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HomeMy WebLinkAbout31B - VARIANCE - SIGNS 1308 W. EDINGERREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: AUGUST 4, 2015 TITLE: VARIANCE NO. 2015-06 TO ALLOW ADDITIONAL WALL SIGNS ON THE PRIMARY ELEVATION FOR SMART & FINAL LOCATED AT 1308 WEST EDINGER AVENUE - NEIL MCNAUGHT, APPLICANT {ST TEG P NO. 3, 2), p �1ii42.�'y CITY MANAGER CLERK OF COUNCIL USE ONLY: APPROVED ❑ As Recommended ❑ As Amended ❑ Ordinance on 10 Reading ❑ Ordinance on a Reading ❑ Implementing Resolution ❑ Set Public Hearing For CONTINUED TO FILE NUMBER Receive and file the staff report approving Variance No. 2015 -05 as conditioned. PLANNING COMMISSION ACTION At its regular meeting on July 13, 2015 by a vote of 7:0, the Planning Commission adopted a resolution approving Variance No. 2015 -05 as conditioned to allow two additional wall signs on the primary elevation for the Smart & Final retail store building at 1308 West Edinger Avenue in the Planned Shopping Center (C4) zoning district. The Planning Commission made no changes to the recommendation outlined in the attached staff report (Exhibit A). Generally, Smart & Final has been known as a small warehouse grocery chain that caters to eating establishments and other businesses that shop in bulk. However, today, Smart & Final has transformed and diversified their target market to include households by rebranding themselves as "Smart & Final Extrel," offering farm fresh produce, a large selection of fresh meat and convenient size products. To advertise and market that transformation, Smart & Final is requesting approval of two additional secondary wall signs to describe goods sold at the existing grocery store. If approved, the variance would allow for the installation of two additional wall signs for a total of three wall signs on the north elevation of the existing commercial building. The signs would be placed on two existing architectural fagade elements to the west and east of the existing primary wall sign. The proposed signs would include one 18.83 -square foot "Fresh Meat" sign and one 33.37 -square foot "Farm Fresh Produce" sign, Full -sized plans are available for public viewing in the Clerk of the Council Office. 31 B -1 Variance No. 2015 -05 September 16, 2014 Page 2 Approval of this Item supports the City's efforts to meet Goal No. 3 Objective No. 2 (create new opportunities for business/job growth development through new General Plan and Zoning Ordinance policies). There is no fiscal impact associated with this action. ;ssan He hani, ICP Executive Director Planning & Building Agency RS:rb Rsv",fttVAR 201643 SMART & FINAL.00 Exhibit: A. Planning Commission Staff Report 31 B -2 Economic Development, and encourage private PUBLIC HEARING - FILED BY NICK McNAUGHT FOR VARIANCE NO. 2015-05 TO ALLOW ADDITIONAL WALL SIGNS ON THE PRIMARY ELEVATION FOR SMART & FINAL LOCATED AT 1308 WEST EDINGER AVENUE {STRATEGIC PLAN NO. 3, 21 Prepared by Ricardo Soto E cuti rector - -- — RECOMMENDED ACTION PLANNING COMMISSION SECRETARY APPROVED ❑ As Recommended ❑ As Amended ❑ Set Public Hearing For DENIED ❑ Applicant's Request ❑ Staff Recommendation CONTINUED TO _ A_......-, Acting Planning an er Adopt a resolution approving Variance No. 2015 -05 as conditioned. Request of Applicant Nick McNaught, representing Smart & Final, is requesting approval of a variance from the Santa Ana Municipal Code (SAMC) in order to allow more than one wall sign on the primary elevation of a Smart & Final retail store building at 1308 West Edinger Avenue. Specifically, the applicant is requesting a variance from Section 41- 863(a) of the SAMC to allow two additional secondary wall signs to describe goods sold at an existing retail grocery store. Proiect Location and Site Description The subject property is approximately three acres in size and is part of a larger integrated commercial center that is located on the southwest corner of Edinger Avenue and Bristol Street. The site is anchored by Smart & Final, which completed significant tenant improvements in 2014 and contains numerous retail and eating establishments. The subject property is developed with a 31,372 square foot commercial building. The building frontage is set back approximately 350 feet from Edinger Avenue and is set back approximately 30 feet from Bristol Street. Line of sight to the building from Edinger Avenue is obstructed by a free- standing commercial building and a large parking lot. The site is surrounded by commercial and residential uses to the north and west, a school use to the east, and residential and religious institution uses to the south. Tenants of the commercial center share parking stalls that are provided in surface parking lots on site (Exhibits 1, 2, 3 and 4). Proiect Description Smart & Final is requesting approval of two additional secondary wall signs to describe goods sold at the existing grocery store. Pursuant to Section 41- 863(x) of the SAMC, no more than one wall sign shall be permitted for each primary elevation of a leasable tenant space. EXHIBIT A 31 B -3 Variance No. 2015 -05 July 13, 2015 Page 2 If approved, the variance would allow for the installation of two additional wall signs for a total of three wall signs on the north elevation of the existing commercial building located at 1308 West Edinger Avenue. The signs would be placed on two existing architectural fagade elements to the west and east of the existing primary wall sign. The proposed signs would include one 18.63- square foot "Fresh Meat" sign and one 33.37 - square foot "Farm Fresh Produce" sign. The site currently has one wall sign on the primary (north) elevation and one wall sign on the secondary (east) elevation that would be retained as part of this project (Exhibit 5). - Generally, Smart & Final has been known as a small warehouse grocery chain that caters to eating establishments and other businesses that shop in bulk. However, today, Smart & Final has transformed and diversified their target market to include households by rebranding themselves as "Smart & Final Extra!" offering farm fresh produce, a large selection of fresh meat, and convenient size products. Smart & Final is headquartered in Los Angeles and currently operates two other stores in Santa Ana, which are located at 1523 West Seventeenth Street and 3430 South Bristol Street. Smart & Final recently re- tenanted the building previously occupied by El Metate Market. Though not part of this application, the applicant applied for and obtained Conditional Use Permit No. 2013 -49 to allow the off - premise sale of beer, wine and distilled spirits as part of its retail operation. In addition, various site improvements including a new fagade, parking lot resurfacing and landscape improvements were approved and recently completed. General Plan and Zoning Consistency The General Plan land use designation for the site is General Commercial (GC), which supports important neighborhood facilities and services such as this shopping center. General Commercial districts are key components and provide highly visible and accessible commercial development along the City's arterial transportation corridors such as Edinger Avenue. The project site is consistent with this General Plan land use designation. The site is located within the Planned Shopping Center (C4) zoning district and the Bristol Street Corridor Specific Plan (SP -1). The C4 zoning district allows for retail and service uses such as markets, making the proposed use consistent with the zoning code. Further, the building and uses on the property will not be impacted by the proposed street widening projects in the SP -1. Proiect Anal sis 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. 31 B -4 Variance No. 2015 -05 July 13, 2015 Page 3 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, Smart & Final is located in a multi - tenant commercial center. The site contains several structures of varying heights that are set back a considerable distance from Edinger Avenue. 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, Smart & Final would be permitted one sign on the north (primary) elevation. 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 tenants 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 segmented building elevation beyond that of a traditional building fagade. In analyzing the applicants request for Variance No. 2015 -05, 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 distance of the existing building from Edinger Avenue is approximately 350 linear feet. The large setback from the roadway, which is developed as a large parking lot, has reduced visibility of the tenant's sign from potential patrons travelling along Edinger Avenue. In addition to being set back a considerable distance from Edinger Avenue, there is an existing free - standing commercial building located on an adjacent property that is part of the integrated shopping center that is blocking visibility of the subject site from the roadway. The existing location of the subject building and adjacent buildings has resulted in poor visibility of the commercial tenant from adjacent roadways. Moreover, the current fagade design of the subject site 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 provided by the tenant while also balancing site aesthetics and avoiding visual clutter. 31 B -5 Variance No. 2015 -05 July 13, 2015 Page 4 • The granting of the variance is necessary for the preservation and enjoyment of substantial property rights. Additional secondary signage to advertise goods sold at the commercial 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 number and placement of additional 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 heavily traveled commercial corridors. The site location and building placement minimizes any possible visual intrusion onto surrounding commercial properties. Moreover, the nearest residential communities are located nearly 500 feet away to the north, southwest and northeast. • 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 4.3, 4.4, and 4.5 of Goal 2 (to protect and enhance development sites that are unique community assets) and Policies 2.7 and 2.8 of Goal 4 of the Land Use Element (Promote land uses which enhance the City's economic and fiscal viability). 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). The project site is located within the boundaries of the Shadow Run Neighborhood Association and near the Santa Ana Memorial Park and Mid -City Neighborhood Associations, respectively. Staff contacted the presidents of all three associations, who identified no concerns with the project. The project site was also posted with a notice advertising this public 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, or leasing of existing structures, RIUM Variance No. 2015 -05 July 13, 2015 Page 5 The project consists of a variance to allow two additional wall mounted signs. 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 -13 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 -05 as conditioned. Assistant Planner I RS:jm R&mpo0MVAR 2015 ,05 SMART & FINAL.pc Attachments: Exhibit 1 — Vicinity Map Exhibit 2 — Land Use Map Exhibit 3 — Site Photo Exhibit 4 — Site Plan Exhibit 5 — Proposed Elevation 31 B -7 -- -- ----- --- —A, 0 R3 !LL 13LIR d -A 12 FERTi R2 R2 R2 PJ,1[12 R2� R2 R2 � Eli I A, Rl Rl RI 81 RI' III RI CIL n� RI JR1 . .... . — RI 31 RI III RI R 1 p I R I III =91 E BE E R RI AT RI R7 E Rl f AN < N1 I E R[ III S. PI 0H sj Alk RI All I RI R1 RI PI jl� R R RI ,;[ p:I Rl Fl] H E 5 H EHE EW A AV, RI Al C4 Ri s` a PU [N2 j 2 RI R, T-R cl �D E El R ER I PROJECT R I PI'D I RI srrE =1 R1 -Pao 0 nnl nt RI 91 R1 F� R1 91 IT, R I E fti l� NN R7 Ill ]RI Al Ri R7 n14, R7 RI al A Rl Rl IN lm-n R RI I a R7 RI Ri Ill RI IT, M �X RI IT I RI .M RI RI C) R7 P1 R3 ll RI C2 RI. P7 R1 0 SD 2 RI Rl III RI ' RI p" EP F Al GENERAL AGRICULTURAq CA COMMERCIALRESIDENTIAL ni 5 IN MCLE FAMILY RESIDENITAL .0 PARKINGMCOWCATION CC GOVERNMENT CENTER R2 NNOGAMAYPE51DENCE C-sm COMMERC[ALSOOTH MAIN MI LIGHTINDUSTMAL R3 MULTIPLE DEN51 I Y MULTIPLE Cl CONVAUNTYCOMMUCIAL M2 HEAVYINDUSTRIAL FAMILYRILSIDENCE CI-MD COMA COMMERCIAQW&EUM DISTRICT MO MILITARYOPERATIONS ft< SUBURMNAPARTMENIS cz GENHIALCOMMEAC)AL 0 OPHN SPACE PC RESIDENTIAL ESTATE C3 CENTRAL BUSINESS p PROFESSIONAL ED SPECIFICIDEVELOPMENT 0A CENTRAL 5USINEiSARTCI VILLAGE PCD PLANNED COMMUNITY DEVELOPMENT SP SPEOPICIPLAN C1 PLANNED SHOPPING CENTER PAT) PLANNED RESIDENTIAL DEVELOPMENT C5 ARTERIAL COMMERCIAL VAR 2015-5 , SMART & FINAL SIGN VARIANCE 4? m 1308 WEST EDINGER AVENUE I 1000 FLET L A N N I N G A N D 8 U I L D I IN G A G E N C Y EXHIBIT 1 Maw: a R E 1 A 1 L ,�.. LL W EDINGER AVENUE V U V Q PROJECT v SITE C U NI M E R C A L 0 r a C H U R C H d Ln m C O M M E R C I A L VAR 2015 -5 SMART & FINAL SIGN VARIANCE 1308 WEST EDINGER AVENUE P L A N N I N G A N D B U I L D I N G A G E N C Y f airii�7 31 B -9 VAR 2015 -05 Smart & Final Sign Variance 1308 West Edinger Avenue SITE PHOTO EXHIBIT 3 31 B -10 r. i � y Y { 1 y Y t "b :A ,p \�1C 9 • Y� w. L« « ® .x F m CO � k F ft� %% t .0%09 ¢ EXHIBIT 4 31 B -11 31 B -12 v a "o 0 LS 7.8.15 RESOLUTION NO. 2015 -22 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NO. 2015 -05, AS CONDITIONED, TO ALLOW TWO ADDITIONAL WALL SIGNS AT THE SMART & FINAL BUILDING ON THE PROPERTY LOCATED AT 1308 WEST EDINGER AVENUE 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 2015 -05 to allow two (2) additional wall signs at Smart & Final located at 1308 West Edinger Avenue. B. Smart & Final is located in a commercial center that contains numerous retail and eating establishments. The subject property is developed with a 31,372 square foot commercial building and is located within the Planned Shopping Center (C4) zoning district and the Bristol Street Corridor Specific Plan (SP -1). C. Pursuant to Section 41- 863(a) 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. D. Variance No. 2015 -05 came before the Planning Commission on July 13, 2015, for a duly noticed public hearing. Variance 2015 -05 would allow two (2) additional wall signs for a total of three (3) wall signs on the north elevation of the existing commercial building located at 1308 West Edinger Avenue. E. The Planning Commission determines that for Variance No. 2015 -05 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 variance with the intent and purpose of the provisions of this Chapter. Resolution No. 2015 -22 Page 1 of 5 31 B -13 The project site has special circumstances related to its location, surroundings, and design. As detailed above, the distance of the existing building from Edinger Avenue is approximately 350 linear feet. The large setback from the roadway, which is developed as a large parking lot, has reduced visibility of the tenant's sign from potential patrons travelling along Edinger Avenue. In addition to being set back a considerable distance from Edinger Avenue, there is an existing free - standing commercial building located on an adjacent property that is part of the integrated shopping center that is blocking visibility of the subject site from the roadway. The existing location of the subject building and adjacent buildings has resulted in poor visibility of the commercial tenant from adjacent roadways. Moreover, the current fagade design of the subject site 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 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. Additional secondary signage to advertise goods sold at the commercial 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 number and placement of additional 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 heavily traveled commercial corridors. The site location and building placement minimizes any possible visual intrusion onto surrounding commercial properties. Moreover, the nearest residential communities are located nearly 500 feet away to the north, southwest and northeast. Resolution No, 2015 -22 Page 2 of 5 31B-14 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 4.3, 4.4, and 4.5 of Goal 2 (to protect and enhance development sites that are unique community assets) and Policies 2.7 and 2.8 of Goal 4 of the Land Use Element (Promote land uses which enhance the City's economic and fiscal viability). 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). F. 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, or leasing of existing structures. The project consists of a variance to allow two additional wall mounted signs. 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 -13 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 -05 for 1308 West Edinger Avenue 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 is not limited to: the Staff reports and exhibits attached thereto; and, the public testimony, all of which are incorporated herein by this reference. Resolution No. 2015 -22 Page 3 of 5 31 B -15 ADOPTED this 13th day of July, 2015, by the following vote: AYES: Commissioners: Alderete, Bacerra, Bauer, Gartner, Mill, Nalle, Verino (7) NOES: Commissioners: None (0) ABSENT: Commissioners: None (0) ABSTENTIONS: Commissioners: None (0) James Gartner Chairperson APPROVED AS TO FORM: Sonia Carvalho, City Attorney 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 -22 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on July 13, 2015. Date: Planning Commission Secretary City of Santa Ana 31 B -16 Resolution No. 2015 -22 Page 4 of 5 Conditions of Approval Variance No. 2015 -05 (1308 West Edinger Avenue) 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 California Building Standards 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 rip or 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 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 -22 Page 5 of 5 31 B -17 31 B -18