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HomeMy WebLinkAboutAM 17-04_Approval Letter City of Arcadia Development Services Department Jason Kruckeberg Assistant City Manager/ Development Services Director 240 West Huntington Drive Post Office Box 60021 Arcadia, CA 91066-6021 (626) 574-5415 (626) 447-3309 Fax www.ArcadiaCA.gov May 31, 2017 Yum Creamery Attn: Ce Wang 733 W. Naomi Avenue, Unit I Arcadia, CA 91007 SUBJECT: Major Administrative Modification No. Major AM 17-04 & Sign Architectural Design Review No. SADR 17-02 PROJECT ADDRESS: 733 E. Naomi Avenue, Unit I Dear Mr. Wang: The public comment period for the Notice of Pending Decision ended on Monday, May 22, 2017. During the public comment period, staff received one letter of opposition to allow a new wall sign to exceed the maximum allowable sign area for a new retail business in the Arcadia Hub Shopping Center. After consideration, the Development Services was able to make one of the required findings for the Modification request and has conditionally approved the modification request to allow a new wall sign to have a total sign area of 26.25 square feet in lieu of the maximum 16 square feet allowed for a new retail business in the Arcadia Hub Shopping Center (dba: Yum Creamery). According to Arcadia Development Code Section 9107.05.050, it states that an Administrative Modification may be approved if at least one of the following findings can be made. 1. Secure an appropriate improvement of a lot; 2. Prevent an unreasonable hardship; or 3. Promote uniformity of development. The Modification to allow the new wall sign to exceed the maximum allowable sign area for a new retail business will secure an appropriate improvement of the lot. The proposed sign includes a stylized lowercase “Y” that is 45-inches in height – the rest of the text is 15-inches and 6-inches in height. Due to how the sign area is calculated under AMC Sec. 9103.11.070, much of the square footage that is included in the sign area is blank space. The overall size of the sign is consistent with other signs in the Arcadia Hub Shopping Center and is appropriately sized for the subject unit. Allowing the sign to exceed the allowable sign area maintains the appealing style of the proposed sign. With the added conditions of approval listed below, the sign will be consistent with the City’s Architectural Design Guidelines for Commercial and Industrial Signing. The proposed project qualifies as both a Class 5 and Class 11 Categorical Exemption for an on-premise sign for a minor alteration in land use limitations from the requirements of the California Environmental Quality Act (CEQA) under Sections 15305 and 15311(a) of the CEQA Guidelines. Conditions of Approval 1. On the plans submitted to Building Services for permit, the text for “Handcrafted Ice Cream” shall be revised from 6-inches to 8-inches. The font style shall be revised to be consistent with the font selected for “Yum” and shall be subject to Planning review and approval. 2. The actual sign colors, materials, and location shall be consistent with the colors, materials, and location shown on the design concept plan and elevation. 3. Any damage and/or discoloration that results from the installation of the new sign or removal of an existing sign shall be repaired and/or repainted so that the damage and/or discoloration is not noticeable from the surrounding pedestrian and vehicular access ways. 4. Approval of Major Administrative Modification No. Major AM 17-04 and Sign Architectural Design Review No. SADR 17-02 shall not be of effect unless on or before 30 calendar days after approval of this project, the property owner/applicant has executed and filed with the Community Development Administrator or designee an Acceptance Form available from the Development Services Department to indicate awareness and acceptance of these conditions of approval. There is a ten (10) day appeal period for this application. The appeal period ends on Monday, June 12, 2017 at 5:30 PM. To file an appeal, a completed Appeal Application form must be submitted to the Community Development Division along with a $600.00 appeal filing fee. Approval of Major Administrative Modification No. Major AM 17-04 and Sign Architectural Design Review No. SADR 17-02 shall not be of effect unless the property owner and applicant have executed and filed the enclosed Acceptance Form to indicate awareness and acceptance of these conditions of approval. The Acceptance Form is due now and if it is not received by Friday, June 30, 2017, this approval will become null and void. An extension may be granted by the Development Services Director or designee, or the Review Authority that approved the project for a maximum period of one (1) year from the initial expiration date. An extension can only be granted if the required findings can be made. Please note that acceptance of an extension request does not indicate approval of an extension. You may visit the City’s website at www.ArcadiaCA.gov/noticesanddecisions to view this letter. If you have any questions regarding the above approval, please contact me at (626) 821-4334 or by email at JChamberlin@ArcadiaCA.gov. Thank you. Sincerely, DEVELOPMENT SERVICES DEPARTMENT Community Development Division/Planning Services Jordan Chamberlin Associate Planner c: Baldwin Arcadia Center LP, Property Owner Tony Chen, Property Manager Roger Nemrava, Resident CITY OF ARCADIA ACCEPTANCE FORM Development Services Department Community Development Division-Planning Services 240 West Huntington Drive Arcadia, CA 91007 Issued 5/31/17 APPLICATION NO.: Major Administrative Modification No. Major AM 17-04 & Sign Architectural Design Review No. SADR 17-02 SUBJECT PROPERTY: 733 E. Naomi Avenue, Unit I I am/We are the applicant(s), and the owner(s), or the duly authorized representative(s) of the owner(s), respectively, of the project and real property that is the subject of the above application(s). I am/We are aware of, understand, and accept, all the provisions and conditions imposed upon the project and real property that is the subject of the above application(s), and also understand that noncompliance with said provisions and conditions shall constitute grounds for the immediate suspension or revocation of any approvals granted through said application(s). I/We certify and declare under penalty of perjury that the foregoing is true and correct. APPLICANT’S SIGNATURE DATE PRINT NAME PROPERTY OWNER’S SIGNATURE DATE PRINT NAME Approval of your application shall not be of effect unless the property owner and applicant have executed and filed this Acceptance Form to indicate awareness and acceptance of these conditions of approval. The Acceptance form is due now and if it is not received by Friday, June 30, 2017, this approval will become null and void and all fees will be forfeited.