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RESOLUTION NO. 1720
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A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ARCADIA, CALIFORNIA, AMENDING CONDITION 4 OF
RESOLUTION NO. 1671 TO ALLOW A 17-FOOT HIGH
FREESTANDING SIGN AT THE ARCO GAS STATION LOCATED AT
5 W. FOOTHILL BLVD.
WHEREAS, on December 1, 2004, a request to amend a previously approved conditional use
permit application was filed by John Nahas to amend Condition 4 of Resolution No. 1671 to allow a 17-
foot high freestanding sign at the Arco gas station (Development Services Department Case No. CUP
02-008) at property commonly known as 5 W. Foothill Blvd., more particularly described as follows:
Parcel 1 of Parcel Map No. 10960, in the City of Arcadia, County of Los
Angeles, State of California, as per map recorded in Book 114, Page 39 of
Parcel Maps, in the Office of the County Recorder of Said County.
WHEREAS, a duly noticed public hearing was held on January 11, 2005, at which time all
interested persons were given full opportunity to be heard and to present evidence.
NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA RESOLVES
AS FOLLOWS:
. SECTION 1. That the factual data submitted by the Development Services Department in
the attached report is true and correct.
SECTION 2. This Commission finds:
1. That the granting of such Conditional Use Permit will not be detrimental to the public health
or welfare, or injurious to the property or improvements in such zone or vicinity because the initial study
did not disclose any substantial adverse effects to the area affected by the proposed project.
2. That the use applied for at the location indicated is a proper one for which a Conditional
Use Permit is authorized.
3. That the site for the proposed use is adequate in size and shape to accommodate said
use. All yards, spaces, walls, fences, loading, landscaping and other features including the shared
parking with the neighboring business, are adequate to adjust said use with the land and uses in the
neighborhood. The proposed project complies with all related zoning requirements as set forth in the
Arcadia Municipal Code.
4. That the site abuts streets and highways adequate in width and pavement type to carry the
kind of traffic generated by the proposed use.
Resolution 1720
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SECTION 4. The decision and findings contained in this Resolution reflect the Planning
Commission's action of January 11, 2005 to amend Conditional Use Permit Application No. CUP 02-008,
by the following vote:
AYES: Commissioners Baderian, Lucas, Olson and Wen
NOES: Hsu
ABSTAIN: None
SECTION 5. The Secretary shall certify to the adoption of this Resolution and shall cause
a copy to be forwarded to the City Council of the City of Arcadia.
I HEREBY CERTIFY that this Resolution No. 1720 was adopted at a regular meeting of the Planning
Commission held on February 8, 2005, by the following vote:
AYES: Commissioners Baderian, Hsu, Lucas, Olson and Wen
NOES: None
ABSENT: None
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APPROVED AS TO FOR,M:
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Stephen P. Deitsch, City Attorney
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Chairman, Planning Commission
City of Arcadia
Resolution 1720
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STAFF REPORT
Development Services Department
January 11, 2005
TO: Arcadia City Planning Commission
FROM: Donna L. Butler, Community Development Administrator
By: Joseph M. Lambert, Associate Planner
SUBJECT: A request to revisit Conditional Use Permit Application No. CUP 02-008
to amend a condition of approval that limits the height of freestanding
signs to eight feet at the Arco gas station located at 5 W. Foothill Blvd.
SUMMARY
This application was submitted by John Nahas, owner of the Arco station at 5 W.
Foothill Blvd., to amend a condition of approval that limits the height of freestanding
signage to eight feet. Mr. Nahas is requesting a height limit of 20 feet to
accommodate a new freestanding sign. The applicant is also requesting a sign area
of 126 square feet per sign face in lieu of 100 square feet allowed by code. The
Development Services Department is recommending denial of this application, based
on the factors listed in this report. .
GENERAL INFORMATION
APPLICANT: John Nahas
LOCATION: 5 W. Foothill Blvd. (Arco gas station)
BACKGROUND
Applications CUP 02-008 and ADR 02"014 to construct an Arco gas station and
convenience store were conditionally approved by the Planning Commission on June
25, 2002. As part of the original Conditional Use Permit application, the applicant
requested approval of a 25-foot tall, freestanding "pylon" sign. However, the
Planning Commission limited the height of any onsite freestanding signs to a
maximum of 8'-0" based staffs recommendation.
Amendment to CUP 02-008
January 11, 2005
Page 1
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Subsequent to approval of the Arco station, the applicant installed a 5'-6" tall
freestanding monument sign, which is currently located at the southeast corner of the
site. The applicant elected to install a 5'-6" tall monument sign instead of an 8'-0"
sign allowed by the original CUP.
PROPOSAL AND ANALYSIS
In recent years, pylon signs have generally not been supported by staff and
subsequently, few have been approved. The City'S sign design guidelines
encourage low profile monument signs that are architecturally compatible with the
businesses they identify. Generally speaking, new monument signs are limited to 8'-
0" in height. In fact, a recently installed monument sign for the Chevron gas station
at 102 E. Huntington is 6'-0" tall.
In staff's opinion, 8'-0" high monument signs provide appropriate identification and
advertising for most sites, including the subject lot. This is the reason why the
original CUP limited the freestanding signage for Arco to an 8'-0" high monument
sign. Most of the new freestanding signs approved in Arcadia are monument signs
that are a maximum height of 8'-0". Staff consistently limits the height of
freestanding signs to 8'-0" for most commercial properties throughout the City,
including those near major intersections.
The City is currently in the process of revising the sign guidelines and the appropriate
height of freestanding signs is a topic that has been discussed among City staff and
the City's consultant. Several property owners and business owners in the City have
also expressed concern that the height of freestanding signs should not be limited to
six or eight feet. The City Manager and Development Services Director have been
involved in these discussions and have stated that City staff would not generally
support freestanding signs in excess of 12'-0".
On September 10, 2004, the applicant submitted a Design Review application for a
25'-0" tall pylon sign. The sign contains approximately 126 square feet of sign area
per sign face, exceeding the maximum allowable area of 100 square feet per sign
face. The applicant was advised by staff that the proposed sign exceeded the 8'-0"
height limit allowed by CUP 02-008 and that any freestanding sign exceeding this
limit would require an amendment of the CUP. In addition, a modification would
have to be approved to exceed 100 square feet of area per sign face.
In a letter to the applicant dated October 11, 2004, the applicant was advised that
the maximum height that staff could support would be 12'-0" based on staff
discussions with the City Manager and Development Services Director. However, to
allow a sign over 8'-0" tall, an amendment to the CUP would be required. This height
(12'-0") was based on recent discussions by staff and also based on sign approvals
for the Rusnak auto dealership and the Westfield mall, which are 17'-0" and 8'-6"
high, respectively. Both of these properties are much larger than the subject
Amendment to CUP 02-008
January 11, 2005
Page 2
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property and their signs appear aesthetically pleasing and very functional for
advertisement purposes. The applicant responded by reducing the height of the
proposed pylon to 20'-0", but the sign area still exceeds 100 square feet per sign
face. The applicant has been advised that a modification to exceed 100 square feet
of area per sign face would not be supported by staff.
It is staff's opinion that the proposed 20'-0" tall sign is not appropriate for the subject
site and is inconsistent with the City's sign design guidelines, which encourage low
profile monument signs. A height of 20'-0" feet is disproportionate to the size of this
site and the service station buildings, as the pump island canopy is less than 19 feet
tall. The site is not at a location that will benefit from a tall sign. In fact, the existing
developments and landscaping along Foothill Boulevard and Santa Anita Avenue
may make it difficult to see the proposed sign. Also, in staff's experience, signs over
12',0" tall are actually difficult to see while driving. The line of site from a vehicle
does not lend itself to reading tall signs at close distances.
In lieu of the 8'-0" high sign allowed per the original CUP, the applicant installed a 5'~
6" tall monument sign. Staff recognizes that a 5'-6" high sign is not highly effective
for advertising and identification purposes. However, the applicant elected to install
a 5'-6" tall monument sign instead of an 8'-0" sign allowed by the original CUP. An
8'-0" tall monument sign could be installed to replace the existing sign without
amending the original CUP and in staff's opinion, an 8'-0" monument sign would be
the most appropriate size and type of sign.
Although staff feels that an 8'-0" high monument sign would be ideal: based on
discussions with the City Manager and Development Services Director, staff would
support a pylon sign not to exceed 12'-0" in height and 100 square feet per sign face.
Based on proportionality and vehicular visibility, staff does not believe that a 20'-0"
tall sign is appropriate for this site. Also, in staff's opinion, there is no way to justify
the request to exceed 100 square feet of area per sign face because the required
findings for a modification cannot be satisfied.
FINDINGS
Section 9275.1.2 of the Arcadia Municipal Code requires that for a Conditional Use
Permit to be granted, it must be found that all of the following prerequisite conditions
can be satisfied:
1. That the granting of such Conditional Use Permit will not be detrimental to the
public health or welfare or injurious to the property or improvements in such zone
or vicinity.
2. That the use applied for at the location indicated is property one for which a
Conditional Use Permit is authorized.
Ame,ndment to CUP 02-008
January 11, 2005
Page 3
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3. That the site for the proposed use is adequate in size and shape to
accommodate said use, and all yards, spaces, walls, fences, parking, loading,
landscaping, and other features required to adju!)t said use with the land and
uses in the neighborhood.
4. That the site abuts streets and highways adequate in width and pavement type
to carry the kind of traffic generated by the proposed use.
5. That the granting of such Conditional Use Permit will not adversely affect the
comprehensive General Plan.
Section 9292.1.1 of the Arcadia Municipal Code requires that for a Modification to
be granted, it must be found that one of the following findings can be satisfied:
1. That the proposed request would secure an appropriate improvement on the
subject Jot.
2. That the Modification request would prevent an unreasonable hardship.
3. That the proposed request would promote uniformity of development.
CEQA
The proposed Conditional Use Permit amendment request will not have a potential
for causing a significant effect on the environment and is, therefore, categorically
exempt from CEQA per Section 15301.
RECOMMENDATION
The Development Services Department recommends approval of amending
Conditional Use Permit Application No. CUP 02-008 subject to the following
conditions:
1. The height of the proposed freestanding sign shall not exceed a total height of
12'-0" and shall not exceed 100 square feet of sign area per sign face. The sign
shall be submitted for a separate Architectural Design Review, and is subject to
approval by the Community Development Administrator. Said sign shall be
designed in accordance with the City's Sign Design Guidelines..
Any other changes to the proposed signs, or signs that may be added in the
future shall also be submitted for a separate Architectural Design Review subject
to review and approval by the Community Development Administrator.
2. The amendment of CUP 02-008 shall not take effect until the property owner
and applicant have executed and .filed the Acceptance Form available from the
Development Services Department to indicate awareness and acceptance of
these conditions of approval.
Amendment to CUP 02-008
January 11, 2005
Page 4
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3. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and
its officers, employees, and agents from and against any claim, action, or
proceeding against the City of Arcadia, its officers, employees or agents to
attack, set aside, void, or annul any approval or condition of approval of the City
of Arcadia concerning this project and/or land use decision, including but not
limited to any approval or condition of approval of the City Council, Planning
Commission, or City Staff, which action is brought within the time period
provided for in Government Code Section 66499.37 or other provision of law
applicable to this project or decision. The City shall promptly notify the applicant
of any claim, action, or proceeding concerning the project and/or land use
decision and the City shall cooperate fully in the defense of the matter. The City
reserves the right, at its own option, to choose its own attorney to represent the
City, its officers, employees, and agents in the defense of the matter.
PLANNING COMMISSION ACTION
Approval
The Planning Commission should move to amend CUP 02-008 as conditioned
and direct staff to prepare a resolution incorporating the Commission's
decision and specific findings.
Denial
If the Planning Commission intends to deny this amendment to CUP 02-008, the
Commission should move for denial and direct staff to prepare a resolution
incorporating the Commission's decision and specific findings.
If any Planning Commissioner, or other interested party has any questions or
comments regarding this matter prior to the January 11, 2005 public hearing, please
contact Joe Lambert at (626) 574-5444.
na L. Butler
Community Development Administrator
Attachments: Aerial Photo & Zoning Map
Land Use Map
Plans and Exhibits
Letter to Applicant regarding SADR 04-061
Letter requesting an amendment to CUP 02-008
Amendment to CUP 02..QOB
January 11, 2005
Page 5
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City of
Arcadia
Development
Services
Deparunent
Don Penman
Assistant City Manager!
Development Semcer
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240 Wcsr Huntington Drive:
Posr Office Box 60021
A=di" CA 91066-6021
(626) 574-5414
(626) 447-3309 Fax
October 11. 2004
Attn: Ohanes John Nahas
Arco AM-PM
5 W. Foothill Blvd.,
Arcadia, CA 91006
Re: Sign ADR No. 04-061
5 W. Foothill Blvd.
Dear Applicant:
The Development Services Department has completed the preliminary
review of your design proposal for a new pylon sign at 5 W. Foothill Blvd.
(d.b.a. "Area AM-PM"). Comments from Planning Services are as follows:
1. The proposed height exceeds the maximum eight (8'-0") feet
allowable under Conditional Use Permit (C.U.P.) No. 2002-008 and
Resolution No. 1671. Any freestanding sign exceeding this height
limit requires an amendment of the C.U.P. to be reviewed by the
Planning Commission.
It is staff's opinion, that the maximum height of the proposed pylon
sign should not exceed 12'-0", which is based on the sign approvals
for the "Rusnak" auto dealtership that has a monument sign at
approximately 17'-0" in height, and the new 8'-6" high monument
signs for the 'Westfield Shoppingtown" mall. Both properties are
much larger in area in comparison to the subject property, and their
signs appear aesthetically pleasing and very functional for
advertisement purposes.
2. The proposed sign area is approximately 126 sq.ft. per face,
exceeding the maximum allowable area of 100 sq.ft.
A hearing for the C.U.P. amendment may be scheduled by submitting a
letter, a 300' radius map with mailing labels, 15 sets of plans, and any other
document deemed necessary, to Planning Services with a fee of $840.00.
The sign area shall b.e reduced to meet the code or a modification request
may be considered together with the C.U.P. amendment.
If you have any questions, please contact Planning Services at
(626)574-5423.
Sincerely,
DEVELOPMENT SERVICES DEPARTME~ tv 111 ~
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Thomas P. U Corkran W. Nicholson
Assistant Planner Planning Services Manager
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Mr. Corkran W. Nicholson
Planning Services Manager
City of Arcadia
240 W. Huntington Drive
P.O. Box 60021
Arcadia, CA 91066-6021
SUBJ: Arco Service Station
5 W. Foothill Blvd.
John Nahas, Property Owner, Operator
Request for amendment to Conditional Use Permit No. 2002-008 and
Resolution No. #1671 to allow for installation of new 20' pylon sign.
(Existing code allows 25').
Amendment to existing code (100 sq. ft.) to allow 123 sq. ft. of readable sign.
Dear Mr. Nicholson:
We are responding to your letter of October II, 2004, concerning ADR No. 04-061. In that
letter you stated that it was staffs opinion that.the maximum height of the proposed pylon sign
should not exceed 12'-0", which is based on the sign approvals for the "Rusnak" auto dealership
that has a monument sign at approximately 17'-0" in height, and the new 8'.6" high monument
signs for the "Westfield Shoppingtown" mall.
Concerning Rusnak, and per your statement, their sign is 17' while you are proposing only 12'
for our sign. Furthermore, from an advertising standpoint, Rusnak enjoys the benefit of I 00 plus
cars for sale side by side on their entire street frontage, with the vehicle's price displayed on its
window. Also, you referenced Westfield Shoppingtown's 8'6" monument signs. But you failed
to mention the large illuminated building signs that are visible for hundreds of yards advertising
their tenants.
We have responded to your remarks concerning Rusnak and Westfield, butclearly feel no
parallel can be drawn between them and a single gas station sign.
We believe that the request for our new sign is reasonable, functional for our customers,
esthetically pleasing, and complies with weights and measures pricing requirements. While code
allows for a 25' pole sign, we are requesting only 20' and the conversion to a pylon sign.
We are enclosing our check for $840.00, a 300 ft. radius map with the mailing labels, and IS sets
of plans, as you requested.
Please advise as to the date of the Planning Department review.
f<:e-t.:tt= I ~3Co3
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John Nahas
GWF/JN