HomeMy WebLinkAbout31A - 1010 S. MAIN STREET
REQUEST FOR
COUNCIL ACTION
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CITY COUNCIL MEETING DATE:
CLERK OF COUNCIL USE ONLY:
AUGUST 1, 2005
TITLE:
VARIANCE NO. 2005-08 TO ALLOW TWO
WALL SIGNS THAT EXCEED THE MAXIMUM
SIZE AND LETTER HEIGHT FOR THE
NORTHGATE GONZALEZ MARKET AT 1010
SOUTH MAIN STREET - KELLER & BARRE
)iASSOCIA~~
/' CITY MA~AGER a
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. Approving Variance No. 2005-08 (AI) to exceed the allowable size of a
sign as conditioned.
2. Approving Variance No. 2005-08 (Bl) to allow a second wall sign as
conditioned.
3. Approving Variance No. 2005-08 (B2) to exceed the allowable size of a
sign as conditioned.
4. Approving Variance No. 2005-08 (B3) to exceed the maximum letter
height of a sign as conditioned.
PLANNING COMMISSION ACTION
On July 11, 2005, the Planning Commission approved Variance No. 2005-08
as conditioned by a vote of 6:0 (Leo absent) to allow two wall signs that
exceed the maximum size and letter height for the Northgate Gonzalez
Market in the Commercial South Main (C-SM) zoning district at 1010 South
Main 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.
Y M. Trevino
e utive Director
nning & Building Agency
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11\reportS\PC&ZA\va05-08.cc
31A-1
REQUEST FOR
Planning Commission Action
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PLANNING COMMISSION MEETING DATE:
JULY 11, 2005
PLANNING COMMISSION SECRETARY
TITLE:
PUBLIC HEARING - FILED BY KELLER & BARRE
ASSOCIATES FOR VARIANCE NO. 2005-08 TO
ALLOW TWO WALL SIGNS THAT EXCEED THE
MAXIMUM SIZE AND LETTER HEIGHT FOR THE
NORTHGATE GONZALEZ MARKET AT 1010 SOUTH
MAIN STREET
Prepared by Lucy Linnaus
APPROVED
D As Recommended
D As Amended
D Set Public Hearing For
DENIED
D Applicant's Request
D Staff Recommendation
CONTINUED TO
~/!
V""Executive Director
RECOMMENDED ACTION
~~~
Planning anager
Adopt a resolution:
1. Approving Variance No. 2005-08 (A1) to exceed the allowable size of
a sign as conditioned.
2. Approving Variance No. 2005-08 (B1) to allow a second wall sign as
conditioned.
3. Approving Variance No. 2005-08 (B2) to exceed the allowable size of
a sign as conditioned.
4. Approving Variance No. 2005-08 (B3) to exceed the maximum letter
height of a sign as conditioned.
DISCUSSION
Request of Applicant
Keller & Barre, Associates is requesting approval of four variances from
the zoning code to allow a primary sign that exceeds the maximum allowable
size (Sign A) and to allow one additional sign that also exceeds the
maximum allowable size and letter height (Sign B) for the Northgate
Gonzalez Market located at 1010 South Main Street.
Property Description
The project site is located on the southwest corner of Main and Cubbon
Streets. The zoning designation for the site is South Main Commercial (C-
SM) with General Plan land use designations of General Commercial (GC)
EXHIBIT A
31A-2
Variance No. 2005-08
July 11, 2005
Page 2
along Main Street and Low Density Residential (LR) on Sycamore Street
(Exhibit 1). The project site is a 1.33 acre, rectangular shaped parcel
of land that has street frontage on Main, Cubbon and Sycamore Streets. It
is developed with a 20,590 square foot grocery store with 69 on-site
parking spaces. Surrounding land uses include single-family residences
and retail to the north, retail to the east and south, and a school to the
west (Exhibit 2).
Project Description
Northgate Gonzalez Market proposes to install two internally illuminated
wall signs for the market to identify them as the new business owners.
The proposed Sign A is an 82 square foot internally illuminated logo sign
facing Cubbon Street. The logo is a five-inch deep circle with a hat and
letters attached to a flat aluminum plate in white. The proposed Sign B
is a 120.4 square foot internally illuminated sign facing Main Street.
The sign is composed of 30-inch-foot high individual channel letters with
a four-foot, six-inch logo in the center. The total length of the sign is
42.16 feet (Exhibits 3, 4 and 5).
The applicant is also proposing to remove three non-conforming cabinet
signs which face Cubbon Street; a large 224 square foot cabinet sign that
identifies the market and two smaller, approximately 50 square foot,
ancillary signs which will result in a reduction of the total number of
signs on the site and provide a positive impact along Main Street.
Analysis of the Issues
On March 6, 2000, the City Council established a new zoning designation
known as the South Main Street Commercial District (C-SM) in response to
concerns about the difficulty to upgrade and revitalize one of the most
unique streetscapes in the City. Buildings located on the public
sidewalk, small lot sizes and corresponding small buildings created a
unique streetscape that speaks of an era when South Main Street was both
residential and commercial in character. The City rezoned the
properties located on the east and west sides of Main Street, from
Walnut Street to Warner Avenue, but excluded those properties located at
the corners of maj or intersections to allow development commensurate
with other commercial development on arterial streets.
Among the standards created for the C-SM zoning district were sign
regulations that apply exclusively to this district. The standards were
intended to encourage the development of unique signage options
emphasizing flexible design concepts utilizing a variety of sign types,
31A-3
Variance No. 2005-08
July 11, 2005
Page 3
such as projecting mimetic wall signs and exposed
the new standards also restricted the number and
order to correspond with the small scale
architecture of the buildings in the area.
neon
size
and
signs. However,
of wall signs in
the predominant
On June 13, 2005, the Planning Commission held a public hearing on a
proposal to install a second wall sign that exceeded the maximum size
and letter height allowable in the C-SM zone district. At the
conclusion of the hearing, the Planning Commission continued this item
and directed the applicant to reduce the size of the sign to be more in
scale with the signable area on Main Street. In addition, the Planning
Commission suggested increasing the size of the new conforming sign on
Cubbon Street to also be in scale with the building fac;ade. As a
result, the applicant has revised his plans and is requesting an
additional variance.
The applicant is proposing the installation of two internally
illuminated wall signs that exceed the criteria of the C-SM sign
regulations. Buildings located in the C-SM district are allowed one
wall sign, limited to a maximum of 50 square feet with a letter height
of 14 inches (16 inches for the capital letters). The proposal is for
two signs; one on the Cubbon Street elevation, which exceeds the allowed
sign size by 32 square feet, and one on the Main Street elevation, which
exceeds the allowed sign size by 70 square feet. The applicant has
requested a variance in order to exceed the maximum number of allowed
signs, as well as the maximum allowed size and letter height.
In evaluating this request, staff must be able to make the finding that,
due to the unique characteristics of the property, the strict
application of the code should not apply. While the subject property is
located within the C-SM zoning district, the size of the building is
generally larger in scale than those in the surrounding area and is
similar in scale to the development located at the corners of maj or
intersections, which are zoned C-2. In addition, the building has two
major facades; 144 linear feet facade facing Cubbon Street with 370
square feet of signable area, and 169 linear feet facade facing Main
Street with 400 square feet of signable area. The proposed signs are in
scale and proportion to the signable areas of both building elevations.
Sign A encompasses about 22 percent of the signable area, while Sign B
encompasses about 30 percent of the signable area and is just over 50
percent of its length. Due to the unique characteristics of the
building and its corner location, staff finds that a variance from the
strict application of the C-SM sign standards is warranted.
31A-4
-
Variance No. 2005-08
July 11, 2005
Page 4
Conditions of approval are being proposed for this project to ensure the
signs remain proportional to the building size and do not create clutter
and blight. Based on staff's visit to the site, there were no land use
violations on the property at the time of inspection.
Based upon the analysis of the project, the project's compatibility with
the City's General plan and the City's intent to reduce sign clutter and
blight and to promote high quality signage that is proportional to the
scale of building, staff recommends that the Planning Commission approve
Variance No. 2005-08 as conditioned (Exhibits 6 and 7) .
CEQA Compliance
In accordance with the California Environmental Quality Act (Title 14 of
the California Code of Regulations, Section 15311), the recommended action
is exempt from further review. The Class 11 exception allows for the
construction of minor structures, such as on-premise signs, which are
appurtenant to existing commercial facilities. Categorical Exemption
Environmental Review No. 2004-207 will be filed for this project.
U--u
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Vincent Frego
Senior Planne
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EXHIBIT 1
31A-6
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Variance No. 2005-08
July 11, 2005
Page 1 of 1
Findings of Fact
A. That because of special circumstances applicable to the subj ect
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.
Because of the size of the development, which is generally
larger than the typical development facing Main Street, and
because of its corner location, the strict application of the
zoning code deprives the subj ect property of privileges not
otherwise at variance with the intent and purpose of the
provisions of Chapter 41.
B. That the granting of a variance is necessary for the preservation
and enjoyment of one or more substantial property rights.
The variance for signage is not necessary to preserve and
enjoy property rights as Northgate Market would, under the C-
SM zoning standards, be allowed signage that would provide for
identification of 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 the variance for signage will not be
detrimental to the public welfare or injurious to surrounding
property as conditioned. The proposed signs are in scale and
proportion to the size of the development on the site. In
addition, the removal of the three existing cabinet signs will
reduce the clutter and sign blight, and provide a positive
impact along the South Main Commercial District.
D. That the granting of the variance will not adversely affect the
General Plan of the City.
The granting of the variance will not adversely affect the
General Plan of the City in any way as the land use
designation of General Commercial (GC) allows signage in
conjunction with the permitted uses in the land use
designation.
EXHIBIT 6
31A-11
JUL Y 11, 2005
PAGE 1 OF 1
Conditions for Approval
Variance No. 2005-08 is approved subject to compliance, to the reasonable
satisfaction of the Planning Manager, 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. All proposed site improvements must conform to the Site Plan
Review approval of DP No. 2004-76.
2.
Any amendment to this variance
Planning Division for review.
determine if administrative
variance must be amended.
must be
At that
relief is
submitted to
time, staff
available or
the
will
the
3. The maximum size of Sign A, (facing Cubbon Street) shall be 82
square feet.
4.
The maximum size of Sign B,
120.4 square feet.
(facing Main Street) shall be
5. The maximum letter height of Sign B shall be thirty (30)
inches.
6. The maximum size of the logo of Sign B shall be four-feet,
six-inches in height by seven-feet, six-inches in length.
7 . Applicant shall obtain a license agreement for the building
fa<;ade (and sign) encroachment into the public Right-of-Way.
Variance No. 2005-08 (B1), (B2) and (B3) shall only be valid
and in effect so long as the license agreement remains in
effect.
EXHIBIT 7
31A-12
KO -7/19/05
RESOLUTION NO. 2005-21
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING VARIANCE NO.
2005-08 AS CONDITIONED TO ALLOW A PRIMARY SIGN
THAT EXCEEDS THE MAXIMUM ALLOWABLE SIZE (SIGN
A) AND TO ALLOW ONE ADDITIONAL SIGN THAT
EXCEEDS THE MAXIMUM ALLOWABLE SIZE AND
LETTER HEIGHT (SIGN B) FOR THE PROPERTY
LOCATED AT 1010 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 Variance 2005-08, to allow four
variances from the zoning code to allow a primary sign that exceeds the
maximum allowable size (Sign A) and to allow one additional sign that also
exceeds the maximum allowable size and letter height (Sign B) for the
Northgate Gonzalez Market located at 1010 South Main Street. The four
variances are as follows:
1. Variance No. 2005-08 (A 1) to exceed the allowable size of a sign.
2. Variance No. 2005-08 (B1) to allow a second wall sign.
3. Variance No. 2005-08 (B2) to exceed the allowable size of a sign.
4. Variance No. 2005-08 (B3) to exceed the maximum letter height of
a sign.
B. Variance No. 2005-08 came before the Planning Commission on June 13,
2005 for a duly noticed public hearing. The Planning Commission closed
the public hearing and continued the matter to July 11, 2005.
C. The Planning Commission determines that for Variance No. 2005-08 (Sign
A & B) 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:
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
31A-13
Resolution No. 2005-21
Page 1 of 3
variance with the intent and purpose of the provisions of this
chapter.
Because of the size of the development, which is generally
larger than the typical development facing Main Street, and
because of its corner location, the strict application of the
zoning code deprives the subject property of privileges not
otherwise at variance with the intent and purpose of the
provisions of Chapter 41.
2. That the granting of a variance is necessary for the preservation
and enjoyment of one or more substantial property rights.
The variance for signage is necessary to preserve and enjoy
the right to provide business identification that is proportional
to the building's signable area and size for a building that
faces an arterial street.
3. That the granting of a variance will not be materially detrimental to
the public welfare or injurious to surrounding property.
The granting of the variance for signage will not be
detrimental to the public welfare or injurious to surrounding
property as conditioned. The proposed signs are in scale
and proportion to the size of the development on the site. In
addition, the removal of the three existing cabinet signs will
reduce the clutter and sign blight, and provide a positive
impact along the South Main Commercial District.
4. That the granting of the variance will not adversely affect the
General Plan of the City.
The granting of the variance will not adversely affect the
General Plan of the City in any way as the land use
designation of General Commercial (GC) allows signage in
conjunction with the permitted uses in the land use
designation.
D. In accordance with the California Environmental Quality Act (Title 14 of the
California Code of Regulations, Section 15311), the recommended action is
exempt from further review. The Class 11 exception allows for the
construction of minor structures, such as on-premise signs, which are
appurtenant to existing commercial facilities. Categorical Exemption
Environmental Review No. 2004-207 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. 2005-08 as conditioned in Exhibit A
attached hereto and incorporated herein as though fully set forth. This decision is
31A-14
Resolution No. 2005-21
Page 2 of 3
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 11th day of July, 2005 by the following vote:
AYES: Commissioners: Cribb, De La Torre, Gartner, Lutz, Mondo, Nalle (6)
NOES: Commissioners: None (0)
ABSENT: Commissioners: Leo (1)
ABSTENTIONS: Commissioners: None (0)
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. 2005-21 to be the original resolution adopted by the
Planning Commission of the City of Santa Ana on , 2005.
Date:
Clerk of the Planning Commission
City of Santa Ana
31A-15
Resolution No. 2005-21
Page 3 of 3
Conditions for Approval for Variance No. 2005-08
Variance No. 2005-08 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. Planninq Division
1 . All proposed site improvements must conform to the Site Plan Review
approval of DP No. 2004-76.
2. Any amendment to this variance must be submitted to the Planning
Division for review. At that time, staff will determine if administrative relief
is available or the variance must be amended.
3. The maximum size of Sign A, (facing Cubbon Street) shall be 82 square
feet.
4. The maximum size of Sign B, (facing Main Street) shall be 120.4 square
feet.
5. The maximum letter height of Sign B shall be thirty (30) inches.
6. The maximum size of the logo of Sign B shall be four-feet, six-inches in
height by seven-feet, six-inches in length.
7. Applicant shall obtain a license agreement for the building fa<;ade (and
sign) encroachment into the public Right-of-Way. Variance No. 2005-08
(B1), (B2) and (B3) shall only be valid and in effect so long as the license
agreement remains in effect.
Exhibit "A"
31A-16