REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento

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1 REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento 915 I Street, Sacramento, CA PUBLIC HEARING September 8, 2016 To: Members of the Planning and Design Commission Subject: University Village PUD Sign Guidelines Amendment (P16-047) A request to amend the Campus Commons Planned Unit Development (PUD) Sign Guidelines by removing the guidelines (Part V) for University Village in their entirety and defer to the Sign Code for all future signage requirements. A. Environmental Determination: Exempt (per CEQA Guidelines Section 15061(b)(3)-No Significant Effect); B. PUD Guidelines Amendment to amend the Campus Commons PUD Sign Guidelines by removing the section containing the sign guidelines for the University Village Shopping center. Location/Council District: 27 University Village (Assessor s Parcel Number )/ Council District 6 Recommendation: Staff recommends the Commission approve the request based on the findings and subject to the conditions listed in Attachment 1. The Commission has final approval authority over items A through C above, and its decision is appealable to City Council. At the time of the writing of this report, the project is noncontroversial. Contact: Sandra Yope, Senior Planner, (916) ; Stacia Cosgrove, Principal Planner, (916) Applicant: Pacific Neon c/o Shelly Gouveia, (916) ext. 228, 2939 Academy Way, Sacramento, CA Property Owner: Merlone Geier Partners c/o Jon Plomteaux, (916) , 3191 Zinfandel Drive, Suite 23, Rancho Cordova, CA

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3 Summary: The applicant is requesting to amend the Campus Commons Planned Unit Development (PUD) Sign Guidelines by removing the section specifically pertaining to the University Village Shopping Center signage. The project requires a PUD Guidelines Amendment. At the time of writing this report, staff is not aware of any outstanding issues. Staff notified all property owners within 300 feet of the site for this public hearing and has not received any opposition. Table 1: Project Information General Plan designation: Employment Center Mid Rise Existing zoning of site: Shopping Center, Planned Unit Development (SC-PUD) Existing use of site: Shopping Center Planned Unit Development: Campus Commons Property area: Approximately 7.67 (APN) Background Information: On November 25, 1969, the City Planning Commission adopted Resolution #79 establishing the Campus Commons Planned Unit Development (PUD). On February 13, 1973, the Planning Commission approved a Special Permit to develop a shopping center (P5310). On October 6, 1987, the Planning Commission approved an amendment to the Campus Commons PUD guidelines to add sign guidelines for the PUD area (P87-313). The site is currently developed with an anchor grocery store (Safeway), a pharmacy (CVS), and various retail stores, restaurants and medical offices. On March 16, 2016, design staff approved a renovation for the entire shopping center (DR16-046). Since the adoption of the sign guidelines in the late 80 s, there have been a number of developments in federal and state law, both statutory and judicial. The City Council recently amended chapter (Sign Code) of the City Code to address these developments. There are sections within PUD sign guidelines that should be similarly amended. The applicant recently began a complete renovation of the University Village Shopping Center. The applicant is seeking to update the center s signage to compliment the new renovation. Staff recommended the applicant seek a PUD Sign Guidelines amendment to completely remove the sign guidelines pertaining to the University Village Shopping Center and defer to the SC zone section of the Sign Code in order to allow the desired signage. Public/Neighborhood Outreach and Comments: The site has been posted and property owners within 300 feet radius of the site have been notified for the hearing. Staff has not received any comments at the time of writing this report. Environmental Considerations: The proposed PUD amendment to amend the sign guidelines, removing a section, has been determined to be exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3). The activity is covered by the general rule that CEQA applies only to projects which 3

4 have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. Policy Considerations: Sign regulations are used to preserve and improve the appearance of the City as a place in which to live; to safeguard and enhance property values; to protect public and private investment in buildings and open spaces; and to promote the public health, safety, and general welfare. General Plan The 2035 General Plan Update was adopted by City Council on March 3, The 2035 General Plan s goals, policies, and implementation programs define a roadmap to achieving Sacramento s vision to be the most livable city in America. The 2035 General Plan designation of the subject site is Employment Center Mid Rise. This designation provides for large mixed-use office/employment centers that include office complexes as well as support retail and service uses. Some of the goals and policies from the 2035 General Plan supported by this project are: Goal LU Employment Intensive Uses. The City shall encourage employeeintensive uses such as medical and professional offices, light industry, research, and skill training. Staff finds that the project will support the viability of businesses within the Employment Center which in turn will address community needs. Goal ED 1.1 Business Climate. Maintain a supportive business climate and a healthy, sustainable economy that increases the City s ability to expand existing businesses and attract and retain new businesses. Staff finds that the project will support existing businesses in the subject neighborhood and will help maintain a healthy and sustainable economy that increases the City s ability to attract and retain businesses. Arden Arcade Community Plan The Arden Arcade Community Plan Area contains mostly residential neighborhoods with local employment office and retail centers at key intersections. The subject site is located southeast of the Fair Oaks Boulevard/Howe Avenue intersection. Staff finds that the request supports the viability of commercial tenants in the retail center. PUD Guidelines Amendment: The proposal involves an amendment of the Campus Commons Planned Unit Development (PUD) Sign Guidelines to remove Part V Sign Criteria-University Village-Retail Shops from the Guidelines (see Exhibit A). The applicant recently began a complete remodel of the existing shopping center and desires to revamp all signage for the center. The existing sign guidelines adopted in 1987 are outdated in design and actual guideline language. The guidelines refer to canopy signs based on the design of the buildings when the guidelines were adopted. There are no longer canopies and the language needs to reflect the requirements for attached signs. The existing sign code section of the City Code that applies to the Shopping Center (SC) zone provides the desired flexibility for signage proposed 4

5 for the shopping center once the remodel is complete and new tenants are signed (see Attachment 3). Any proposed signage will still be subject to Site Plan and Design Review for architectural integration with existing buildings. Under Section (B) of the Planning and Development Code, an amendment to a planned unit development schematic plan or guideline that does not change the intensity of land uses by more than 10% is subject to review by the planning and design commission. Staff finds that the proposal to amend the signage guidelines will not change the land use intensity and therefore may be reviewed and approved at the planning and design commission level. Staff finds that the proposed amendment to the Campus Commons PUD Sign Guidelines will: 1) preserve and enhance the appearance of the PUD by allowing signage to follow more current sign regulations applicable to the Shopping Center zone that will permit newer sign types and designs that are harmonious to the buildings and sites which they occupy; 2) support the vitality of the businesses in the PUD; and 3) be consistent with General Plan policies and goals to maintain a healthy and sustainable economy. Staff recommends that the Planning and Design Commission approve the project based on the following findings (City Code section (C)(1)(c)): A. The designation, adoption, or amendment is consistent with the applicable general plan land use designation, use, and development standards; the goals, policies, and other provisions of the general plan; and any applicable specific plan or transit village plan in that the proposed amendment to the PUD Guidelines is consistent with the Employment Center Mid Rise land use designation and with the goals and polices of the general plan to maintain a healthy and sustainable economy that increases the City s ability to attract and retain businesses. B. The designation, adoption, or amendment promotes the public health, safety, convenience, and welfare of the city in that the proposed amendment to the PUD Guidelines assists in business identification and way-finding with signage that will support the viability of businesses that provide services to the community. C. The zoning classification of the subject parcel is consistent with the proposed amendment to the planned unit development sign guidelines in that the proposed amendment to the PUD Guidelines is consistent with the objective of the planned unit development guidelines to preserve and enhance the appearance of the PUD. Conclusion: Staff recommends the Commission approve the request based on the findings and subject to the conditions listed in Attachment 1. 5

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7 Attachment 1: Proposed Findings of Fact and Conditions of Approval University Village PUD Sign Guidelines Amendment (P16-047) 27 University Village Findings of Fact A. Environmental Determination: Exempt Based on the determination and recommendation of the City s Environmental Planning Services Manager and the oral and documentary evidence received at the hearing on the Project, the Planning and Design Commission finds that the Project is exempt from review under Section Guidelines Section 15061(b)(3) of the California Environmental Quality Act Guidelines as follows: The PUD amendment to amend the sign guidelines, removing a section is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. B. PUD Sign Guidelines Amendment to amend the Campus Commons PUD Sign Guidelines by removing the section containing the sign guidelines for the University Village Shopping center is approved as set forth in Attachment 2. Conditions of Approval B. PUD Sign Guidelines Amendment to amend the Campus Commons PUD Sign Guidelines by removing the section containing the sign guidelines for the University Village Shopping center is hereby approved subject to the following condition: PLANNING B1. All new proposed signage for University Village shall comply with chapter (Sign Code) of the City Code. 7

8 Attachment 2: Resolution for PUD Guidelines Amendment RESOLUTION NO. P Adopted by the Sacramento Planning and Design Commission September 8, 2016 ADOPTING FINDINGS OF FACT FOR THE PLANNED UNIT DEVELOPMENT (PUD) SIGN GUIDELINES AMENDMENT TO DELETE PART V OF THE CAMPUS COMMONS PUD SIGN GUIDELINES (P16-047) BACKGROUND On September 8, 2016 the Planning and Design Commission considered the PUD Sign Guidelines Amendment to allow delete Part V of the Sign Guidelines specific to University Village Retail Stores in the Campus Commons PUD Sign Guidelines. BASED ON THE FACTS SET FORTH IN THE BACKGROUND, THE PLANNING AND DESIGN COMMISSION RESOLVES AS FOLLOWS: Section 1. The Planning and Design Commission approves the PUD Sign Guidelines Amendment based on the following findings of fact: 1. The designation, adoption, or amendment is consistent with the applicable general plan land use designation, use, and development standards; the goals, policies, and other provisions of the general plan; and any applicable specific plan or transit village plan in that the proposed amendment to the PUD Guidelines is consistent with the Employment Center Mid Rise land use designation and with the goals and polices of the general plan to maintain a healthy and sustainable economy that increases the City s ability to attract and retain businesses. 2. The designation, adoption, or amendment promotes the public health, safety, convenience, and welfare of the city in that the proposed amendment to the PUD Guidelines assists in business identification and way-finding with signage that will support the viability of businesses that provide services to the community. 3. The zoning classification of the subject parcel is consistent with the proposed amendment to the planned unit development sign guidelines in that the proposed amendment to the PUD Guidelines is consistent with the objective of the planned unit development guidelines to preserve and enhance the appearance of the PUD. Attachment: Exhibit A - PUD Guidelines Amendment (Redlined Copy) 8

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12 Attachment 3: Excerpt from (SC Sign Code Regulations) The University Village Shopping Center will now follow all applicable Sign Requirements found in the Sign Code- Chapter including but not limited to Article III. Signs Permitted in Zoning Districts of City SC shopping center and HC highway commercial zones. Within the SC shopping center and HC highway commercial zones, signs are allowed as follows: A. One detached sign for each developed parcel not exceeding one square foot of sign area for each lineal foot of street frontage abutting the developed portion of such parcel, provided that: 1. Where a developed parcel has in excess of three hundred (300) feet of street frontage, one additional detached sign may be erected for each additional three hundred (300) feet of street frontage in excess of the first three hundred (300) feet of street frontage abutting the developed portion of such parcel. 2. Where a developed parcel is allowed to have more than one detached sign under these regulations, the distance between the detached signs on each parcel shall be not less than three hundred (300) feet. 3. Subject to the provisions of Article IV of this chapter, the total area of all detached signs on each parcel shall not exceed one square foot of sign area for each lineal foot of street frontage of the developed portion of such parcel. B. Two attached signs for each occupancy within the developed parcel. Such signs shall not exceed a total aggregate area of three square feet of sign area for each front foot of building occupancy. Such signs shall be placed flat against the building, on an architectural projection, or attached to the underside of an architectural projection subject to the provisions of Sections and C. No detached sign shall exceed a height of thirty-five (35) feet. No height limit is specified for signs placed flat against the wall of a building or for other attached signs provided all other provisions of this chapter are complied with. D. No sign shall be located nearer than five feet to an interior property line nor shall any sign be located nearer than five feet to any common wall or other point common to two separate occupancies on the same parcel. This regulation, however, shall not apply to signs painted on or otherwise attached flat against the wall or architectural projection of a building on the same parcel. A sign may be located within or project into a required front or street sideyard setback area; however, no sign may project into or over an abutting public right-of-way except as otherwise provided for in this chapter. (Ord ; prior code ) 12