Planning Commission - Regular Meeting

Okay, the time is now seven o'clock. I'd like to go ahead and call to order the August 25th Planning Commission meeting. If you can please start with the roll call of attendance.

Thank you, Chair Habib. Chair Habib?

Aye, here.

Vice Chair Lake has an excused absence. Commissioners Muller?

Here.

Downey? Here. Adamo?

Here.

Wilson?

Here.

And Lovato?

Here. And if we can please move on to declaration of posting.

Thank you, Chair Huppey. Tonight's meeting agenda was duly noticed and posted in accordance with government code section 54954.2. Great, thank you.

And so we'll go ahead and move on to the Pledge of Allegiance. Commissioner Levada, would you like to please lead us?

I pledge allegiance to the flag The United States of America. And it's really wonderful. Which is science.

Thank you, Commissioner Lovato. We'll go ahead and start off with the general public comment. So this is where members of the public are entitled to address the Planning Commission concerning any item within the Morgan Hill Planning Commission's subject matter jurisdiction. Public comments are limited to no more than three minutes. And except for certain specific exceptions, the commission is prohibited from discussing or taking action on any items not appearing on the posted agenda. So just as a point of clarification, these are for any comments from the public that are not related to today's public hearing item, which is in relation to the master sign program. So anything aside from that, that falls into the planning commission's jurisdiction would be something that you can go ahead and make comment to the Planning Commission. And just one other point that Commissioner Wilson will be helping to facilitate the public comment periods for both the general public comment as well as the public comments for the hearing. So Jenna, do we have, if you can maybe make an announcement for how people who are joining us from the public may be able to make a comment via online or in person?

Yes, thank you, Chair Habib. We are live streaming on Facebook and Zoom. You may provide us public comment tonight in person, or you can email us at pcpubliccomment at morganhill.ca.gov. We also have translation services. If you want to scan a QR code on the agenda, the meeting will translate into any language that you would like. And that's it. Thank you. Oh, yes. I don't see any raised hands.

Okay, great. Thank you. And so we will go ahead and move on to the orders of the day. Commissioners, any requests to make any changes? I mean, we only do have one item. No. Okay, great. So we'll go ahead and move on to the main item for today's hearing, which is the public hearings in regards to a request for a master sign program. This is with freeway sign for the Poppy Ranch Commercial Shopping Center located southwest corner of Cochrane Road and DePaul Drive. And I will go ahead and hand it off over to staff for presentation.

Thank you. Good evening. My name is Tiffany Brown and I will be presenting the master sign program for tonight. Let me just find that. I don't see it on the screen. Sorry.

Oh, here we go. Sorry. That's okay. And then zoom. Yes.

Thank you. You're welcome. 30-minute break.

Thank you.

This one, right? Yes. Okay. Thank you.

You're welcome. All right. Now we're ready. All right, so the item on tonight's agenda is for a master sign program for the new Poppy Ranch Shopping Center. The center is located on the northwest corner of DePaul Drive and Cochran Road. This site is a 7.82-acre site. The general plan and the zoning are commercial highway, and this is a gateway project. Earlier this year, we received an application and then later in the year approved the Poppy Ranch Shopping Center. It is... a almost 60 square foot commercial shopping center. There is a anchor store located on the back or the southwest portion of the site with five commercial pads. So two buildings will face Cochran and three buildings will face DePaul. And it does meet all the parking and everything else. And here is a glimpse of what that shopping center is going to look like. And we have one more for you. And so tonight what we're doing is we're talking about the signage for the master sign program for this shopping center. The municipal code requires all non-residential developments of this kind to get a master sign program. The purpose is for a coordinated approach for multi-tenant businesses, and it also allows for deviation to standard sign code standards to allow for more signage for shopping centers and also to allow for special type of signage. For example, a monument sign that identifies the shopping center versus just for businesses only. Before you is a table that explains what is allowed for the municipal code and then what is proposed in this master sign program. So there are four types of signs. There's wall signage, canopy signage, monument signage, and freeway signage. And we'll go through all those. And the first column there says type of sign. So number of wall signs. In general, it's one per tenant. They're proposing two or three per tenant. And this one that is for three is for businesses that are on the end of a building so that you have a sign on all facades. We are in support of this as it shows two faces of a building, right? So when you're on the road you look like you're looking at a front of a building but when you're inside the center looking at the building you know where you're going still, right? Then for the anchor grocery store building again it's one per tenant and this size of a space usually has multiple signage so of course they're proposing more signage there. So there is the one primary sign, two secondary signs, and a couple of, there's four other signs that we'll walk you through on a few slides down. And then you have freeway sign eligibility. So this site is commercial freeway. It was originally envisioned as a much larger commercial zoned area. There were other applications in a builder's remedy application that has shrunken the commercial square footage of that zoning area. And so we have 7.8 acres instead of 10 acres. And the amount of square footage of commercial space is almost 60,000. And usually you would need 100,000. But again, we don't have all the square foot, we don't have all the acres. And then for freeway signs, the maximum is 200 square feet area. This is asking for a bit more. It's 320, which we have seen in other freeway signs. And lastly, freeway sign distance. So our code reads that a freeway sign shall be located 1,000 foot away from another freeway sign. This one is approximately 500, and we'll walk you through that as well. The site plan in front of you is the site plan for the shopping center and identifies the locations of the different types of signage for the buildings. So you can see where the red is the wall signs. This is where I was telling you we have a sign on each facade for each tenant. And then it's kind of hard to see on this map. There's a little small yellow signage. And those are canopy signs, which I'll show you what that means. But generally, it's when there's an awning that kicks out in front of a door. It's usually a metal awning, and the sign just sits on top of the awning. And then in blue, you'll see the location of the freeway sign right there on the off ramp. And then in red with a circle around it, you'll see the three monument signs. So I'm going to go ahead and use my mouse if I can. Kind of hard to see on the white, huh? So on each entrance to the shopping center, one along Cochrane and the one along DePaul that's in the center, those are the two locations of the monument signs right there at the entrances. And then on the corner intersection of Cochrane and DePaul, that's where you'll see the shopping center logo sign. Here is an example of what you would find inside the sign program. So these are the types of signs depending on their location and where they are on each building. The first one is your typical wall sign that goes over the tenant doorway. The second one is if the signage is located on the corrugated or wood of the wall, it needs to be on a raceway so it doesn't ruin the facade of the wall. And then the last one that you're seeing there, it's a little small, but it is that awning where I was talking about that just projects in front of the door. And then the sign sits right on top of that metal awning. The sign program goes into the different standards of materials and details and depth of the channel letters and the lighting to ensure cohesive consistency throughout the sign program. Here are the signs that are proposed for the anchor grocery store sprouts. And so you will see the largest sign would be the sprouts farmer's market. And then the next two is the organic local fresh wellness. And we will look at that elevation, I think, later on in the presentation. So we brought this picture back up so we can show that in the master sign program, it does show where signs can go. So if you look through the master sign program, you will see on each elevation dotted lines on if your tenant is here, this is where your sign should go. Just again to provide cohesiveness and continuity throughout the shopping center. And there's another example of that there. And so you can see the sprouts building there. And then they have those other signs attached on the sides. Here are the monument signs and the freeway sign. So the freeway sign and monument signs have a wood powder coated aluminum on a board formed concrete panel. So very nice looking signs and meant to stay maintained through the weather. And they are backlit with acrylic panels. The freeway sign is 50 feet tall and 20 feet wide. Approximately 100 square feet for the Poppy Ranch logo and 320 for the rest of the signage that's displayed. The project ID sign is eight feet tall by six feet wide, and that's the entire sign. And then the last two monument signs that are at the entrances of each street to the shopping center, they are also eight feet tall and six feet wide for the sign that's monument sign B, and roughly 10 feet wide for the sign that's monument sign A. And this is just an aerial view of the shopping center as a whole, and it's meant to highlight where the location of the freeway sign will be. So you can see it's off of the off ramp going towards Cochran. So if you look at the big Anchor Sprouts building, it is right there to the right of it. Again, we reviewed the master sign program with intent and consistency and found it to be consistent with both the general plan and the intent of a master sign program. The program is exempt from further environmental review. And the project was posted in the legal ad. The project page was updated. And site signage is still on site from when the shopping center was approved, which would take them to the project page to tell them about the master sign program hearing tonight. We also mailed the notice to property owners within 300 feet of the shopping center. Staff is recommending to open and close the public hearing and adopt the resolution approving the master sign program. And a representative of the shopping center is here tonight as well.

Thank you so much, Tiffany. So before we move into clarifying questions amongst the Planning Commission, I just wanted to ask if you can maybe take a brief moment to help clarify the role and the ask of the Planning Commission, so really what's in scope, maybe what's not in scope. before we go into some of those clarifying questions. So that might help guide us maybe with some of the questions, where they might lead, as well as some clarifications. Go ahead.

So the item before you tonight is a master sign program. So the planning commission is only reviewing the criteria for the signs. We're not reviewing anything related to design review for the buildings or anything that has already been approved administratively. The sign program is attached as Exhibit A in the agenda packet. And so that spells out the same information that Tiffany just shared on the PowerPoint presentation. And so it's going through all the criteria for the center, for signs. And so with a master sign program, it leaves it open to anything. So it's a unique sign program for the shopping center. This is typical of what we see for many shopping centers where there's multiple tenants. And so a master sign program allows the applicant to propose pretty much whatever they see fit for the project. And it's up to the planning commission to determine the amount of signage, the signs for square footage, size, height. And so all that is up to the planning commission to discuss and to evaluate and to provide any feedback. approval on those or direction for changes and the planning commission is the decision-making body on this so it will not be moved forward to city council

Okay, great. Thank you, Adam. With that said, commissioners, is there any one of you that would like to have any clarifying questions on the presentation itself? Again, we will come back for discussion and further comments. But right now, just any clarifying items for Tiffany or city staff?

I have a few just quick questions. Do we have a question? Yeah, I'll start quickly. So just very quickly, Pad 4, I don't see any signs. Is that because it's just not defined and that would just follow the same criteria?

Yes. The last Pad, Pad 4, is a building that is to come later. So that will come through the design permit process later, but it will fall in line with this same program.

Okay. The freeway sign, you said there was an exception to the code to... be within 500 feet of another sign? Which sign is that? You were going to say which one it was.

Yes, thank you. So the Cochrane Commons Shopping Center, which has Target and the following, it has two freeway signs. One is located on the north first end and one is located across the street on the on-ramp to get onto 101 northbound. So it will be within 500 feet of that freeway sign.

Okay. Okay. And then why don't you say, so the freeway sign, you said the material is wood?

It is wood powder-coated aluminum. So it looks like wood, but it's not.

So it's actually powder-coated aluminum. I was just a little concerned about how fast that would wear down if it was wood. Okay, so it's actually powder-coated aluminum. Yep. And then is there anything about, will these signs be lit up, backlit with lighting? And is there anything around nighttime lighting? Because there is some houses across the street from, I think on DePaul there, right?

Yes. So it will be backlit lighting with the acrylic panel. So just the acrylic panel itself lights up, very similar to what you see on the Cochrane Commons signage. When you go down, just the actual panel itself lights up, not the entire sign.

Yeah. And is there any policy? Are they allowed to stay on all night? Do they have to turn off at some point or it's up to the tenants themselves?

It's up to the shopping center.

So we don't have any... Now it's around lighting. Okay. All right. Thanks.

Any other commissioners clarifying questions? No. Okay, I had one. This was specifically, I believe this was mentioned both in the staff presentation, but also in the staff report where it talks about how the master sign program allows you to deviate from standards contained within the chapter relating to permitted sign height. number of signs sign area and type of sign and so i did see like i think that table was really helpful as well but when it comes to the the freeway sign eligibility when it when it's the i think it was a 7.82 acre versus having the minimum of 10 or the freeway sign separation of 500 feet versus a thousand um i didn't see um it mentioned those ones when it comes to which items you can actually deviate from. So is that included or is that maybe part of the actual code and it wasn't necessarily listed in the four items that can be deviated from?

Thank you. Yes. So those are the standards that can be deviated from for the eligibility of the type of sign. So they're adding a freeway sign and then the standards for the freeway sign.

Okay. So those fall within the jurisdiction of possible deviation. Right.

Yes. So for a master sign program, they can propose any deviations that they want. They do not have to meet the requirements within our sign code. Or if it was just a single business on the property, then the standards for a freeway pylon sign would apply. But since there's a shopping center, they can propose any type of signs that they see fit for the property.

Okay. And are there any restrictions when it comes to the deviations? Meaning, in this example, I think it was pretty close when it comes to the acreage or the distances and so on. But is there really any maybe objective deviation that can or cannot be considered? Or is it really subjective when it comes to how much of those deviations can occur percentage-wise, number-wise, and so on?

So there is no standards. It's just a reviewed project by project, and it's up to the planning commission's purview.

Okay. And then just one final clarification. So this is on the very last page of the staff report under the conclusion area. It talks about, in addition, pursuant to subsection 1888-100, the city council finds that the large retail development adjacent to Highway 101 have unique needs in communicating their message to et cetera, et cetera. I was a little bit confused about the findings or the area where it talks about the city council. Was this something that was previously established, hence why it's being referred to, or did city council already have some degree of involvement with this program specifically?

So the city council did not have any... And put it on this particular sign program. Or I'm just pulling up our code section for that. So I think it's just a policy or wording within our ordinance that states. Let's see. I'm reviewing that section. Just a second.

And it may be a general guidance, possibly as I'm reading it. I was just a little bit confused as it was bringing in that specific code section.

Yeah. So that is just, it's within our zoning code. It states that language that it's underneath 1888. 100 see it says freestanding freeway oriented signs that the city council finds that large retail developments are just the high one and one have unique needs of communicating their message to the high speed. vehicles travel on the highway and the size and number of tenants located merely to the freeway, so that is direct language from our zoning code from our sign chapter.

Okay. Great. That's all I had. Once again, any other commissioners with clarifying questions before we open public hearing?

There are no other comments from the commissioners.

Okay, great. Thank you so much. So I will go ahead and open the public hearing and I'll hand it off to Tiffany for for guidance in regards to how the public can join. And if there are any public comments, I would hand it off to Commissioner Wilson for assistance with facilitating that process.

Okay, we're gonna have Jenna. Thank you care of the online instead of Tiffany.

Thank you. We, I believe, have the applicant here if we want to start with them. Either online, if you want to say a few things.

Yes, we should.

If you could just state your name for the record. Michelle Rooney, I'm with Regency Centers, the developer and applicant. I just want to say thank you for tonight and appreciate your review of this. We look forward to a hopeful approval of the signage program as we think it does a great job of establishing the center, not only as a great community center, but also a recognizable destination in the city of Morgan Hill. Thank you.

I have one. Was your mic on?

Yeah, I have one question. So it looks like, depending on the building size, you've got, I think, three or four tenants proposed.

Around there for each building.

Right. So what happens if one tenant takes a really large portion of one building?

They will still only have that one frontage, but their size allowance will change based on the frontage size.

But they'll only have one?

One, correct. I won't have two per storefront. No, it'll just be one per storefront.

Is that clarified anywhere in there? Because I missed it if it was.

It is, yes.

Okay. And could you help us maybe understand why one building is not being built yet?

Yeah, we really looked at that as trying to find the right fit for that space specifically and kind of evaluating once we build that to find that right fit for that right location tenant.

That sort of suggests you know who might be coming besides Sprout?

As far as other tenants throughout the center? Yeah. Or just that one specifically?

No.

Throughout the center. We do have a pretty good feel for other tenants coming to that center, yeah.

Okay.

Any other questions?

Any other questions? No. Thank you.

Thank you.

Thank you.

I'd also like to remind the audience that you can send us an email at pcpubliccomment at morganhill.ca.gov. And I don't see any raised hands.

Okay, with that, we will go ahead and close the public hearing and bring it back to the commission for discussion as well as any motions that the commissioners would like to make.

I'll make a motion to approve the sign program for the Poppy Ranch. Second.

Okay, so we have a motion by Commissioner Mueller. I'm sorry, who was the second? Jim.

It was from Commissioner Wilson.

Okay, great. So we have a second by Commissioner Wilson. If we can please do a roll call. I mean, before we do that, any discussion? No. Seeing none, if we can please do a roll call.

Chair Habib.

Aye.

Commissioners Muller?

Aye.

Lovato?

Aye.

Downey?

Aye.

Adama?

Aye.

And Wilson?

Aye.

Motion passes 6-0-0-1. Great.

Thank you so much, Jenna. With that said, we'll now go ahead and move on to the director's report slash announcements. Adam, is that to yourself?

So the next planning commission meeting will be on September 8th, and we will have an item that day. It will be kind of a workshop item for a housing policy for the MTC TOC compliance and through the grant that we received from MTC. And so we will be starting that meeting at 7 p.m. Other than that, the commission meeting I also want to ask for the commissioners to have two volunteers to assist with the greater downtown specific plan to serve on a stakeholder meetings. We planned as part of public outreach to do a number of stakeholder meetings, I believe about four meetings throughout the course of two years to help provide direction for on the Greater Downtown specific plan. And so as part of that, we'd like to have two commissioners that volunteer to help serve that purpose.

Adam, were you looking for commissioners right now, or is that something they can reach out to you?

I was looking for commissioners right now. Okay. We had two hands raise, Commissioner Mueller and Commissioner Lobato.

Oh, perfect. Great. Perfect. Adam, I won't be here September 8th. I assume everybody else will. We have enough of a quorum, but I know I won't be here.

Okay. Thank you. Yes. And so since we won't have a, there's no public hearing items on that day, it'll just be a workshop. And so we will be okay. All right. With that, I don't know. at this time i don't have any other updates but i'll have updates next meeting tractor supply i may have an update in a month okay um we are looking to see how we can move that project forward great okay any other questions before we adjourn

Nope. Signe, thank you so much. We will go ahead and adjourn today's meeting. Thank you. Well done, Chair. Thank you. Bye.