HomeMy WebLinkAboutPlanning Comm Rpts./1996/02/28 (3)
PLANNING COMMISSION AGENDA STATEMENT
Item ~
Meeting Date 2/28/96
ITEM TITLE:
Public Hearing: PCM-96-19; Consideration of Amendment No, 14 to the
certified Chula Vista Local Coastal Program (LCP) modifying sign
regulations for the Inland Parcel, Subarea 4 of the Chula Vista Coastal
Zone
BACKGROUND
An amendment to the certified Chula Vista Local Coastal Program (LCP) has been prepared to
modify the sign regulations for the Inland Parcel, Subarea 4 of the Chula Vista Coastal Zone.
The draft amendment, LCPA #14, modifies the sign regulations for the Inland Parcel by
deleting the 10 foot height limitation for signs in Subarea 4 and allows signs in Subarea 4 to be
subject only to the sign requirements of the related Central Commercial Zone with the Precise
Plan Modifying District and General Industrial Zone of the Chula Vista Municipal Code.
The proposed amendment is a Class 5 exemption from the California Environmental Quality Act
(CEQA) requirements in accordance with Section 15305 of the CEQA Guidelines,
LCP Amendment #14 is currently available for public review and is scheduled for a City Council
public hearing on March 12, The amendment will be submitted to the San Diego District office
of the Coastal Commission on March 18, If accepted by the Commission staff, it is anticipated
that the amendment will be placed on the Commission's April or May agenda for a public
hearing,
RECOMMENDATION:
That the Planning Commission adopt attached Resolution PCM-96-19 recommending that the
City Council adopt Amendment No. 14 to the certified Chula Vista Local Coastal Program as
proposed,
DISCUSSION:
In November 1995, the Gatlin Development Company, owner of the Channelside commercial
center located at the southeast quadrant of Broadway and Interstate-54 requested that a 35-foot
high, 150 sq, f1. freestanding identification sign be approved at the center's Broadway entry,
After reviewing the Chula Vista Local Coastal Program Sign Regulations, it was found that the
center's location within the Inland Parcel, Subarea 4 of the LCP is subject to sign requirements
for the CC-P zone which allows a 35 feet high, 150 sq, ft. freestanding sign, But, the height
Page 2, Item -L
Meeting Date 2/28/96
for all freestanding signs under the LCP is limited to 10 feet by a general LCP sign requirement
which supersedes the zoning allowance, Further investigation resulted in finding that eastern
portion of the Channelside Center (outside the Coastal Zone) and surrounding developable
properties are allowed freestanding signs 35 feet or higher. It then was determined that the
height of signs for the entire Inland Parcel should be reviewed and modified to be consistent
with adjacent sign regulations.
Analvsis
The Inland Parcel, Subarea 4 consists of approximately 36 acres of property, Four acres are
developed with general industrial uses along the southern portion of the subarea and about 32
acres on the eastern part of the Parcel, are developed with the Channels ide commercial retail
center of which about 10 acres in the southwest are a part of the historic Sweetwater River
channel. (Location map is attached as Exhibit A,)
At this time, the Local Coastal Program Specific Plan, Section 19.85,005, Sign Regulations
states signs, to be constructed within the Inland Parcel are subject to the sign requirements of
the Industrial General Zone, Chapter 19.46, of the Municipal Code and the Central Commercial
zone with Precise Plan, Chapters 19.36 and 19.56, except as modified by the Local Coastal
Program Specific Plan. The applicable modification to the above regulations is a general height
restriction for the entire Coastal Zone which states that no freestanding sign shall be greater than
10 feet in height.
The proposed LCP Amendment (Attachment I to Resolution PCM-96-19) will eliminate the
freestanding sign 10 feet height limitation within the Inland Parcel only, The restriction would
continue to apply to all other subareas of the Chula Vista Coastal Zone, Where the height
limitation applies to the Bayfront land areas contiguous to the bay and adjacent to views and
vistas created by coastal resources, height limitations are understandable to reduce blockage of
public views to coastal resources. The Inland Parcel is geographically removed from the Chula
Vista Bayfront, however, and does not afford coastal resource viewing opportunities to the
public.
In addition, properties located immediately to the west and east of the Inland Parcel (City of
National City) and the property located to the south of the Inland Parcel (City of Chula Visa)
are allowed signs substantially over 10 ft. in height. Of these three sites, the Industrial and
Commercial properties located to the west of the Inland Parcel are within National City's Coastal
Zone and are allowed a maximum 75 ft, freeway oriented freestanding sign,
Page 3, Item --1.....
Meeting Date 2/28/96
Sign height limitations for the Inland Parcel and adjacent sites are listed below and a map of the
sites is attached as Exhibit B.
Existing Sign Height Limitations
Site Land Use Current
Freestandina
Sian - Maximum
Heiqht
A - National City Heavy Commercial Coastal Zone Freeway oriented
West of Inland Parcel 75 ft.
Other 50 ft.
B - National City Light Manufacturing Coastal Zone Freeway oriented
West of Inland Parcel 75 ft.
Other 70 ft,
C1 - National City Commercial General Planned Development All 50 ft.
East of Inland Parcel Zone
C2 - Chula Vista Light Industrial All 35 ft.
East of Inland Parcel
D -South side of C Street Light Industrial and Residential All 35 ft.
South of Inland Parcel
E1 - Inland Parcel Commercial Thoroughfare/CC-P Coastal Zone All 10 ft.
Industrial General Coastal Zone All 10 ft.
E2 - Adjacent to Inland Parcel Commercial Thoroughfare/CC-P All 35 ft.
Industrial General All 35 ft.
LCPA#14 Proposed Freestanding Sign - Maximum Height
E1 - Inland Parcel Commercial Thoroughfare/CC-P Coastal Zone Maximum 35 ft.
Industrial General Coastal Zone
If LCP Amendment #14 is approved, commercial and industrial type signs within the Inland -
Parcel will be allowed to be a maximum of 35 feet in height, This maximum height, is
consistent with the maximum sign heights allowed on adjacent properties located both inside
and outside the Coastal Zone and will not result in the blockage of visual access to coastal
resources. Also, the Inland Parcel is developed and is physically similar in nature to the
Commercial and Industrial parcels located to the west and east. For these reasons it is staffs
conclusion that elimination of the 10 It, freestanding sign height limitation within the Inland
Parcel as proposed in LCPA #14 is reasonable and appropriate.
p,b/lcpa#14/lcp 14.pln]
Coa~tal Zone BOl.H1daries
City of Chula Vista
EXHIBIT A
.
~!~
A
B
C1
C2
D
E1
E2
Max. 75 ft. freeway oriented / 50 ft. other (National City Coastal Zone)
Max. 75 ft. freeway oriented / 70 ft. other (Nation,]1 City Coastal Zone)
Max, 50 ft.
Max. 35 ft.
Max, 35 ft,
Max. 10 ft. (LCPA #14 proposed change to Max. 35 ft.)
Max, 35 ft.
!
I
ADJACENT FREESTANDING SIGN HEIGHTS
EXHIBIT B
~ Inland Parcel, Subarea 4 Chula Vista Coastal Zone Boundary
RESOLUTION NO.
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL ADOPT AMENDMENT NO.
14 TO THE CERTIFIED CHULA VISTA LOCAL COASTAL PROGRAM AS
PROPOSED AND BASED ON THE FINDINGS SET FORTH THEREIN
WHEREAS, a Notice of Availability for Local Coastal Program Amendment #14 (LCPA #14) was
published in the Chula Vista Star News newspaper on January 20, 1996 and said notice was
disseminated in accordance with Title 14, Division 5.5 of the California Code of Regulations; and,
WHEREAS, the Planning Director set the time and place for a Planning Commission public
hearing on LCPA #14 and gave notice of said public hearing, together with its purpose, by publication
in a newspaper of general circulation in the City and said notice was distributed in accordance with
Title 14, Division 5,5 of the California Code of Regulations; and,
WHEREAS, LCPA #14 was found to be a Class 5 exemption from the California Environmental
Quality Act (CEQA) requirements in accordance with Section 15305 of the CEQA Guidelines; and,
WHEREAS, the Planning Commission of the City of Chula Vista held a public hearing on
February 28, 1996 at the appointed time and place, heard testimony, closed the public hearing, and
considered the proposed LCPA #14.
NOW, THEREFORE BE IT RESOLVED THAT THE PLANNING COMMISSION DOES hereby find,
determine, resolve, and order as follows:
The Planning Commission hereby recommends that the City Council adopt Amendment #14 to the
certified Chula Vista Local Coastal Program herein attached as Attachment I.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this
28th day of February, 1996, by the following vote, to-wit;
AYES:
NOES:
ABSENT:
William C. Tuchscher II, Chair
Nancy Ripley, Secretary
(m:\shared\planninglpamb\lCPA#14.RES)a:lcp14pln,res
ATTACHMENT I
19.85.005
Sign Regnlations.
The size, location and design of all signs in the Chula Vista Bayfront LCP shall be subject to the following:
1. For all arm !W!iiif~Mn&ii\:~;9;~AAt; no freestanding sign shall be greater than 10 feet in height and signs
shall be subject to the regula'ions of the Chula Vista Municipal Code, Title 19, Zoning, Chapter 19.60, Signs,
incorporated herein by reference, unless modified by the provisions of this Specific Plan.
2,. ~'. For the Midbayfront and Industrial Subareas, Subareas 1 and 2, the following regulations shall also apply:
a. Public Signs.
1) Street Name Signs: Street name signs shall have special mountings and frames to identify
streets as being a part of the new Bayfroot community. The sign copy and construction shall
reflect a unified style and colors.
2) Directional Signs: Directional signs at intersections will help establish gateways to the
redevelopment area, and may include such generic information as Convention Center, Marina,
Special-Use Park, Wildlife Refuge, etc., as necessary. Directional information for private
developments may be included also at the discretion of the Design Review Board.
Information will be clustered on one sign per intersection. Signs will have standardized
mountings and trip. Each sign location shall include specially designed landscaped areas to
create a setting.
3) Information Signs: Public information signs are designed for public facilities and services
such as parks, marshes, marinas, trim, and colored to be unified with the basic public sign
theme.
4) Traffic and Parking Control Signs; Traffic control and parking signs shall be designed wiih
standard copy faces, and shall be trimmed in a manner consistent with Bayfront motif. Exact
sizes and locations are required by state regulation.
b. Private Signs
1) Commercial Uses Adjacent to Freeway: Commercial uses with freeway exposure shall be
allowed either wall or low-profile monument signs with name and/or logo. If the business
logo is well-established as an identity mark, then use of logo alone is preferable. Each lot
may have two wall signs or one ground sign only. Only one waIl sign shall be visible at a
time. Maximum total copy area shall be 100 square feet. Ground signs may be doubled-
faced or parallel to the roadway and are intended to be low-profile monument signs.
2) Automotive Service: Service stations with freeway exposure shall be allowed freeway
identification signs. Sizes shall be as small as possible and still have freeway identity, in no
case to exceed 50 square feet total sign area. Such signs shall be subject to strict review by
the Design Review Board.
3) Corner Lots: The identification allowance for sign development on corner lots may be
divided to provide for a sign on each frontage; however, the total allowance for both signs
combined is not to exceed 50 square feet.
4) Multi-Tenant Buildings or Complexes: Office, retail~commercial and industrial uses which
are multi-tenant shall be allowed additional tenant identification signs: each tenant shall be
allowed a maximum of three square feet on or adjacent to the entry door. These tenant signs
1389
shall be visible from on-site parking and/or pedestrian walkways, but not intended to be
readable from public streets.
5) Directional and Information Signs: These signs shall be allowed on a need basis. They shall
be directional in nature and not intended as identification signs. Their maximum height shall
be four feet with four square feet maximum copy area per side.
6) Special Event Signs (Temporary); Special events such as grand openings shall be allowed
temporary signs. Such signs shall have a limited life as determined by the Design Review
Board.
7) Construction Signs (Temporary): Signs for owners, contractors and subcontractors, architects,
etc., for new projects under construction shall be subject to Design Review Board approval.
c. Allowable Copy Area
1) HOIeI/Motel, RV Parks, Restaurants, and Retail-Commercial: Total copy area for all
identitication signs combined shall be limited to not more than 50 square feet per parcel
(except additional signage for high- and mid-rise hotels is permitted per Section E.3.b,
helow). Signs may be wall signs and/or ground signs. Ground signs may be single- or
douhle-faced bul may not exceed ten feet in height. An additional changeable copy area of
25 square feet maximum shall be allowed for uses which include entertainment or convention
facilities. Changeable copy area shall be single-faced only.
2) Automotive Service: Service stations shall be allowed one identification sign (non-freeway)
per Jot. Signs shall be ground signs or wall signs and shall have no more than 40 square feet
of copy area, six feet maximum height.
3) Industrial and Office Uses; Industrial or office uses shall be allowed one identification sign
per lot, visible from the internal street. Signs shall not exceed 40 square feet in area or six
feet maximum in height. Total sign area may include a directory or tenant listing if the
project is multi-tenant.
J. ft For the Midbayfront Subarea only: In addition to the provisions above, the following shall apply in Subarea 1:
a. Midbayfront Sign Program: In addition to the regulations provided by this Specific Plan and the Chula
Vista Zoning Code for signs, additional more specific and restrictive regulations shall be required for
the Midbayfront Subarea in the Midbayfront Sign Program. This sign program shall be approved by
the City of Chula Vista prior to the issuance of the first building permit in this subarea. The purpose
of the Midbayfront Sign Program is to provide a sign plan for the Midbayfront subarea consistent with
the goals and policies of the Local Coastal Program, and to meet these specific objectives:
1) To create a system of signs which serves as an imporlant design element in establishing an
identifiable image for the area,
2) To provide identification for the special components which make up the Midbayfront area.
3) To reduce visual competition between signs, balancing the needs for identification and
aesthetic harmony.
1390
4) To integrate signage with architectural and landscape design themes, thereby reducing the
prominence of signs.
5) To provide standards of acceptability for signs in order to facilitate the review and approval
process by the City of Chula Vista.
b. Scale of Signs for the Midbayfront subarea; The two most prominent signs in the Midbayfronl will
be the Midbayfront gateway monument and the high- and mid-rise hotel building wall signs. Because
of the importance of these signs, the following specific regulations are provided:
I) Midbayfront Gateway Monument The sign element containing copy shall not exceed a maxi-
mum height of 5' -6". The architectural element containing the sign shall not exceed 12 feet
in height. The maximum copy area per sign face shall not exceed 50 square feet. Illus-
trations of a gateway monument meeting these standards follow as a guideline.
2) High-rise Hotel Building Wall Signs; Only allowed on hotel buildings greater than eight
stories in height. Two signs per building, 300 square feet maximum each sign. Individual
letters or logo only; maximum sign height shall be 7 feet. An illustration of this type of sign
follows as a guideline. Sign design and lettering shall not permit perching by avian predators
of the California least tern, light-footed clapper rail, or Belding's Savannah sparrow.
4 z. FQb#i~ Inland Parcel, Subarea 4 - I'eF land designated as Industrial General, signs shall be subject to the
Industrial General zone, Section 19.46 of the Chula Vista Municipal Code 8J:SBf.lt as ffiefilifieEll3y the Jue':isisRB
ef this gJ3BeiHf PlaR and for land designated as Commercial Thoroughfare, signs shall be subject to the Central
Commercial Zone with Precise Plan Modifying District as described in Sections 19.36 and 19.56 of the Chula
Vista Municipal Code OXGOpt as m8~itiod by Ihi, ~p.cifiG PI.A.
(Ord, 2613, 1994; Ord. 2532, 1992; Res. 11903, 1985).
19.85.006
Form and Appearance.
1. Form and Appearance Objectives.
The following objectives shall serve as guidelines for use of land and water resources to preserve a sound natural
environment:
a. Preserve existing wetlands in a healthy state to ensure the aesthetic enjoyment of marshes and the
wildlife which inhabit them.
b. Change the existing industrial image of the Bayfront, and develop a new identity consonant with it~
future prominent public and commercial recreational role.
c. Improve the visual quality of the shoreline by promoting public and private uses which provide proper
restoration, landscaping, and maintenance of shoreline areas.
d. Remove, or mitigate by landscaping, structures or conditions which have a blighting influence on the
area.
e. Develop a readily understandable and memorable relationship of the Bayfront (and the areas and
elements which comprise it) to adjoining areas of Chula Vista and to the freeway and arterial
approaches to the Bayfront.
1391
APPENDIX B
BAYFRONT SIGN PROGRAM
GOALS AND OBJECTIVES
Goal
The goal of the Chula Vista Bayfront Sign Program is to control signs--eliminating those which are obstrusive and
encouraging those that are creative and interesting while establishing a sense of place for the area.
Objectives
1. To establish guidelines and criteria for all signs within the Chula Vista Bayfraot Redevelopment Project Area.
2. To establish a Design Review Board charged with the following tasks:
(a) to make decisions regarding appropriateness of private signs;
(b) to preserve the integrity of the Bayfront, and,
(c) to encourage creative sign design.
3. To encourage vitality within a development through the use of sign design.
4. To avoid the proliferation of private business signs along the freeway.
5. To incorporate into the design of public signs the elements of the Bayfront logo.
6. To promote Bayfront development progress, special events. and to identify new businesses coming into the area
discretely hnt effectively.
7. To assure equality in sign impact.
8. To establish "Bayfront" identify through a cooperative program with CalTrans.
APPLlCABILI'fV
-
DESIGN REVIEW
The establishment of a Design Review Board for the Chula Vista Bayfront is of primary importance. The Board shall
be established by the Redevelopment Ageucy of the City of Chula Visla, and should review all parts of the Bayfront
project--the architecture. landscaping proposals. and each sign proposed for the area. This mechanism will ensure the
regulation and control needed to create a distinctive atmosphere for the Bayfront.
Chula Vista Design Review Board - Appointed
The Chula Vista Design Review Board has been appointed to function as the Design Review Board herein described and
has been charged with the responsibility of interpreting and applying sign design guidelines contained in this document.
The Board is specitically directed to encourage creative sign design and diversity. The Redevelopment Agency shall retain
ultimate authority for fair and equitable application.
1406