The URL can be used to link to this page

Home My WebLink About31E - 1441 W. SEVENTEENTH ST. REQUEST FOR COUNCIL ACTION -~ ~ ~ CITY COUNCIL MEETING DATE: CLERK OF COUNCIL USE ONLY: APRIL 18, 2005 TITLE: VARIANCE NO. 2005-02 TO ALLOW A SECONDARY WALL SIGN AT 1441 WEST SEVENTEENTH STREET - PACIFIC NEON COMPANY, APPLICANT A'\'" APPROVED 0 As Recommended 0 As Amended 0 Ordinance on 151 Reading 0 Ordinance on 2nd Reading 0 Implementing Resolution 0 Set Public Hearing For CONTINUED TO FILE NUMBER RECOMMENDED ACTION Recei ve and conditioned. file the staff report approving Variance No. 2005-02 as PLANNING COMMISSION ACTION On March 28, 2005, the Planning Commission approved Variance No. 2005-02 as conditioned by a vote of 5: 0 (Leo and Lutz absent) to allow a secondary wall sign on the front elevation of a Target store in the General Commercial (C2) zoning district at 1441 West Seventeenth Street. The Planning Commission made no changes to the recommended conditions of approval outlined in the attached staff report (Exhibit A) . FISCAL IMPACT There is no fiscal impact associated with this action. ¿tf H7fi~9 Executive Director Planning & Building Agency AN:rb an\plancomm\vaOS-02.cc 31 E-1 REQUEST FOR Planning Commission Action ~ §n~- ~ PLANNING COMMISSION SECRETARY PLANNING COMMISSION MEETING DATE: MARCH 28, 2005 TITLE: PUBLIC HEARING - FILED BY PACIFIC NEON COMPANY FOR VARIANCE NO. 2005-02 TO ALLOW A SECONDARY WALL SIGN FOR TARGET AT 1441 WEST SEVENTEENTH STREET APPROVED D As Recommended D As Amended D Set Public Hearing For DENIED D Applicant's Request D Staff Recommendation CONTINUED TO Prepared by Ann Rsin-An Ni ç~~ Executive Dirè~ ]$---- ( Planning Manager RECOMMENDED ACTION Adopt a resolution approving Variance No. 2005-02 as conditioned. DISCUSSION Request of Applicant Pacific Neon Company, representing Target Corporation, is requesting approval of Variance No. 2005-02 to allow a secondary wall sign on the front elevation of a Target store located at 1441 West Seventeenth Street. Property Description The property is approximately 7.695 acres in area and is part of the 25.7- acre Bristol Market Place shopping center located on the northwest corner of Bristol and Seventeenth Streets. Bristol Market Place is a commercial center comprised of maj or retail stores, a grocery store, drug store, restaurants and other general retailers. The property is located within the General Commercial (C2) zoning district and has a General Plan land use designation of General Commercial (GC) with a floor area ratio of 0.5. This site is surrounded by commercial uses to the east and west along Seventeenth Street. Santa Ana College is located to the south across Seventeenth Street and Mendez Fundamental Intermediate School and single-family residences are located directly to the north of this property (Exhibits 1 and 2) . EXHIBIT A 31 E-2 variance No. 2005-02 March 28, 2005 Page 2 Project Description Target is requesting approval of a variance to allow the installation of a second wall sign on the primary (south) building elevation of an existing Target store. This elevation currently has a 180 square foot "Target" sign with a bull's-eye logo over the main entry. There is an identical sign on the east building elevation. Additionally, Target has signage on two freestanding pylon signs, one on Bristol Street and another on Seventeenth Street. The pylon signs are shared with other major tenants of the shopping center. The proposed second wall sign consist of a six- foot diameter bull's-eye logo on the far west end of the south elevation (Exhibits 3 and 4) . Target is a 122,751 square foot store that was expanded and remodeled in 2004. Target sells general merchandise, including clothing, food, electronics and housewares. Access to the store is provided from both Seventeenth and Bristol Streets. A total of 502 parking spaces are provided on-site. A variance for the reduction of parking spaces was approved in 1993 based on the shared use concept by various retail uses within the Bristol Market Place. Additionally, a variance was approved in 1993 to allow a can sign for the Ralph's Supermarket. In the past, two sign variances were approved by the City to allow secondary wall signs for Target. A variance was approved in July 2000 to allow a secondary "pharmacy" sign at 3300 South Bristol Street. Another variance was approved in November 2001 to allow a secondary "Garden Center" sign at 1330 East Seventeenth Street. Analysis of the Issues The applicant is requesting a variance from Section 41-863(a) and (e) (3) of the City's sign code in order to install a second wall sign that is a duplication of the existing bull's-eye logo on the primary (south) building elevation. The City's sign code allows no more than one wall sign on each primary building elevation. One wall sign, including the name "Target" and the bull's-eye logo, currently exists on the south building elevation over the primary entrance. An additional wall sign consisting of a 20 square foot bull's-eye logo is proposed to be placed on the far west corner on a tower element that proj ects approximately seven feet above the roof line for this project. Due to the length of the façade, the location of the additional bull's-eye logo would be approximately 290 feet from the existing sign. 31 E-3 Variance No. 2005-02 March 28, 2005 Page 3 One purpose of the sign code provision limiting signage is to reduce sign clutter on the building exterior through prohibiting the duplication of signage. Since the south elevation is approximately 400 feet in length and contains only one leasable tenant space, the identical signage on the same elevation would not result in sign clutter. In addition, the maximum allowable signage on an elevation is 200 square feet. The existing sign over the store entry, which is 180 square feet, in conjunction with the proposed 20 square feet sign would not exceed the maximum area allowed by code. Based on this rationale, the request to allow a secondary wall sign that duplicates an existing wall sign on the building is recommended. In conclusion, staff finds that a second wall sign will not constitute sign clutter due to the length of the building façade and the total size of the combined signage being within the code's allowance of 200 square feet. Staff recommends approval of Variance No. 2005-02 per the findings and conditions (Exhibit 5 and 6) . CEQA Compliance This proj ect was reviewed in accordance with the Guidelines for the California Environmental Quality Act. The recommendation is exempt from further review pursuant to Section 15311. This exemption applies to a proj ect that involves the construction of on-premise signs to existing commercial facilities. Categorical Exemption Environmental Review No. 2004-232 will be filed for this project. ~//}2 A6n Hsin-An Ni Associate Planner J~{ Vince Freg Senior Plan AN:JM an\plancomm\va05-02.pc 31 E-4 RIVER LN R1 I~Ji ~ R1 t ~R'VF: ~ R1 R1 R1 R1 R1 R1 Î .-/ C5 R1 R1 >-' en ..J L2 æ ¡? R1 en ä: '" 0 R2 R1 z R1 . ' ,... R1 '~:~~ 149j R2 1 ~ R2 ~ " OlJ G --i'69. ' t-~ R1 8: R1 w 161.7 SP.1 I SP R1" R1 R1 183. < -, ".,GBGl R1 E' R1 _1~SP-1 R I KORAl CR R1 ...175' "17.22'~ R1 0 MERlDAY LN R1 R1 LN R1 R2 R1 R1 ~ r- I R1 1~IM :>1 R1 R1 R1 R1 ~ R1 L R1 I '-- ~ ~ ï R1 I 3ITlh ,CR1.-J R1 R1 0 ~ì R1 I R1 II " 9TH ST. R1 A1 GENERAL AGRICULTURAL -B PARKING MODIFICATION C-SM COMMERCIAL SOUTH MAIN C1 COMMUNITY COMMERCIAL C1-MD COMM. COMMERCIAUMUSEUM DISTRICT C2 GENERAL COMMERCIAL C3 CENTRAL BUSINESS C3-A CENTRAL BUSINESS-ARTIST VILLAGE C4 PLANNED SHOPPING CENTER C5 ARTERIAL COMMERCIAL CR GC M1 M2 MO 0 P PCD PRD COMMERCIAL RESIDENTIAL GOVERNMENT CENTER LIGHT INDUSTRIAL HEAVY INDUSTRIAL MILITARY OPERATIONS OPEN SPACE PROFESSIONAL PLANNED COMMUNITY DEVELOPMENT PLANNED RESIDENTIAL DEVELOPMENT R1 R2 R3 R4 RE SD SP SINGLE FAMILY RESIDENTIAL TWO FAMILY RESIDENCE MULTIPLE FAMILY RESIDENCE SUBURBAN APARTMENTS RESIDENTIAL ESTATE SPECIFIC DEVELOPMENT SPECIFIC PLAN 1m ~~ VA 05-2 TARGET 1441 WEST SEVENTEENTH STREET ÎA GI' - - =500 FEET 1" = 1000 FEET p L A N N N G A N 0 B U EXHIBIT 1 31 E-5 L 0 N G A G E N c y SA V-ON A MEN D E Z RALPH'S E? SEVENTEENTH 21ST ST. RESI ENTIA SI GLE 'AMILY RESI NTIAL KOHL'S B A .gý' P LAN ENe Y FUNDAMENTAL SCHOOL ~ STREET VA 05-2 TARGET 1441 WEST SEVENTEENTH STREET N N G A N D B U L D N G EXHIBIT 2 31 E-6 A G ~;~;,;,,,. '-- ~ ;~,~",..... '-- ~ ~ 0 i,"HC,o -J ¡~{~:=' ; ~~~ ;'"'~'" ~ ~ Vi,---'" :. J.o , T~. Frone Elevation Sole I" = 4]'. O' 6'.0. 0 '" 2) Red 211.1 SG acryk r>o<, I SPECIFICATIONS FOR SIGN B U.l.APPROVED lETTER Fabricate and install intemally illuminated chMv1e1 togo. I) Precoated white a- aluminum ~tums and backs wrth I" retainers. Paif'!t Red gloss I1nish to mJtçh Benjamin Moore Carnival Red. 3) Illuminated with 1 $mm Clear Red Neon. PROPOSED ILLUMINATED PAN CHANNEL LOGO Scal~ 114" = ' ~ O. NOTE: DO NOT PENETRATE MEMBRANE ROOF WITHOUT EXPRESS WRITTEN APPROVAL + ....... I W 'IIIf"'" M R~vi~¡o,., 2 2939Ac3d~myWay Sa:::rlimentoCA,9S8IS Ph:916.927.0527 Fa)(;9¡69272"'4 ?"'OI~ctr'h. A.-:::co..rt EA~:u"'~e 03-8r09 Oavid ~¡ndolph 4.21.0J 7.11.03 6.16.04 6.17.0" J.23.0S ,.I,,) B,' C¡ DI D:,!,;, C'¡~'1t _Ap~.ro'I;". wwwp.1Ôficneor'l-com Find "':!J COPY'ight @2001 (: ';)."" p:I r ,f <r 0"'" f'...:: f ¡ -~ N ~ c ~ not tc be d'~:;'lo'J,~j '0: ~d, e.m..,i!d cr :r¡¡-~ir~r~¿ ¡,. ¡"'f ""'~l ..;t"o,-~ ~.rJ í I ~ i i i ~ EXHIBIT 3 II ..rl'UUJl"l'IfIIOCI..I.IoIS L 1 I æ I . .. 2 i co I W 'IIIf"'" M =-=. -.-00 ---=:::=::- - -- - - - -=--- Site Plan ''',,) Ä. :: ,~< 03.8109 David Randolph 4.21.03 Qe/",çn A) B) S-2":.~J4 2 2939 Academy Way Sacrame'1to CA. 95815 G" . Ph: 916.927.0527 Fa:..:: 916.927.24! 4 I www;:-acifrcnecn.com n:!] Copyright @2002 _l r1 del", -: t ,':J n ,( J. ~ t r,.. 50 €' t: : ::' t... . e ~ e Ie:>. ; e r- r- 1"1 P'! ( If. c ~, e .; ~ VA 05-2 EXHIBIT 4 variance No. 2005-02 March 28, 2005 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, that 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 special circumstances applicable to the subject property. Due to the relative size of the lot and the setback of the building from the street, the installation of additional signage will allow Target the ability to identify the store. The variance will also allow this property to be utilized in a manner that is consistent with similar surrounding commercial 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 secondary wall sign is necessary to preserve property rights, which allows Target the ability to properly identify the business. C. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. The granting of a variance for the secondary wall sign will not be detrimental to the area. The existing sign, which is 180 square feet, in conjunction with the proposed 20 square feet sign would not exceed the maximum area allowed by code. Additionally, the proposed secondary wall sign is proposed to be placed on the far west corner and is approximately 290 feet from the existing sign. This will minimize the visual clutter found on structures with multiple wall signs. D. That the granting of a General Plan of the City. variance will not adversely affect the The granting of the proposed variance will not adversely affect the General Plan of the City. The land use designation of General Commercial (GC) allows signage in conjunction with retail uses. VA 05-2 3f~JgT5 MARCH 28, 2005 PAGE 1 OF 1 Conditions for Approval Variance No. 2005-02 is approved subject to compliance, to the reasonable satisfaction of the Planning Commission, with all 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. The applicant must comply in full 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 project shall DP No. 04-90. remain in compliance with Site Plan Review 2. Any amendment to this variance must be Planning Division for review. At this determine if administrative relief is variance must be amended. submitted to time, staff available or the will the 3~~~1b KO -4/4/05 RESOLUTION NO. 2005-08 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NO. 2005-02 AS CONDITIONED TO ALLOW A SECONDARY WALL SIGN ON THE FRONT ELEVATION FOR THE PROPERTY LOCATED AT 1441 WEST SEVENTEENTH 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 Variance 2005-02, to allow a secondary wall sign on the front elevation for the property located at 1441 West Seventeenth Street. B. Variance No. 2005-02 came before the Planning Commission on March 28, 2005 for a duly noticed public hearing. The Planning Commission determines that for Variance No. 2005-02 the following findings, which must be established pursuant to Santa Ana Municipal Code Section 41-638 in order to grant a variance from the provisions of the Santa Ana Municipal Code, have been established: C. 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 special circumstances applicable to the subject property. Due to the relative size of the lot and the setback of the building from the street, the installation of additional signage will allow Target the ability to identify the store. The variance will also allow this property to be utilized in a manner that is consistent with similar surrounding commercial uses. 2. That the granting of a variance is necessary for the preservation and enjoyment of one or more substantial property rights. 31 E-11 Resolution No. 2005-08 Page 1 of 4 3. The granting of the variance for secondary wall sign is necessary to preserve property rights, which allows Target the ability to properly identify the business. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. 4. The granting of a variance for the secondary wall sign will not be detrimental to the area. The existing sign, which is 180 square feet, in conjunction with the proposed 20 square feet sign would not exceed the maximum area allowed by code. Additionally, the proposed secondary wall sign is proposed to be placed on the far west corner and is approximately 290 feet from the existing sign. This will minimize the visual clutter found on structures with multiple wall signs. That the granting of a variance will not adversely affect the General Plan of the City. D. The granting of the proposed variance will not adversely affect the General Plan of the City. The land use designation of General Commercial (GC) allows sign age in conjunction with retail uses. This project was reviewed in accordance with the Guidelines for the California Environmental Quality Act. The recommendation is exempt from further review pursuant to Section 15311. This exemption applies to a project that involves the construction of on-premise signs to existing commercial facilities. Categorical Exemption Environmental Review No. 2004-232 will be filed for this project. Section 2. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves Variance No. 2005-02 as conditioned in Exhibit A attached hereto and incorporated herein as though fully set forth. 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. ADOPTED this 28th day of March, 2005 by the following vote: AYES: NOES: ABSENT: ABSTENTIONS: Commissioners: Cribb, De La Torre, Gartner, Mondo, Nalle (5) None (0) Leo, Lutz (2) None (0) Commissioners: Commissioners: Commissioners: 31 E-12 Resolution No. 2005-08 Page 2 of 4 ~ Glenn Mondo Chairperson APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By: Kylee O. Otto Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARTHA RAMIREZ, Clerk of the Planning Commission, do hereby attest to and certify the attached Resolution No.2005-08 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on March 28, 2005. Date: Clerk of the Planning Commission City of Santa Ana 31 E-13 Resolution No. 2005-08 Page 3 of 4 Conditions for Approval for Variance No. 2005-02 Variance No. 2005-02 is approved subject to compliance, to the reasonable satisfaction of the Planning Commission, with all 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. The applicant must comply in full 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 project shall remain in compliance with Site Plan Review DP No. 04- 90. 2. Any amendment to this variance must be submitted to the Planning Division for review. At this time, staff will determine if administrative relief is available or the variance must be amended. Exhibit "A" 31 E-14