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HomeMy WebLinkAboutBoos PC Sign Variance Staff Report Page 1 of 5 REPORT TO PLANNING COMMISSION To: Honorable Chairman and Members of the Planning Commission From: Justin Kirk, Assistant Community Development Director Prepared by: Grant Taylor, Community Development Director Date: March 3, 2020 Subject: Variance No. 2020-00001 (Sign Application No. 2020-00001) A Freeway Oriented Pylon Sign for Boos Commercial Development Main Street) – A double sided and illuminated freestanding freeway oriented pylon sign eighty-five feet (85’) in height in lieu of the maximum 45 feet (45’) height with a sign face totaling 150 square feet in conjunction with the Boos commercial facility consisting of gas-dispensing areas, a convenience store and a drive-through carwash. Applicant: Rod Fermin, Boos Development Recommendation adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING APPROVAL OF VARIANCE NO. 2020-00001 TO THE CITY COUNCIL FOR A FREESTANDING FREEWAY ORIENTED PYLON SIGN, EIGHTY-FIVE FEET (85’) IN HEIGHT WITH A SIGN FACE TOTALING 150 SQUARE FEET FOR THE BOOS COMMERCIAL DEVELOPMENT MAIN STREET APNS: 377-243-002, 003, 004, 005, 006 & 007. Project Location The Project site is located on the east side of Main Street between Flint Street and the I-15 Freeway southbound onramp. The Project site totals 0.88 acres or 38,432 square feet (SF) and includes Assessor Parcel Numbers (APNs) 3778-243-002, 003, 004, 005, 006 & 007. Environmental Setting EXISTING LAND USE GENERAL PLAN ZONING Project Site Vacant General Commercial General Commercial (C-2) North Vacant then I-15 southbound on-ramp General Commercial General Commercial (C-2) South Single-Family Residence General Commercial General Commercial (C-2) East Alley then Single- Family Residences (4) General Commercial General Commercial (C-2) West Main Street then a gas station, single-family residences and laundry facility General Commercial General Commercial (C-2) VARIANCE 2020-00001 (Freeway Pylon Sign for Boos Development Main Street) 3/03/2020 Page 2 of 5 Project Description A variance request for a freestanding freeway oriented pylon sign eighty-five feet (85’) in height in lieu of the maximum forty-five feet (45’) with a sign face totaling 150 square feet (i.e. 10’ x 15’). The sign would be illuminated and double side and located on the northerly end of the subject property near the I-15 Freeway. The City Council approved the project on February 25, 2020 and added a condition of approval that architectural design and signage shall receive final approval by the City Council Executive Project Review Subcommittee (i.e. Mayor Pro Team Magee and Council Member Manos). The applicant may submit for plan check but building permits will not be issued until approval by the Subcommittee is granted. Background The Boos Commercial Development Main Street Project received City Council approval of applications for a Conditional Use Permit (CUP No. 2019-11), Commercial Design Review (CDR No. 2019-17), and Tentative Parcel Map (TPM No. 2019-04), which collectively were processed under Planning Application No. 2019-45. The subject property totals 0.88 acres or 38,432 square feet. The City Council approved the following zoning entitlements: Tentative Parcel Map No. 2019-04 (37751) consolidates six lots into one parcel. Five lots are vacant and one parcel near Flint Street has a vacant single-family residence converted to a commercial use that will be demolished. Conditional Use Permit No. 2019-11 and Commercial Design Review No. 2019-17 would establish a new commercial facility consisting of eight gas-dispensing stations covered by a 5,054 square foot canopy, a 3,200 square foot convenience store with concurrent sale of alcoholic beverages (Type 20 ABC – off sale beer and wine), and a 1,125 square foot automated carwash. Landscaping totals 10,373 square feet, total building area is 9,379 square feet and maximum height of the building 25’-6”. The Project will provide 16 total vehicular parking spaces with access provided from two driveways adjacent to Main Street with 36’ entrances. Lake Elsinore Municipal Code Section 17.410.030 seeks to have all project permits processed concurrently with the “final action … taken by the highest-level designated approving authority for all requested permits in accordance with this chapter.” However, at the time the Planning Commission was considering its recommendation as to the above-referenced zoning entitlements, the applicant had not fully developed its sign proposal. Consequently, the City Council could not consider the proposed sign variance at its February 25, 2020 meeting. In order to comply with Lake Elsinore Municipal Code Section 17.410.030, the Planning Commission is again requested to make a recommendation to the City Council regarding the variance rather than approve the variance as would be the more common process. VARIANCE 2020-00001 (Freeway Pylon Sign for Boos Development Main Street) 3/03/2020 Page 3 of 5 Freestanding Freeway Oriented Pylon Sign The sign would be located on a metal pole, 48 inches (48”) in diameter that tapers down to 36” then 30” and the highest part of the sign would not exceed 85 feet in height. The sign would contain three components including the fuel dispensing company, the convenience store and carwash tenant, and the City branding logo/verbiage. The freeway sign is critical for the tenants as freeway traffic provides the majority of their business clientele. The applicant was directed to provide a sight distance analysis to justify the height variance. The freeway is substantially higher in elevation than the subject property and the sight distance analysis provides view simulations from three vantage points (i.e. southbound I-15, northbound I-15 and I-15/Main Street southbound exit). The view simulations depicting the proposed sign do not appear intrusive and are consistent with the Lake Elsinore Casino and 7-11 freeway oriented signs. The 7-11 sign across the street is also 85 feet in height but has a grade differential making that sign 5 to 7 feet higher. Staff is requesting the applicant paint the pole a brown or beige color to blend with the surroundings. The applicant was encouraged to be creative and provide sign options that depict a neat, clean and aesthetically pleasing sign that includes the City’s branding identification. Four options are presented (see Page 9 of the plans). Staff is not supportive of Sign Option 1:A as the sign appears to be a “tack-on”. Staff is not supportive of Sign Option 1:B as the “E” logo appears isolated and out of place. Sign Option 1:C is better as the Lake Elsinore verbiage, “E”, and background are better integrated. Staff supports Sign Option 1:D as that sign provides quality aesthetics and cleanly incorporates the City branding. Variance Findings The Lake Elsinore Municipal Code Section 17.415.080(F) sets forth four (4) findings required for approval of a variance. Below are the findings followed by staff determinations in bold: 1. That adequate conditions and safeguards pursuant to subsection (E) of this section have been incorporated into the approval of the variance to ensure development of the property in accord with the objectives of the General Plan and the purpose of the planning district in which the site is located. The City’s Development Review Committee (staff from Planning, Building & Safety, Fire, and Engineering) have reviewed Variance No. 2020-00001 and have included applicable conditions of approval to ensure code compliance and protect the public health, safety and general welfare. The project and sign are consistent with the General Plan and Zoning designations of the General Commercial land use designation. 2. That there are special circumstances, pursuant to the purpose of this section, applicable to the subject property which do not apply generally to other properties in the neighborhood, and therefore, granting of the variance shall not constitute a grant of special privilege inconsistent with the limitations upon other properties in the vicinity and district in which the site is located. The subject property is located in the C-2 (General Commercial) zone district where gas stations, convenience stores and carwashes are permitted or conditionally permitted land uses. This business largely relies on clientele from freeway traffic. The subject property is significantly lower than the I-15 Freeway and a sign observing the maximum forty-five feet in height would not be visible from fast traveling vehicles on the freeway. VARIANCE 2020-00001 (Freeway Pylon Sign for Boos Development Main Street) 3/03/2020 Page 4 of 5 3. That in approving the variance, any reductions authorized from the strict interpretation of the zoning ordinance represents the minimum deviation from this code necessary to fulfill the purpose of this section and enable reasonable development of the property. The sight distance analysis identifies the proposed eight-five feet (85’) height as the minimum height that is ideal for an effective freeway advertising sign. The 7-11 sign is also 85 feet in height but located on a grade differential that is 5 feet to 7 feet higher than the proposed Boos Development sign. 4. Granting of the variance or minor exception will not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone district in which such property is situated. Granting the variance would not be a special privilege as the proposal is consistent with other freestanding freeway oriented signs in the commercial zone including the 7-11 and Lake Elsinore Casino signs that such businesses also heavily rely on freeway traffic clientele. Community Outreach The applicant conducted extensive community outreach by conducting a community meeting, a meeting with the Historic Society, a meeting with the Downtown Merchants Association, and went door to door to all properties within the 300-foot noticing radius. One person spoke at the Planning Commission hearing and nobody spoke at the City Council hearing. Analysis General Plan Consistency The Project has a General Plan Land Use designation of General Commercial (GC). The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed-use projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The proposed Project, which includes a gas station, convenience store and automated drive-through carwash are all supportive and compatible uses with the other intended uses of the GC Land Use Designation. The proposed Project would have a 0.24 FAR. The proposed sign is also consistent with the General Plan. Therefore, the overall Project is consistent with the General Plan. Municipal Code Consistency The current zoning for the subject site is General Commercial (GC) just outside the Downtown Elsinore Specific Plan boundaries. The proposed convenience store is a permitted use subject to Section 17.124.020(B) of the C-2 Zone. Sale of alcoholic beverages from a convenience store is a conditionally permitted use subject to Section 17.112.080(O) of the Non-Residential Development Standards. The proposed gasoline-dispensing establishment is a conditionally permitted use subject to Section 17.124.030(A) of the C-2 Zone. The proposed car wash is a conditionally permitted use subject to Section 17.124.030.C of the C-2 Zone. The proposed freestanding freeway oriented pylon sign may be permitted subject to Planning Commission approval without a public hearing. The height variance triggers the requirement for a public hearing. VARIANCE 2020-00001 (Freeway Pylon Sign for Boos Development Main Street) 3/03/2020 Page 5 of 5 Environmental Determination Pursuant to CEQA Guidelines Section 15063, an Initial Study Checklist was prepared for the Project to assess potential environmental impacts which included analysis of the proposed sign. The Initial Study revealed that the Project would not have any potentially significant environmental impacts. All categories in the Appendix G Checklist were checked either “No Impact” of “Less Than Significant Impact”. The Project and sign qualifies for a Categorical Exemption Type 15332 Infill Development. Conditions of Approval have been recommended for the Project and Sign. A Notice of Exemption was prepared. MSHCP Consistency The Project has also been reviewed for consistency with the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). The Project is located within the MSHCP Elsinore Area Plan, the project is not located within a Criteria Cell, the project site does not contain any Riparian/Riverine Areas or Vernal Pools, does not have Narrow Endemic Plant Species, and does not require Additional Surveys. The property is vacant and has no trees, shrubs or plants, only scattered weeds. The project site has been disturbed and previously had low-density residential and commercial developments one of which burned down and the others have been demolished. The subject property has a small single-family residence on one parcel that will be demolished. Exhibits A – Variance Resolution B – Conditions of Approval C – Vicinity D – Aerial Map E - Plans