HomeMy WebLinkAboutPH 2 VARIANCE 83-2 01-03-83OATE:
January 3, 1982
PUBLIC HEARING NO. 2
! nter- Corn
TO:
FROH:
SUBJECT:
Honorable Chairman & Planning Agency Members
Community Development Department
Variance 83-2
Applicant:
Location:
Request:
QRS Corporation on behalf of Marshall's
630 E1Camino Real (El Camino Plaza Shopping Center)
Authorization to vary with the sign code to allow for the
following signs:
i. The continued use of (former Hadley's) freeway
identification sign;
2. Installation of a front wall sign of 115 square feet;
3. Continued use of the double-sided fin sign of 115 square
feet.
1. BACKGROUND & DISCUSSIOM OM FREEWAY I.D. SIGN
Hadley's obtained a variance for the existing freeway identification sign
(120 square feet) in June, 1979. Under the provisions of our sign code,
Marshall's could have the use of a monument sign, but is instead
requesting the use of the existing freeway pole sign. The applicant states
that Marshall's is a major regional type of department store and freeway
exposure is of primary concern. At present, there is no strong anchor
tenant in the center and Marshall's could provide the impetus to make this
center a more viable and productive commercial development. The existing
pole sign is 120 square feet in area while Marshall's is requesting 96
square feet which would be a reduction of 24 square feet.
2. BACKGROUND & DISCUSSION ON FRONT WALL SIGN
The applicant is requesting a 115 square foot front wall sign. Under the
sign code provisions, the store would be allowed 15% of the front wall area
not to exceed 75 square feet. Since the size of the building is 32,000
square feet and the area of the front wall is 4,228 square feet, the sign
area would be only 2.7% of the front wall area. Two sign variances were
recently approved for similar reasons.
Schick Moving & Storage - In November, 197g, the Planning Agency
granted a variance to Schick for a wall sign of 314 square feet
because the large size of the building warranted a proportionate
sign.
Chairman & Planning Agency
January 3, 1983
Page 2
Steelcase - In April, 1980, the Planning Agency granted a variance
to Steelcase, Inc. for a wall sign of 259 square feet because the
large size of the building and complex warranted a proportionate
sign.
3. BACKGROUND & DISCUSSION 0N FIN SIGN
The fin sign was originally part of the former Market Basket supermarket.
In April, 1979, the Planning Director authorized the issuance of a change
of face (416 square feet) sign permit to Hadley's. The permit also noted
that the sign was to retain the wood stained background. A few weeks
later, a yellow background was installed behind the Hadley's sign against
the City's wishes. One of the conditions of approval would be to retain
the woodstain background.
The applicant is now requesting authorization to retain part of the fin
sign and has volunteered to reduce the non-conformity of the area of the
fin by 30%.
Article IV, Section 2 states:
"Voluntary Conformity - Any non-conforming sign may be voluntarily
modified or altered, if such action will result in a substantial
reduction in the degree of non-conformity and a building permit is
secured therefore."
It appears that 30% would be a substantial reduction in the area of the
fin. The actual sign will be decreased from 415 square feet to 115 square
feet for a 72% reduction.
On March 1, 1982, the Planning Agency granted approval (Variance 82-2) for
a similar type sign for U-Haul when an existing non-conforming roof sign of
288 square feet was reduced to 150 square feet. Additionally, the overall
height of the sign was lowered as is the case with the proposed Marshall's
sign.
All conditions of approval are listed in Resolution No. 2073.
FINOINGS
1. The freeway identification sign will be reduced from 120 square feet to
96 square feet for a 20% decrease in sign size.
2. The front wall sign will cover only 2.7% of the front wall area in
comparison to smaller stores which are allowed 15%.
3. The fin sign will be reduced by 72% from 415 square feet to 115 square
feet.
R£COII~NDEO ACTION
Approve the sign variance request (Variance 83-2) by adoption of
Resolution No. 2073.
MAC:ih
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RESOLUTION NO. 2073
A RESOLUTION OF THE PLANNING AGL..~¥ OF
THE CITY OF TUSTIN, GRANTING A SIGN CODE
VARIANCE FOR MARSHALL'S IN THE EL CAMINO
PLAZA
The Planning Agency of the City of Tustin does hereby resolve as
follows:
I. The Planning Agency finds and determines as follows:
A. That a proper application, (Variance No. 83-2), was
filed by QRS Corporation on behalf of Marshall's
requesting authorization to vary with the requirements
of Sign Ordinance No. 684 to permit a freeway
identification sign of 96 square feet, front wall sign
of 115 square feet and a double-faced fin sign of ll5
square feet.
B. That a public hearing was duly called, noticed and
held on said application.
C. That because of special circumstances applicable to
the subject property, relative to size, shape, topo-
graphy, location or surroundings, a strict application
of the Zoning Ordinance is found to deprive subject
property of privileges enjoyed by other properties
in the vicinity and under identical zone classification,
evidenced by the following findings:
1. The use is in conformance with the land use
element of the Tustin Area General Plan.
2. Location and size of building necessitates a
freeway sign for proper business identification.
3. The large size of the building warrants a wall
sign to be proportionately compatible.
4. The location of the business being below the road
level of the freeway.
5. The degree of non-conformity is being reduced by
72% for the signs..
D. That the granting of a variance as herein provided
will not constitute a grant of special privilege
inconsistent with the limitations upon other properties
in the vicinity and district in which the subject
property is situated.
E. That this project is categorically exempt from the
requirements of the California Environmental Quality
Act.
F. That the granting of the variance as herein provided
will not be contrary to the intent of the Zoning
Ordinance or the public safety, health and welfare,
and said variance should be granted.
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Resolution No. J73
January 3, 1983
Page 2
G. Proposed development shall be in accordance with the
development policies adopted by the City Council;
Uniform Building Codes as administered by the Building
Official; Fire Codes as administered by the Orange
County Fire Marshal; and street improvement
requirements as administered by the City Engineer.
H. Final sign plans shall require the review and
approval of the Community Development Director.
II.
Planning Agency hereby grants a variance as applied
authorizing variance with the requirements of Sign
Ordinance No. 684 to permit a freeway identification
sign of 96 square feet, front wall sign of 115 square
feet and a double-faced fin sign of 115 square feet.
A. Pole cover shall be stained to match trim colors on
shopping center buildings. The sign cabinet shall match
the color of the pole cover.
B. The existing fin area shall be reduced by 30% and
the sign background shall be wood stained.
C. Permits shall be cequired before installation of
signs.
PASSED AND ADOPTED at a regular meeting of the Tustin Planning
Agency held on the __ day of , lg83.
Richard B. Edgar, Chairman
Janet Hester
Recording Secretary
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