or exceeds the design of the Palm Island freeway sign. It is important to note that Shops at Golden Hills as shown on the proposed sign design is not the current name of the Golden Hills Plaza retail center. The proposed design is conceptual and would be modified to reflect the Golden Hills Plaza name or another name in the future, subject to review and approval by the Community Development Director. ENVIRONMENTAL REVIEW Categorical Exemption Pursuant to Section 15303, Class 3 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA), the proposed project is Categorically Exempt from the requirements of CEQA. The project is an accessory structure to existing commercial uses and will not impact existing resources, utilities or traffic. No additional environmental analysis is required. CONCLUSION The applicant is proposing to modify an approved off-site freeway sign for the purpose of providing freeway visibility to multiple tenants within the policy plan and Golden Hills Plaza. The applicant is requesting to increase the height from 70 feet to 95 feet, and to modify the design of the sign. Staff supports the applicant s request because: (1) the construction of this sign will provide greater identification for eligible commercial uses within the policy plan area and Golden Hills Plaza; (2) the applicant has indicated that Palm Island Nursery will not be locating its business on Butcher Road, and therefore the previous palm tree design theme would not serve the intended business, and; (3) the Golden Hills Plaza retail center has a vacant anchor tenant space and other eligible users, which may advertise on the proposed structure. This will 4
support the City s goal to revitalize older declining centers by providing new advertising opportunities. RECOMMENDATION By simple motion, that the Planning Commission recommend that the City Council approve the I-80/Almo Policy Plan Amendment and Design Review requests related to the former Palm Island freeway sign, subject to the conditions of approval. ATTACHMENTS: Exhibit A - Conditions of Approval Exhibit B Draft Policy Plan Amendment Language Exhibit C - Location Map Exhibit D - Boundary of Planned Sign Program Exhibit E - Proposed Signage Packet Exhibit F Previously Approved Sign Design and Planned Sign Program Exhibit G - Site Pictures Exhibit H - Applicant Statement Exhibit I - Applicable Code Sections (Policy Plan Amendment and Design Review 5
EXHIBIT A CONDITIONS OF APPROVAL I-80/ALAMO POLICY PLAN AMENDMENT 360 BUTCHER ROAD POLICY PLAN AMENDMENT AND DESIGN REVIEW FILE NO. 11-015 I. Standard Conditions of Approval: The applicant 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 shall comply with the following Project-Specific Conditions: PLANNING 1. Plans submitted for Building Permits shall be in substantial compliance with plans approved by this action and dated received April 27, 2011, except as modified by these conditions of approval. 2. This action approves an amendment to the I-80/Alamo Policy Plan for the purpose of increasing the height and modifying the design of the previously-approved Palm Island freeway sign at 360 Butcher Road. The freeway sign design shall be consistent with the exhibit approved with this action and shall be constructed at a maximum of 95 feet tall. Any additional amendments to the policy plan shall be subject to review and approval by the City Council. 3. There shall be no cabinet sign panels, except for tenant logos. All non-logo signage shall be an internally-illuminated channel letter design, or halo-lit design. 4. The freeway sign shall incorporate a decorative planter at the base of the sign, consistent with the original Palm Island sign design. This feature shall include a three-foot tall stone wall surrounding the sign base with flowering shrubs, subject to review and approval by the City Planner. 5. The freeway sign shall not be installed until the property owner/sign operator has submitted documentation to the city for review and approval by the City Planner, which states that the owner/operator has executed contracts for placement of all tenants on the freeway sign. Alternately, the sign may be installed with a minimum of five (5) tenants, if the applicant provides a plan which identifies decorative panel place-holders for the vacant tenant spaces, for a period to last no more than six (6) months, subject to review and approval by the City Planner. 6. Uses identified on the sign shall be limited to those uses listed in the City s Sign Ordinance Section 14.09.132.070.D.2 (freeway sign uses) and the Planned Sign Program. 7. Changes to the sign panels shall be subject to review and approval by the City Planner. 6
8. The Shops at Golden Hills name proposed on the conceptual sign design is not approved. The current name for the retail center is Golden Hills Plaza. Any proposed modification to the retail center name shall be subject to review and approval by the City Planner. 9. The Applicant (NOI Advertising LLC.) and development 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 14.09.072.190, which requires, except as otherwise provided by law (e.g. Government Code 664.74.9) 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. 10. The Applicant (NOI Advertising LLC) 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 14.09.072.190. 7
Freeway Sign Design Standards: ATTACHMENT A DRAFT POLICY PLAN AMENDMENT I-80/ALAMO POLICY PLAN PLANNED SIGN PROGRAM LAND USE AREAS I, II & V 1. The freeway sign shall be placed on the commercial parcel at the west end of Butcher Road (Palm Island Nursery Site) (360 Butcher Road). The sign shall be substantially in accordance with the proposed design approved with this Planned Sign Program and attached to this document (Attachment 1). 3. Multi-User Freeway Sign Design Standards b. The pylon sign may be a maximum of 70 ft. 95 ft. high, subject to final determination by the Community Development Director for analysis of view obstructions. e. The final sign design shall provide for construction that will allow for the conversion of the proposed Palm Island graphic to another shape or to be removed, in the event that this use ceases operation. Changes of use on the site containing the sign shall require the developer to revise the sign, subject to a Design Review approval from the Planning Commission. v. The final design of the freeway pylon sign shall: 2. incorporate design provisions that allow the freeway-oriented sign to be adaptable for a variety of different users, for example if the initial design of the sign includes unique design elements that targets a specific user, such as the palm tree and sun features for the proposed Palm Island Nursery, then the sign shall be designed and constructed such that those design features can be removed from the sign in the event the specific user no longer occupies the site where the sign is located; 8