Planning Commission
staff report
January 22, 2013
Study Session Item 1: DIABLO VALLEY COLLEGE (DVC) PLAZA
REDEVELOPMENT PROJECT - PYLON SIGN
61 CHILPANCINGO PARKWAY
PLN 13-0011 (USE PERMIT)
Project Planner:
Jeff Olsen, 671-5206, [email protected]
Applicant/Owner:
Grosvenor USA Limited, One California Street, 25th Floor, San Francisco,
CA 94111
I.
INTRODUCTION
A.
Request/Project Description
The applicant, Grosvenor USA Limited, is requesting preliminary feedback on a
Use Permit request to approve two major sign adjustments in accordance with
Section 18.60.100 of the Zoning Ordinance. The request is associated with one
new freestanding pylon sign for a future mixed-use redevelopment project. More
specifically, the Use Permit is requesting:

A 67-foot tall freestanding sign, where a maximum 8-foot tall freestanding
sign is permitted in an RB Retail Business District, in accordance with
Section 18.60.050.A.2 of the Zoning Ordinance. Note: The site may be
rezoned in the future to a PUD – Planned Unit District.

Approximately 608 square feet of sign face area (304 square feet per sign
face) on a double-face freestanding sign, where a maximum 32 square feet
per sign face or a maximum 64 square feet for two sign faces, is permitted
in an RB District in accordance with Section 18.60.050.A.
The proposed pylon sign is intended to provide highway-oriented tenantidentification signage, for the future redevelopment of the DVC Plaza, in addition
to providing signage for pedestrian/vehicular traffic along nearby public right-ofways such as Contra Costa Boulevard and Chilpancingo Parkway. In addition, the
project site is located in Airport Safety Zones 3 and 4.
Note: In comparison, the existing two-story office building located on the project
site is approximately 27 feet tall (at the highest point). Furthermore, the tower
elements on the In N Out Burger building (across Chilpancingo Parkway from the
project site) are 28 feet tall at top of roof pitch.
DVC Plaza Pylon Sign – Study Session
PLN 13-0011
B.
Page 2
Project Location
The project site is addressed as 61 Chilpancingo Parkway, and is located on the
south side of Chilpancingo Parkway, approximately 125 feet west of the intersection
at Chilpancingo Parkway and Contra Costa Boulevard. Assessor Parcel Number:
153-270-001.
II.
GENERAL INFORMATION
A.
General Plan
The General Plan designates the site as Commercial and Retail.
B.
Zoning
The zoning designation is RB Retail Business district.
C.
Site Description and Existing Land Use
The .37 acre (16,117 square foot) project site is relatively flat. The site is
developed with a two-story office building originally built in 1981. The site’s
west property line abuts Grayson Creek (Contra Costa County Flood Control
District).
III.
North
Zoning
RB – Retail Business
South
East
West
RB
RB
RB
Uses
Pleasant Hill Shopping Center (Target,
Toys R Us, In N Out Burger)
Denny’s Restaurant
Shell Service Station
Grayson Creek and DVC Plaza
NECESSARY FINDINGS
A.
Use Permit Findings
Study Session: No findings are required to be made by the Planning Commission
for a study session, as the applicant is requesting comments and direction at this
time, in regard to the sign’s proposed height, mass and sign face area.
Subsequently, the applicant will request formal review and approval of the Use
Permit request, at which time the Planning Commission will make a
determination based on the following six findings.
Section 18.95.040 of the Zoning Ordinance requires the Planning Commission to
make the following specific findings for Use Permit applications:
DVC Plaza Pylon Sign – Study Session
PLN 13-0011
Page 3
1.
The proposed use will not be detrimental to the health, safety or general
welfare of persons residing or working in the neighborhood of the proposed
use; and
2.
The proposed use will not be injurious or detrimental to adjacent or property
in the neighborhood or to the general welfare of the city; and
3.
The proposed use is consistent with the policies and goals established by the
General Plan.
Section 18.60.100B of the Zoning Ordinance requires the Planning Commission to make
the following specific findings for Major Sign Adjustments applications:
IV.
1.
The adjustment is consistent with the intent of the specific purposes noted in
Section 18.60.010 (Specific Purposes of the Sign Ordinance) of the Zoning
Ordinance, and
2.
The adjustment will not adversely affect adjacent properties or tenants; and
3.
The adjustment is necessary due to practical difficulties involved in the strict
application of zoning ordinance standards to the project site or would result
in a superior, more creative design.
ANALYSIS
A.
Existing Highway-Oriented Signage and Structures
Crossroads at Pleasant Hill: The two existing double-face pylon signs for the
Crossroads at Pleasant Hill were approved (in 2004 and 2007) to be 35-feet tall
as part of two separate PUD - Planned Unit District projects (Ordinances 790 and
809). In addition, each pylon sign exhibits four tenant panels per side, with the
dimensions of each tenant panel at 3.5-feet tall by 13-feet long (45.5 square feet
per sign panel or a total of 182 square feet per sign elevation excluding the sign
copy reading Crossroads at Pleasant Hill). Lastly, the two pylon signs are
setback approximately 60-feet (northernmost sign) and approximately 70-feet
(southernmost sign) from the west property line that abuts the Interstate 680
corridor. Note: the sign faces are oriented perpendicular to Interstate 680 so as to
be visible to both northbound and southbound traffic and include the City’s name
for identification purposes.
Comparatively, the proposed double-face pylon sign for the DVC Plaza
redevelopment project would be 67-feet tall with approximately 304 square feet
of sign area on each sign face. Lastly, the pylon sign would be setback
approximately 420-feet from the nearest portion of Interstate 680 (which is the
elevated portion located above Concord Avenue) and 475-feet from the center of
the I-680 corridor. Note: the sign faces on the east elevation would be oriented
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parallel to Interstate 680, thus the sign faces on the west elevation would not be
visible from Interstate 680.
Downtown Pleasant Hill – Century Theatre Sign: In 2001, as part of the Planned
Unit District - Downtown Specific Plan, the City approved the Century Theatre’s
signage which included a building-attached “fin sign” that is 83-feet above grade
level at the top of sign. More specifically, the double-faced fin sign is mounted on
the corner of the building’s tower at a 45 degree angle. The fin sign element is
approximately 17 feet wide at the top and 69 feet tall. However, since the sign is
mounted on the building, the top of the fin is approximately 83 feet above the
grade level. The area of one face of the double-faced sign is approximately 480
square feet. The distinctive and prominent sign was approved, in part, to
contribute to the identity of the entire community.
Best Buy/Extended Stay America Site: The large double-face monument sign at
the Best Buy site (3250 Buskirk Avenue) was originally approved for previous
tenants, such as Bruener’s Furniture. Furthermore, the sign was approved under
Sign Ordinance standards which governed signage previous to the current Sign
Ordinance. However, for comparison purposes only, the 24-foot high double-face
sign has a total of 494 square feet per side for a total of 988 square feet of sign
face area. Each side consists of three 3-foot tall by 26-foot long sign panels (78
square feet each) and two 5-foot tall by 26-foot long sign panels (130 square feet
each). The monument sign is setback approximately 60-feet from the Interstate
680 corridor and is oriented perpendicular to I-680.
Denny’s Restaurant: The Denny’s pole sign (circa 1968) is approximately 48-feet
tall, and is located at 612 Contra Costa Boulevard, approximately 120-feet from
the project site at 61 Chilpancingo Parkway.
Three of the four signs noted above (excluding the single-tenant Denny’s pole
sign) are located in the southern portion of Pleasant Hill. Therefore, the City
currently lacks a freestanding highway-oriented sign on the north end to assist in
community identification.
Soldier’s Memorial Monument: To the best of staff’s knowledge, the primary
portion of the memorial monument is 45 feet tall, as measured from the top of the
stairway pedestal, to the top of the monument’s mainframe. The entirety of the
memorial monument is 57 feet tall, as measured from the bottom of the stairway
pedestal, to the top of the spire. The structure was erected in 1927, and is located
in the 2600 block of Contra Costa Boulevard, adjacent to the Downtown parking
structure and Interstate 680.
B.
Airport Land Use Commission (ALUC) – Contra Costa County
The project site is located in Airport Safety Zones 3 and 4. The County’s
Community Development Department informed both staff and the applicant that
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the maximum allowed structure height on the project site pursuant to the Airport
Land Use Compatibility Plan is 67-feet. More detailed comments are expected to
be received from the County in early February. Note: Additional structure height
(in excess of 67-feet) may be considered by the ALUC, through an application
process for an “exception.” However, the applicant does not anticipate pursuing
the “exception” process.
C.
Contra Costa County Flood Control District
To date, the Flood Control District has not provided comments on the proposed sign.
However, they are anticipated to submit comments no later than early February.
D.
Engineering Division Comments
The proposed pylon sign is setback approximately 40 feet from the top of creek bank
and the existing office building is approximately 25 feet from top of creek bank.
Currently, the “depth” of the flood channel is not known. Therefore, the Engineering
Division cannot determine (at this time) whether the proposed pylon sign will meet
the City’s creek setback requirement (1:1 ratio). Subsequent to the study session, the
City Engineer will make a determination of the required setback in accordance with
the City ordinance. However, given the proximity of the existing building to the top
of creek bank, the Engineering Division does not anticipate a concern. Note: a
setback “exception” cannot be requested, because the property is located in the flood
zone. The new pylon sign will be required to comply with FEMA (Federal
Emergency Management Agency) building requirements.
E.
Architecture/Design Guidelines
Subsequently, the project will require design review of a Sign Permit, by the
Architectural Review Commission (ARC), for consistency with the design
policies contained in the City Wide Sign Design Guidelines. In addition, the ARC
will review the Sign Permit for compliance with Zoning Ordinance regulations
and the policies and goals contained in the General Plan.
Primary issues that will be addressed by the ARC include: (a) general sign design,
(b) methods of sign lighting, and (c) design compatibility (to include height and
sign face area) with adjacent commercial uses. In addition, the ARC will consider
the sign’s location and design in relation to the nearby Contra Costa Boulevard
public right-of-way and nearby Interstate 680 corridor.
V.
CONCLUSION
The proposed highway-oriented sign would provide tenant identification, and a wayfinding landmark, for a new commercial/retail center to serve the community and general
region. The applicant is seeking preliminary input from the Planning Commission at this
time regarding the proposed height, location, massing, and amount of sign area to provide
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further guidance to the sign designer as the conceptual plans are refined and detailed for
future design review by the ARC.
VI.
RECOMMENDATION
Staff recommends that the Commission provide preliminary feedback regarding the
proposed height, location, massing, size, and sign area for the proposed pylon sign.
Note: Staff will schedule the project for a study session with the Architectural Review
Commission prior to scheduling the use permit for further Planning Commission review.
VII.
ATTACHMENTS
Attachment A
Attachment B
Location Map
Project Plans