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HomeMy WebLinkAbout34- Planning & Building Services CITY OF SAN BERN ZDINO - REQUEST F,_ A COUNCIL ACTION Development Code Amendment No. 93-11 From: Al Boughey, Director Subject: to revise wall sign standards for single tenants over 15,000 square feet in *size, Dept: Planning & Building Services and to increase the maximum number of wall signs for tenants in a multi- Date: March 17, 1994 tenant center. MCC—Meeting of April 4 1994 @ 2 a.m. Synopsis of Previous Council action: 09/07/93 -- The Mayor and Common Council directed Planning 's staff to prepare a development code amendment to identify an option for business identification in multi-tenant centers. 01/25/94 -- Development Code Amendment No. 93-11 was presented to the Planning Commission, who forwarded it to the Mayor and Common Council with a recommendation of approval . Recommended motion: That the hearing be closed, the first reading of the development code amendment be waived, and the ordinance be laid over for final adoption. /ttuzi�� AL UGHE nature Contact person: Al Rnu9hay Phone: 5357 Supporting data attached: Yes Ward: Citywide FUNDING REQUIREMENTS: Amount: N/A Source: (Acct. No.) (Acct. Description) Finance: Council Notes: 75.0262 Agenda Item No. 3Y CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION STAFF REPORT SUBJECT: DEVELOPMENT CODE AMENDMENT (DCA) NO. 93-11 REQUEST/LOCATION: This City-initiated amendment modifies Chapter 19.22 to revise wall- sign standards in the CG, CR and CH land use designations by adding a section which addresses tenant spaces 15,000 square feet and larger, with a minimum tenant space building frontage of 100 linear feet. The change will allow a sign area calculation for a business identification wall sign to be 75% of the linear frontage. The amendment will allow up to four informational signs calculated as part of the total sign area. The amendment also increases the number of business identification wall signs a tenant is allowed from two to three in a multi-tenant center. This amendment will affect the entire incorporated portion of the City of San Bernardino. KEY ISSUES: The key issues are as follows: • Concerns have been raised regarding the limitations of signage for large, anchor tenants. • Concerns have also been raised about restricting pad tenants (stand-alone buildings) in a multi-tenant center to a maximum of two wall signs. • On September 7, 1993, the Mayor and Common Council directed Staff to prepare a Development Code Amendment to identify options for business identification signage in multi-tenant centers. • Staff reviewed the Development Code section relating to signs in multi-fenant centers, as well as recommendations from a local sign company. Please see the analysis and attachments contained in Exhibit 1, Staff Report to the Planning Commission. The Planning Commission voted 6-0 in favor of recommending the Mayor and Common Council approve Development Code Amendment No. 93-11. Planning Commissioners in attendance: Affaitati, Romero, Stone, Strimpel, Thrasher and Traver. Attachments A, B & C to the Ordinance, proposed wording for Sections 19.22.030 & 19.22.150, outlines the proposed text changes. r PAGE 1 Development Code Amendment 93-11 Mayor and Common Council meeting of April 4, 1994 Page 2 ENVIRONMENTAL: Pursuant to Section 15061(b-3) of the CEQA guidelines, the proposal to modify the sign standards is exempt from CEQA as it is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. The proposed changes to the Development Code are to modify the development standards for signs in commercial land use designations and will not impact the environment. PLANNING COMMISSION RECOMMENDATION: The Planning Commission reviewed Development Code Amendment 93-11 on January 25, 1993, and voted 6-0 to recommend to the Mayor and Common Council approval of the Development Code Amendment and adopt the Ordinance, based upon the attached Findings of Fact (Attachment A of Exhibit 1). OPTIONS AVAILABLE TO THE MAYOR AND COMMON COUNCIL: The Mayor and Common Council may: 1. Approve Development Code Amendment 93-11 as proposed; or 2. Approve in concept and return to staff for specific revisions. STAFF RECOMMENDATION: Staff recommends that the Mayor and Common Council; approve the Development Code Amendment and adopt the Ordinance. Prepared by: Jeffery S. Adams, Assistant Planner For: Al Boughey, Director, Planning and Building Services EXHIBITS: 1. Planning Commission Staff Report Attachments: A. Findings of Fact (p.7) B. Proposed Wording (included with ordinance) C. Illustration (p.8) 2. Ordinance doc:846 PAGE 2 Development Code Amendment 93-11 Mayor and Common Council meeting of March 8, 1994 Page 4 REQUEST: The request is for an amendment to the Development Code, Chapter 19.22, Section 19.22.150, Table 022.01 to modify the development standards relating to signs for large single tenants as stand alone buildings or in-line or pad tenants in multi-tenant shopping centers. CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) STATUS: Pursuant to Section 15061(b-3) of the CEQA guidelines, the proposal to modify the sign standards is exempt from CEQA as it is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. The proposed changes to the Development Code are to modify the development standards for signs in commercial land use designations and will not impact the environment. BACKGROUND: On September 7, 1993 the Mayor and Common Council directed Planning Staff to prepare a Development Code Amendment to provide options to the current sign standards for multi-tenant shopping centers. Staff has been processing several variance requests for larger business identification signage, particularly in multi-tenant centers. When numerous requests are received, it is good planning practice to re-evaluate the existing regulations and determine if they adequately address the needs of the City, and the business Community. ANALYSIS: Proposal The proposal is to modify the sign standards for large, 15,000 square feet or more, tenant spaces or single tenant buildings with a minimum of 100 linear feet of tenant space frontage. The current standard uses the linear frontage of the tenant space multiplied by 1.5 to determine the allowable area for a wall sign, with a maximum of 75 square feet. This formula is adequate for most tenant spaces, however large tenants are unduly restricted by the 75 square foot maximum when large walls or buildings are involved. General Plan Consistency The proposed Development Code Amendment is consistent with the General Plan in that General Plan Policy 1.45.9 is to allow for consideration of signs of visually distinctive design and merit which may differ from prescribed limits of size, materials, and other characteristics, provided ' that they are well integrated with the building and site, do not adversely impact adjacent uses, and are not intended solely to increase sign size (I1.1 & I1.9). PAGE 4 Development Code Amendment No. 93-11 Agenda Item: Hearing Date: 1-11-94 Page 5 This amendment proposes to tie signage to building size to better incorporate the signage into the building design. AMENDMENT The amendment proposes to modify Table 022.01 by creating a new section for single tenant spaces which are 15,000 square feet in size or larger and have a minimum of 100 linear feet of frontage. The tenant space can be an individual building, either in a multi-tenant center or as a separate business, or an in-line tenant space in a shopping center. The proposed amendment is a result of review and evaluation by planning staff regarding allowable signage for large tenants. Several recent projects were evaluated by staff and found to be in conformance with the Development Code except for total area. Staff then developed a formula which used the size of the building to determine the maximum allowable sign area, and kept the building and sign relative to each other. The amendment addresses wall signs and changes the formula for determining allowable sign size. The new formula will be the linear wall length of the tenant space multiplied by 75%. The primary wall will be allowed a primary sign, usually the company name, and up to four informational signs, with a combined total area not to exceed the allowed maximum. The allowable sign area for secondary walls will be calculated by the same formula but the informational signs will not be permitted. The amendment will remove the size limitation of 50 square feet on the rear elevation and will change the maximum number of wall signs per business in a multi-tenant center from two to three signs.. Single tenant sites are already allowed three signs. The amendment also adds definitions for "Primary Sign" and "Informational Sign". SECTION 19.22.030 - Definitions: SEE ATTACHMENT "B" SECTION 19.22.150 Table 022.01 - Sign Regulations by Land Use Category: SEE ATTACHMENT "B" Attachment "C" illustrates the effect the amendment will have for the primary frontage of a typical supermarket in a multi-tenant shopping center. PAGE 5 Development Code Amendment No. 93-11 Agenda Item: Hearing Date: 1-11-94 Page 6 CONCLUSION: The request is to amend the Development Code to modify the wall sign standards for single tenant spaces over 15,000 square feet in area and with a minimum of 100 linear feet of tenant building wall length. The proposal is consistent with the City's General Plan. The new formula to determine allowable area will be .75 multiplied by the linear distance of the tenant building wall. It will also allow pad tenants (stand alone buildings within a shopping center) to have three wall signs instead of the two currently allowed. RECONEVIENDATION: Staff proposes that the Planning Commission recommend that the Mayor and Common Council approve Development Code Amendment No. 93-11 subject to the attached Findings of Fact (Attachment "A"). Prepared by: Jeffery Adams, Assistant Planner Prepared for: Al Boughey, Director - Planning and Building Services Attachment: A - Findings of Fact B - Proposed Wording for Sections 19.22.030 & 19.22.150 (Not Included, See Ordinance Attachments) C - Illustration PAGE 6 EXHIBIT #1 CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT AGENDA ITEM "2 SUMMARY HEARING DATE anuary 1 , 1 WARD City-wide APPLICANT: City of San Bernardino_.,) W N FNo. 93-11 nt Code Amendment Q owNER: N/A V Fsection sal is to modify the sign standards , Table 022.01, by adding a new N or large ( 15,000 square fee t or more) tenant spaces which have a W f 100 linear feet of building frontage. The tenant space can be n dual building, either in a multi-tenant center or as a_ separate Wbusiness, or an in-line tenant space in a shopping center. x The Development Code Amendment applies city-wide. Q W cc Q ENVIRONMENTAL DETERMINATION: Exempt per Section 15601(b-3) EXISTING GENERAL PLAN PROPERTY LAND USE ZONING DESIGNATION IN THE CG, CR AND CH LAND USE DESIGNATIONS GEOLOGIC/SEISMIC El YES FLOOD HAZARD ED YES ❑ ZONE A SEWERS: C3 YES HAZARD ZONE: ❑ NO ZONE: ❑ NO ❑ ZONE B ❑ NO HIGH FIRE ❑ YES AIRPORT NOISE/ ❑ YES REDEVELOPMENT ❑ YES HAZARD ZONE: C3 NO CRASH ZONE: PROJECT AREA: ❑ NO ❑ NO J ❑ NOT ❑ POTENTIAL SIGNIFICANT Z XL1 APPROVAL Q APPLICABLE EFFECTS WITH Q (` MITIGATING MEASURES `Z 0) NO E.I.R. W C ❑ CONDITIONS 2 Z ] EXEMPT ❑ E.I.R. REOUIRED BUT NO LL Z ❑ DENIAL Z C SIGNIFICANT EFFECTS Q W OZ WITH MITIGATING F— LL MEASURES N O CD CONTINUANCE TO Z ❑ NO SIGNIFICANT ❑ SIGNIFICANT EFFECTS V W EFFECTS SEE ATTACHED E.R.C. W MINUTES an or M i9M.lp1p ' "WMALP% .".xp""u EXHIBIT 1 PAGE 3 Development Code Amendment No. 93-11 Agenda Item: Hearing Date: 1-11-94 Page 7 FINDINGS OF FACT Development Code Amendment No. 93-11 1. The amendment is consistent with the General Plan in that the purpose of General Plan Policy 1.45.9 is to allow for consideration of signs of visually distinctive design and merit which may differ from prescribed limits of size, materials, and other characteristics, provided that they are well integrated with the building and site, do not adversely impact adjacent uses, and are not intended solely to increase sign size. The proposal addresses special situations which would fall under the above referenced Policy. 2. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City in that allowing large tenant a sign standard which address a specific situation is not detrimental to the public at large or the City. ATTACHMENT A PAGE 7 PRIMARY SIGN INFORMATIONAL I 20. SIGNS Service Deli tt2" Open 24 Hours X12 Fresh Seafok���12� Hot B k r� �t2- F.Y LeW Q • • • • Q f•Ht•M/ ���� 4Ye► Q e e e e e Q �N�. i ono - N.T.S 275' ALLOWABLE SIGN AREA: 275' X .75 = 206.25 sq.ft. PRIMARY SIGN: 20' X 8' = 160 sq.ft. INFOMATIONAL: 12' X 12" = 12 sq.ft. 12' X 12" = 12 sq.ft. 10' X 12" = 10 sq.ft. 10' X 12" = 10 sq.ft. TOTAL SIGN AREA: = 204 sq.ft. SINGLE TENANTS OVER 15,000 SQUARE FEET, WITH A MINIMUM TENANT SPACE BUILDING FRONTAGE OF 100 FEET. 1. One primary (business) sign, and up to 4 secondary (informational) signs for the primary frontage with a customer entrance. Two informational signs for the first 100 feet, one sign per 50 additional feet up to a maximum of four signs. 2. One primary (business identification) sign for each wall with street frontage, or parking lot (with a customer entrance) frontage. 3. The aggregate sign area (all signs on one wall) is a maximum of 75% of the k linear frontage of the tenant space. (.75 sq. ft. per linear foot of tenant building frontage.) EXAMPLE: 100 linear feet X .75 = 75 sq. ft. 300 linear feet X .75 = 225 sq. ft. ATTACEMENT C PAGE 8 1 ORDINANCE NO. 2 AN ORDINANCE OF THE CITY OF SAN BERNARDINO AMENDING CHAPTER 19.22, SECTION 19.22.030, TABLE 022 .01 (C) (1) , AND TABLE 3 022 .01(C) (3) OF THE SAN BERNARDINO MUNICIPAL CODE (DEVELOPMENT CODE) PERTAINING TO SIGN REGULATIONS. 4 THE MAYOR AND COMMON COUNCIL OF THE CITY OF SAN BERNARDINO DO 5 ORDAIN AS FOLLOWS: 6 SECTION 1. Section 19.22 . 030 of the Municipal Code 7 (Development Code) is amended to add definitions for Informational 8 Sign and for Primary Sign; all other definitions in Section 9 19. 22 . 030 remain unchanged. 10 Section 19.22 . 030 of the Development Code is hereby amended to 11 add the following (see Attachment A, Development Code Pages III-20 12 and III-21, attached and incorporated herein by reference) : 13 "Informational Sian. A sign identifying the type of 14 product or service provided by a business. " ; 15 "Primary Sign. The largest sign located on the building 16 frontage containing the main entrance. " 17 SECTION 2. Section 19.22. 150, Table 22 . 01 (C) (1) of the 18 Development Code, is hereby amended to allow single tenants, 19 containing 15, 000 square feet of lease space or more, with a 20 minimum of 100 linear feet of building frontage length to have a 21 primary wall sign and up to four informational signs with a total 22 congregate area equalling 75 percent of the linear building 23 frontage. Signs for secondary walls are to be calculated in the 24 same manner, but the secondary walls must have street frontage or 25 front onto a parking lot and contain a customer entrance to be 26 calculated using the 75 percent rule. Informational signs are 27 28 1 1 AN ORDINANCE OF THE CITY SAN BERNARDINO AMENDING MUNICIPAL CODE (DEVELOPMENT CODE) PERTAINING TO SIGN REGULATIONS. 2 3 limited to the primary wall, with two informational signs for the first 100 feet, one additional informational sign for each 4 additional 50 feet in length. (see Attachment B, Development Code 5 Page III-34, attached and incorporated herein by reference) . 6 SECTION 3. Section 19.22 . 150, Table 22 . 01 (C) (3) of the 7 Development Code, is hereby amended to allow a maximum of three 8 wall or canopy signs per business. Single tenants, containing 9 15, 000 square feet of lease space or more, with a minimum of 100 10 linear feet of building frontage length may have a primary wall 11 sign and up to four informational signs with a total congregate 12 area equalling 75 percent of the linear building frontage. Signs 13 for secondary walls are to be calculated in the same manner, but 14 the secondary walls must have street frontage or front onto a 15 parking lot and contain a customer entrance to be calculated using 16 the 75 percent rule. Informational signs are limited to the 17 primary wall, with two informational signs for the first 100 feet, 18 one additional informational sign for each additional 50 feet in 19 length. (see Attachment C, Development Code Page III-36, attached 20 and incorporated herein by reference) . 21 22 23 24 25 26 27 28 2 1 2 AN ORDINANCE OF THE CITY OF SAN BERNARDINO AMENDING CHAPTER 19.22, SECTION 19.22.030, TABLE 022 .01 (C) (1) , AND TABLE 3 022.01 (C) (3) OF THE SAN BERNARDINO MUNICIPAL CODE (DEVELOPMENT CODE) PERTAINING TO SIGN REGULATIONS. 4 I HEREBY CERTIFY that the foregoing ordinance was duly 5 adopted by the Mayor and Common Council of the City of San 6 Bernardino at a meeting thereof, held on the 7 day of 1994, by the following vote, to wit: 8 Council Members: AYES NAYS ABSTAIN ABSENT 9 NEGRETE 10 CURLIN 11 HERNANDEZ 12 OBERHELMAN 13 DEVLIN 14 POPE-LUDLAM 15 MILLER 16 17 18 City Clerk 19 The foregoing ordinance is hereby approved this day of , 1994. 20 21 22 Tom Minor, Mayor 23 Approved as to City of San Bernardino form and legal content: 24 JAMES F. PENMAN, 25 City Attor y 26 By 27 28 3 SIGN -REGULATIONS - 19.22 Holiday Decoration 6ign. Temporary signs, in the nature of decorations, clearly incidental to and customarily associated with holidays. Identification Sian. A sign providing the name, type of business, or the name and logo in combination, identifying a particular business establishment. Illegal Sign. Any of the following: a sign erected without first complying with all ordinances and regulations in effect at the time of its construction and erection or use; a sign that was legally erected, but whose use has ceased, or the structure upon which the display is placed has been abandoned by its owner, not maintained, or not used to identify or advertise an ongoing business for a period of not less than 90 days; a sign that was legally erected which later became nonconforming as a result of the adoption of an ordinance, the amortization period for the display provided by the ordinance rendering the display nonconforming has expired, and conformance has not been accomplished; a sign which is a danger to the public or is unsafe; a sign which is a traffic hazard not created by relocation of streets or highways or by acts of the City or County. Illuminated Sign. A sign with an artificial light source for the purpose of lighting the sign. Informational Sign. A sign identifying the type of product or service provided by a business. Institutional Sign. A sign identifying the premises of a church, school, hospital, rest home, or similar institutional facility. Kiosk. An off-premise sign used for directing people to the sales office or models of a residential subdivision project. Design details of such signs are shown as Figure 16.01 under Section 19.22 . 080(2) (0) of this Chapter. Logo. An established identifying symbol or mark associated with a business or business entity. MC 834 5-19-92 Logo Sign. An established trademark or symbol identifying the use of a building. Monument Sign. An independent structure supported from grade to the bottom of the sign with the appearance of having a solid base. Nonconforming Sign. A legally established sign which fails to conform to the regulations of this Chapter. Off-Site Sign. Any sign which advertises or informs in any manner businesses, services, goods, persons, or events at some location other than that upon which the sign is located. Off-premise sign, billboard, and outdoor advertising structure are equivalent terms. Open House Sign. A temporary sign posted to indicate a salesperson is available to represent the property subject to sale, lease, or rent. Political Sign. A temporary sign directly associated with national, state, or local elections. III-20 7/92 ATTACHMENT A SIGN REGULATIONS-19.22 PQrtab1P Si . A sign that is not permanently affixed to a structure or the ground. $Qmotional Sign. A sign erected on a temporary basis to promote the sale of new products,new management,new hours of operation, a new service, or to Promote spe- cial sale. p a Real Estate Sign. An on-site sign pertaining to the sale or lease of the premises. Roof Sign. A sign erected, constructed, or placed upon or over a roof of a building,in- cluding a mansard roof and which is wholly or partly supported by such buildings. S. Any structure,housing, device,figure,statuary,painting, placard,or other contrivance,or any part thereof, which is desig display 0 message created,engineered,intended,or used to advertise,or to provide data or the nature of advertising,for any of the following P information m in- dicate the name of the business of the owner or occupant f the designate,identify,or the advertising display is located;or,to advertise the business conducted,p u�which able or rendered,or the goods produced,sold,or available for sale,upon he c avail- where the advertising display is erected. property Area. The entire face of a sign,including the surface and any framing, or molding,but not including the support structure. Individual channel- Protons, mounted on a building shall be measured by the area enclosed type letters lining each word. by four straight lines out- &= aa-M A coordinated program of 1 or more signs for an individual building building complexes with multiple tenants. g or lempnrarySign A sign intended to be displayed for a limited period of time. Tlddemark A word or name which,with a distinctive with a business or business entity in the conduct of business. letter style,is associated . MC 834 5_19_92 Vehicle . A sign which is attached to or painted on a vehicle which is parked on or adjacent to any property,the principal product sold or an activity or business locatedonf which c pis a attract attention m a property. Wall.Sign- A sign painted on or fastened to a wall and which does not than 12 inches from the building or structure. Pmt more Mlindow Ste, Any sign that is applied or attached manner that it can be seen fmm thee exterior of the s Widow or located in such a Primary Sian. The largest sign located on the building fronta e containing the main entrance. g M-21 ATTACHMENT A 7192 SIGN REGULATIONS-1922 c L • w r .•. Y a: C C L n0 n a a Y o • DI co f• T 6' O' T L F C i m � � ` c c m • ; � mo 4 C 'C C C - W v c . v. .e T - ` a �o Y o• a T c c o w l: O .., E C C d c - T a $ C cc V 3S C 7 L F O G j m m m t Q 4 F c s c a c c C O s 8 tia O ` W N o V � L $ • SL P E _o 8 $ O O ■ t i a 6 r O Z > a J4 � p au V 0 � O N) ■ C O U ~� ci,>o Q Nk= ides gs r� V t $ 5 _ ■ f 4 W 1V so an Q t y ■ ��O 1, w � E a 0 eo Gy PC LF ` ■ r • ti W me— out w O min a • •..i ate+O ..c o e y-ci aii O o a O 7 O �I � � � i � Z ■ Z rYO��7ce, oe7rei —. ue oswsr.+a.. sui L QS ss CwwC L r L v C 31 w O gyp! E i_ C L [ E t n a • L r, Gy c— [ T E Q c t S L LL Q t R c E c L C O.. e • • ,Q C L • T E L 6 O © Q 1 u p,t • O ? d € 2 L i F m C r ' C 4 L aGa+'C, � �P+4GQ QlI�erc .i�a ppgdq��w OGi" �i •w• 32 312 ■ II OI rraao, III-34 ATTACHMENT B '' f T REGULATIONS-1922 p e d 44 e f io ! r 8 " Y g N e O C u , mo t O O LO Q f 5 . 0 H O R d A 3 v. 4; . �' C O U YS '6 .Q O C C v.. 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