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AGENDA
A REGULAR MEETING OF THE
OLD TOWN TEMECULA LOCAL REVIEW BOARD
MAIN CONFERENCE ROOM'
43200 BUSINESS PARK DRIVE
November 8, 2004 - 9:00 A.M.
CALL TO ORDER
RollCall:
Board Members:
PUBLIC COMMENTS
A total of 15 minutes is provided so members of the public may address the Board on
items that are listed on the Agenda. Speakers are limited to three (3) minutes each. If
you desire to speak to the Commission about an item not on the Agenda, a green
"Request to Speak" form should be filled out and filed with the Board Secretary.
When you are called to speak, please come forward and state your name for the record.
For all other agenda items a "Request to Speak" form must be filed with the Board
Secretary IW.Q.r: to the Commission addressing that item. There is a three (3) minute time
limit for individual speakers.
CONSENT CALENDAR
NOTICE TO THE PUBLIC
All matter listed under Consent Calendar are considered to be routine and all will
be enacted by one roll call vote. There will be no discussion of these items unless
member of the Local Review Board request specific items to be removed from the
Consent Calendar for separate action.
Aqenda
RECOMMENDATION:
1.1 Approve agenda of November 08, 2004
2 Minutes
RECOMMENDATION:
2.1 Approve the Minutes of September 13, 2004
R:\Old TownlAgendas\2004\11-0a.O4 OTLRB Agenda.doc
NEW ITEMS
3 Planninq Application No. PA04-0295 a siqn proqram for a new 12.309 square foot buildin~
on 0.10 acres located on the west side of Front Street. approximatelv 200 feet north of 6'
Street.
Applicant:
Matthew Fagan
42011 Avenida Vista ladera
Temecula, CA, 92591
Staff:
Stuart Fisk Associate Planner
4 Planninq Application PA03-0418 A Development Plan to redevelop Butterfield Square.
resultinq in four two-stOry buildinqs totalinq 22,048 square feet on 0.56 acres. located at
28690 Old Town Front Street.
Applicant:
Allen Robinson
The Sienna Company
321 Alvardo St, Ste H
Monterey, CA 93940
Staff:
Stuart Fisk Associate Planner
5 Planninq Application No PA04-0547 a proposal to install three new siqns on an existinq
retail buildinq The Trick Shop located at 28561 Old Town Front Street within the Tourist
Retail Core (TRC) district of the Old Town Temecula Specific Plan
Applicant:
Tracy Blankenship
The Trick Shop
43122 Corte Fresca
Temecula, CA 92592
Staff:
Knute Noland Development Processing Coordinator
BOARD BUSINESS
DIRECTOR OF PLANNING REPORT
DIRECTOR OF REDEVELOPMENT REPORT
CODE ENFORCEMENT REPORT
BOARD MEMBER REPORT
ADJOURNMENT
Next meeting:
December 13" 2004, 9:00 A.M., Main Conference Room, City
Hall, 43200 Business Park Drive, Temecula, CA 92590
R:\Old Town\Agendas\2004\11-0a.O4 OTLRB Agenda.doc
ITEM #2
R:IOld Town\Agendas\2004111-0a-04 OTLRB Agenda.doc
MINUTES OF A REGULAR MEETING
OF THE OLD TOWN TEMECULA
LOCAL REVIEW BOARD
SEPTEMBER 13, 2004
CALL TO ORDER
The Old Town Temecula Local Review Board convened in a regular meeting at 9:07 a.m., on
Monday, September 13, 2004, in the Main Conference Room, of Temecula City Hall, 43200
Business Park Drive, Temecula, California.
ROLL CALL
Present:
Board Members Allen, Blair, Haserot,
Absent:
Moore and Chairman Harker.
Also Present:
Director of Redevelopment Meyer
Associate Planner Fisk
Management Analyst Hillberg
Code Enforcement Officer Cole
Planning Director Ubnoske
Minute Clerk Childs
PUBLIC COMMENTS
No comments.
CONSENT CALENDAR
Aqenda
RECOMMENDATION:
1.1 Approve agenda of September 13, 2004
2 Minutes
RECOMMENDATION:
1.2 Approve the Minutes of June 14, 2004
MOTION: Board Member Allen moved to approve 1.1 and 2.1 of the Consent Calendar. Board
Member Haserot seconded the motion and voice vote reflected approval with the exception of
Board Member's Moore and Harker who were absent.
1.3 Approve the Minutes of July 12, 2004
Due to Board Member Allen abstaining from Item No. 2.2, the item will be rolled over to the
October 11, 2004 meeting.
R:IOldT ownILRBIMinutesJ091304
NEW ITEMS
3 Planninq Application No. PA04-0498 a Development Plan to construct a 5,296 square foot
office buildinq to include an art qallerv and office use on the qround floor and office uses on
the second floor on 0.18 acres. located at the southeast corner of Mercedes Street and 4th
Street
Applicant:
Russell Rumansoff
Herron and Rumansoff Architects, Inc.
530 St. Johns Place
Hernet, CA 92543
Staff:
Stuart Fisk, Associate Planner
Associate Planner Fisk presented a staff report (of record), noting the following:
. That the application is for a Penny-dome office building
That the Old Town Specific Plan (OTSP) does not provide architectural guidelines for
courthouse design, but states that if an applicant desires to introduce an architectural
style into Old Town, which is not provided for the Specific Plan Guidelines, the burden of
proof shall lie with the applicant to provide evidence that the proposed style is
appropriate for Old Town
. That the proposed design is consistent with the courthouse architectura( style based on
the review of courthouses constructed in California
Staff requested the following changes:
0 That the Herringbone pattern be removed from the building and that the standard
horizontal pattern be used for all of the brick veneer on the building
0 That the parapet wall be considered in place of the standard equipment; advising
that this would make the roof more consistent with the proposed architectural style
and with other buildings within the OTSP area
0 That the double hung windows containing 6 on 6 lites, or another appropriate multi-
lite design, be considered for the proposed building
0 That a window sill be incorporated into the secondary-story windows as has been
done for the first-story windows
0 That the trim not wrap around from the top of the windows to the sides, but that it be
utilized only over the top of the window .
0 That although the applicant has proposed materials for some of the detail elements
on the building that are not listed in the Specific Plan (SP) as recommended
materials, staff is of the opinion that the materials have an authentic appearance,
texture, and mass, and that those proposed materials will result in building exterior
appearance that's meets the intent of the OTSP while providing building materials
that would be more durable than wood.
R:JOldT ownlLRBIMinutesJO91304
For the Board, Mr. Fisk relayed that he is specifically looking for comments on design and
materials of the proposed building that re not listed as recommended.
For the Board, Ms. Ubnoske relayed that the applicant is anxious to move forward and would
request that the Board make comments and suggestions as needed and that after the item will
be forwarded to Director's Hearing.
Board Member Blair expressed concern with staff's recommendation of replacing the proposed
standing seam metal rod with a parapet wall without having a visual.
For Mr. Allen, Ms. Ubnoske relayed that the proposed setbacks are adequate.
Ms. Ubnoske also relayed that the applicant is anxious to move forward with the proposed
project.
Board Member Blair expressed concern with staff's recommendation of replacing the proposed
standing seam metal rood with a parapet wall.
Ms. Ubnoske relayed that when the City Council approved the amendment to the OTSP, a foot
note was added that states: non residential projects in the tourist serving residential planning
area must either retain a predominantly residential character or be developed as a mixed use
project.
At this time, the Public Hearing was opened.
Mr. Russell Rumansoff representing the applicant spoke in favor of the proposed project.
At this time, the Public Hearing was closed.
Mr. Fisk noted that the applicant has not provided staff with examples of western style
courthouse buildings constructed in the late 1800s early 1900s that would have used these
styles of rooflines.
MOTION: Board Member Blair moved to recommend approval of the proposed project subject
to the consideration of potential use of tapered columns versus straight columns, use of wood
clad windows in place of the proposed aluminum, and the additional study be done for the belt
coarse band, and that it is consistent with the current plan. Board Member Haserot seconded
the motion and voice vote reflected approval with the exception of Board Member's MQQ.æ
and Chairman Harker who were absent.
BOARD BUSINESS
DIRECTOR OF PLANNING REPORT
No report at this time.
DIRECTOR OF REDEVELOPMENT REPORT
No report at this time.
CODE ENFORCEMENT REPORT
A report was distributed to the Board Members.
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3
ADJOURNMENT
At 9:50 a.m., Chairman Harker formally adjourned this meeting to October 11. 2004. at 9:00
a.m. in the Main Conference Room, City Hall, 43200 Business Park Drive, Temecula, California
92590.
Chairman William Harker
Director of Planning Ubnoske
R:IOldT ownlLRBIMinuteslO91304
4
ITEM #3
R:IOld Town\Agendas\2004111-08-04 OTLRB Agenda.doc
STAFF REPORT - PLANNING
CITY OF TEMECULA
OLD TOWN LOCAL REVIEW BOARD
November 8, 2004
PLANNING APPLICATION NO. PA04-0295
Prepared by: Stuart Fisk, Associate Planner
APPLICATION INFORMATION:
APPLICANT:
Matthew Fagan
42011 Avenida Vista Ladera
Temecula, CA 92591
PROPOSAL:
A sign program for a new 12,309 square foot building (Chaparral
Building Expansion) on 0.10 acres located on the west side of
Front Street, approximately 200 feet north of 6th Street.
lOCATION:
28461 Old Town Front Street
EXISTING ZONING:
Tourist Retail Core (TRC)
SURROUNDING ZONING: North: Tourist Retail Core (TRC)
South: Tourist Retail Core (TRC)
East: Tourist Retail Core (TRC)/Community Commercial (CC)
West: Open Space (OS)
GENERAL PLAN
DESIGNATION:
Community Commercial (CC)
EXISTING lAND USE:
Commercial Building (Under Construction)
SURROUNDING LAND
USES:
North: Commercial/Office
South: Retail Commercial
East: Restaurant/Commercial
West: Open Space
R:\SignsI2004\PAO4-0295 Chapparnt NorthlOTLRB Staff Report.doc
BACKGROUND
On February 4, 2004, the Planning Commission approved Planning Application No. PA03-0471
for a Development Plan to construct a 12,309 square foot building on 0.10 acres located at
28461 Old Town Front Street. The project was conditioned to submit a comprehensive sign
program for review and approval by the Planning Director. Planning Application No. PA04-
0295 has been submitted to fulfill the requirement for a comprehensive sign program for the
building.
PROJECT DESCRIPTION
The applicant is proposing a sign program to include wall signs, super graphics, building name
signs, freestanding monument signs, mini-monument signs, window signs, under canopy signs,
awning signs, projecting signs, rear facing signs, and a variety of ancillary signs. The sign
program defines criteria for sign materials, colors, placement and size.
ANALYSIS
Elements of the proposed sign program are not consistent with the Old Town Temecula
Specific Plan. Although the sign program includes many of the qualities and design elements
for signs as recommended by the Old Town Specific Plan, the sign program proposes sign
types, locations and sizes that are inconsistent with the Specific Plan. These inconsistencies
are as follows:
1. The sign program proposes a mini-monument sign (in addition to a monument sign), which
is not a permitted sign type as defined by the Specific Plan. Furthermore, the project site
does not contain the street frontage required (150 feet) to allow for any monument signs.
2. The Old Town Specific Plan allows for a ratio of 1.0 square foot of wall mounted signage
per linear foot of business frontage. Other signs, such as projecting signs and under
canopy signs, have their own specific size limitations listed in the Specific Plan. The
proposed sign program proposes to allow for 1.5 square feet of signage per linear building
frontage along Front Street.
3. The sign program proposes that wall signs shall be based on one foot of building
establishment to one foot of sign area. The sign program proposes wall signs may be
increased in size based on the building owner's approval due to individual tenant needs
provided that the overall building signage is not exceeded. The Specific Plan does not
allow for this. Deviations from the sign program that are ultimately approved for the sign
must be reviewed and approved under the sign program amendment process by the Old
Town Local Review Board and Planning Director.
4. The sign program proposes various signs along the north elevation of the buidling,
including hanging, projecting and canopy signs. The Old Town Specific Plan does not
allow for such signs to be placed on elevations that do not have frontage along the public
right-of-way. Staff only supports a building identification sign for this elevation.
5. The Old Town Specific Plan does not allow for vinyl window signs. The sign program
proposes vinyl signs on windows and doors to identify suite numbers or to provide
direction.
RoISigns\2004\PAO4-0295 Chapp"rat NorthlOTLRB Staff Report.doc
6. The sign program specifies on page 12 that colors should be from the Sherwin Williams
Preservation Palette. However, it goes on to say that nationally recognized tenants that
have specific, required corporate colors shall be permitted their nationally recognized color.
Staff believes this would be appropriate only if the Old Town Local Review Board
recommends an exception to allow for deviations based on trademarked logos.
7. The sign program states that modifications to the sign program shall be approved
administratively by the Planning Director and shall not require an additional application or
approval by the Planning Commission. This text should be revised to include review by the
Old Town local Review Board and approval by the Planning Director. Text stating that an
additional application is not required must be removed as a sign program amendment is
required for modifications to a sign program.
RECOMMENDATION
Staff recommends that the sign program be revised to address the above concerns and
inconsistencies with the Old Town Specific Plan. Staff is requesting that the Old Town local
Review Board review, provide comments, and recommend revisions to the sign program
necessary for it to meet the intent of the Specific Plan.
Attachments
1.
Sign Program - Blue Page 3
R:\Signsl2004\PA04-0295 Chappa..' NorthlOTLRB StaffReport.doc
ATTACHMENT NO.1
SIGN PROGRAM
R:\Signs\2004\PAO4-0295 Chappara! NorthlOTLRB Staff Report.doc
CHAPARRAL CENTER NORTH
28459 Old Town Front Street
COMPREHENSIVE SIGN PROGRAM
This sign program has been prepared for the purpose of estab]ishing and maintaining
high standards of aesthetics quality signage throughout the Chaparra] Center North. The
sign program is intended to a]]ow flexibility in signage to accommodate tenant needs, to
maintain continuity with the existing center and to ensure the high architectural quality
of the Chaparral Center North building is preserved.
The Chaparral
Center North is
somewhat unique
from many
buildings in Old
Town in that it is
one of the few three
story buildings
located on Front
Street within the
Tourist Retail Core
(TRC), in the heart
of Old Town Temecu]a. Although ]ocated on a separate parce], visua]]y, the Chaparral
Center North will be a continuation of the existing Chaparral building immediately to the
south.
Given the buildings' location, size and tenant mix, it is imperative that this sign program
have special consideration to the signage requirements of the second and third floor
tenants, as we]] as the ground level tenants.
For example, the Chaparral Center North wi]] have several tenants on the second and
third levels on the west side of the structure facing Murrieta Creek. These tenants
require different types of signage (i.e. not pedestrian oriented), and some may need
identification along Front
Street or on the north end of
the building. These tenants
also have more destination
type visitors so that the
overall bui]ding identification
signage (including bui]ding
address) may be more
important to them than the
tenants that are highly visible
from Front Street.
Given the mu]tiple levels and potential number of tenants in the building, signage will
always be changing. Market conditions and economic trends are just a few factors that
will affect a tenants' need to modify space within the building-which often results in
changes to the signage on the building. This sign program is intended to be a document
that can be utilized now as well as in the future. The sign program is designed to be a
long-range planning tool that will accommodate the needs of tenants and ensure quality
and compatible signage so the architectural integrity of the building addition will not be
compromised.
Therefore, this sign program will allow flexibility in signage, yet not compromisc the
aesthetics of the Chaparral Center North. This will be achieved by establishing quality
design guidelines and standards for all signs placed on the bui]ding, and by identifying
approved sign envelopes for projecting, hanging and awning signs. It is necessary to
have approved sign envelopes for projecting and hanging signs as these are the most
prevalent and visible signs on the building. Because they are the most visible sign types,
they have the highest potential for negatively affecting the overall aesthetics of the
building if not placed in an appropriate location. Therefore, approved sign enve]opes
have been established for projecting and hanging signs (see Exhibits B-D).
All other sign types including wall, under canopy signs, awning signs, etc., are more
pedestrian oriented or have less potential to impact the building's aesthetics. These sign
types shall be p]aced in a location that is approved by the owner or property manager,
and must comp]y with the design guidelines and size requirements of this sign program.
A monument sign shall be pennitted if the lot has a frontage of ISO' or more a]ong Front
Street. In addition to a monument sign, one mini-monument shall be pennitted along
Front Street for tenants located on the west elevation, to provide those tenants
identification on Front Street. The mini-monument shall be four feet in height with a
maximum sign area of twelve square feet. The approved location for a mini-monument is
shown on the site plan (Exhibit A).
Lastly, it should be noted that given the philosophy of this sign program to be a long-
range planning tool, it has taken into consideration future projects in Old Town such as
the Murrieta Creek Improvement project. If this project were to come to fruition, it
wou]d create in essences two front elevations to the Chaparral Center North. Granted,
the Front Street elevation would remain the most predominant and visib]e elevation;
however, the creek or wcst elevation would become much more visible than it is today.
Therefore, long-tenn signage requirements (including the west elevation), have been
incorporated into this comprehensive sign program to allow this document to be an
effective tool now as well as in the future.
I. General Standards
The standards, guidelines and provisions contained within this comprehensive sign
program shall govern the exterior sign approvals for the Chaparral Center North. These
2
guide]ines are intended to ensure consistency, continuity and thematic hannony, and
enhance the architectura] quality of the building.
Where an ambiguity arises or a different regu]ation exists, the standards within this
comprehensive sign program shall be implemented as this program is structured to meet
the unique signage requirements of the Chaparral Center North and provide signage
requirements where the Old Town Specific Plan (OTSP) does not. If this comprehensive
sign program does not address a particular situation, then the Director of Planning may
be consulted for interpretation or clarification.
Permitted Sign Types:
Wall Signs
Super graphics
Building Name Signs
Freestanding/Monument Signs I
Mini-Monument Signs!
Window Signs (including 2nd story)
Painted Wall Signs
Under Canopy Signs
Awning Signs
Projecting Sign
Temporary A-Frame or Sandwich Board Signs
Flags, non-governmental, three or less per building (pennitted on
the front, side or rear e]evations) and decorative bunting during
holidays
Accessory Signs (such as parking, directional, building
maps/floorplans, elevator signs, or other signs used for the entire
bui]ding)
Menu Boards
Dai]y Special Signs
Multi-Tenant Signs'
Hanging Signs
Rear Facing Signs
Internal Signage
Indirect]y Illuminated Signs
'One mini-monument sign is pennitted along Front Street for tenants on the
west elevation only. This is in addition to a monument sign along Front
Street, provide the lot has a minimum frontage of 150'.
'Multi-Tenant signs are signs that have more one than one business or
business type per sign (please see section f. Hanging Signs as an example).
This sign type may include a hanging sign, monument or mini-monument
sign. The criteria for this sign shall be subject to the regulations as stated in
this sign program, based on the type of sign being proposed (i.e. hanging,
mini-monument, etc.)-
3
Prohibited Sien Types:
Roof Mounted Signs
Animated, inappropriate signs that are not period appropriate or
detract from the architectura] quality of the building.
Rotating, moving, emitting or flashing signs.
Balloon signs
Ambient air balloons
Internally illuminated signs (including window signs)
Neon tube signs
Paper, cloth or plastic streamers or bunting-excluding holiday
decorations
Formed plastic or injection molded signs (excluding internal
signage not visib]e from Front Street).
Statues used for advertising
Traffic sign replicas
Internally illuminated awnings
Backlit illuminated awnings
Plywood signs
Signs mounted on railings, banisters, or balusters
Four (4) or more non-governmental flags
II. Sien Standards
Many tenants within the Chaparral Center North will not be immediately adjacent to the
street and do not receive adequate signage pursuant to the sign standards of the OTSP or
individua] tenant needs. In order to ensure adequate and appropriate signage for all
tenants within the building addition, a ratio of one and one half (1.5) square feet of
signage per linear building frontage along Front Street and one (I) square foot of
signage per building frontage along the west e]evation shall be pennitted.
The building elevation along both frontages is 74'. This results in a total sign allowance
for the Chaparral Center North of 185 square feet (74 x 1.5 = III plus 74 x I = 74). The
185 square feet is a building maximum that can be distributed pursuant to the
requirements of this sign program, the approval of the building owner or property
. manager and approval of the Planning Director. If a sign is smaller than twelve square
feet, it must be reviewed and approved by the Planning Director. If a sign is twelve
square feet or ]arger, review and approval by the Old Town Local Review Board
(OTLRB) is required pursuant to the Old Town Specific P]an.
The total building sign allowance of 185 square feet includes all building signage,
including any future monument or mini-monument signs. This sign area does not
include any general building identification signage, address signs, super graphics
(provided it does not advertise a specific business), and internal or interior signage not
visible from Front Street including but not limited to internal tenant identification signs,
door signs; window signs; directiona] signs such as directory (including parking signs),
pedestrian maps, elevators, etc.; suite number signs; or bathroom signs.
4
The signage may be allocated or distributed based on the property owner's approval.
However, tenants that do not face Front Street arc not permitted to have signage (other
than on a mini-monument) on Front Street. All hanging and projecting signs shall be
located within the approved envelopes as depicted on Exhibits B-D. All other sign
types such as wall, under canopy, window signs, etc., are given more flexibility of
location and require the approval of the building owner or property manager as they are
less visib]e and more pedestrian oriented sign types.
Each tenant may use any combination of the following permitted sign types. With the
building owner or property manager's approval, tenants may have more than one sign
type provided the maximum building signage of 185 square feet is not exceeded and the
sign complies with the allowances prescribed below:
a.
Building Name Signs
The intent of the building sign is to
identify the Chaparral Center North.
The maximum size shall not exceed
10% of the wall surface of the building
elevation. If the building name sign
does not advertise a specific business,
then the sign shall not be toward the sign
allowance for the building.
b.
Super graphics
The purpose of permitting wall super graphics is to allow the
advertising or depiction of products or scenery that may have been
available in an 1890's marketp]ace. Super graphics shall not count
against the sign allowance for the bui]ding provided the sign does not
advertise a specific business. The maximum size shall not exceed 60%
of the wall surface.
5
Monument Signs
One monument sign shall be permitted along the Front Street elevation
provided the site has a minimum frontage of 150'. The maximum
square footage of a freestanding sign shall be sixteen (16) square feet
and double sided. The height of the sign shall not exceed six (6) feet
above grade, and the width shall not exceed 4 feet. Each tenant
placard shall not exceed 12" high and the sign may only be indirectly
illuminated. Internal illumination is prohibited.
c.
Mini-Monument Signs
One mini-monument sign is permitted on the east e]evation (along
Front Street) only for tenants located on the west elevation with no
identification on Front Street. This is in addition to the monument sign
described above. The location shall be approved by the building
owner or his assignee and located within the designated area as
indicated on the site plan (Exhibit A). The sign may be double faced,
four feet in height with a maximum sign area of twelve square feet.
d.
e.
Wall Signs
Wall signs shall be based on a one
foot of building establishment to
one foot of sign area, p]aced in'a
location approved by the building
owner or property manager. The
size may be increased based of the
following criteria: the building
owner's approval due to individual
tenant needs and the availability of
building signage (i.e. total building
signage of 185 sq. ft. is not
exceeded).
Wall signs shall always be in
portion and scale with the building
elevation and bui]ding entry and
internal illumination of wall signs
is prohibited.
6
f.
Hanging Signs
Permitted parallel to the street; the
maximum size is six (6) square feet. A
minimum of 7' vertical clearance shall
be required from walking grade to the
bottom of the sign. Hanging signs shall
be located in the approved sign
envelopes as depicted on Exhibits B-D
to ensure the sign is in portion and scale
with the building elevation and adjacent
signs.
g.
Projecting Signs
The maximum size of a projecting sign
is six (6) square feet and shall not
extend more than four feet from the
wall surface. No illumination is
permitted. Projecting signs shall only
be attached to the building or building
columns (in the approved sign
envelopes as depicted on Exhibits B-
D), but not to poles or other signs.
Projecting signs may encroach into the
public right-of-way a maximum of
three (3) feet subject to the approval of
the Director of Public Works.
7
Under Canopy Signs
Pennitted under a canopy, roof, covered walkway or porch (not
paralle] to the street); the maximum size of three (3) square feet; a
minimum of seven (7') vertical clearance shall be required from
wa]king grade to the bottom of the sign.
h.
Under Canopy signs shall always be in portion with the bui]ding and
have a human scale. Under canopy signs are pedestrian oriented signs,
not typically seen from the street but read by the strolling patron.
This photo shows a typical location
on the Chaparral building that
would be an appropriate location
for an under canopy sign-the sign
would be hung perpendicular to
the road.
i.
Rear Facing Signs
The Chaparra] North Center has parking and businesses that only face
the rear or west elevation (facing Murrieta Creek). Each business on
the west side is pennitted a sign on the rear elevation and shall comply
with the provisions of the sign types listed within this sign program.
j.
Awning Signs
On ground floor level, 20% maximum
coverage of the total exterior surface area
of each awning is allowed. On the second
and third floors, 10% maximum coverage
of the total exterior surface area of each
awning is allowed. Internal illumination is
prohibited.
8
k.
Permanent Window Signs
On the ground ]evel, window signs shall not exceed 20% of
the total window and door areas visible from the exterior of
the building. On the second level, window signs shall not
exceed 30% of the window or door areas visible from the
exterior of the building. Gold ]eaf and paint are
recommended materials. However, self adhesive vinyl
shall be pennitted on doors or windows to identify suite
numbers or provide direction. The lettering shall be a
western or time period appropriate font and color, to
comply with the intent of the Old Town Specific Plan. The
window sign shall not be constructed of this material.
I.
A-Frame/Sandwich Board Signs
One A-frame or sandwich board sign shall be allowed per property for
up to twelve days per month on Friday, Saturday and Sunday and all
]ega] holidays that fall on a Monday. Maximum size is 3.5 feet in
height and 2 feet width. No illumination is pennitted.
Menu Boards
One menu board, up to four (4) square feet is allowed for each
restaurant or other eating establishment. Menu Boards should contain
infonnation relative to the menu only, usually located on a wall
adjacent to the main entrance.
m.
Daily Special Boards
The daily special sign must be located on a wall adjacent to the main
customer entrance. One daily special sign is pennitted, up to four (4)
square feet for each restaurant or other eating establishment. The
Daily Special Board sign shall not obstruct pedestrian travel and shall
be ]ocated outside of the public right-of-way.
n.
Temporary Signs
Grand opening and special even signs are allowed in confonnance
with the provisions of the OTSP for pennitted materials and the City
o.
9
of Temcula Development Code for permitted time frames of
temporary banners.
Flags
A maximum of three (3) co]ored flags per building which contain no
writing, insignia or logos may be displayed at anyone time.
Decorative bunting may also be placed on the building elevations
during holidays.
p.
Accessory Signs
Signs such as general building signs like
parking, directory, directional, pedestrian
maps, etc., that direct patrons and pedestrians !--.
shall not be counted toward the total allowable
building signage.
q.
r.
Interior Facing Signs
Interior facing signs include any internal
or interior signage not visible from Front
Street, including but not limited to, door
signs, window signs, directional signs,
elevators, suite number signs, or lavatory
signs. Interior facing signage shall not be
included toward the total allowable
building signage.
10
r.
Interior Facing Signs (Continned)
Outdoor Display
Replicas of items that were commonly found in the turn of the century,
such as covered wagons, wagon wheels, railroad carts, and livestock,
located out of the public right-of-way are encouraged and do not count
toward signage allowance.
s.
III.
Desi!!n Guidelines
The following Design Guidelines are intended to ensure the signage for the Chaparral
Center North results in high quality signs that are compatible with and complement the
architectural style of the building and other appropriate signs that currently exist on the
structure:
Placement of signage is an important element to the building's aesthetic
quality. Signs shall be placed to re]ate to and enhance the building
architecture.
Signs shall be placed in an appropriate location, in proportion with the
scale of building elements. Signs may be placed in different areas. A
particular sign may fit well on a plain wall area, but would overpower the
finer scale and proportion of the lower storefront. For example, a sign that
is appropriate for the building entry may look inappropriate above the
II
ground level. The approved sign envelopes and maximum size
requirements stated above will he]p ensure proper placement and
proportion of the signs.
Sign lettering should contain clear and legible fonts. Western style
typefaces that are easy to read should be utilized. Decorative fonts are
difficult to read and make the sign ineffective.
Provide a brief, clear message on the sign. Typically, the fewer words the
more effective the sign.
Creative, unique, quality signs are encouraged. However, strange and
awkward signs that are unnecessarily narrow, oddly shaped, or unrelated
to the products or services being provided on site can restrict the legibility
of the message.
When appropriate, utilize shapes and characteristics of the products being
used or sold.
For pedestrian oriented signs such as projecting, hanging or wall signs,
they should be smaller and have a human-scale, not oriented to the
vehicle.
Incorporate directional and general building signage such as directory,
parking, elevator, etc. at appropriate locations and entries to guide the
patrons throughout the site.
ColorslMaterials
In order to achieve continuity and compatibility among signs, the colors and materials
need to be similar and complementary to each other and the building. Samples of
existing signs in Old Town that have a high quality and appropriate design are illustrated
in the photo above. The following guidelines should be incorporated when selecting sign
colors and materials:
Colors should be compatib]e with the architecture and color of the
building and contribute to the design integrity.
Colors should be ITom the approved Sherwin Williams Preservation
Pa]ette. However, nationally recognized tenants that have specific,
required corporate colors shall be pennitted their nationally recognized
color.
Some color combinations render a sign illegible.
consideration should be given to the color selection.
Therefore careful
12
Use significant contrast between the background, lettering or symbol
colors.
Limit the colors on one sign. Too many colors overwhelm the basic
function of communication. Limited use of the accent colors can increase
legibility, while large areas of competing colors tend to confuse the
reader.
Given the early 1900's western nature of Old Town and the Chaparra] Center North, the
sign needs to reflect a period appropriate material that will be complementary to the
architecture of the building.
The follo.wing are materials that would be appropriate for Old Town and the Chaparral
Center North:
Permitted ShIn Materials:
Signs made of carved or sand blasted wood.
Signs of synthetic material that take on the appearance of wood are
pennitted; however, approval of the building Owner and the OTLRB is
required prior to installation of the sign.
Metal
Wrought Iron or Simi]ar Material
Painted Wall Signs
Self-adhesive vinyl is pennitted for window and door accessory uses only
to identify suite numbers or provide direction. The ]ettering shall be a
western or time period appropriate font and color, to comply with the
intent of the Old Town Specific Plan. The window sign shall not be
constructed of this material.
Prohibited ShIn Materials:
Plywood
Neon
Injection Molded or Fonned Plastic
13
IV.
Modifications to the Sien Proeram
Although this sign program was written to be a ]ong-range planning document that will
be effective now as well as in the future, it is anticipated that modifications will be
necessary over time as the built environment in Old Town changes and the composition
of the tenants change (i.e. if antique businesses are no longer the prominent business in
Old Town or more restaurants are developed).
Modifications shall be approved administratively by the Planning Director and shall not
require an additional application or approval by the Planning Commission. If the
Director determines the proposed changes warrants review by the Old Town Local
Review Board, then the Board will review the proposed modification prior to approval by
the Director. Modifications are intended to be a streamlined process given the
comprehensive nature of this sign program.
14
A
B
C
D
Site Plan
Front Street E]evation
Creek E]evation
North Elevation
List of Exhibits
15
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ITEM #4
R:IOld Town\Agendas\2004111-08-04 OTLRB Agenda.doc
STAFF REPORT - PLANNING
CITY OF TEMECULA
OLD TOWN LOCAL REVIEW BOARD
November 8, 2004
PLANNING APPLICATION NO. PAO3-0418
Prepared by: Stuart Fisk, Associate Planner
APPLICATION INFORMATION:
APPLICANT:
Allen Robinson
The Sienna Company
321 Alvarado St, Ste. H
Monterey, CA 93940
PROPOSAL:
A Development Plan to redevelop Butterfield Square, resulting in
four two-story buildings totaling 22,048 square feet on 0.56 acres,
LOCATION:
28690 Old Town Front Street, generally located at the southeast
corner of Old Town Front Street and Third Street.
EXISTING ZONING:
Tourist Retail Core (TRC)
SURROUNDING ZONING: North: Tourist Retail Core (TRC)
South: Tourist Retail Core (TRC)
East: Tourist Retail Core (TRC)
West: Tourist Retail Core (TRC)
GENERAL PLAN
DESIGNATION:
Community Commercial (CC)
EXISTING LAND USE:
Commercial/Retail Buildings
SURROUNDING LAND
USES:
North: Commercial/Restaurant
South: Commercial
East: Commercial
West: Commercial
R:ID 1'\2004\04-023\ Butterfield SquarelOTLRB Staff Report.doc
BACKGROUND
On March 31, 2004, Allen Robinson, representing Elizabeth Pascoe, submitted Planning
Application No. PA04-0231 for a Development Plan to redevelop Butterfield Square. The
proposed project would result in four two-story buildings totaling 22,048 square feet on 0.56
acres located at 28690 Old Town Front Street. A DRC letter was issued on July 12, 2004 and
revised plans were submitted on September 29,2004.
PROJECT DESCRIPTION
The applicant is proposing to redevelop Butterfield Square. The existing western style building
at the southeast corner of the site (Building A) would remain under the proposed plan, but the
front façade of the building would be improved. All other buildings on the site have been
demolished and three new buildings would be constructed, including Buildings B, C and D (see
sheet C1 03 of the attached plan reductions).
ANALYSIS
The proposed building designs are consistent with the Old Town Temecula Specific Plan. The
buildings include the qualities and design elements of Western Style buildings as
recommended by the Old Town Specific Plan including horizontal wood siding, wood porches
with shed roofs, adequate wall articulation, roof parapets with cornice, balconies with
balustrade, exterior stairways, and knee bracing at posts. As designed the proposed buildings
will be architecturally integrated with both on-site and surrounding development and will
compliment surrounding deve(opment.
Although staff supports the general design of the buildings, some details of the project have not
been provided. Some of the detail deficiencies can be addressed through conditions of
approval, but others should be addressed prior to presenting the project to the Planning
Commission. Staff's remaining concerns with the project are as follows:
1 )
Details for the lower courtyard have not been provided. At a minimum the project will
be conditioned that plastic furniture is not permitted.
2)
A trash enclosure detail showing a wood face on the steel trash enclosure doors (to
match Building B) should be provided on Sheet C107.
Staff asked the applicant to provide landscaping, including potted plants and hanging
plants, at Building C. More landscaping is needed on all sides of Building C, and no
landscaping is provided at the rear of Building D. The applicant incorrectly responded
to that request by stating that the Specific Plan does not require landscaping, but that
tenants would be encouraged to provide outdoor plants. The Specific Plan does not
require a certain percentage of landscaping in the TRC land Use District. The intent is
to allow for maximization of lot coverage, but not to eliminate landscaping altogether.
The applicant should follow the landscape Guidelines of the Specific Plan (Page IV-
37), including the use of boxed and potted plants to enhance sidewalk shops, the use of
color planting at the base of buildings and focal points.
3)
4)
PVC pipes on the rear of Building A need to be located as close to the building as
possible and need to be architecturally integrated with the building not exposed.
R,\D P\2004104-023t Butterfield SquarelOTLRB Staff Repott.doc
5)
6)
7)
Proposed paint colors are not from the Sherwin Williams Preservation Palette or
equivalent and must be revised to be consistent with the colors prescribed by the
Specific Plan.
Color elevations show a color (Cape Cod Grey) that does not appear to historically
relate to adobe and clashes with the block retaining walls adjacent to Building C. A
more consistent color should be chosen from the Sherwin Williams Preservation
Palette.
Materials samples have been requested but some have not been received, including
the proposed metal roof elements, the exterior fiber board, shingles, and storefront
glass. These materials need to be reviewed by staff to determine whether the proposed
materials are consistent with one another and for staff to be able to prepare for and
present the project to the Planning Commission.
8)
The area at the rear of Building D needs to be designed for pedestrian access with
appropriate landscaping and building treatments (I.e., windows, doors, etc.) or this area
should be gated with a wrought iron gate.
The applicant has proposed "Decorative Lighting at Eave" as shown on Sheet C106,
Detail E. The proposed lighting is "rope lighting." This type of lighting should not be
permitted for this project and is not a western style building feature recommended by
the Old Town Specific Plan. Detail E should be removed from Sheet C106.
9)
10)
Staff believes the upper plaza area is underutilized and that additional benches and
other features could be added to the plans to create a functional outdoor gathering
place. Since. such locations are not common in Old Town, staff believes the area is
deserving of more detail and attention than it has been given.
11 )
To add interest and provide the type of detailing that can differentiate one project from
another and provide a sense of place, staff requested that some type of water feature
(as simple as a hand pump with re-circulating water running into a planted horse trough
or other design) be located toward the front of the site. The applicant has not
addressed this comment.
RECOMMENDATION
The general building designs proposed in this application have been determined by staff to be
consistent with the Old Town Specific Plan as to building design and materials. The proposed
colors must be revised to be consistent with the Specific Plan and distinguishing details are
needed to complete the redevelopment plan for the site. Staff is requesting that the Old Town
local Review Board review, provide comments, and recommend that the plans be revised and
additional information be provided (based on the above comments) prior to the project being
presented to the Planning Commission.
Attachments
1.
Plan Reductions - Blue Page 4
R:ID P\20O4\O4-0231 Butterfield Square\OTLRB Staff Repon.doc
ATTACHMENT NO.1
PLAN REDUCTIONS
R,\D 1'12004104-0231 Butterfield SquarelOTLRB StaffReport.doc
BUTTERFIELD S QUARE
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STAFF REPORT - PLANNING
CITY OF TEMECULA
OLD TOWN LOCAL REVIEW BOARD
November 8,2004
PLANNING APPLICATION NO. PA04-0547
Prepared by: Knute Noland, Development Processing Coordinator
APPLICATION INFORMATION
APPLICANT:
Ms. Tracy Blankenship
The Trick Shop
43122 Corte Fresca
Temecula, CA 92592
PROPOSAL:
lOCATION:
New exterior signs for a new retail store in Old Town Temecula.
28561 Old Town Front Street in the City of Temecula, County of
Riverside, State of California
EXISTING ZONING:
Tourist Retail Core (TRC)
SURROUNDING ZONING: North: Tourist Retail Core (TRC)
South: Tourist Retail Core (TRC)
East: Tourist Retail Core (TRC)
West: Tourist Retail Core (TRC)
GENERAL PLAN
DESIGNATION:
Community Commercial (CC)
EXISTING lAND USE:
Commercial
SURROUNDING lAND
USES:
North: Commercial
South: Office
East: Vacant
West: Office
PROJECT DESCRIPTION
Planning Application No. PA04-0547, submitted by Ms. Tracy Blankenship of The Trick Shop,
consists of a proposal to install three new signs on an existing retail building located at 28561
Old Town Front Street within the Tourist Retail Core (TRC) District of the Old Town Temecula
Specijic Plan.
R,Admin Apprnvats\2004\PA04-0547 The Trick ShoplOTLRB Stoff Report.doc
1
'-
ANALYSIS
The applicant is proposing three new signs for her retail store, The Trick Shop, located in Old
Town Temecula. A (2' X 6') 12 square foot wall sign constructed of sandblasted wood is to be
located on the front elevation of the store facing Old Town Front Street. This sign will utilize
the following colors from the Sherwin-Williams preservation palette: SW 2829 Classical White,
SW 2802 Rookwood Red, and Black. The frontage of this retail building is 30 linear feet
allowing for up to 30 square feet of wall signage per the Old Town Specific Plan Sign
Regulations.
In addition to the wall sign, a (2' X 3') 6 square foot projecting sign and (1' X 3") 3 square foot
under canopy sign are being proposed. Both are constructed of sandblasted wood and use the
same color scheme as the wall sign. The sizes of these signs are in compliance with Sign
Regulations of the Old Town Specific Plan.
RECOMMENDATION
Staff is recommending that the Old Town local Review Board review, provide comments and
approve the proposed new signs for this building.
ATTACHMENT
1.
Sign Elevations - Blue Page
RoAdmin Approvats\2004\PA04-0S47 The Trick Shop\OTLRB Staff Report.doc
2
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