HomeMy WebLinkAbout31A - 100 S. MAIN ST.
REQUEST FOR
COUNCIL ACTION
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CITY COUNCIL MEETING DATE:
CLERK OF COUNCIL USE ONLY:
DECEMBER 20, 2004
TITLE:
VAR:IANCE NO. 2004-07 TO PROV:IDE
EXCEPTION FROM VAR:IOUS PROVISIONS
OF THE SIGN CODE FOR ORIGINAL
M:IKE'S RESTAURANT AT 100 SOUTH MAIN
STREET - CAR:IBOU INDUSTR:IES,
qAPPLI~.~.
CITY MANAGER
APPROVED
o As Recommended
o As Amended
o Ordinance on 151 Reading
o Ordinance on 2nd Reading
o Implementing Resolution
o Set Public Hearing For
CONTINUED TO
FILE NUMBER
RECOMMENDED ACTION
Receive and file the staff report:
1. Denying Variance No. 2004-07 (A1, A2, A3) for Sign No.1; (C1, C3)
for Sign No.4; (D3) for Sign No.5; (F) for Sign No.7; (G1, G2, G3)
for Sign No.8; (H) for Sign No.9; and (I) for Sign No. 10.
2. Approving Variance No. 2004-07 (B) to allow one changeable copy sign
as conditioned for Sign Nos. 2 and 3; (C2) to allow the painted wall
sign above the ground level of the building as conditioned for Sign
No.4; (D1) to allow the projecting sign to extend more than four
feet and (D2) to allow animated lights for Sign No.5; and (E) for
Sign No. 6 as conditioned.
PLANN:ING COMMISS:ION ACTIONS
Adopted a resolution:
1. Denying Variance No. 2004-07 (A1) for Sign No. 1.
,
2. Denying Variance No. 2004-07 (A2 ) for Sign No. 1;
3. Denying Variance No. 2004-07 (A3 ) for Sign No. 1.
,
4. Approving Variance No. 2004-07 (B) to allow one changeable copy sign
as conditioned for Signs 2 and 3;
5. Denying Variance No. 2004-07 (C1 ) for Sign No. 4;
6. Approving Variance No. 2004-07 (C2) to allow the painted wall sign
above the ground level of the building as conditioned for Sign No.4;
31A-1
Variance No. 2004-07
December 20, 2004
Page 2
7. Denying Variance No. 2004-07 (C3) for Sign No.4;
8. Approving Variance No. 2004-07 (D1) to allow the projecting sign to
extend more than four feet as conditioned for Sign No. S;
9. Approving Variance No. 2004-07 (D2) for Sign No. S;
10. Denying Variance No. 2004-07 (D3) for Sign No.5;
11. Approving Variance No. 2004-07 (E) for Sign No.6;
12. Denying Variance No. 2004-07 (F) for Sign No. 7;
13. Denying Variance No. 2004-07 (G1) for Sign No. 8;
14. Denying Variance No. 2004-07 (G2 ) for Sign No. 8;
lS. Denying Variance No. 2004-07 (G3 ) for Sign No. 8;
16. Denying Variance No. 2004-07 (H) for Sign No. 9; and,
17. Denying Variance No. 2004-07 (I) for Sign No. 10.
At its November 22, 2004 meeting (Exhibit A) by a vote of 4:2 (Mondo and
Sinclair opposed, De La Torre absent) .
D:ISCUSS:ION
On August 23, 2004, the Planning Commission held a public hearing
regarding several sign variances for Original Mike's Restaurant. At the
conclusion of the hearing, the Commission continued the item and directed
the applicant to submit a comprehensive sign program for the restaurant
since additional signage not in the program had been discussed at the
hearing. On September 27, 2004, the Commission referred the variance
regarding changeable copy signage to the Historic Resources Commission
(HRC) for direction on treating the openings on the north elevation.
After considering the comments from the HRC and analyzing the revised
sign program, on November 22, 2004, the Planning Commission approved five
and denied twelve variances for Original Mike's Restaurant subject to the
deletion, addition and modification of three conditions. This includes
deleting Planning Condition No.3, which is no longer necessary since the
changeable copy signs will be located above the garage door, adding a new
Planning condition that requires the Planning Manager's review and
31A-2
Variance No. 2004-07
December 20, 2004
Page 3
approval of the marquee sign, and amending Public Works Condition No. 1
to also require an encroachment agreement for the marquee sign on First
Street.
These variances will allow a total of six signs to be placed on the
various building elevations. The Planning Commission I s actions on the
variances have been included for your review (Exhibit B) .
F:ISCAL :IMPACT
There is no fiscal impact associated with this action.
S&~~?~d1n9
Executive Director
Planning & Building Agency
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31A-3
REQUEST FOR
Planning Commission Action
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PLANNING COMMISSION MEETING DATE:
NOVEMBER 22, 2004
PLANNING COMMISSION SECRETARY
TITLE:
VARIANCE NO. 2004-07 TO PROVIDE
EXCEPTION FROM VARIOUS PROVISIONS
OF THE S:IGN CODE FOR ORIGINAL MIKE'S
RESTAURANT
APPROVED
o As Recommended
o As Amended
o Set Public Hearing For
DENIED
o Applicant's Request
o Staff Recommendation
CONTINUED TO
Prepared by Vince Fregoso
~ ~~~ctor
~nning Manager
RECOMMENDED ACTION
Adopt a final resolution:
1. Approving Variance No. 2004-07 (B) to allow one changeable copy sign
as conditioned (Signs 2 and 3) i and,
2. Approving Variance No. 2004-07 (E) for Sign No.6.
Planning Commission Action on September 27, 2004
Adopted a resolution:
1.
Denying Variance No. 2004-07 (AI) for Sign No. Ii
Denying Variance No. 2004-07 (A2) for Sign No. 1 .
,
Denying Variance No. 2004-07 (A3 ) for Sign No. Ii
Denying Variance No. 2004-07 (C1) for Sign No. 4i
Approving Variance No. 2004-07 (C2) to allow the painted wall sign
above the ground level of the building as conditioned (Sign 4) i
Denying Variance No. 2004-07 (C3) for Sign No. 4j
2 .
3 .
4.
5.
6.
7. Approving Variance No. 2004-07 (D1) to allow the projecting sign to
extend more than four feet as conditioned (Sign 5) i
8. Denying Variance No. 2004-07 (D2) for Sign No. 5i
EXHIBIT A
31A-4
Variance No. 2004-07
November 22, 2004
Page 2
9. Denying Variance No. 2004-07 (D3) for Sign No. 5i
10. Denying Variance No. 2004-07 (F) for Sign No. 7i
1l. Denying Variance No. 2004-07 (G1 ) for Sign No. 8i
12. Denying Variance No. 2004-07 (G2) for Sign No. 8i
13. Denying Variance No. 2004-07 (G3 ) for Sign No. 8i
14. Denying Variance No. 2004-07 (H) for Sign No. 9i and,
15. Denying Variance No. 2004-07 (I) for Sign No. 10
as conditioned at the meeting of September 27, 2004 by a vote of 6:0
(Leo absent) .
D:ISCUSS:ION
Request of Applicant
Caribou Industries is requesting approval of 17 variances from the Santa
Ana Municipal Code (SAMC) in order to allow a total of 10 wall,
projecting, roof and changeable copy signs at Original Mike's Restaurant
located at 100 South Main Street.
Property Description
The project site is a 1.7-acre, square shaped parcel of land that is
located at 100 South Main Street. The parcel encompasses a city block
bounded by First Street to the north, Walnut Street to the south, Main
Street to the east and Sycamore Street to the west. The site contains the
14,765 square foot United Automotive building that has been designated as
a Contributive property on the Santa Ana Register of Historic Properties.
Upon completion of site improvements, a total of 157 parking stalls will
be provided for this project.
The zoning designation for the site is Specific Development No. 72 (SD-
72), consistent with the General Plan land use designation of District
Center (DC). The site is surrounded by commercial uses to the north, east
and west, and commercial and residential to the south (Exhibits 1 and 2) .
31A-5
Variance No. 2004-07
November 22, 2004
Page 3
Project Description
Caribou Industries is
including three painted
and two changeable copy
restaurant (Exhibit 3) .
Sign 1:
Sign 2:
Sign 3:
Sign 4:
Sign 5:
Sign 6:
Sign 7:
Sign 8:
Sign 9:
requesting approval to install eight signs,
wall signs, two cabinet signs, one projecting sign
signs on various elevations of the Original Mike's
Signs proposed for the restaurant include:
A 49 square foot painted wall sign (Original Mike's) on the
north elevation;
A 60 square foot changeable copy sign (Event Calendar) on
the north elevation;
A 60 square foot changeable copy sign (Coming Events) on
the north elevation;
A 473 square foot painted wall sign (Original Mike's) on
the south elevation;
A 35 square foot projecting sign (Original Mike's) on the
east elevation;
A 16 square foot cabinet sign (Art Studio) on the east
elevation;
A 49 square foot painted wall sign (Original Mike's) on the
west elevation;
A 40 square foot cabinet sign (Original Mike's) on the west
elevation;
A 27 square foot monument sign (Original Mike's) painted on
the wall on the northwest corner of the site; and,
Sign 10: A 672 square foot roof sign (existing billboard) on the
north portion of the building.
Two unpermitted signs are currently located on the building and are part
of the variance request: the 49 square foot painted wall sign on the north
elevation (Sign 1); and the 49 square foot painted wall sign on the west
elevation (Sign 7) .
31A-6
Variance No. 2004-07
November 22, 2004
Page 4
Analysis of the Issues
Signs play a variety of roles in a community along with serving as
business identification. Signs have a direct impact on the quality of
the visual environment, and when displayed correctly, can help improve
community identity, conserve property values, improve traffic safety,
and promote the health, safety, and general welfare of the community.
The Sign Code is designed to communicate those community standards by
establishing guidelines for size, location, type and number of signs.
Sign No. 1 is an existing, unpermitted painted wall sign on the north
elevation. Variances are needed to allow the sign on an exterior wall
not used by the restaurant, to allow the sign to be placed higher than
20 feet on the building, and to allow the restaurant slogan on the sign
(Exhibit 4). Staff is not supportive of this sign or the proposed
variances as the Planning Division has consistently required signage to
be placed at the pedestrian level of buildings (unless the building is
taller than two stories) and has prohibited the use of slogans to
minimize sign clutter and enhance sign legibility. Further, the number
of signs supported by staff for this project (four) will be sufficient
to identify the use without the need for a sign on the second level of
the building.
Sign Nos. 2 and 3 are proposed changeable copy signs on the north
elevation (Exhibit 5). The Sign Code permits changeable copy signs
provided they are incorporated into a marquee, which is defined as a
permanent projection extending from the building. Staff does not
support the applicant's request for two changeable copy signs since
restaurants and banquet facilities throughout the City are limited to
the identification of the business name. Staff is concerned that other
restaurants in the community will request similar signage, which may
resul t in visual blight. Changeable copy signs have generally been
limited to entertainment uses such as movie theaters and concert
facilities as well as churches. Given the applicant has received
approval (Conditional Use Permit No. 2003-37) to hold monthly events and
have live entertainment at the restaurant, the installation of one
changeable copy sign is supported (Sign No.3). To balance the north
elevation, staff is recommending a condition of approval that requires
the remaining space intended for signage be filled with either glass
block (to convey the appearance of a window) or a brick pattern similar
to the existing building. Both of these elements are considered
complementary to the historic structure.
31A-7
Variance No. 2004-07
November 22, 2004
Page 5
Sign No. 4 is a proposed painted wall sign on the south elevation.
Variances are required to allow a 473 square foot secondary wall sign
and to allow the sign to be placed higher than 20 feet on the building
(Exhibit 6). Staff is supportive of the location of the wall sign since
placement of the sign on the second floor will be architecturally
compatible with the building. However, staff is not supporting the
request for the large sign. The sign, considered a secondary sign since
it is not located along the building's main elevation, is limited in
size to a maximum of 50 square feet in area. Secondary signs are
intended to provide secondary identification of the use and are required
to be smaller than the primary sign. The primary sign is proposed on
the west elevation at the restaurant entrance.
Sign No. 5 is a proposed proj ecting sign on the east elevation. The
projecting sign requires variances to project more than four feet from
the building, to use incandescent lighting and to allow the business
slogan on the sign. Staff supports the installation of a projecting
sign as this type of sign was commonly used on historic buildings
(Exhibit 7). Staff is supportive of the variance request to allow the
sign to project five feet from the building as the projection is
consistent with similar signs in the City. However, to minimize
potential dangerous and adverse impacts to motorists, staff is not
supportive of the request to allow the incandescent lighting and slogan
on the sign. Alternately, the use of exposed neon or internal lighting
as methods of illumination would be consistent with this type of
signage, is permitted by the sign code and is supported by staff. The
elimination of the slogan will minimize sign clutter, reduce
distractions to the motoring public, enhance sign legibility and will
result in a more attractive sign. Staff suggests, therefore, that the
applicant revise this size accordingly.
Sign No. 6 is a proposed Art Studio cabinet sign on the east elevation.
This sign requires a variance to allow the installation of a cabinet
sign on the building (Exhibit 8). In 1991, the City Council approved a
comprehensive update to the City's Sign Code which included the
prohibition of new cabinet signs. Cabinet signs, a cheaper, less
attractive sign solution, were replaced with individual channel letter
signs that are more architecturally compatible and aesthetically
pleasing. Staff is not supportive of the cabinet sign as the
installation of individual letter signs would be more compatible with
the design of the structure.
31A-8
Variance No. 2004-07
November 22, 2004
Page 6
Sign No. 7 is an existing, unpermitted painted wall sign on the west
elevation (Exhibit 9). A variance is needed to allow the restaurant
slogan on the sign. Staff is supportive of the sign since it is located
on the primary building elevation and is adjacent to the main entrance to
the building. However, as with Sign No.1, staff is not supportive of the
request to allow the slogan as staff has consistently prohibited the use
of slogans to minimize sign clutter and enhance sign legibility.
Sign No. 8 is a proposed cabinet sign on the west elevation. Variances
are needed to allow a cabinet sign, to allow the restaurant slogan on the
sign and to allow more than one wall sign on the same elevation. The sign
code allows one wall sign per tenant space per elevation and is intended
to minimize visual clutter and blight on buildings located on commercial
corridors. Given this building is in the process of being remodeled, and
several other signs are proposed for this business, the request for a
secondary sign with the same message as the primary sign is not supported.
At the August 23, 2004 Planning Commission hearing, an extensive
discussion was held regarding the applicant's proposal. After receiving
public testimony on the proj ect, the Planning Commission continued the
item for 30 days in order to allow the applicant time to submit a
comprehensive sign program for the restaurant. The Commission expressed
concerns that additional signage that was installed without permits was
not shown in the sign program and that the application did not include
actions related to the existing billboards.
The revised sign program now includes two additional signs that require
variances. Sign No. 9 is a 27 square foot painted monument sign on the
corner of First and Sycamore Streets (Exhibit 10). A variance is
necessary to allow the restaurant slogan on the sign. Staff is supportive
of the sign as the monument sign provides business identification to the
restaurant. However, as with several other signs, staff is not supportive
of the request to allow the slogan as staff has consistently prohibited
the use of slogans to minimize sign clutter and enhance sign legibility.
Sign No. 10 is the larger of two billboards on the premises, a 672 square
foot structure located on the northern section of the restaurant roof.
Since the billboard is intended to include signage advertising Original
Mike's, the billboard is now considered to be a roof sign (Exhibit 11).
Since roof signs are not permitted by Code, a variance is needed for this
sign. Staff is not supportive of the roof sign as these signs contribute
to visual blight in the community, contribute to excessive sign clutter
and detract from the appearance of a building. Further, roof signs tend
31A-9
Variance No. 2004-07
November 22, 2004
Page 7
to be hazards to the motoring public as they are a distraction to
vehicle operators . Given the various agreements between the applicant
and the City regarding the future of both billboards have yet to be
finalized, staff is recommending that both structures remain as
billboards until the expiration of the current leases.
Two additional signs were installed prior to the August 23 Planning
Commission hearing: a painted wall sign within the courtyard area and a
painted sign on the back of the unpermitted monument sign. These signs
have been determined to be exempt from the zoning code as these signs
are intended to be viewed from the interior of the project.
At the September 27, 2004 Planning Commission hearing, the Commission took
action on all of the variances except for Variance B for Sign Nos. 2 and 3
and Variance E for Sign No.6. Variance B, which was a proposal to
construct two changeable copy signs, was referred to the Historic
Resources Commission (HRC) to determine the best treatment for one of the
openings on the north elevation in the event only one changeable copy sign
was approved. On October 7, 2004, the HRC recommended that the applicant
install the changeable copy sign above the existing garage door. The
applicant has since submitted revised plans showing the two signs above
the garage door. Staff is supportive of this request as the new
location and concept complements the building. However, staff
recommends that the applicant modify the signs to have the appearance of
a building marquee.
The other sign continued by the Planning Commission was Variance E for
Sign No.6, which requested approval of a cabinet sign on the east
elevation. The Commission continued this item to allow staff and the
applicant the ability to review additional details related to the
construction of the sign. After reviewing these plans with the applicant
and his sign contractor, staff has determined that the proposal is
considered a cabinet sign per the Sign Code. However, the sign
incorporates neon letters that maintain the appearance of individual
letters, which meets the intent of the Sign Code. Further, approval of
the cabinet sign will minimize the need for drilling holes into the
building faQade and will minimize damage to the historic structure.
Staff remains concerned with the proliferation of signage and the
potential for visual blight. The applicant's investment in the
building, including the recent exterior and interior rehabilitation of
the structure, has resulted in an adaptive reuse of a high quality
building. In addition, the building is located at a major City
intersection which has resulted in the need for consistent, quality
signage with minimal sign clutter.
31A-10
Variance No. 2004-07
November 22, 2004
Page 8
In summary, staff is supportive of six signs for the project, including
a changeable copy sign on the north elevation, a painted wall sign on
the south elevation, a proj ecting sign and cabinet sign on the east
elevation, a painted wall sign on the west elevation and the monument
sign. These signs will result in a sign program that will provide
sufficient restaurant identification while complementing the historic
structure. Therefore, based on the above analysis, staff recommends
that the Planning Commission support the recommended actions for
Variance No. 2004-07 (Exhibits 12 and 13) .
CEQA Compliance
In accordance with the California Environmental Quality
recommended action is exempt from further review. Categorical
Environmental Review No. 04-188 will be filed for this project.
Act, the
Exemption
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ORIGINAL MIKElS RESTAURANT
100 SOUTH MAIN STREET
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~XHIBIT311 -29
.lI-oK
Variance No. 2004-07
November 22, 2004
Page 1 of 1
Findings of Fact
A. That because of special circumstances applicable to the subject
property, including size, shape, topography, location, or
surroundings, the strict application of the zoning ordinance is found
to deprive the subject property of privileges not otherwise at
variance with the intent and purpose of the provisions of this
chapter.
There are no special circumstances applicable to the subj ect
site that necessitates sign variances for the restaurant. The
building is situated at a major City intersection with
unobstructed views to the building. Further, the building is
located on two property lines, which provides direct visual
access to the building. Finally, other similar proj ects have
installed signage that is in compliance with the Sign Code.
Therefore, the strict application of the zoning code would not
deprive the subject property of privileges.
B. That the granting of a variance is necessary for the preservation and
enjoyment of one or more substantial property rights.
The variance for wall
property rights as the
modify the signage to
of the business.
signage is not necessary to preserve
tenant will still maintain the ability to
meet City codes and allow identification
C. That the granting of a variance will not be materially detrimental to
the public welfare or injurious to surrounding property.
The granting of the variances for signage may be detrimental to
the area by allowing excessive and large signage on the building
that may contribute to adverse aesthetic impacts along the
corridor.
D. That the granting of a variance will not adversely affect the General
Plan of the City.
The granting of the variance will not adversely affect the
City's General Plan in any way as the land use designation of
District Center (DC) allows signage in conjunction with
restaurant uses in the land use designation.
EXHIBIT 12
31A-30
Variance No. 2004-07
November 22, 2004
Page 1 of 2
Findings of Fact
A. That because of special circumstances applicable to the subject
property, including size, shape, topography, location, or
surroundings, the strict application of the zoning ordinance is found
to deprive the subject property of privileges not otherwise at
variance with the intent and purpose of the provisions of this
chapter.
Special circumstances exist that necessitate a variance for the
changeable copy sign, projecting sign, and the painted wall sign
on the south elevation. The changeable copy sign will assist in
advertising events planned at the restaurant/banquet facility
that were approved by a prior City action. The painted wall
sign above the ground floor of the building and projecting sign
are types of signs that were common business identification
methods found on other historic buildings. The installation of
this signage will allow Original Mike's the ability to use the
property in a manner that is consistent with similar uses.
B. That the granting of a variance is necessary for the preservation and
enjoyment of one or more substantial property rights.
The granting of the variance for the changeable copy sign,
projecting sign, and the painted wall sign on the south
elevation will allow the enj oyment of property rights. The
location of the building, at a major City intersection and at
the gateway to the Downtown/Artists Village, warrants the
installation of unique, aesthetically pleasing signage for the
restaurant.
C. That the granting of a variance will not be materially detrimental to
the public welfare or injurious to surrounding property.
The changeable copy, projecting, and painted wall sign on the
south elevation will not be detrimental to the surrounding area
as a condition of approval has been added that limits the amount
of signage allowed on the site. This will assist in minimizing
the visual clutter found on structures with multiple signs.
31A-31
Variance No. 2004-07
November 22, 2004
Page 2 of 2
D. That the granting of a variance will not adversely affect the General
Plan of the City.
The granting of the variance will not adversely affect the
City's General Plan in any way as the land use designation of
District Center (DC) allows signage in conjunction with
restaurant uses in the land use designation.
31A-32
NOVEMBER 22,2004
PAGEIOFl
Conditions for Approval
Variance No. 2004-07 is approved subject to compliance, to the reasonable
satisfaction of the Planning Manager, with applicable sections of the
Santa Ana Municipal Code, the California Administrative Code, the Uniform
Fire Code, the Uniform Building Code, and all other applicable
regulations. In addition, it shall meet the following conditions of
approval:
The applicant must comply with each and every condition listed below prior
to exercising the rights conferred by this variance.
The applicant must remain in compliance with all conditions listed below
throughout the life of the variance. Failure to comply with each and
every condition may result in the revocation of the variance.
A. Planning Division
1. The proposed title block on the changeable copy sign shall be
limited to a maximum of five items of information.
2.
The painted
Restaurant"
exhibits.
wall signs are limited to
and the background as shown
"Original Mike's
on the attached
3 .
Submit plans that show
changeable copy sign is
convey the appearance of
to the existing building.
the remaining space intended for a
filled with either glass block (to
a window) or a brick pattern similar
B. Public Works Agency
1. An encroachment agreement between the City and the property
owner to allow the projecting sign to encroach over Main Street
must be submitted prior to issuance of a building permit for the
sign.
EXHIBIT 13
31A-33
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RESOLUTION NO. 2004-47
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING VARIANCE NO.
2004-07 (B) TO ALLOW ONE CHANGEABLE COPY SIGN
AS CONDITIONED FOR SIGN NOS. 2 AND 3; (C2) TO
ALLOW THE PAINTED WALL SIGN ABOVE THE GROUND
LEVEL OF THE BUILDING AS CONDITIONED FOR SIGN
NO.4; (D1) TO ALLOW THE PROJECTING SIGN TO
EXTEND MORE THAN FOUR FEET AND (D2) TO ALLOW
ANIMATED LIGHTS FOR SIGN NO.5; AND (E) FOR SIGN
NO.6 AS CONDITIONED AND DENYING VARIANCE NO.
2004-07 (A 1, A2, A3) FOR SIGN NO.1; (C1, C3) FOR SIGN
NO.4; (D3) FOR SIGN NO.5; (F) FOR SIGN NO.7; (G1,
G2, G3) FOR SIGN NO.8; (H) FOR SIGN NO.9; AND (I)
FOR SIGN NO. 10 FOR THE PROPERTY LOCATED AT
100 SOUTH MAIN STREET
BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF
SANTA ANA AS FOLLOWS:
Section 1. The Planning Commission of the City of Santa Ana hereby finds,
determines and declares as follows:
A. Applicant is requesting approval of Seventeen (17) variances from the
Santa Ana Municipal Code (SAM C) in order to allow a total of 10 wall,
projecting, roof and changeable copy signs at Original Mike's Restaurant
located at 100 South Main Street.
B. The Signs proposed by the applicant, and the necessary variances
include:
1. Sign 1: A 49 square foot painted wall sign (Original Mike's) on
the north elevation. Sign No.1 is an existing, unpermitted painted
wall sign on the north elevation. Variances are needed to allow the
sign on an exterior wall not used by the restaurant, to allow the sign
to be placed higher than 20 feet on the building, and to allow the
restaurant slogan on the sign.
2. Sign 2: A 60 square foot changeable copy sign (Event
Calendar) on the north elevation. The Sign Code permits
changeable copy signs provided they are incorporated into a
marquee, which is defined as a permanent projection extending
from the building. Restaurants and banquet facilities throughout
31A-35
Resolution No. 2004-47
Page 1 of 7
the City are limited to the identification of the business name, not
changeable copy signs.
3. Sign 3: A 60 square foot changeable copy sign (Coming
Events) on the north elevation. The Sign Code permits changeable
copy signs provided they are incorporated into a marquee, which is
defined as a permanent projection extending from the building.
Restaurants and banquet facilities throughout the City are limited to
the identification of the business name, not changeable copy signs.
4. Sign 4: A 473 square foot painted wall sign (Original Mike's)
on the south elevation. Sign No.4 requires variances to allow a
473 square foot secondary wall sign and to allow the sign to be
placed higher than 20 feet on the building.
5. Sign 5: A 35 square foot projecting sign (Original Mike's) on
the east elevation. Sign No.5 requires variances to project more
than four feet from the building, to use incandescent lighting and to
allow the business slogan on the sign.
6. Sign 6: A 16 square foot cabinet sign (Art Studio) on the east
elevation. This sign requires a variance to allow the installation of a
cabinet sign on the building.
7. Sign 7: A 49 square foot painted wall sign (Original Mike's) on
the west elevation. A variance is needed to allow the restaurant
slogan on the sign.
8. Sign 8: A 40 square foot cabinet sign (Original Mike's) on the
west elevation. Variances are needed to allow a cabinet sign, to
allow the restaurant slogan on the sign and to allow more than one
wall sign on the same elevation.
9. Sign 9: A 27 square foot monument sign (Original Mike's)
painted on the wall on the northwest corner of the site. A variance
is necessary to allow the restaurant slogan on the sign
10. Sign 10: A 672 square foot roof sign (existing billboard) on the
north portion of the building. Sign No. 10 is the larger of two
billboards on the premises, a 672 square foot structure located on the
northern section of the restaurant roof. Since the billboard is intended
to include signage advertising Original Mike's, the billboard is now
considered to be a roof sign. Since roof signs are not permitted by
Code, a variance is needed for this sign.
C. Variance No. 2004-07came before the Planning Commission of the City of
Santa Ana for a duly noticed public hearing on August 23, 2004.
31A-36
Resolution No. 2004-47
Page 2 of 7
1. On August 23, 2004, the Planning Commission continued the
matter to September 27, 2004.
2. On September 27, 2004, the Planning Commission referred the
variance regarding changeable copy signage to the Historic
Resources Commission for direction on treating the openings on
the north elevation.
3. On October 7,2004 the Historic Resources Commission provided
direction on treating the openings on the north elevation to the
Planning Commission.
4. On November 22, 2004, after considering the comments from the
Historic Resources Commission and analyzing the revised sign
program, the Planning Commission approved five and denied
twelve variances for Original Mike's Restaurant subject to the
deletion, addition and modification of three conditions.
D. The Planning Commission determines that for Variance No. 2004-07 (B)
to allow one changeable copy sign for sign Nos. 2 and 3; (C2) to allow the
painted wall sign above the ground level of the building for sign No.4;
(01) to allow the projecting sign to extend more than four feet and (02) to
allow animated lights for sign No.5; and (E) for sign No.6 the following
findings, which must be established in order to grant a variance from the
provisions of the Santa Ana Municipal Code, have been established:
1. That because of special circumstances applicable to the subject
property, including size, shape, topography, location, or
surroundings, the strict application of the zoning ordinance is found
to deprive the subject property of privileges not otherwise at
variance with the intent and purpose of the provisions of this
chapter.
Special circumstances exist that necessitate a variance for
the changeable copy sign, projecting sign, Art Studios
cabinet signage and the painted wall sign on the south
elevation. The changeable copy sign will assist in
advertising events planned at the restaurant/banquet facility
that were approved by a prior City action. The painted wall
sign above the ground floor of the building, the cabinet sign
and the projecting sign are types of signs that were common
business identification methods found on other historic
buildings. The installation of this signage will allow Original
Mike's the ability to use the property in a manner that is
consistent with similar uses.
31A-37
Resolution No. 2004-47
Page 3 of7
2. That the granting of a variance is necessary for the preservation
and enjoyment of one or more substantial property rights.
The granting of the variance for the changeable copy sign,
projecting sign, cabinet sign and the painted wall sign on the
south elevation will allow the enjoyment of property rights.
The location of the building, at a major City intersection and
at the gateway to the Downtown/Artists Village, warrants the
installation of unique, aesthetically pleasing signage for the
restaurant. Additionally, the restaurant is 12,089 square
feet, which is larger than a typical restaurant, and as such
warrants the installation of additional signage.
3. That the granting of a variance will not be materially detrimental to
the public welfare or injurious to surrounding property.
The changeable copy, projecting, cabinet and painted wall
sign on the south elevation will not be detrimental to the
surrounding area as a condition of approval has been added
that limits the amount of signage allowed on the site. This
will assist in minimizing the visual clutter found on structures
with multiple signs.
4. That the granting of a variance will not adversely affect the General
Plan of the City.
The granting of the variance will not adversely affect the
City's General Plan in any way as the land use designation
of District Center (DC) allows signage in conjunction with
restaurant uses in the land use designation.
E. The Planning Commission determines that for Variance No. 2004-07 (A 1,
A2, A3) for sign No.1; (C1, C3) for sign No.4; (03) for sign No.5; (F) for
sign No.7; (G1, G2, G3) for sign No.8; (H) for sign No.9; and (I) for sign
No. 10 the following findings, which must be established in order to grant a
variance from the provisions of the Santa Ana Municipal Code, have not
been established:
1. That because of special circumstances applicable to the subject
property, including size, shape, topography, location, or
surroundings, the strict application of the zoning ordinance is found
to deprive the subject property of privileges not otherwise at
variance with the intent and purpose of the provisions of this
chapter.
There are no special circumstances applicable to the subject
site that necessitates several sign variances for the
restaurant. The building is situated at a major City
31A-38
Resolution No. 2004-47
Page 4 of 7
intersection with unobstructed views to the building. Further,
the building is located on two property lines, which provides
direct visual access to the building. Finally, other similar
projects have installed signage that is in compliance with the
Sign Code. Therefore, the strict application of the zoning
code would not deprive the subject property of privileges.
2. That the granting of a variance is necessary for the preservation
and enjoyment of one or more substantial property rights.
The variance for additional wall signage and to allow slogans
on the signage is not necessary to preserve property rights
as the tenant will still maintain the ability to modify the
signage to meet City codes and allow identification of the
business.
3. That the granting of a variance will not be materially detrimental to
the public welfare or injurious to surrounding property.
The granting of sign variances may be detrimental to the
area by allowing excessive and large sign age on the building
that may contribute to adverse aesthetic impacts along the
corridor.
4. That the granting of a variance will not adversely affect the General
Plan of the City.
The granting of the variance will not adversely affect the
City's General Plan in any way as the land use designation
of District Center (DC) allows signage in conjunction with
restaurant uses in the land use designation.
F. In accordance with the California Environmental Quality Act, the
recommended action is exempt from further review. Categorical Exemption
Environmental Review No. 04-188 will be filed for this project.
Section 2. The Planning Commission of the City of Santa Ana after conducting
the public hearing hereby:
1. Approves Variance No. 2004-07 (B) to allow one changeable copy sign as
conditioned for Sign Nos. 2 and 3; (C2) to allow the painted wall sign
above the ground level of the building as conditioned for Sign No.4; (01)
to allow the projecting sign to extend more than four feet and (02) to allow
animated lights for Sign No.5; and (E) for Sign No.6 as conditioned. The
Conditions are attached hereto as Exhibit A and incorporated herein as
though fully set forth.
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Resolution No. 2004-47
Page 5 of 7
2. Denies Variance No. 2004-07 (A 1, A2, A3) for Sign No.1; (C1, C3) for
Sign No.4; (D3) for Sign No.5; (F) for Sign No.7; (G1, G2, G3) for Sign
No.8; (H) for Sign No.9; and (I) for Sign No. 10
3. This decision is based upon the evidence submitted at the abovesaid
hearing, which includes but not is not limited to: the Staff reports and
exhibits attached thereto; and the public testimony all of which are
incorporated herein by this reference.
4. Attached hereto and incorporated as though fully set forth herein is Exhibit
B, a matrix summarizing the signs, the variances and the action taken by
Planning Commission.
ADOPTED this 22nd day of November, 2004 by the following vote:
AYES: Commissioners: Cribb. Leo. Lutz. Nalle (4)
NOES: Commissioners: Mondo. Sinclair (2)
ABSENT: Commissioners: De La Torre (1)
ABSTENTIONS: Commissioners: None (0)
Glenn Mondo
Chairperson
APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
By:
Kylee O. Otto
Deputy City Attorney
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Resolution No. 2004-47
Page 6 of 7
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, MARTHA RAMIREZ, Clerk of the Planning Commission, do hereby attest to and
certify the attached Resolution No. 2004-47 to be the original resolution adopted by the
Planning Commission of the City of Santa Ana on November 22. 2004.
Date:
Clerk of the Planning Commission
City of Santa Ana
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Resolution No. 2004-47
Page 7 of 7
Conditions for Approval for Variance No. 2004-07
Variance No. 2004-07 is approved subject to compliance, to the reasonable satisfaction of
the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the
California Administrative Code, the Uniform Fire Code, the Uniform Building Code, and all
other applicable regulations. In addition, it shall meet the following conditions of approval:
The applicant must comply with each and every condition listed below prior to exercising
the rights conferred by this variance.
The applicant must remain in compliance with all conditions listed below throughout the life
of the variance. Failure to comply with each and every condition may result in the
revocation of the variance.
A. Plannina Division
1. The proposed title block on the changeable copy sign shall be limited to a
maximum of five items of information.
2. The painted wall signs are limited to "Original Mike's Restaurant" and the
background as shown on the attached exhibits.
3. Submit detailed plans of the marquee sign to the Planning Manager for
review and approval.
B. Public Works Aaency
1. An encroachment agreement between the City and the property owner to
allow the projecting sign to encroach over Main Street and First Street must
be submitted prior to issuance of a building permit for the sign.
Exhibit "A"
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VARIANCE SUMMARY TABLE
A1 Sign not located on
a rima elevation
41-863 Sign installed Deny
1 Wall North A2 ( d )( 1 ) higher than 20 feet
on buildin
A3 41-863 Restaurant slogan Deny
e 3 not ermitted
2 Changeable 41-865 Only permitted on
aM North 8 Approve
3 Copy ~ (d) Marquee
41-863 Exceeds maximum Deny
C1 (b)(2) size of 50 square
feet
4 Wall South C2 41-863 Sign installed Approve
(d)( 1 ) higher than 20 feet
on build in
C3 Restaurant slogan Deny
not ermitted
D1 Projects more than Approve
4 feet from the wall
D2 Incandescent Approve
5 Projecting East Ii htin rohibited
Sign exceeds Deny
D3 maximum of 5
words
6 Cabinet East E Cabinet signs not Approve
allowed
7 Wall West F Restaurant slogan Deny
not ermitted
G1 Only 1 sign Deny
permitted per
buildin elevation
8 Cabinet West G2 Restaurant slogan Deny
not ermitted
G3 Cabinet signs not Deny
allowed
NWC of 41-862 Development only,
9 Monument site H (d)(3) not to exceed 8 Deny
items of information
10 Roof Roof 41-863 Signs not permitted Deny
d 3 above roofline
Exhibit "8"
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