TO: CLAREMONT ARCHITECTURAL AND PRESERVATION COMMISSION
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: JUNE 11, 2025
SUBJECT:
Title
SIGN REVIEW #24-S06 FOR PROPOSED SIGN PROGRAM FOR THE COMMERCIAL CENTER LOCATED AT 985 AND 987 WEST FOOTHILL BOULEVARD - APPLICANT - REDITUS HOLDINGS III LLC
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SUMMARY
The applicant is requesting approval of a proposed sign program allowing up to four types of signs, including primary tenant signage, general tenant signage, window signage, and building identification signage at the existing commercial center located at 985 and 987 W. Foothill Avenue.
The proposed sign program provides recommended design concepts and guidelines to ensure that signage is consistent with the new building colors, architectural style, and overall design of the commercial center. The center consists of two buildings containing in-line retail tenant spaces that are set back from both Foothill Boulevard and Regis Avenue by more than 130 feet. One of the buildings is two stories tall with tenant spaces located on both levels.
Staff finds that the proposed sign program is appropriate as set forth in the design standards and general requirements of Claremont Municipal Code (CMC) sections 18.000.010.B. and 18.025.010. Staff also finds that the sign program meets the required findings in CMC section 18.025.120.D.
Further, Staff finds that the design of the proposed signs relates well to both buildings and is appropriately sized and located in order to provide better visibility to passing vehicles and pedestrians alike. Staff also finds that the new sign program vastly improves the look of the center by replacing the existing, dated can signs with channel letters and halo illumination.
RECOMMENDATION
Recommended Action
Staff recommends the Architectural and Preservation Commission:
A. Adopt a RESOLUTION OF THE ARCHITECTURAL AND PRESERVATION COMMISSION OF THE CITY OF CLAREMONT APPROVING SIGN REVIEW FILE #24-S06, FOR A PROPOSED SIGN PROGRAM INCLUDING UP TO FOUR NEW SIGNS, LOCATED AT 985 AND 987 FOOTHILL BOULEVARD. APPLICANT: REDITUS HOLDINGS III LLC; and
B. Find this item is exempt from environmental review under the California Environmental Quality Act (CEQA).
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ALTERNATIVES TO RECOMMENDATION
In addition to the recommendation, there are the following alternatives:
A. Continue the item for additional information.
B. Approve the project with revisions to one or more of the proposed signs and/or revised Conditions of Approval.
C. Express intent to deny the proposal, specifically identifying the review criteria of Section 16.300.060.A of the Municipal Code that cannot be met and continue the item to June 11, 2025, for adoption of a denial resolution as all the necessary findings cannot be met.
FINANCIAL REVIEW
Costs associated with the review of this application have been borne by the applicant.
ANALYSIS
Background
Sign programs are allowed under Title 18, Signs, of the Claremont Municipal Code (CMC) to encourage coordination of signs on a site and to provide greater flexibility for property owners to comply with the City’s strict sign limits in a way that provides appropriate identification for the site and its various tenants. Section 18.025.120.C of Title 18 requires all new sign programs for properties to be reviewed by the Architectural and Preservation Commission.
The subject property has a General Plan land use designation of Mixed Use and zoning designation of Mixed Use (MU3). The MU3 District includes properties that front on Foothill Boulevard and back up to single-family residential development. Mixed uses include an emphasis on ground floor retail along Foothill Boulevard with residential uses permitted on upper floors and/or as a transition to adjacent single-family residential development. To the east, west, and south of the subject property are similarly zoned MU3 parcels and to the north are residentially zoned parcels in the RS 10,000 zone. The existing center was developed under the previous zoning (Commercial Highway) and is solely a commercial development that has hosted a mix of retail and office tenants since it was originally constructed in 1973.
The commercial center consists of two separate structures, a one-story building to the west and the other a two-story building to the north of the property. The existing center currently has older “can” or cabinet signs with through face illumination and window signage for each of the existing tenants. The request by the applicant is necessary to comprehensively update the signage of the center to make the commercial center more visually consistent and cohesive while still protecting the integrity of the building façade.
Project Description
The proposed project includes the following components:
• Major identification signs for each tenant
The proposed sign program meets all the sign standards for the Mixed Use 3 district and are generally consistent with the design guidelines of the Claremont Municipal Code as set forth in the draft approval resolution (Attachment A).
A Copy of the draft sign program document, which includes a site plan, signage plan, and site elevations is attached to this report as Attachment B.
Basis for Recommendation
The proposed sign program promotes appropriate signage for the use of the site as a small commercial center and business park. The proposed signs will utilize high-quality, long-lasting materials. Furthermore, the design of the signs, perhaps with the exception of the use of raceways, is in keeping with the type of signs encouraged in the MU3 zoning district and are designed to minimize physical damage and visual clutter of the existing commercial buildings. Although, initially wary of the use of raceways, Planning staff feels that they are being used appropriately given the architecture of the existing buildings and that the proposed raceways are relatively thin and will be carefully painted to match the color of the façade.
The proposed orientation and placement of the signs promote better visibility for the commercial center given their large setback from Foothill Boulevard. All proposed signs are appropriately located on the site to identify the businesses and direct customers to the buildings and to each tenant respectively.
The proposed sign program will not negatively impact neighboring residential properties, as it features appropriately sized signs that will be facing toward both Foothill Boulevard and the interior of the property or Regis Avenue. The signs are internally illuminated with thru-faced illumination. As such, a 30-day lighting level review will be required once the signs are installed. The applicant will be required to address any issues that are identified during the lighting level review.
CEQA REVIEW
This proposal is categorically exempt from the provisions of the California Environmental Quality Act pursuant to Section 15311 (a), which exempts construction of minor structures accessory to existing commercial or institutional facilities including on-premise signs. Therefore, no further environmental review is necessary.
PUBLIC NOTICE PROCESS
The agenda and staff report for this item have been posted on the City website and distributed to interested parties. If you desire a copy, please contact Pearl Juarez at pjuarez@claremontca.gov.
As a courtesy, notice of this meeting was mailed to properties adjacent to the subject property on May 15, 2025. A copy of this report has been sent to the applicant and other interested parties.
Submitted by: Prepared by:
Brad Johnson Jordan Goose
Community Development Director Assistant Planner
Reviewed by:
Christopher Veirs
Principal Planner
Attachments:
A - Draft Resolution
B - Proposed Sign Program