REPORT TO PLANNING COMMISSION
SUBJECT
Title
Public Hearing. Action on a Variance Request (PLN24-00343) from the Sign Ordinance to Allow for a 48 Square Foot Internally Illuminated Freestanding Monument sign, a 16 Square Foot Halo-Illuminated Wall Sign, and a Seven & Half Square Foot Halo-Illuminated Real Estate Sign in a Residential Development at 3131 Homestead Road
Report
REPORT IN BRIEF
File Number: PLN24-00343
Applicant: JJ Potasiewicz, Scott AG
Owner: Equity Residential
General Plan: Medium Density Residential
Zoning: R-3 Medium Density Residential
APN: 290-24-071
Site Area: 12.42 acres
Existing Site Conditions: The property is developed with multiple two-story apartment buildings and one four story building.
Surrounding Land Uses:
North: Quasi Public Use (Church)
South: Low Density Residential (Duplex)
East: Low Density Residential (Detached Townhomes)
West: Medium Density Residential (Apartment Complex)
Issues: Conformance with the City’s Zoning Ordinance & General Plan
Staff Recommendation: Determine that the project is exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines section 15311 (Class 11 - “Accessory Structures”), and adopt a resolution approving a Variance from the Sign Ordinance to allow for a 48 square foot internally illuminated freestanding monument sign, a 16 square foot halo-illuminated wall sign, and a seven and a half square foot halo-illuminated real estate sign, subject to findings and conditions of approval for the property located at 3131 Homestead Road.
BACKGROUND
On July 05, 2024, JJ Potasiewicz with Scott AG (“Applicant”), on behalf of Equity Residential (“Owner”) filed an application for a Variance to the Sign Ordinance for the subject site located at 3131 Homestead Road. The proposal includes the placement of nine signs of various sizes across the property for the purpose of identifying and directing people to the existing multi-family residential complex operating as Lorien.
The project site was originally developed in 1970 with 264 dwelling units in 24 two-story apartment buildings, two one-story accessory buildings (clubroom/leasing office and central boiler room), 13 carport structures, and tenant and visitor surface parking spaces. In 2020, a planning application was approved (File No. PLN2019-13869) for the partial demolition of the existing development and the construction of a four-story building with 225 new apartment units over a partially subgrade garage. The site is now permitted to have 447 dwelling units and 778 subgrade and surface parking spaces.
Signage was not part of the redevelopment proposal and therefore the original signage remained unchanged. The original signage consisted of two 48 square feet freestanding monument signs placed in the central landscaped area fronting Homestead Road along the two driveways accessing the site. The applicant intends to update the signs to aid with the wayfinding around the site. The Variance request is to allow larger and illuminated signs that would not otherwise be allowed under the Santa Clara City Code (SCCC) Section 18.42.110(D).
DISCUSSION
The applicant submitted a Comprehensive Sign Program (sign program) setting forth the size, location, material details, and maximum sign area for each of the existing and proposed buildings on the project site. However, SCCC Section 18.42.050(A) does not require multi-family residential development to have an approved sign program. That application was subsequently withdrawn.
A total of nine signs are proposed of which six are considered exempt as directional signs per Section 18.42.120(C)(1) of the SCCC. The applicant requests a Variance for the proposed two-sided freestanding monument sign (“M”) as indicated on the project plans (Attachment 4) that will be in the landscaped area fronting Homestead Road near the vehicular entrance of the site. This sign is 48 square feet, exceeding the maximum allowance of 40 square feet under SCCC Section 18.42.110(D), and is internally illuminated. Illumination of all signs is prohibited within residential zones and the proposal will require a Variance from this regulation. The proposal includes a 16 square foot halo-illuminated identification wall sign (“RW”) on the front elevation of the four-story structure. While the wall sign complies with the size requirements under SCCC 18.42.110(D), it is internally illuminated, which is prohibited. The applicant also proposes one illuminated real estate sign (“LC”) to aid in identifying the leasing office. The real estate sign is seven and a half square feet and does not meet the regulations of SCCC 18.42.070 as it is illuminated and larger than six square feet. In addition, six directional signs are proposed that are six square feet or less and are exempt per SCCC Section 18.42.120(C)(1).
The proposal is subject to the sign regulations of the SCCC unless a variance is granted by the Planning Commission. Pursuant to Chapter 18.124 of the SCCC, where practical difficulties, unnecessary hardships, and effects inconsistent with the general purposes of the SCCC may result from the strict application of certain provisions, variances may be granted. However, granting of a variance would require making the findings in SCCC Section 18.124.010, including that there are unusual conditions applying to the land or building which do not apply generally in the same district.
The project site is a single parcel and has not been subdivided to create individual parcels. The current sign regulations do not distinguish single-family residential with denser multi-family residential. A strict application of SCCC 18.42.110(D) would limit the wayfinding of this large 447 dwelling unit site and would create unnecessary hardships.
General Plan Conformance
The subject site’s land use designation is Medium Residential, which is intended for residential development at densities ranging from 20 to 36 units per gross acre. This designation is primary for areas with collector or arterial street access or in proximity to neighborhood centers. Building types can include a combination of low-rise apartments, and rowhouses with below grade parking. The current land use is consistent with the General Plan. Further, the proposed variance is consistent with the following General Plan Policies:
General Land Use Policies
• 5.3.1-P3: Support high quality design consistent with adopted design guidelines and the City’s architectural review process.
• 5.5.2-P8: Encourage enhanced streetscape design and reduced building mass for non‐residential uses located across the street from lower‐intensity residential neighborhoods
The project would modernize the signage in the property and declutter the landscaped area fronting Homestead Road by eliminating one of the existing freestanding monument signs. The proposed signage is consistent with the approved design language of the new four-story structure on site and will enhance the site. The project site is located next to an arterial road (Homestead Road) with primarily residential uses of various densities. The signage will be compatible with the character of the neighborhood and will not be a nuisance to drivers, pedestrians, and cyclist.
Zoning Conformance
The project site is zoned R-3 (Medium Residential). This district is intended to provide land areas for the construction, use, and occupancy of multi-family dwellings (i.e rowhouses, townhouses, and low-rise apartments). The existing land use was developed consistent with the R-3 zoning district standards.
Site signage is subject to the regulations set forth in Chapter 18.42 of the SCCC. Properties zoned R-3 are subject to subsection 110(D) - Residential Zones. This section was intended to regulate lower intensity residential developments (single-family, duplex, multiplexes, and townhomes) and did not anticipate the current market trends of higher story low-rise construction. The three proposed signs are not conforming with these regulations as they exceed the size and have internal illumination.
Conclusion
The updated Zoning Ordinance regarding signage in residential areas kept similar regulations from the classic zoning ordinance it replaced. There is trend of denser multi-family residential development that from time to time may necessitate site identification on a scale the meets the size and intensity of the development. The project site is unique as it has 725 linear feet of frontage and has a site area of 12.47 acres. The size and illumination limitation assigned to the R-3 zoning district creates a practical difficulty, and unnecessary hardships for this site. The property will benefit from signage in this scale. The larger size allows maximum readability for drivers and the internal illumination will help identify the property during night along Homestead Road. In addition, the signs are situated in such a way to minimize visual clutter on the building and would not be a nuisance to other properties.
ENVIRONMENTAL REVIEW
The proposed project is categorically exempt from the California Environmental Quality Act (“CEQA”) per CEQA Guidelines section 15311 (Class 11 - “Accessory Structures”), which applies to construction, or replacement of minor structures accessory to existing commercial, industrial, or institutional facilities. Here, the proposal involves upgrading the exterior signage on the site.
FISCAL IMPACT
There is no fiscal impact to the City for processing the requested application other than administrative time and expenses typically covered by processing fees paid by the applicant.
COORDINATION
This report has been coordinated with the City Attorney’s Office.
PUBLIC CONTACT
On October 25, 2024, a notice of public hearing on this item mailed to property owners within 500 feet of the project site. At the time of this staff report, Planning staff has not received public comments in support or opposition to the proposed project.
RECOMMENDATION
Recommendation
1. Determine the project is exempt from the California Environmental Quality Act (“CEQA”) per CEQA Guidelines section 15311 (Class 11 - “Accessory Structures”); and
2. Adopt a resolution approving a Variance from the Sign Ordinance to allow for a 48 square foot internally illuminated freestanding monument sign, a 16 square foot halo-illuminated wall sign, and a seven and a half square foot halo-illuminated real estate sign, subject to findings and conditions of approval for the property located at 3131 Homestead Road.
Staff
Prepared by: Alex Tellez, Assistant Planner
Reviewed by: Alexander Abbe, Assistant City Attorney
Approved by: Lesley Xavier, Planning Manager
ATTACHMENTS
1. Resolution approving the Variance
2. Conditions of Approval
3. Vicinity Map
4. Development Plans
5. Justification of Variance Request