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HomeMy WebLinkAbout31A - VARIANCE - 2401 S PULLMAN STREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: NOVEMBER 3, 2015 TITLE: VARIANCE NO. 2015 -07 TO ALLOW ADDITIONAL WALL SIGNS ON TWO BUILDING ELEVATIONS FOR DEL AMO MOTORSPORTS LOCATED AT 2401 SOUTH PULLMAN STREET - SCOTT KING, APPLICANT (STRATEGIC PLAN NO. 3,2) CITY MANAGER RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: G-'.7 F El As Recommended [I As Amended M Ordinance on 1't Reading ® Ordinance on 2M Reading L I Implementing Resolution Cl Set Public Hearing For CONTINUED TO FILE NUMBER Receive and file the staff report approving Variance No. 2015 -07 as conditioned. PLANNING COMMISSION ACTION At its regular meeting on October 12, 2015 by a vote of 5:0 (Nalle & Verino absent), the Planning Commission adopted a resolution approving Variance No. 2015 -07 as conditioned to allow the installation of six wall- mounted signs on two elevations of the building and to allow two of those signs to be installed above 20 feet in height at 2401 South Pullman Street located in the Light Industrial (M1) zoning district. The Planning Commission made no changes to the recommendation outlined in the attached staff report (Exhibit A). DISCUSSION Del Amo Motorsports is requesting approval of five secondary wall signs on each of two building elevations that describe the motorcycle, all- terrain vehicle, utility - vehicle, and power watercraft makes sold at the retail store and to install two business identification signs above the maximum allowable height of 20 feet. The secondary wall signs would be placed on the northwest elevation of the existing building and on the north elevation of a proposed motorcycle display bridge. The two business identification signs would be placed on the north and northwest elevations of the proposed motorcycle display tower. A total of 12 signs would be installed between two elevations of the building at the site. Full -sized plans are available for public viewing in the Clerk of the Council Office. STRATEGIC PLAN ALIGNMENT Approval of this item supports the City's efforts to meet Goal #3 Economic Development, Objective #2 (create new opportunities for business /job growth and encourage private development through new General Plan and Zoning Ordinance policies). 31A-1 Variance No, 2015 -07 November 3, 2015 Page 2 FISCAL IMPACT There is no fiscal Impact associated with this action, r 1W61111 111;111 WIMIN r ' Mffu w { 1�. RS :rb WrapoWVAR206 -07 Del Ama Motorspol m Exhibit: A, Planning Commission Staff Report 31A-2 REQUEST FOR Planning Commission Action PLANNING COMMISSION MEETING DATE, OCTOBER 12, 2015 TITLE: PUBLIC HEARING — FILED BY SCOTT KING FOR VARIANCE NO. 2015-07 TO ALLOW ADDITIONAL WALL SIGNS ON TWO BUILDING ELEVATIONS FOR DEL AMO MOTORSPORTS LOCATED AT 2401 SOUTH PULLMAN STREET (STRATEGIC PLAN NO. 3, 2) Prepared by Ricardo Soto PLANNING COMMISSION SECRETARY APPROVED ❑ As Recommended As Amended D Set Public Hearing For DENIED • Applicant's Request • Staff Recommendation CONTINUED TO xecu e Director Acting annin anager RECOMMENDED ACTION Adopt a resolution approving Variance No. 2015 -07 as conditioned. Request of Applicant Scott King, representing Del Amo Motorsports, is requesting approval of a variance from the Santa Ana Municipal Code (SAMC) in order to allow more than one wall sign on the north and northwest elevations of the Del Amo Motorsports retail store at 2401 South Pullman Street. Specifically, the applicant is requesting a variance from Section 41- 863(x) and Section 41- 863(d) of the SAMC to allow five additional secondary wall signs on two elevations that describe the motorcycle, all- terrain vehicle, utility - vehicle, and power watercraft makes sold at the retail store and to install two primary business identification signs above the maximum allowable height of 20 feet. Project Location and Site Description The subject property is approximately two acres in size and is developed with a 45,411 square foot stand -alone building. The site is located to the east of California State Route 55 (SR -55) and south of Warner Avenue at a reverse -curve on Pullman Street. Due to the reverse -curve on Pullman Street, the site is odd shaped, resembling a diamond, and is fronted by Pullman Street to the northwest, north and northeast. The unique shape of the site has resulted in the building being setback nearly 100 linear feet from Pullman Street along the western boundary, nearly 50 feet from the northern boundary, and nearly 200 feet from the northeastern boundary. Buildings on adjacent properties to the north and south have considerably smaller setbacks. The smaller setbacks on neighboring properties, coupled with the site being located on a reverse curve, have resulted in an obstructed view of the subject building when approaching the site from either the north or south. The site is surrounded by industrial uses to the north, east and south; and the SR -55 to the west and northwest (Exhibits 1, 2, 3 and 4). EXHIBIT A 31A-3 Variance No. 2015 -07 October 12, 2015 Page 2 Proiect Description Del Amo Motorsports is requesting approval of five secondary wail signs on two elevations that describe the motorcycle, all- terrain vehicle, utility- vehicle, and power watercraft makes sold at the retail store and to install two primary business identification signs above the maximum allowable height of 20 feet. Pursuant to Section 41- 863(a) and Section 41- 863(d) of the SAMC, no more than one wall sign shall be permitted for each primary elevation of a leasable tenant space nor shall the sign be placed higher than the ground floor of the building or 20 feet, whichever is less. If approved, the variance would allow for the installation of five secondary wall signs on two elevations for a total of 12 wall signs on the north and northwest elevations of the building. The signs would be placed on the northwest elevation of the existing building, the north elevation of a proposed motorcycle display bridge, and on the north and northwest elevations of a proposed motorcycle display tower. The proposed signs would include two business identification signs and 10 secondary wall signs advertising makes sold at the retail store (Exhibit 5). Proiect Background Del Amo Motorsports is a retailer that offers a wide verity of motorcycle makes as well as all - terrain vehicles, utility vehicles, and power watercraft. As a function of retailing multiple motorcycle brands, Del Amo Motorsports is required to provide signage for each motorcycle make that it offers. The proposed location will be Del Amo Motorsports' first store in Santa Ana and fourth location in Southern California. Del Amo Motorsports is currently operating motorcycle retail stores in Redondo Beach, Long Beach and Costa Mesa, respectively. The proposed Santa Ana location stands to be Del Amo Motorsports' largest location thus far. Del Amo Motorsports is proposing to occupy a building that was previously occupied by Grainger. Though not part of this application, the applicant has applied for and obtained Development Project Review approval to construct major fagade and tenant improvements that include a motorcycle display tower and bridge, interior tenant improvements, and various site improvements. General Plan and Zoning Canslstencv The General Plan land use designation for the site is Industrial (IND). Industrial districts provide employment opportunities for local residents, and generate municipal revenues for continued economic development. The project site is consistent with this General Plan land use designation. The site is located within the Light Industrial (M -1) zoning district. The M -1 zoning district allows for truck, watercraft, equipment sales and rental service, making the proposed use consistent with the zoning code. 31A-4 Variance No. 2015 -07 October 12, 2015 Page 3 Project Analvsis Variance requests are governed by Section 41 -638 of the SAMC. Variance requests may be granted when it can be shown that the following can be established: • That there exists a special circumstance related to the property, such as size, shape, topography, location or surroundings. • That the granting of the variance is necessary for the preservation and enjoyment of substantial property rights. • That the granting of the variance will not be detrimental to the public or surrounding property • That the granting of the variance will not adversely affect the General Plan. If these findings can be made, then it is appropriate to grant the variance. Conversely, the inability to make these findings would result in a denial, Using this information, staff has prepared the following analysis which in turn forms the basis for the recommendation contained in this report. Del Amo Motorsports is proposing to occupy stand -alone building that was previously occupied by Grainger. The site is located along a reverse -curve on Pullman Street which has created an irregular shaped lot. Section 41 -863 of the SAMC contains provisions for wall and canopy signs, which are intended to ensure that businesses have adequate signage to promote successful commerce while preserving the quality of the visual environment by preventing sign clutter, and providing for public safety by disallowing signs that may distract drivers or impede the use of sidewalks. Pursuant to this SAMC section, Del Arno Motorsports would be permitted one sign, along with five words describing goods sold at the site, on the northwest elevation and on the north elevation, Further, said signs could only be placed on the ground floor of the building or 20 feet, whichever was less. However, special site characteristics and architectural components of the building have resulted in a configuration in which strict application of the SAMC would limit the tenant's advertising and branding ability. These characteristics and components include the following: building placement both on and off -site that limits exposure and view; and a building design that has resulted in a building elevation beyond that of a traditional building fagade. In analyzing the applicants request for Variance No. 2015 -07, staff believes that the following findings of fact warrant approval of the variance: • The project site has special circumstances related to its location, surroundings, and design. As detailed above, the site is located on a reverse - curve. The reverse -curve has resulted in an odd shaped lot and a building that has two frontages along the same street. The reverse - curve has also resulted in adjacent properties, with considerably smaller setbacks than the 31A-5 Variance No. 2015 -07 October 12, 2015 Page 4 subject site, obstructing visibility of the site from potential patrons travelling along Pullman Street and along SR -55. Moreover, the proposed fapade, display tower and bridge design makes having the secondary signage advertising goods sold impossible to accommodate on the same signable area without resulting in sign clutter. Approval of the variance would create opportunities on the project site to brand and advertise the goods and motorcycle makes provided by the tenant while also balancing site aesthetics and avoiding visual clutter. The granting of the variance is necessary for the preservation and enjoyment of substantial property rights. The placement of the primary signs above the maximum allowed 20 feet and the additional secondary signage to advertise the motorcycle makes sold at the tenant space would assist in identification and advertisement, reducing vacancy rates, increasing commercial activity, and allowing the property owner the ability to maximize the existing structure to their fullest potential. The placement and number of signs has been carefully analyzed and will reduce visual clutter while also increasing the visibility and advertisement efforts of the tenant. The granting of the variance will not be detrimental to the public or surrounding properties. The signs are intended to be visible from Pullman Street and from the heavily travelled SR- 55. The signs will not incorporate any flashing or moving elements that may distract motorists or passersby. The site location and building placement minimizes any possible visual intrusion onto surrounding properties. Moreover, the site is located in an exclusively commercial and industrial area with no residential communities located in the immediate vicinity. Finally, the project will not adversely affect the General Plan as the proposed signage is consistent with several goals of the General Plan. Approval of the variance supports Policies 2.7 and 2.8 of Goal 2 (to promote land uses which enhance the City's economic and fiscal viability) and Policies 4.3, 4.4, and 4.5 of Goal 4 of the Land Use Element (to protect and enhance development sites that are unique community assets). In addition, approval of the variance is consistent with the intent and purpose of Goals 1 and 2 of the Urban Design Element (to improve the physical appearance of the City through creating a sense of place, positive community image, and quality environment, and to improve the physical appearance of the City through development that is proportional and aesthetically related to its district setting). Furthermore, approval of the variance supports Objective 2.3 of Goal 2 of the Scenic Corridor Element (to use scenic corridors to provide identity, form, and an orientation framework for the City). Public Notification The project site is located near the eastern boundary of the City and is not near any neighborhood association. Staff notified the City of Tustin of the project. Tustin staff has identified no present concerns for this project. The project site was also posted with a notice advertising this public 31A-6 Variance No. 2015 -07 October 12, 2015 Page 5 hearing, a notice was published in the Orange County Reporter, and mailed notices were sent to all property owners and tenants within 500 feet of the project site. At the time of printing of this report, no areas of concern were raised, nor had any correspondence, either written or electronic, been received from any members of the public. CEQA Compliance In accordance with the California Environmental Quality Act, the recommended action is exempt from further review per Section 15301, This Class 1 exemption allows the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination. The project consists of a variance to allow the installation of 12 wall mounted signs, two of which will be located above the maximum height of 20 feet. No expansion of square footage or interior reconfigurations of square footages are proposed as part of the project. In addition, the structure is already served by municipal services, such as roadways, utilities, and parking, Categorical Exemption Environmental Review No. 2015 -26 will be filed for this project. Strategic Plan Alignment Approval of this item supports the City's efforts to meet Goal No. 3 Economic Development, Objective No, 2 (create new opportunities for business /job growth and encourage private development through new General Plan and Zoning Ordinance policies). Conclusion Based on analysis provided within this report, staff recommends that the Planning Commission approve Variance No. 2015 -07 as conditioned. Ricardo Soto Assistant Planner I RS:jm Mrepods \VAR 2015 -07 Del Amo lvlolarspo'fs,pc Attachments: Exhibit 1 — Vicinity Map Exhibit 2 -- Land Use Map Exhibit 3 — Site Photo Exhibit 4 — Site Plan Exhibit 5 — Proposed Elevations 31A-7 I i RI �-1 I I mi ml M1 I MI mi RI HI Ml mi M1 mi V-1 mi � WAR G�', oe T,1— mi mi i SU9 SrI mi I R2 —J R2 R2R2 R2 MI RD mi mi Ivil Nil mi T- SD-12 rr n C5 MI _— rnFltm M2 mi p RAI p M A' 0EDM.ACACRJLTUPALt OR OOMMMALIFEADWAL R1 -4M WALLLOTSNaEI7DRfI)`W9D1NGE .a AW?,K3MQDF1cAfloN cc CaA3*wwTcs4rm F2 MIFAMIRYFMI)FINCE GbN C.OMMFJUAL=MAIN M1 I-G-TINOUSTIRAL F3 MMAKEDMSVMI cl COMMUNIVOOMMEFOAL M2 HEAVYINDUSTRAL FAMILY SODWz CI.M1) COMM.MAME1iJAUMUMLIM Q MbCT mo M1u1ApfamwTms RA SUMPaWAFAIRRMIRM C2 GENOMCOMMMAL 0 OFENSACE FE FffiDff4nAttMTr 0 MTRALBONM p NnFMOML I'D CYA CBVTRALtlJSN6SSARnSFMLLAGE FCC F NNEDCWMUNDYDESOWNT T MnCPLAN C, PLANNED',}1OPFINOC24TER FRI) PLANNWFMOINVALOMOPINARP C5 AFHEFIALCOMMIJUAL RI SN&IFFAMILYFEEII)MAL VAR 2015-7 old III �=Idl 6/1, DEL AMO MOTORSPORTS SIGN VARIANCE 2401 SOUTH PULLMAN STREET 600 FEE V=1000FEED P L A N N I N G A N D B J I L D I N G A G E N C Y MST1 31A-8 COMMERCIAL I N D U 5 T I A L m I N U S T R I A L COMMERCIAL VAR 2015-7 & DEL AMO MOTORSPORTS SIGN VARIANCE 9V 2401 SOUTH PULLMAN STREET P L A N N I N G A N D B U I L 0 1 N G A G E N -CY LAND USE MAP EXHIBIT 2 31A-9 VAR 2015 -7 Del Amo Motorsports Sign Variance 2401 South Pullman Street SITE PHOTO EXHIBIT 3 31A -10 iy Sim W EXHIBIT 4 31A-1 1 F -1 Northwest Elevation North Elevation EXHIBIT 5 31A -12 LS 10.06.15 RESOLUTION NO. 2015 -34 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NO. 2015 -07, AS CONDITIONED, TO ALLOW SIX WALL MOUNTED SIGNS EACH ON TWO ELEVATIONS AND TO ALLOW TWO OF THOSE SIGNS TO BE INSTALLED ABOVE 20 FEET IN HEIGHT AT THE DEL AMO MOTORSPORTS BUILDING LOCATED AT 2401 SOUTH PULLMAN STREET BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF ;y_ arr.._�i,r_�_may7.IIIrl►��. 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 No. 2015 -07 to allow for the installation of six (6) wall mounted signs on two (2) building elevations (for a total of twelve (12) wall mounted signs) and to allow two (2) of those signs to be installed above 20 feet in height at the property located at 2401 South Pullman Street. B. Pursuant to Section 41- 863(a) and Section 41- 863(d) of the Santa Ana Municipal Code (SAMC), no more than one (1) wall sign shall be permitted for each primary elevation of a leasable tenant space, nor shall the sign be placed higher than the ground floor of the building or 20 feet, whichever is less. C. Variance No. 2015 -07 came before the Planning Commission on October 12, 2015, for a duly noticed public hearing. Variance No. 2015 -07 would allow six (6) wall mounted signs on two elevations, two of which would be installed above 20 feet in height, for a total of 12 wall mounted signs on the north and northwest elevations of the building located at 2401 South Pullman Street. D. The Planning Commission determines that for Variance No. 2015 -07 the following findings, which must be established pursuant to Santa Ana Municipal Code (SAMC) Section 41 -638 in order to grant a variance from the provision of the Santa Ana Municipal Code, have been established: 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 Resolution No. 2015 -34 Page 1 of 5 31A -13 subject property of privileges not otherwise at variance with the intent and purpose of the provision of this chapter. The project site has special circumstances related to its location, surroundings, and design. The site is located on a reverse - curve. The reverse -curve has resulted in an odd shaped lot and a building that has two frontages along the same street. The reverse -curve has also resulted in adjacent properties, with considerably smaller setbacks than the subject site, obstructing visibility of the site from potential patrons travelling along Pullman Street and along California State Route 55 (SR -55). Moreover, the proposed fapade, display tower and bridge design makes having the secondary signage advertising goods sold impossible to accommodate on the same signable area without resulting in sign clutter. Approval of the variance would create opportunities on the project site to brand and advertise the goods and motorcycle makes provided by the tenant while also balancing site aesthetics and avoiding visual clutter. 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 is necessary for the preservation and enjoyment of substantial property rights. The placement of the primary signs above the maximum allowed 20 feet and the additional secondary signage to advertise the motorcycle makes sold at the tenant space would assist in identification and advertisement, reducing vacancy rates, increasing commercial activity, and allowing the property owner the ability to maximize the existing structure to its fullest potential. The placement and number of signs has been carefully analyzed and will reduce visual clutter while also increasing the visibility and advertisement efforts of the tenant. 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 will not be detrimental to the public or surrounding properties. The signs are intended to be visible from Pullman Street and from the heavily travelled SR -55. The signs will not incorporate any flashing or moving elements that may distract motorists or passersby. The site location and building placement minimizes any possible visual intrusion onto surrounding properties. Moreover, the site is located in an exclusively commercial and industrial Resolution No. 2015 -34 Page 2 of 5 31A -14 area with no residential communities located in the immediate vicinity. 4. That the granting of a variance will not adversely affect the General Plan of the City. The project will not adversely affect the General Plan as the proposed signage is consistent with several goals of the General Plan. Approval of the variance supports Policies 2.7 and 2.8 of Goal 2 (to promote land uses which enhance the City's economic and fiscal viability) and Policies 4.3, 4.4, and 4.5 of Goal 4 of the Land Use Element (to protect and enhance development sites that are unique community assets). In addition, approval of the variance is consistent with the intent and purpose of Goals 1 and 2 of the Urban Design Element (to improve the physical appearance of the City through creating a sense of place, positive community image, and quality environment, and to improve the physical appearance of the City through development that is proportional and aesthetically related to its district setting). Furthermore, approval of the variance supports Objective 2.3 of Goal 2 of the Scenic Corridor Element (to use scenic corridors to provide identity, form, and an orientation framework for the City). E. In accordance with the California Environmental Quality Act, the recommended action is exempt for further review per Section 15301. This Class 1 exemption allows the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination. No expansion of square footage or interior reconfigurations of square footages are proposed as part of the project. In addition, the structure is already served by municipal services, such as roadways, utilities, and parking. Categorical Exemption Environmental Review No. 2015 -26 will be filed for this project. Section 2. The applicant agrees to indemnify, hold harmless, and defend the City of Santa Ana, its officials, officers, agents, and employees, from any and all liability, claims, actions or proceedings that may be brought arising out of its approval of this project, and any approvals associated with the project, including, without limitation, any environmental review or approval, except to the extent caused by the negligence of the City of Santa Ana. Section 3. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves Variance No. 2015 -07 for 2401 South Pullman Street as conditioned in Exhibit A attached hereto and incorporated herein. This decision is Resolution No. 2015 -34 Page 3 of 5 31A-15 based upon the evidence submitted at the abovesaid hearing, which includes, but is not limited to: the Staff reports and exhibits attached thereto; and, the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 12th day of October, 2015. AYES: Commissioners: Alderete, Bacerra, Bauer, Gartner, Mill (5) NOES: Commissioners: None (0) ABSENT: Commissioners: Nalle, Verino (2) ABSTENTIONS: Commissioners: None (0) James Gartner Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Lisa Storck Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, KAREN GERARDO, Planning Commission Secretary, do hereby attest to and certify the attached Resolution No. 2015 -xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on October 12, 2015. Date: Planning Commission Secretary City of Santa Ana 31A -16 Resolution No. 2015 -34 Page 4 of 5 EXHIBIT A Conditions of Approval for Variance No. 2015 -07 Variance No. 2015 -07 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 California Building Standards Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below rip or to exercising the rights conferred by this approval. 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 The project shall remain in compliance with Development Project Review DP No. 2015 -13 and the staff report exhibits. 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 if the variance must be amended. 3. The proposed signs will be limited to the location and size as indicated on the approved plan per the attached exhibit. Resolution No. 2015 -34 Page 5 of 5 31A -17 31A -18