CITY COUNCIL REGULAR MEETTIMG AGENDA PACKET 7-7-26

Page 2 of 4 residential to the east along Vineyard Avenue, and a variety of commercial uses to the south along First Street. See the Project Plans (Attachment 5) for additional details of the proposed project, including images of the prior 76 Gas Station design. Staff Review and Zoning Administrator Action Staff deemed the application incomplete on September 16, 2025, expressing general support for the site upgrade but requesting a reduction in franchise branding colors on the canopy fascia, consistent with the approximately 25 percent coverage featured on the existing 76 Gas Station canopy. Following further dialogue, the applicant switched brands from Sunoco to Shell Gasoline and resubmitted in January 2026; while the revised package reduced franchise color coverage compared to the earlier Sunoco proposal, the Shell Gasoline canopy design still featured approximately 66 percent yellow and red franchise branding color. Although staff indicated the project could be approved with reductions in the amount of branded color elements on the canopy, the applicant declined to make such changes. The Zoning Administrator issued a denial on February 25, 2026, finding the proposed signage inconsistent with General Plan Community Character Element Policies 15 and 16, which call for attractive colors that minimize bright franchise branding and discourage franchise prototype signage. The applicant filed a timely appeal on March 5, 2026 (Attachment 3). PLANNING COMMISSION ACTION On May 13, 2026, the Planning Commission heard the appeal, and after considering the agenda report (Attachment 4), public comment, the applicant's testimony, and project plans (Attachment 5), the Planning Commission upheld the applicant’s appeal (3-1 vote), overturning the Zoning Administrator’s determination to deny the SDR application. The Planning Commission made findings for approval and adopted standard SDR conditions of approval, as well as two project-specific conditions of approval as follows: 1) the height of the Shell Gasoline corporate branding color band shall not exceed 50 percent of the total canopy fascia height; and 2) any canopy illumination (except underlighting) shall automatically turn off at 10 p.m. daily (Attachment 6). DISCUSSION As part of the SDR process, the Zoning Administrator subjectively evaluates the proposed signage against the following standards prior to making a determination: 1. Any applicable General Plan policies, specifically: o Community Character Element Policy 15, Program 15.3: ▪ Attractive sign design and higher quality sign materials ▪ Attractive colors, minimizing bright franchise colors o Community Character Element Policy 16, which "discourages franchise and prototype architecture and signage". 2. Any applicable Design Guidelines (such as the Downtown Design Guidelines) and, Page 152 of 214