Title
Master Sign Program and Design Review for a previously approved 195-unit multi-family residential development located at 401 Cypress Avenue in the Downtown Transit Core (DTC) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code and determination that the project is categorically exempt from CEQA. (Christy Usher, Senior Planner)
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RECOMMENDATION
Recommendation
Staff recommends that the Planning Commission determine that the Master Sign Program (SIGNS23-0027) for “Celeste”, a previously approved multi-family residential development that is under construction and nearly complete, located at 401 Cypress Avenue is categorically exempt from CEQA per Section 15311, Class 11 and approve the project based on the proposed findings and subject to the proposed conditions of approval.
MOTION TO ADOPT STAFF RECOMMENDATION
(1) Move to determine the project is exempt from CEQA and approve the Master Sign Program subject to the attached findings and conditions of approval.
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BACKGROUND
The Planning Commission and City Council previously approved the entitlements for a new 195-unit multi-family residential development located at 401 Cypress Avenue at the corner of Miller Avenue and Cypress Avenue (formerly called Cadence Phase 2, now renamed “Celeste”). The building is currently under construction and in the final phases with anticipated delivery of units to tenants within the next few months. Conditions of Approval for the project required that any future signage for these projects was subject to separate review and approval.
DISCUSSION/ZONING CONSISTENCY ANALYSIS
South San Francisco Municipal Code (SSFMC) Section 20.360.010 (Master Sign Program) states that the purpose of a Master Sign Program is to provide a method for an applicant to integrate the design and placement of signs within a project with the overall development design to achieve a more unified appearance.
The proposed Master Sign Program is consistent with the high-quality materials, design, and character of the building. The proposed signage will be well-integrated into the project components and will provide clear wayfinding to and within the site for multiple modes of transportation. The proposed signage in the Master Sign Program will be of an appropriate scale and location, and will be consistent with the character and quality of the building.
The Master Sign Program Project Plans are included as Attachment 2 to this staff report, and the proposed signage includes: In summary, the proposed signage includes:
Wall Signage
The applicant is proposing one vertical building-mounted sign to be located on the Miller Avenue frontage (south elevation). The proposed vertical sign includes illuminated channel lettering. Dimensions of the building wall sign are approximately 2’7” by 38’7”, or approximately 100 square feet in area. The channel letters will be illuminated from sunset or dusk to 9pm, 7 days of the week and 365 days of the year. When not lit, the channel lettering appears black but when lit the letters appear white. The illuminated channel letters will also include dimmers.
Awning Signage
The applicant is proposing awning signage to be located on an overhang or canopy at the main entrance to the apartment building which is located at the corner of Miller and Cypress Avenues. Two awning signs are proposed: one sign faces Miller Avenue and one sign faces Cypress Avenue, and both will be up-lit. The dimensions of each of the awning signs are approximately 1.5 feet tall by five feet wide, approximately 7.5 square feet in area.
Temporary Leasing Banner Signage
Two temporary banners are proposed for grand opening purposes. These are permitted for six months. One banner is proposed on the north façade, oriented toward Highway 101. It is approximately 17 feet tall by five feet wide, approximately 85 square feet in area. A second temporary banner is proposed along the east (Cypress Avenue) frontage. The second temporary banner is approximately 40 feet tall by five feet wide, or approximately 200 square feet in area.
Various directional, identification and regulatory signage is also proposed such as:
• Vehicle Directional Signage to direct visitors to major campus destinations and visitor parking.
• Address Signage to display the project’s address.
• Leasing Center Signage to direct visitors to the leasing.
DESIGN REVIEW BOARD
The Design Review Board (DRB) considered the Master Sign Program on November 21, 2023 and January 16, 2024. The DRB recommended the application for approval by the Planning Commission at the January DRB meeting after the applicant addressed their questions and concerns regarding the proposed signage from the previous DRB meeting(s).
GENERAL PLAN CONFORMANCE
The Project site is part of the Downtown Sub-Area as defined by the City of South San Francisco’s General Plan. The site’s General Plan designation is Downtown Transit Core.
The Project is consistent with the guiding and implementing policies in the General Plan as it has been designed to promote high density multi-family uses. The signage material, color, style, and placement will be functional, informational and compatible with the urban character of the Downtown sub-area. Implementation of the sign program would provide appropriate building identification for the development and as designed, would execute the vision of the General Plan for downtown redevelopment.
ENVIRONMENTAL REVIEW
The project proposes signage for an existing approved and CEQA cleared project. A categorical exemption for onsite signage per CEQA Section 15311, Class 11 applies to this Master Sign Program.
CONCLUSION
The applicant has worked closely with staff and the DRB to create a thoughtful, balanced and high-quality Master Sign Program for the Celeste residential project at 401 Cypress Avenue that is in scale with the building, compatible with the urban setting and functional for the tenants and their visitors. Staff recommends that the Planning Commission approve the Master Sign Program application, per the draft Findings and Conditions of Approval.
Attachments
1. Design Review Board Comment Letter(s) dated January 16, 2024 and November 21, 2023
2. Project Plans, dated February 1, 2024
3. Draft Findings and Conditions of Approval