PC RES 2014-023 P.C. RESOLUTION NO. 2014-23
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO PALOS VERDES CONDITIONALLY APPROVING MASTER
SIGN PROGRAM REVISION "A TO REMOVE FOUR OF SIX
EXISTING TOWER ID SIGNS, UPGRADE THE REMAINING TWO
TOWER ID SIGNS, REPLACE/UPGRADE EXISTING SIGNS, ADD NEW
DIRECTIONAL GRAPHICS AND INSTALL BANNER SIGNS ON LIGHT
STANDARDS LOCATED ON THE THIRD FLOOR PARKING AREA OF
THE TERRACES SHOPPING CENTER LOCATED AT 28901
WESTERN AVENUE.
WHEREAS, October 14, 1986, the Planning Commission adopted P.C. Resolution No.
86-28, approving Conditional Use Permit (CUP) 101, Grading Permit 477 and adopting a
Negative Declaration for the construction of Harbor Heights shopping center (now known as The
Terraces) at the southwest corner of Caddington Drive and Western Avenue. This three-tiered
shopping center allowed for a net leasable area of 192,682ft2 with an additional, 27,939ft2 of non-
retail use and related parking areas= and,
WHEREAS, May 10, 1988, the Planning Commission adopted P.C. Resolution, No. 88-
33, approving Revision "B" to CUP 101, for a revised parking count of 781 and a total net
leasable floor area not to exceed 181,556ftl; and,
WHEREAS, September 13, 1988, the Planning Commission adopted P.C. Resolution
No. 88-53, approving Revision "C" to CUP 101 and Sign Permit (SP) nos. 344 and 368, for a
new color scheme and fagade changes primarily related to signs; and,
WHEREAS, on January 11, 1989, the Planning Commission adopted P.C. Resolution
No. 89-1, approving Revision "D" to CUP 101, for a new loading space and landscaping; and,
WHEREAS, November 14, 1989, The Planning Commission adopted P.C. Resolution
No. 89-71, approving a 6-month extension to Sign Permit nos. 376 and 476; and,
WHEREAS-, December 19, 1989, the City Council adopted C.C. Resolution No. 89-1,18,
approving an appeal of the Planning Commission's decision, thereby revising the delivery and
hours of operation conditions of P.C. Resolution No. 86-28; and,
WHEREAS, on November 13, 1990, the Planning Commission adopted P.G. Resolution
No. 90-58, approving Revision "F" to CUP 101, approving a conversion of a retail market to non-
retail restaurant use, relocation of a bar, and an increase in the amount of allowable non-retail
use; and,
WHEREAS, on October 25, 1994, the Planning Commission adopted P.C. Resolution
No. 94-51, approving Revision "G" to CUP 101, approving a revised retail and non-retail square
footage cap, additional parking resulting in 784 total spaces, facade upgrade, new driveway
along Western Avenue and a Master Sign Program; and,
WHEREAS, an application for Revision "H" to CUP 101 was submitted for awning
modifications, but was withdrawn at the applicant's request; and,
P.C. Resolution No. 2014-23
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WHEREAS, on August 13, 1996, the Planning Commission adopted P.C. Resolution No.
96-20, approving Variance No. 411, for the construction of 10' tall wrought iron fencing around
the expansion of the existing "garden center"-, and,
WHEREAS, on November 11, 1997, the Director approved Revision "J" to CUP 101,
allowing a health club use on level 3, increasing the hours of operation of the health club; and,
WHEREAS, on April 17, 2014, Scott Kend (Combined Properties) representing the new
property owner Terraces Subsidiary LLC, submitted a Master Sign Program revision application,
requesting a fagade upgrade, including a new color scheme, signs and graphics to modernize
the shopping center. Based on preliminary review, the application was deemed incomplete on
May 9, 2014. After subsequent revisions and submittal of additional information, the application
was deemed complete on July 24, 2014; and,
WHEREAS, on July 24, 2014, a public notice was mailed to all persons owning
property owners within a 500' radius from the subject property and published in the Palos
Verdes Peninsula News pursuant to the requirements of the Rancho Palos Verdes
Development Code-, and,
WHEREAS, on August 12, 2014, the Planning Commission continued the public hearing
to August 26, 2014 due to the impacted agenda; and,
WHEREAS, pursuant to the provisions of the California Environmental Quality Act,
Public Resources Code Sections 21000 et. seq. ("CEQA"), the State's CEQA Guidelines,
California Code of Regulations, Title 14, Section 15000 et. seq., the City's Local CEQA
Guidelines, and Government Code Section 65962.5(f) (Hazardous Waste and Substances
Statement), the proposed project has been found to be categorically exempt under Class 11
(Section 15311 —Accessory Structures); and,
WHEREAS, the Planning Commission held a duly noticed public hearing on August 26,
2014, at which time all interested parties were given an opportunity to be heard and present
evidence.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS
VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:
Section 1: The proposed project includes the removal of four of six existing Tower ID
signs, upgrade the remaining two Tower ID signs, replace/upgrade existing signs, add new
directional graphics and install banner signs on light standards on the third floor of The Terraces
shopping center.
Section 2: Approval of a Master Sign Program revision is warranted because:
A. The sign is necessary for the applicant's enjoyment of substantial trade and property
rights, and the sign does not constitute needless repetition, redundancy or
proliferation of signage. More specifically, the proposed revision is for a complete
visual modernization of The Terraces shopping center. Currently, the entire center
includes different variations of beige for the existing three levels of retail/non-retail,
with blue awnings and various colors for all other signs. The layout of The Terraces
is unique and visitors are often confused and cannot easily locate the level or shop
they are seeking. To address the pedestrian and vehicular circulation on site, the
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proposal includes replacement of all signs, awnings, and exterior colors within the
center to correlate with the new color scheme for each level. The most notable
aspect of the proposed revision is the removal of four of six Tower ID signs, The
remaining two will be upgraded with back-lit acrylic panels that will appear like a soft
illuminated cube. Acrylic panels are only proposed on three of the four sides, so that
the side facing the residential properties to the west will not contain any signs or will
be illuminated in the direction of the residents. Overall, the proposal includes the
removal of four Tower ID signs and one directional sign, addition of two new
directional signs, and replacement of all other existing signs with new upgraded
uniform signs with the center's new color scheme. This results in a decrease of
three signs for the center.
B. The sign is consistent with the intent and purposes of this section, as set forth in
subsection A of this section. The intent and purpose of the Sign Permit section is
"_to allow signs that serve primarily to identify the general nature of the
establishment or to direct attention to a product, activity, place, person, organization
or enterprise_signs must not subject the citizens of the city to excessive competition
for visual attention.. be harmonious with the b uilding_improve the appearance of
buildings and neighborhoods.,-prevent needless distraction and clutter...". The
new/replacement signs will allow improved identification and vehicle/pedestrian
circulation of the site. Additionally, the number of signs are proposed to be reduced,
with the most notable four of six Tower ID signs removed so that it minimizes visual
clutter of existing signs. Furthermore, adding a specific color scheme with upgraded
signs modernizes the shopping center, improving the visual appearance,
C. The sign does not constitute a detriment to public health, safety and welfare. More
specifically, the proposed project removes three signs and upgrades the remaining
signs, The Public Works Department reviewed the location, size and height of the
new/replacement signs and concluded that none creates a traffic visibility hazard.
Additionally, no additional signs are proposed in any new locations along any street
frontages.
D. The size, shape, color and placement of a sign shall be considered in order to
determine if the sign is compatible with, and bears a harmonious relationship to, the
building and site which it identifies. More specifically, the proposed revision includes
signs that are relatively the same size as those existing with a few signs that will be
taller. Most notably, the two exiting monument signs along Western Avenue will
increase in height from 25' to 31', but will decrease in width from 16' to 11'. Public
Works Dept. reviewed the sign plans and had no traffic visibility concerns with the
increased height. Additionally, taller, but thinner monument signs is proportional to
the size of the shopping center, especially given its tiered layout. The taller signs
allow additional tenant signs and for those signs to be elevated higher off the ground
for improved vehicular and pedestrian visibility from Western Avenue. Furthermore,
four of the six towers visible towers are proposed to be removed. Moreover, instead
of the varied beige exterior, blue awnings and multi-color signs throughout the site,
the proposed color scheme will clean up the shopping center with signage that will
create a more uniform and harmonious relationship to the center it identifies while
providing improved vehicular and pedestrian circulation of the unique site,
E. The location of the proposed sign and the design of its visual elements, including its
lettering, colors, decorative motifs, spacing and proportions, shall be considered in
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order to determine whether the sign is legible under normal viewing conditions
prevailing where the sign is to be installed. The proposed revision does not
decrease the size of the letters, in contrary most are increasing by 6" to improve
visibility under normal conditions. Additionally, the uniform color scheme, spacing
and proportions of the new/upgraded signs allows improved vehicular/pedestrian
circulation on site,
F. The location and design of the proposed sign shall be considered in order to
determine that the sign will not obscure from view or unduly detract from existing
adjacent signs. The proposed revision removes four of the six visible Tower ID signs
and an internal directional sign. Additionally, two internal directional signs are
proposed to be added along driveways. The remaining signs will be upgraded in the
same locations. Given that the overall number of signs are decreasing and there are
no new signs proposed along any street frontages.
G. The location and design of the proposed sign, its size, shape and color shall be
considered in light of the visual characteristics of the surrounding area to determine
that the sign will not detract from or cause depreciation of the value of adjacent
developed properties. Currently, the center's uniform color scheme, signage size
and color for the site are dated as it was originally approved in 1994. The proposed
Master Sign Program revision modernizes the entire shopping center by removing
unnecessary signs and replacing ail existing signs that would correlate with the new
color scheme assigned for each level. This provides uniformity, improves
vehicular/pedestrian circulation and most notably a needed aesthetic upgrade of the
site.
H. The location and design of a proposed sign in commercial districts in close proximity
to any residential district shall be considered in order to determine that the sign will
have no adverse effect on the value and character of the adjacent residential district.
The proposed revision removes four of the six visible Tower ID signs and a
directional sign within the center. Additionally, two new directional signs are
proposed within the center, while the remaining signs will be replaced with
new/upgraded signs. The proposed revision reduces the overall number of signs,
modernizes the shopping center, while providing improved vehicular/pedestrian
circulation on the site through the assignment of specific color schemes for each
level.
Section 3: The proposed revision is in compliance with the Western Avenue Specific
Plan District 1, which strives to provide a safe, convenient and attractive commercial
development related to the needs of the area. The Terraces, given its unique terraced layout,
has always been viewed as a difficult site in terms of circulation, which is accounted for in the
revised Master Sign Program. Additionally, no substantial renovation or aesthetic changes
occurred on the site with exception to minor sign upgrades since the 90's. The current theme
and colors are dated, resulting in an eclectic mix of colors and signage for the shopping center.
The proposed revision would transform the site with a unique color scheme assigned to each
level with correlating colors for the signs, while designing the signs in a manner that creates an
attractive commercial development, providing improved vehicular/pedestrian circulation on site.
Section 4: Any interested person aggrieved by this decision or any portion of this
decision may appeal to the City Council. The appeal shall set forth the grounds for appeal and
any specific action being requested by the appellant. Any appeal letter must be filed within
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fifteen (15) calendar days of the date of this decisflon, or by 5 30 PM on Wednesday, Aa gust 27,
2014. A $2,275.00 appeal tee must accoOmpany any appeal letter. If no appeal is filed timely,
the Planning Commission's decision will be final at 5 30 PM on August 27, 2014
Section 5: For the foregoing reasons and based on the information and findings
included in the Staff Report, Minutes and other records of proceedings, the Planning
Commission of the City of Rancho Palos Verdes hereby conditionally approves a Master Sign
Permit Revision "A" to replace/upgrade the signage at The Terraces shopping center located at
28901 Western Avenue (Case No. ZON2014-00144).
PASSED, APPROVED AND ADOPTED this 261h day of August 2014, by the following vote'.
AYES.- Commissioners Cruickshank, Emenhiser, Gerstner, James, Tomblin-, Vice Chair Nelson
and Chair Leon
NOES:
ABSTENTION'S:
RECUSALS:
ABSENT:
Gordon Leon,
Chairman
Joelrn AICPC(
'
Conit Dev 0: ent Director- and,
r 0
SecreVf the Planning Commission
P.C. Resolution No. 2014-23
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EXHIBIT 'A'
CONDITIONS OF APPROVAL FOR
PLANNING CASE NO. ZON2014-00144 (Master Sign Program Revision "A")
28901 WESTERN AVENUE (The Terraces)
General Conditions-,
1 Conditions of approval stated in Conditional Use Permit No. 101, including subsequent
revisions, shall remain in full force and effect, unless modified by the conditions stated
herein for The Terraces Master Sign Program.
2. Prior to the submittal of plans into Building and Safety plan check, the applicant and the
property owner shall submit to the City a statement, in writing, that they have read,
understand, and agree to all conditions of approval contained in this Resolution. Failure
to provide said written statement within ninety (90) days following the date of this
approval shall render this approval null and void.
3. Prior to conducting any work in the public right of way, such as for curb cuts, dumpsters,
temporary improvements and/or permanent improvements, the applicant shall obtain an
encroachment permit from the Director of Public Works.
4. Approval of this permit shall not be construed as a waiver of applicable and appropriate
zoning regulations, or any Federal, State, County and/or City laws and regulations.
Unless otherwise expressly specified, all other requirements of the City of Rancho Palos
Verdes Municipal Code shall apply.
5, The Community Development Director is authorized to make minor modifications to the
approved plans and any of the conditions of approval if such modifications will achieve
substantially the same results as would strict compliance with the approved plans and
conditions. Otherwise, any substantive change to the project shall require approval of a
revision by the final body that approved the original project, which may require new and
separate environmental review.
6. The project development on the site shall conform to the specific standards contained in
these conditions of approval or, if not addressed herein, shall conform to the
Commercial-General development standards of the City's Municipal Code, including but
not limited to height, setback and lot coverage standards.
7. Failure to comply with and adhere to all of these conditions of approval may be cause to
revoke the approval of the project pursuant to the revocation procedures contained in
Section 17,86.060 of the City's Municipal Code,
& In the event that any of these conditions conflict with the recommendations and/or
requirements of another permitting agency or City department, the stricter standard shall
apply.
9. Unless otherwise designated in these conditions, all construction shall be completed in
substantial conformance with the plans stamped APPROVED by the City with the effective
date of this Resolution.
10, This approval is only for the items described within these conditions and identified on the
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stamped APPROVED plans and is not an approval of any existing illegal or legal non-
conforming structures on the property, unless the approval of such illegal or legal non-
conforming structure is specifically identified within these conditions or on the stamped
APPROVED plans.
11. The construction site and adjacent public and private properties and streets shall be kept
free of all loose materials resembling trash and debris in excess of that material used for
immediate construction purposes. Such excess material may include, but not be limited
to: the accumulation of debris, garbage, lumber, scrap metal, concrete asphalt, piles of
earth, salvage materials, abandoned or discarded furniture, appliances or other
household fixtures.
12. Permitted hours and days for construction activity are 7:00 AM to 6:00 PM, Monday
through Friday, 9-60AM to 5:00PM on Saturday, with no construction activity permitted
on Sundays or on the legal holidays specified in Section 17.96.920 of the Rancho Palos
Verdes Development Code. During demolition, construction and/or grading operations,
trucks shall not park, queue and/or idle at the project site or in the adjoining street rights-
of-way before 7AM Monday through Friday and before 9AM on Saturday, in accordance
with the permitted hours of construction stated in this condition. When feasible to do so,
the construction contractor shall provide staging areas on-site to minimize off-site
transportation of heavy construction equipment. These areas shall be located to
maximize the distance between staging activities and neighboring properties, subject to
approval by the building official.
13. All construction sites shall be maintained in a secure, safe, neat and orderly manner, to
the satisfaction of the City's Building Official. All construction waste and debris resulting
from a construction, alteration or repair project shall be removed on a weekly basis by
the contractor or property owner. Existing or temporary portable bathrooms shall be
provided during construction. Portable bathrooms shall be placed in a location that will
minimize disturbance to the surrounding property owners, to the satisfaction of the City's
Building Official.
General Sign Conditions:
14. All sign criteria is subject to the regulations of the Development Code of the City of
Rancho Palos Verdes. In the event that signage is not addressed by this sign
program, the Development Code shall prevail.
15. All signs and their installation shall comply with all local building and electrical codes.
16. Prior to the installation of any sign, individual tenants shall obtain approval of a sign
permit for individual signs by the Planning Director, to ensure that the sign complies
with the sign program, and obtain building and electrical permits from the Building
and Safety Department.
17. Each tenant or property owner will be responsible for the design, installation, and
maintenance of their signs. All signs, supports, braces, guys and anchors, shall be
kept in good repair, including replacement of defective parts, repainting, cleaning
and otherwise maintained in a presentable condition,
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18. The approval of any illuminated sign shall not be final until thirty days after
installation, during which period the Community Development Director may order the
dimming of any illumination found to be excessively brilliant and shall be valid when
such order has been carried out to a time extension satisfactory to the Community
Development Director.
19, No signs shall be constructed and maintained to flash, rotate, or in any way simulate
motion or create sound. Searchlights, blinkers, lasers, flashing, unusual lighting or
any other means of animation signs are prohibited.
20. Suspended or airborne signs, such as tethered advertising balloons, inflated signs,
and kites are prohibited.
21. No vehicle displaying shop tenant logos, names and other advertising shall be
permitted to be parked in areas of the shopping center lot,
22. No exposed neon or exposed raceways shall be permitted.
23- No exposed electrical tubing or "cross-over" will be permitted.
24. At such time that any of the exterior facade of a building is modified, all wall signs on
said building shall be brought into conformance with the Master Sign Program prior
to Building & Safety Division's final inspection. If no exterior fagade modifications
are proposed, signs shall be brought into conformance with the master sign program
at such time that the sign is modified. Sign modifications shall not include face
changes of the sign.
Master Siqn Program Revision "A" Conditions:
25. The approved Master Sign Program Revision "A" shall be consistent with the
approved "Sign Criteria" booklet prepared by Romero Thorsen Design, presented to
the Planning Commission on August 12, 2014.
26. The approved Master Sign Program Revision "A" includes the following:
a. Specific Color Scheme for each level — Green for Level 1, Orange for Level 2 and
Blue for Level 3. Any future color scheme changes will be subject to Director's
review and approval unless determined that the changes are significant at which
time Planning Commission review will be required.
b, Monument Sign at the corner of CaddingtonNVestern — Remove existing fountain
and construct a new 4'-8" tall by 24'-5" wide on-grade sign.
c. Two Pylon Monument Signs along Western Avenue — 31' tall by I Vwide monument
sign with "The Terraces" with soft illumination at top with tenant sign spaces below.
The lighting shall be dimmable so that the illumination level can be easily adjusted to
the satisfaction of the Director.
d. Tower ID Signs — Remove two towers in its entirety, remove two towers but leave
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stairway and upgrade the remaining two towers by removing the top canvas canopy
and replace with translucent acrylic panels with soft illumination with tenant signs on
three sides. The lighting shall be dimmable so that the illumination level can be
easily adjusted to the satisfaction of the Director. No panel, sign or illumination shall
be allowed on the westerly side of facing the residential properties. The overall
height and width of the upgraded towers shall remain 34'-8" by 17'-4", respectively.
e. Tenant ID Signs on building fagades for Levels 1 and 2 — 2'-6" letter/logo height with
total length not to exceed 75% of the tenant space frontage.
f. Tenant ID Signs on building fagades for Level 3 — 5' letter/logo height with total
length not to exceed 75% of the tenant space frontage.
g. Tenant ID Blade Signs along the hallway — 1'-8" tall by 3'-2" wide with maximum
graphics not to encroach within the 3" border of sign.
h. Freestanding Vehicle Directional Sign at the bottom of Tower ID Sign at first level —
4' tall by 11' wide painted aluminum panel within a frame (color coded to correspond
to each level color). The overall frame shall not exceed 7' in height, as measured
from lowest grade.
i. Freestanding Vehicle Directional Graphic Sign at southeasterly corner by El Pollo
Loco — 4' tall by 12'-6" wide painted aluminum panel/frame (color coded to
correspond to each level color).
j. Freestanding Directional Sign at north entry on Western Avenue — 7' tall by 3' wide,
painted aluminum with vinyl or painted graphics (color coded to correspond to each
level color).
k. Freestanding Directional Signs —10' tall by 3' wide, painted aluminum with vinyl or
painted graphics, (color coded to correspond to each level color). The overall frame
shall not exceed 7' in height, as measured from lowest grade.
1. Directional Signs on light post — 4'-6" tall by 3' wide (color coded to correspond to
each level color).
m. Tenant Directory Signs — 8' tall by 3'-2" wide, back-lit.
n. Light Pole Banners — A pair of canvas banners on existing light poles shall only be
permitted on the third level.
o. Painted Wall Graphics— Painted directional graphics on interior/exterior walls and
staircase columns (color coded to correspond to each level color).
p. Cinema Pylon Signs — 22' tall by 8' wide. No LED or changeable electronic display
shall be allowed for these signs without approval of an amendment to this Master
Sign Program by the Planning Commission.
27, Six months after installation, a review of the illuminated two Tower ID signs, two
upgraded monument signs along Western Avenue and the monument sign at the
corner of Western Avenue and Caddington Drive shall be held by the Planning
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Commission at a duly noticed public hearing, at which time all conditions of approval
related to the new/upgraded signage may be added, deleted or modified.
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