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HomeMy WebLinkAbout2001-03-27 - AGENDA REPORTS - SC ATHLETIC CLUB SIGNAGE (2)CITY OF SANTA CLARITA AGENDA REPORT City Manager Item to be presented by: Enrique Diaz PUBLIC HEARING DATE: March 27, 2001 SUBJECT: AN APPEAL OF THE PLANNING COMMISSION'S DENIAL OF AN ADMINISTRATIVE SIGN VARIANCE REQUEST TO ALLOW A 391a FOOT HIGH, 473 SQUARE FOOT, FREEWAY -ORIENTED PYLON SIGN LOCATED AT 24640 WILEY CANYON ROAD. THE APPLICANT IS THE SANTA CLARITA ATHLETIC CLUB. DEPARTMENT: Planning and Building Services RECOMMENDED ACTION City Council adopt a resolution denying Sign Variance 00-004 (Master Case 00- 067) which upholds the Planning Commission's action. BACKGROUND An application for an administrative sign variance was filed with the Planning and Building Services Department on February 15, 2000 to permit a 391h foot high, 473 square foot non -conforming, freeway -oriented pylon sign. The original approval at the subject site was for automotive sales. In addition, the original approval allowed for the establishment of the subject freeway oriented pylon sign under the Los Angeles County Zoning Code. The subject site received approval in 1993 for the current health club use. At the time of Planning Commission approval for the use, the maintenance of the non -conforming freeway pylon sign was discussed by the Planning Commission. The intent of the Planning Commission was to permit the sign to remain until the end of the amortization period in 1999. The subject site is permitted to have a pylon sign, however, the sign is required to conform to the standards within the Sign Ordinance. PROJECT DESCRIPTION The 4.5 -acre project site is located within the Newhall community of the City. The site is currently developed with an athletic club. The applicant is requesting permission to maintain a non -conforming freeway -oriented pylon sign. The sign ConfiS DD Agenda Item: A0 rm ed To._12�___�-, , 2 i is a 391h feet high freeway -oriented electronic message board with 473 square feet of sign area. ANALYSIS The Santa Clarita Athletic Club is located in the community of Newhall with frontage on both Wiley Canyon Road and Calgrove Boulevard. In addition, the athletic club backs -up to the Interstate 5 Freeway on the western property line. The non -conforming pylon sign is intended to attract potential customers from Interstate 5. However, per Section 17.19 of the Unified Development Code (UDC), freeway -oriented signs are not permitted for this type of use. The sign code allows for freeway -oriented signs for businesses engaging in the provision of food, lodging or motor vehicle fuel. The Sign Code intends to provide adequate visibility for each business while maintaining the aesthetics of the overall community. Granting the freeway - oriented pylon sign would be allowing a special privilege not given to any other business within the City of Santa Clarita. The sign was legally installed as a freeway -oriented pylon sign for the previous auto related use under the County sign ordinance prior to incorporation of Santa Clarita, however, the sign has been amortized and is required to be removed. The health club received approval of a conditional use permit in 1993. At the time of approval by the Planning Commission, it was discussed whether or not to condition the sign to be removed as part of the use permit approval. The Planning Commission, at the prompting of the applicant, deferred the removal of the non -conforming pylon sign to the date of amortization. The health club is not permitted to have freeway - orientation per the previous or existing Sign Ordinance. Only businesses engaged in the provision of food, fuel and lodging are allowed freeway -oriented signs. In addition, the City is required to address issues related to the California Business and Professions Code, specifically Section 5499 with relation to the subject sign. That the analysis required under California Business & Professions Code, Section 5499 has been applied to the requested sign variance. The hearing officer is required to apply the test for Section 5499, with the applicant bearing the burden of proof, to wit. 1) Does the ordinance being relied upon in requiring the removal of the sign at issue require removal on the basis of the height or size of the sign? The answer to this question is yes. The existing freeway oriented pylon sign does not conform with the Santa Clarita Sign Ordinance. The Sign Ordinance allows pylon signs for properties with 500 feet of street frontage and three (3) acres of land. The subject property meets the minimum requirement, however, the subject sign exceeds the required height and size. In addition, the subject business can't have a freeway -oriented sign because it does not engage in the provision of food, fuel and lodging. Therefore, the existing freeway oriented pylon sign does not conform to the sign ordinance based on the height, size, and existing business type. 2) If the answer to question 1 is yes, do special topographic circumstances cause a conforming sign to be materially less visible or less effective at communicating the owner's message to the public? There is no topographical change on Calgrove Boulevard and Wiley Canyon Road that would cause a conforming sign to be materially less visible or less effective at communicating the owner's message to the public. There is a change in elevation from Interstate 5 to the subject site, however, the subject site meets the criteria to construct a 15 foot high, 40 square foot pylon sign on-site, and wall signs are allowed on all elevations which will provide adequate exposure to Wiley Canyon Road, Calgrove Boulevard and the west parking lot (adjacent to freeway). Conforming signs at this location will not be materially less visible or less effective at communicating the owner's message to the public. With the installation of conforming pylon and wall signs, the owner will be able to effectively communicate the subject business to the public. In addition, A message reader board is permitted for this property, however, it is required to meet the standards set forth within the Sign Ordinance. Two viable options for a message reader board are a 15 -foot high, 40 square foot pylon sign or a wall sign placed on one of the elevations that have street or parking lot frontage. Based on the above, it is determined that a conforming sign is not materially less visible or less effective at communicating the owner's message at this location. In fact, with the installation of a pylon sign and additional wall signs on the west -facing parking lot (adjacent to freeway) and the south -facing elevation toward Calgrove Boulevard, the business signs will be extremely effective at communicating the owner's message to the public. ADMINISTRATIVE HE RING OFFICER Staff presented the application and recommended denial to the Administrative Hearing Officer on April 25, 2000. The Administrative Hearing Officer denied the request for an administrative sign variance. PLANNING COMMISSION HEARIN The applicant appealed the decision of the Administrative Hearing Officer on May 16, 2000. Staff presented the appeal request and recommended denial to the Planning Commission on August 15, 2000. At that meeting, the Planning Commission voted 4-1 to deny the appeal and uphold the decision of the Administrative Hearing Officer. As a result of the denial, the applicant appealed the decision to the City Council. FISCAL IMPACT No fiscal impact to the City budget is anticipated as a result of the recommended action. ALTERNATIVE ACTION 1. Approve the request for an Administrative Sign Variance. 2. Other action as determined by the Council. ATTACHMENTS Resolution of Project Denial Minutes from the August 15, 2000 Planning Commission Meeting Staff Response to Applicant's Appeal Letter of Opposition for City Council Hearing Vicinity Map Appeal letter (reading file) Staff Report to the Planning Commission (reading file) Letters of Support and Opposition from businesses and citizens for Planning Commission Hearing (reading file) JJL:VPB:ED s:pbs \ council \ 00-067 \ report