FROM:
Planning Department
TITLE:
Title
Master Case No. (MCN) 24-079: Variance (VAR) No. 24-0007 and Design Review Sign (DRS) No. 24-0072 - A variance request to exceed the height requirement for a freeway sign from 50 feet to 55 feet and to increase the sign area from 250 square feet to 275 square feet; as well as site and architectural review and approval for the removal of an existing sign and the construction of a new 55-foot high freeway sign, within the Freeway Industrial/Commercial District in the Southwest Industrial Park Specific Plan, located at 14416 Slover Avenue (APN: 0236-041-02, -03, -07, -13. -14, and -15) pursuant to a Categorical Exemption in accordance with CEQA Guidelines Sections No. 15311.
End
RECOMMENDATION:
Based on the information in the staff report and subject to the attached Findings and Conditions of Approval, staff recommends that the Planning Commission adopt Resolution No. PC 2025 -____, and
1.Determine that the project is categorically exempt pursuant to Section No. 15311 (Class No. 11, Accessory Structure) and Section No. 3.22 (Categorical Exemption) of the Local 2019 Guidelines for Implementing the CEQA, and direct staff to file a Notice of Exemption; and
2. Approve Variance (VAR) No. 24-0007, and
3. Approve Design Review Sign (DRS) No. 24-0072
APPLICANT:
George Saelzler
Electra-Vision Advertising Corp.
731 W. 11th Street
Claremont, CA 91711
LOCATION:
The project site is located at 14416 Slover Avenue (APN: 0236-041-02, -03, -07, -13. -14, and -15).
REQUEST:
Variance No. 24-0007 - A request to increase the height of a new freeway sign from 50 feet to 55 feet and increase the sign area from 250 square feet to 275 square feet for a freeway sign in the Freeway Industrial/Commercial District of the Southwest Industrial Park Specific Plan.
Design Review Sign No. 24-0072 - A request for site and architectural review to construct a new 55-foot-high freeway sign for an existing business (Northstar Truck Stop).
PROJECT PLANNER:
Salvador Quintanilla, Senior Planner
BACKGROUND INFORMATION:
1. The existing Three Sisters freeway sign was constructed in 1996.
Land Use Table:
|
|
General Plan |
Zoning/Overlay |
Existing Land Use |
|
Site: |
Light Industrial (I-L) |
SWIP Specific Plan/Freeway Industrial/Commercial District |
Three Sisters Truck stop (Also known as Northstar) |
|
North: |
Light Industrial (I-L) |
SWIP Specific Plan/Freeway Industrial/Commercial District |
San Bernardino Fwy 10/ |
|
South: |
Light Industrial (I-L) |
SWIP Specific Plan/Slover West Industrial District |
Warehouse/Rush Truck Center |
|
East: |
Light Industrial (I-L) |
SWIP Specific Plan/Freeway Industrial/Commercial District |
Peterbilt Truck Center/Rush Truck Centers |
|
West: |
Light Industrial (I-L) |
SWIP Specific Plan/Freeway Industrial/Commercial District |
Flying J Travel Center Truck Stop |
PROJECT DESCRIPTION:
A. Site Area: Approximately 11.9 acres
B. Height: Required: 50 feet
Proposed: 55 feet
C. Sign Area: Required: 250 square feet
Proposed: 275 square feet
ANALYSIS:
Variance (VAR) No. 24-0007:
The Project includes a request to increase the height of a new freeway sign from 50 to 55-feet and increase the sign area from 250 square feet to 275 square feet. An existing 40-foot-high freeway sign is located east of the proposed new freeway sign location.
The site grade elevation of the Project Site is 1,016 feet, and the freeway grade elevation is 1,020 feet. As a result of the difference in grade elevation, the applicant is requesting approval to construct the new freeway sign at a maximum height of 55-feet which is five (5) feet higher than what is required. The district allows for a maximum height of 50 feet. The topography deprives the property of privileges enjoyed by other property in the vicinity and under the identical zoning classification. The Cherry Avenue Freeway off-ramp would block portions of the sign if the height was not increased to the height of the proposed 55-feet. Furthermore, the smaller height would limit sign visibility, providing a unique situation in which the 50-foot sign height deprives the applicant of the ability to convey the business names to its users from any side of the freeway in a manner similar to that available to other users along the freeway and within similar areas.
The applicant is also requesting additional sign area on the freeway sign because of the existing condition that was created by the expansion of the Cherry Avenue offramp. Due to the I-10 Cherry Avenue Overpass, visibility is impacted for westbound traffic travelers to see the different businesses that are located on the freeway sign. Therefore, the increase in sign area will help travelers see the businesses sooner on the freeway before passing the Cherry Avenue exit and provides parity with the opportunity afforded other properties in the same zoning district and general area. As mentioned above, special circumstances exist with respect to the freeway elevation, property, location of the project site, and topography that deprives the property of privileges enjoyed by other property in the vicinity and under identical zoning classification.
Design Review Sign (DRS) No. 24-0072:
The proposed development will remove the existing 45-foot-high freeway sign with a sign area of approximately 151.6 square feet and construct a new 55-foot-high freeway sign with a sign area of approximately 275 square feet, just west of the current sign site. A new landscaped area around the new freeway sign is proposed.
The proposed freeway sign will incorporate a modern style architectural design that includes a dark gray color scheme for the body of the sign and light gray bandings to break up the massing of the freeway sign. These design features compliment the modern design of the sign. Additionally, the applicant has incorporated the City logo to the bottom of the freeway sign.
The project, in its appearance, is aesthetically pleasing and will enhance the industrial community as well as match other planned improvements to the project site. The proposed sign is complimentary to the architecture style and design of the industrial community located in the vicinity.
The Project Site is physically suitable in size and shape to support the development of the proposed commercial signage and surrounding uses are also industrial/commercial. Applicable building codes, zoning codes, and fire codes and standards will be met and make for a safe, attractive and well-designed project.
Environmental:
Pursuant to the California Environmental Quality Act (CEQA) Guidelines and Section No. 3.22 (Categorical Exemption) of the City of Fontana’s 2019 Local Guidelines for Implementing CEQA, the proposed Project is categorically exempt from CEQA pursuant to CEQA Guidelines Section No. 15311 (Class No. 11 Accessory Structures). Class 11 applies to the construction or replacement of minor structures appurtenant to existing commercial and industrial facilities, including but not limited to on-premise signs. This project would approve an on-premise sign for an industrial property to replace an existing sign and therefore meets the CEQA requirements for a Class 11 exemption. Furthermore, none of the exceptions in CEQA Guidelines Section 15300.2 apply to the Project.
MOTION:
Approve staff’s recommendation.
ATTACHMENTS:
Attachment No. 1 - Vicinity Map
Attachment No. 2 - Project Plan Set
Attachment No. 3 - Planning Commission Resolution, Findings, and Conditions of Approval
Attachment No. 4 - Notice of Exemption
Attachment No. 5 - Public Hearing Notice