Item 17 - CSP Modification 87-03M F.T. Von Der Ahe Company
~ DiSTRIBUxtl!
AGENDAREPORTS~Y
- TO: Honorable Mayor and Members of the City Council
FROM: James L. Bowersox, City Man~ ~~_o#'~
.. ."..
INITIATED BY: Reba Wright-Quastler, Director of Planning Services ~
DATE: May 4, 1993
SUBJECf: Comprehensive Sign Program Modification 87-03M (2), F.T. Von Der Ahe
Company, Applicant
ABSTRACf
A request to modify the comprehensive sign program for Poway Plaza to allow a split sign
panel. It is recommended that the City Council direct staff to bring back a proposed
amendment to the Comprehensive Sign Regulations.
ENVIRONMENTAL REVIEW
Not applicable.
- FISCAL IMPACf
Potential loss of sales tax revenue for Toys Etc.
ADDITIONAL PUBLIC NOTIFICATION AND CORRESPONDENCE
Von Der Ahe Company and Business Real Estate Brokerage Company.
RECOMMENDATION
It is recommended that the City Council direct staff to bring back a proposed amendment
to the Comprehensive Sign Regulations of the Poway Municipal Code to allow dual use of
sign panels on monument signs within shopping centers and schedule a proposed ordinance
amendment within 60 days.
ACTION
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1 of 5 17
MAY 4 1993 ITEM
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~ AGENDA REPORr.:
CITY OF POW A Y
TO: Honorable Mayor and Members of the City Council
FROM: James L. Bowersox, City Man~
INITIATED BY: Reba Wright-Quastler, Director of Planning Services ~
Stephen A. Streeter, Assistant Director of Planning
DATE: May 4, 1993
SUBJECT: Comorehensive Sion Prooram Modification 87 03M (21. F.T. Von
Der Ahe Comoanv. Aoolicant: A request to modify a previously
approved comprehensive sign program for Poway Pl aza by
defining major tenants by minimum lease square footage and
allow for use of trademark colors and letter styles. The
subject shopping center is located at the southwest corner of
Poway and Community Roads in the CC zone.
APN: 317-473-12, 16
BACKGROUND
Staff was contacted last week about placement of two businesses on a single sign
panel for one of the monument signs along Poway Road. As part of Pet Supply
Warehouse and the International House of Pancakes (IHOP) Restaurant coming into
the center at the former Boston Store and Heartbeat Cafe locations respectively,
the monument sign space currently occupied by Toys Etc. is to be replaced by IHOP
(a condition required for corporate approval). The lease for Toys Etc. expires
in about 60 days. If they do not continue to have signage on Poway Road (as they
have had for about three years), they may close at this location.
FINDINGS
The center is allowed two monument signs on Poway Road rather than one since
three street frontages are involved. The monument sign that would otherwise go
on Civic Center Drive was allowed to go on Poway Road with a monument sign on
Community Road for that street frontage.
ACTION: -l
2 of 5 ~y 4 lm-rrED JoT )J
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- Agenda Report
May 4, 1993
Page 2
Section 17.40.230 of the Poway Municipal Code states the following for shopping
centers and businesses within centers: "one freestanding sign shall contain the
theme name of the center as the predominant feature of the sign and/or
identification of two businesses. If one business name is used in a theme name,
only one additional business may be identified. If two business names are used
in the theme name, no further businesses will be identified. If two business
names are used in the theme name, no further businesses shall be identified.
Other freestanding signs may contain a maximum of two business names."
The main purpose of the limitation of two signs per sign face is to eliminate
cluttered signs with so much verbiage that motorists would not possibly be able
to read all the signs as they approached the entrance to a shopping center or
other type of commercial center. In this case, the number of words is
comparable to a single business on a sign panel since IHOP proposes to use their
corporate logo which abbreviates the name of the restaurant (see Attachment A).
A criteria for multiple businesses on one sign panel should be a limitation to
three of four words, including abbreviations.
In considering this proposal, staff has become aware of the Blockbuster Video
sign at l2647 Poway Road which has modified the top panel on their monument sign
to identify a karate studio and a pizza take-out business. They will be notified
to change their sign per the Poway Municipal Code unless the City Council directs
staff to consider an amendment to the Sign Ordinance which is ultimately
approved.
A solution suggested and used successfully in other cases is for the main center
tenant to be on both sides of the sign with two other tenants being on either
side of the sign. That way three tenants are represented though with "one way"
Visibility to the traveling public for two of the businesses.
ENVIRONMENTAL REVIEW
Not applicable to the consideration of an amendment to the Sign Ordinance.
FISCAL IMPACT
.
Potential loss of sales tax revenue from Toys Etc.
ADDITIONAL PUBLIC NOTIFICATION AND CORRESPONDENCE
Notice was provided to the Von Der Ahe Company and Business Real Estate Brokerage
Company of this proposed amendment to the Comprehensive Sign Program for Poway
Plaza and to the Comprehensive Sign Regulations. Input from the Development Code
Working Group, the Business Advisory Committee and the Poway Road Specific Plan
Advisory Committee is recommended.
3 of 5 MAY 4 1993 ITEM 17
Agenda Report
May 4, 1993
Page 3
RECOMMENDATION
It is recommended that the City Council direct staff to bring back a proposed
amendment to the Comprehensive Sign Regulations of the Poway Municipal Code to
allow dual use of sign panels on monument signs within shopping centers and
schedule a proposed ordinance amendment within 60 days.
JLB:RWQ:SAS:is
Attachment:
A. Exhibit of proposed sign panel with two businesses
PCM:\REPORT\CSP8703M.AGl
4 of 5 MAY 4 1993 ITEM 17
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5 of 5 . ~TIAC~A ('-(7 _<:;7'7'~;l];2 17
- -- -' - -.-. .--- .- . ___u.. MAY '" 1993 Ill:.
--
AGENDA REPORT SUMMARY
-
TO: Honorable Mayor and Members of the City Council
FROM: James L. Bowersox, City M~
f.
INITIATED BY: ,I,,^--
Reba Wright-Quastler, Director of Planning Services C~
Marijo Van Dyke, Associate Planner
DATE: May 4, 1993
SUBJECf: Comprehensive Sign Program Modification 87-03M(2), F. T. Von der Ahe
Company, Applicant.
ABSTRACf
This is a rquest to amend the current comprehensive sign program for Poway Plaza (CSP
87-03). The modification provides for greater flexibility in the use of color and
letter styles, and redefines "major tenants".
ENVIRONMENTAL REVIEW
-
Project is exempt from environmental review under Category 11 of the CEQA Guidelines
which include on-premises signs.
FISCAL IMPACf
Undetermined increase in sales tax revenue is probable.
ADDITIONAL PUBLIC NOTIFICATION AND CORRESPONDENCE
None.
RECOMMENDATION
It is recommended that City Council approve Comprehensive Sign Program Modification 87-
03M(2) subject to the conditions contained in the proposed resolution.
ACTION
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1 of 13 M.IIY 4 1993 ITEM 17
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AGENDA REPORT
CITY OF POWAY
This report is included on the Consent Calendar. There will be no separate discussion of the report prior to approval by the
City Council unless members of the Council, staff or public request it to be removed from the Consent Calendar and
discussed separately. If you wish to have this report pulled for discussion, please fill out a slip indicating the report number
and give it to the City Clerk prior to the beginning of the City Council meeting.
******************************************************************************
TO: Honorable Mayor and Members ~ City Council
FROM: James L. Bowersox, City Mana .,',
~,
INITIATED BY: Reba Wright-Quastler, Director of Planning Services ~~-
Marijo Van Dyke, Associate Planner
DATE: May 4, 1993
SUBJECT: Comorehensive Sion Prooram Modification 87-03M(21. F . 1. Von
der Ahe Comoanv. Aoolicant: A request to modify a previously
approved comprehensive sign program for Poway Plaza by
defining major tenants by minimum lease square footage and
allow for use of trademark colors and letter styles. The
subject shopping center is located at the southwest corner of
Poway and Community Roads in the CC zone. APN: 317-473-12, 16
BACKGROUND
Sign standards were originally adopted for the subject center on March 8, 1988
and were amended on January 14, 1992. Due to changes in market conditions and
in consideration of the signing needs of new major tenants, the use of Helvetica
lettering style and the requirement to utilize only ivory colored channel letters
for what was formerly considered to be only shop space, is now perceived to be
too restrictive.
FINDINGS
Section 17.40.170 of the Zoning Ordinance requires City Council approval for
comprehensive sign programs and their amendments.
The two new tenants, International House of Pancakes and Pet Supply Warehouse are
each considered to be major tenants by virtue of the number of square feet of
space leased. International House of Pancakes (IHOP) has signed a 1 ease to
occupy the former Heart Beat Cafe space, and Pet Supply Warehouse has taken the
former Boston Store suite. Each of these businesses occupies more than 4,000
square feet of lease space, and so constitutes a major revenue source for the
center.
ACTION:
2 of 13 ))
.'JAY <i 1993 ITEM 1/
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Agenda Report
May 4, 1993
Page 2
The existing CSP standards recognize only two major tenants, Builders Emporium
and the former Boston Store suite. In reality, it is possible that several
additional "anchor tenants" wi 11 be needed to stabil ize the center. IHOP
contributes to that stability.
The IHOP trademark colors are a medium blue and white, with a block letter style
other than the standard Helvetica style. In addition to letter style and color,
the new tenants wish to utilize parking located at the rear of the center
accessed by Civic Center Drive. In order to facilitate customer convenience,
they are requesting placement of similar wall signs on the rear building
elevations and signing on the tower element facing Community Road for IHOP. This
would be their only sign on the Community Road frontage however.
ENVIRONMENTAL REVIEW
The sign program modification is exempt from environmental review under Category
11 of the CEQA Guidelines which include on-premises signs.
FISCAL IMPACT
Undetermined increase in sales tax revenue is probable.
ADDITIONAL PUBLIC NOTIFICATION AND CORRESPONDENCE
None.
RECOMMENDATION
It is recommended that the City Council approve modification to CSP 87-03 subject
to the conditions contained in the proposed resolution.
JLB:RWQ:MVD:pcm
Attachments:
A. Proposed Resolution
B. Surrounding Zoning and Location Map
C. Resolution P-88-Z0
D. Resolution P-9Z-04
E. Proposed Amended Sign Criteria
REPOAT\CSP870lM,AGN
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.'flAY 4 1993 ITEM 17
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RESOLUTION NO. P-
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING COMPREHENSIVE SIGN PROGRAM 87-03M(2)
ASSESSOR'S PARCEL NUMBER 317-473-12,16
WHEREAS, Comprehensive Sign Program Modification 87-03M(2), F. T. Von Der
Ahe, applicant, requests approval of a modification to the comprehensive sign
program for Poway Plaza located at the southwest corner of Poway and Community
Roads in the CC zone; and
WHEREAS, on May 4, 1993, the City Council held a hearing to review the
proposed sign program modification.
NOW, THEREFORE, the City Council does hereby resolve as follows:
Section 1: Environmental Findinas:
The sign program modification is exempt from Environmental Review under
Category 11 of the CEQA Guidelines which includes on-premises signs.
Section 2: Findinas:
The comprehensive sign program is in compliance with the standards
contained in Section 17.40.010 of the Zoning Ordinance.
Section 3: Citv Council Decision:
The City Council hereby approves Comprehensive Sign Program Modification
87-03M(2) subject to the following conditions:
1. Within 30 days of approval the applicant shall submit in writing
that all conditions of approval have been read and understood.
2. All signs within the center shall conform to the sign criteria
contained in City Council Resol ut ion P-88-20 except as modi fi ed
herein.
3. Minor tenants which are part of a chain of stores with a nationally
recognized sign design, may util ize 1 etter styles other than
Helvetica; however, all minor tenant signage shall be ivory in
color.
4. Major tenants, those occupying leased space of at least 4,000 square
feet, may utilize their nationally, or regionally recognized
trademark colors and letter styles.
5. Approval of this request shall not waive compliance with Section
17,40.010 of the Zoning Ordinance and all other applicable City
ordinances in effect at the time of sign permit issuance.
4 of 13 "1IlV 4 1993 ITEM 17
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- Resolution No. P-
Page 2 .
APPROVED and ADOPTED by~he City Council of the City of Poway, State of
California, this 4th day of May, 1993.
Don Higginson, Mayor
ATTEST:
.
Marjorie K. Wahlsten, City Clerk
STATE OF CALIFORNIA )
) SS.
COUNTY OF SAN DIEGO )
I, Marjorie K. Wahlsten, City Clerk of the City of Poway, do hereby
certify, under the pen a lty of perjury, that the foregoi ng Resol ut ion, No.
, was duly adopted by the City Council at a meeting of said City Council
held on the day of , 1993, and that it was so adopted
by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Marjorie K. Wahlsten, City Clerk
- City of Poway
REPORT\CSP870JM.RES
5 of 13 MAY 4 1993 ITEM 17
CITY OF POW A Y ~
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Attachment B
6 of 13 ~, . I
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RESOLUTION NO. p-88-20
r A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING COMPREHENSIVE SIGN PROGRAM 87-03
AND VARIANCE 88-01
ASSESSOR'S PARCEL NUMBERS 317-473-12 AND 16
WHEREAS, Comprehensive Sign Program 87-03 submitted by Heath
and Company, applicant, requests approval of a comprehensive sign
program and Variance 88-01 for wall sign height for the property
located at the southwest corner of poway and Community Roads also
known as poway Plaza; and,
WHEREAS, on March 8, 1988, the City Council held a public
hearing to solicit comments from the public both pro and con, rela-
tive to this application.
NOW, THEREFORE, the City Council does hereby resolve as
follows:
SECTION 1: FINDINGS:
Comprehensive Siqn Plan
r The proposed comprehensive sign program is in compliance with
the use and requirements of Section 17.40.010 of the Zoning
Development Code in that the proposed sign size, location, and
design meet all applicable standards.
Variance
1. That there are special circumstances applicable to the pro-
perty, (size, shape, topography, location, or surrounding)
or the intended use of the property, and because of this,
the strict application of the Zoning Development Ordinance
deprives the property of privileges enjoyed by other
properties in the vicinity under identical zoning classi-
fication in that part of the site is below the grade of
poway Road which reduces visibility as , you approach the
site.
2 . That granting the variance or its modification 1S
necessary for the preservation and enjoyment of a substan-
tial property right possessed by other property 1n the
same vicinity and zone and denied to the property for
which the varlance 1S sought, in that granting the
variance allowing higher signs will improve slgn visibil-
1ty and make it more comparable to that enjoyed by other
cornme rei a 1 properties 1n the area.
Attachment C
'~I':Y 4. <Q('" rr"'7114 1 7
~","""J ~j I
7 of 13
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Re.sc tlon No. p_88-20
page L
.
3 . That granting the variance or its modification will not be
materially detrimental to the public health, safety, or
welfare, or injuriouS to the property or improvements in
such vicinity and zone in which the property is located,
in that the proposed signs have been designed to comple-
ment the scale and architectural features of the center.
4. The granting of the variance doeS not constitute a special
privilege inconsistent with the limi ta tions upon other
properties in the vicinity and zone in which such property
is situated because other commercial properties in the
area utilize wall signs with a comparable degree of visi-
bility and the increased height ~s warranted by the unique
circumstances present on the subject site.
S. The granting of this variance does not allow a use or
activity which is not otherwise expressly authorized by
the zoning development regulation governing the parcel of
property because wall signs are a permitted use in the CG
(Commercial General) zone.
6. That granting the variance or its modification will not be
imcompatible with the poway City General plan, ~n that the
General plan states that signage should be used for iden-
tification of commercl.al buildings within the city and
that signs should be consistent with the architectural
style of the development.
SECTION 2 : CITY COUNCIL DECISION:
The City council hereby approves comprehensive Sign program
87-03 and Variance 88-01 subject to the following conditions:
l. within 30 dayS of approval, the applicant shall submit in
writing that all conditions of approval have been read and
_understood.
2. Revised elevations of the Builders Emporium wall s~gn
shall be approved by the Director of planning Services.
3 . The comprehensive sign program for poway Plaza "s as
follows:
WALL SIGNS
a. The wall signs shall be located on the fascia of the
buildings canopy (see Attachment 4) _
'YW 4 1993 ITEM !.7
8 of 13
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Page 3
b. The major tenant colors shall be #2662 red plexiglas
or #607 blue plexiglas. The minor tenants color
shall be ivory and letter style shall be Helvetica
Medium. Varied logo colors are permitted.
c. Letters shall be internally illuminated acrylic let-
ters with dark bronze or black returns. The backs of
the letters shall be covered so that the internal
components of the letters are not visible through the
wood fascia.
c_ The letter height of the minor tenants is 20 inches
or less. The applicant shall retain a five inch band
of the fascia on the top and bottom of the sign.
FREESTANDING SIGNS
a. Three freestanding signs are permitted. Freestanding
signs shall be located at least 150 feet apart. The
freestanding sign at Location A of Attachment 3 of
CSP 87-03 shall at the top band state "Poway Plazall
as the predominant feature and a maximum of two addi-
tional business names may be added. Other signs may
contain a maximum of two business names.
b. The freestanding sign at Location A of Attachment 3
shall not exceed 10 feet 1n height nor 56 square feet
1n area. The freestanding signs at Locations B and C
shall not exceed eight feet in height nor 40 square
feet 1n area..
c. Street addresses shall be incorporated into the face
of the structure.
d. The background color of all freestanding signs shall
be white. Letters are limi ted to black, blue, or
red, to match wall Slgn colors. All freestanding
signs shall use the same type of letters and sign
structure.
e. Each freestanding sign shall be located so as not to
obstruct view of right-of-way and shall be located 1n
a planted landscape area at least equal 1n area to
sign area.
UNDERCANOPY SIGNS
a. Undercanopy signs are permitted but limited to 11411
by 2 . and per the materials, color, and design of
developers slgn criteria (see Attachment 7) of CSP
87-03.
"t~Y 4 1993 1"''';1l 1'7
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9 of 13
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Resolution No. P- 88-20
Page 4
-
l APPROVED and ADOPTED by the City'Council of the City of
Poway,
State of California, this 8th day of March, 1988.
ATTEST:
'-- I ./ ' ' '
i '-\1' ' .' I . C
, . ' .f.-, \ ~'- l. '- ,,~ l, (."i.. ~ .>: i,-
Marjorie K. Wahlsten, City Clerk
STATE OF CALIFORNIA )
) ss.
COUNTY OF SAN DIEGO )
I, Marjorie K. \'iahlsten, City Clerk of the City of Poway, do
r hereby certify, under the penalty of perjury, that the foregoing
Resolution, No. P-88-20 , was duly adopted by the City Council at
a meeting of said City Council held on the 8th day of March ,
1988, and that it was so adopted by the following vote:
AYES: Brannon, Kruse, Higginson, Tar zy , Emery
NOES: None
ABSTAIN: None
ABSENT: None
-
I 'L L '- '_,,- ~ ' ' I,--'.~)'-
Marjorie K_ \'1ahlsten, City Clerk
R/R-3-8_1-4 City of poway
.~AY '* ~S93 ITEM 1.7
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RESOLUTION NO. p-92-04
t~ A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING COMPREHENSIVE SIGN PROGRAM MODIFICATION 87-03(M)
ASSESSOR'S PARCEL NUMBER 317-473-12, 16
WHEREAS, Comprehensive Sign Program Modification 87-03(M),
F. T. Von Der Ahe Company, applicant, requests approval of a
modification to the comprehensive sign program for poway Plaza
located at the southwest corner of poway and Community Roads; and
WHEREAS, on January 14, 1992, the City Council held a hearing
to review the proposed sign program modification.
NOW, THEREFORE, the City Council does hereby resolve as
follows:
Section 1: Environmental Findinqs:
The sign program modification is exempt from Environmental
Review under Category 11 of the CEQA Guidelines which includes
on-premises signs.
~..." Section 2: Findinqs:
L The proposed comprehensive sign program is in compliance with
the standards contained in Section 17.40.010 of the Zoning
Ordinance.
Section 3: City Council Decision:
The City Council hereby approves Comprehensive Sign Program
Modification 87-03(M) subject to the following conditions:
1- within 30 days of approval the applicant shall submit in
writing that all conditions of approval have been read
and understood.
2. All signs within the center shall conform to the sign
criteria contained in City Council Resolution P-88-20
except as modified herein.
3. Minor tenants which are part of a chain of stores with a
nationally recognized sign design, may utilize letter
styles other than Helvetica; however, all minor tenant
signage shall be ivory in color.
3. Approval of this request shall not waive compliance with
I/ij:j Section 17.40.010 of the zoning Ordinance and all other
1-" . applicable City ordinances in effect at the time of sign
permit issuance.
Attachment 0
l1'EM ' -
M,n.Y'1 1993 l (
11 of 13
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Resolution No. P- 92-04
~ Page 2
APPROVED and ADOPTED by the City Council of ~he City of Poway,
state of California, this 14th day of January 1 92.
, .~ Mayor
ATTEST:
,
,
---
Clerk
.
STATE OF CALIFORNIA )
) SS.
COUNTY OF SAN DIEGO )
I, Marjorie K. wahlsten, City Clerk of the City of Poway, do
L hereby certify, under the penalty of perjury, that the foregoing
Resolution, No. P-92-04 , was duly adopted by the City Council
at a meeting of said City Council held on the 14th day of
January , 1992, and that it was so adopted by the following
vote:
AYES: EMERY, HIGGINSON, MCINTYRE, SNESKO, GOLDSMITH
NOES: NONE
ABSTAIN: NONE
ABSENT: NONE
I}~~ /\J~~
K. Wahlsten, City Clerk
poway
REPORT\CSP8703M.RES
~u
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. liEJi~ 17
.'A,IlY 4 1993
12 of 13
Poway Plaza
Comprehensive Sign Program
WALL SIGNS
a.) Minor tenant wall signs shall be located on the fascia of the
building's canopy.
b_) Minor tenants' sign color shall be ivory and letterstyle shall be
Helvetica Medium. Varied logo colors are permitted_
c.) Letters shall be internally illuminated acrylic letters with dark
bronze or black returns. The backs of the letters shall be
covered so that the internal components of the letters are not
visible through the wood fascia.
d.) The letter height of the minor tenants is 20 inches or less. The
applicant shall retain a five inch band of the fascia on the top
and bottom of the sign.
e.) Major tenants (tenants occupying in excess of 4,000 square
feet) or nationally recognized tenants may utilize letterstyles
and colors as represented in their nationally recognized sign
programs subject to approval by the landlord and the City of
Poway planning department. Major tenants may place signs on
rear elevations' and towers subject to approval by the landlord
and the City of Poway.
FREEST ANDING SIGNS
c.) Street addresses shall be incorporated into the face of the
structure_
d.) Each freestanding sign shall be located so as not to obstruct
view of right-of-way and shall be located in a planted
landscape area at least equal in area to sign area.
UNDERCANOPY SIGNS
a.) Undercanopy signs are permitted but limited to 1'4" by 2' and
per the materials, color and design of developers' sign criteria
(see Attachment 7) of CSP 87-03.
Attachment E 1 -;
.~AY 4 1993 n~M ,.'
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