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Agenda Item 10.

Planning Commission

Meeting Date:

09/24/2019

Subject:

AMENDMENT TO CONDITIONAL USE PERMIT NO. CUP 97-7 – A REQUEST TO AMEND THE EXISTING MASTER SIGN PROGRAM AT THE BREA VILLAGE SHOPPING CENTER.

REQUEST

David Gamboa, on behalf of Brea Shopping Plaza, LLC., is requesting to amend the Master Sign Program for The Brea Village Shopping Center located at 1001-1045 East Imperial Highway in the C-G (PD), General Commercial (Precise Development) Zone.

RECOMMENDATION

Staff recommends the Planning Commission approve the Amendment to Conditional Use Permit No. CUP 97-7, subject to the conditions in the draft Resolution.

BACKGROUND/DISCUSSION

BACKGROUND
Brea Village shopping center is located at the northwest corner of Imperial Highway and Randolph Avenue (Figure 1 – Aerial Map). The property was developed in 1977 under Precise Development No. PD 6-77 including five separate parcels. Brea Village adopted its first Master Sign Program in 1983 (under Conditional Use Permit No. CUP 03-83) for the two parcels shown in Figure 1. This Master Sign Program allowed for cabinet tenant identification signs on the buildings and one monument sign along Imperial Highway with four tenant panels.

The three buildings on the south side of the center are on separate parcels under different ownership and were not included in the original Master Sign Program and are not included in the current request. The Master Sign Program was amended in 1997 (under Conditional Use Permit No. CUP 97-7) to include an additional monument sign along Randolph Avenue, to increase the size of the monument signs, and to include new materials on the monument signs. This current request amends and will supersede Conditional Use Permit No. CUP 97-7 to update the tenant identification standards to allow for higher quality individual channel letter signage mounted onto a new proposed building fascia.

DISCUSSION
The existing sign program requires tenant signage to be illuminated cabinets with acrylic faces (see Figure 2). Cabinet style signs are dated and the Code encourages individual channel letters for all commercial or retail projects for their legibility and visual effect.

The amended Master Sign Program proposes individual channel letters either front lit, back (halo) lit, or both front and back lit (see Attachment 5 – Amended Master Sign Program). In order to accommodate this sign type, the applicant is proposing to install fascia 28 inches in height (See Figure 3) to allow for the mounting of individual channel letters. The proposed fascia will be of matching color and finish to the existing buildings creating a seamless addition to the façade. The amendment requires a maximum overall sign height of 16 inches to ensure signs are proportionate to the proposed 28 inch fascia (sign band). This will update and enhance the overall aesthetic and the size and style requirements are consistent with other shopping center sign programs in the City. Property management intends to remove all existing tenant wall signs and replace with new signage once fascia construction is completed. All new signs will need to comply with the amended Master Sign Program. The proposed amendment will continue to allow one sign per tenant, and up to two signs for corner tenants.

The amended Master Sign Program will continue to allow pedestrian scale blade signs for tenant identification. There are no changes proposed to the number of signs allowed at the center or to the number, size, or material of existing monument signs on Imperial Highway and Randolph Avenue.

The proposed amendment to the Master Sign Program provides a comprehensive set of standards as well as options for individual channel letter lighting methods, allowing for varying yet compatible signage. The proposed fascia will match the existing buildings and enhances the overall aesthetic of the shopping center through coordinated and compatible architectural style, design, color and materials.

ENVIRONMENTAL ASSESSMENT

The proposed project as submitted is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15061.b.3 of Title 14, Chapter 3, Article 19 of the California Code of Regulations.

RESPECTFULLY SUBMITTED

Jennifer A. Lilley, AICP, City Planner
Prepared by: Paige Montojo, Assistant Planner

Attachments
1. Technical Background
2. Vicinity Map
3. Public Hearing Notice
4. Draft Resolution
5. Amended Sign Program
6. Project Plans
7. Project Plans
7. Resolution NO. PC 97-15