Resolution - 9093RESOLUTION NO. 9093
A RESOLUTION OF THE CITY COUNCIL OF THE CITY F
WEST COVINA, CALIFORNIA AFFIRMING THE DECISION
OF THE PLANNING COMMISSION TO APP E
VARIANCE NO. 993. (Zelman Retail Partners)
.WHEREAS, there was filed with the Planning Commission a verified application on
the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code,
requesting approval of a variance for sign area and location on that certain property
generally described as follows:
Los Angeles County Assessor's Parcel No. 8474-11-936; and
WHEREAS, the hearing on said application was duly noticed and conducted by
the Planning Commission on the 8th day of March, 1994, at which time the
application was approved; and
WHEREAS, the action of the Planning Commission was appealed after proper
legal notification to the City Clerk on March 24, 1994; and
WHEREAS, the hearing of the appeal was duly noticed for the City Council
meeting of April 19, 1994, at which time the hearing was continued to the meeting
of May 17, 1994; and
WHEREAS, studies and investigations made by the City Council and in its behalf
reveal the following facts:
1. The Planning Commission approved the variance to allow an 810± square foot
attached sign which exceeds the maximum allowable sign area and identifies
the site and all tenants within the development.
2. The proposed variance has been filed in conjunction with a precise plan to allow
the construction of a 95,000± square foot commercial retail center.
3. The proposed sign is necessary to allow the property owner the same property
rights as other large freeway oriented commercial retail centers.
4. With the exception of sign area and location, the proposed sign meets and
exceeds all other requirements of the underlying zone.
5. The project is consistent with the General Plan Designation of Regional
Commercial.
6. The project is located in the Central Business District Redevelopment area and
is consistent with the designation of Regional Commercial.
7. Appropriate findings for approval of a variance are as follows:
a. That there are exceptional or extraordinary circumstances not applicable
generally to the other property or class of use in the same vicinity and
zone.
• b. That such variance is necessary for the preservation and enjoyment of
a substantial property right possessed by other property in the same
vicinity and zone but which is denied to the property in question.
C. That the granting of such variance will not be materially detrimental to
the public welfare or injurious to the property or improvements in such
vicinity and zone in which property is located.
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•
Resolution No.
Variance No. 993
Zelman Retail Partners
May 17 1994 - Page 2
d. That the granting of such variance shall be consistent with the adopted
General Plan and any applicable Specific Plans.
8. This project is a Categorical Exemption pursuant to Section 15311, Class 11
(Accessory Structures), in that it involves the construction of a 52-foot tall
attached wall sign consisting of 810± square feet in area at a proposed
commercial retail center.
NOW THEREFORE, the City Council of the City of West Covina does resolve as
follows:
1. On the basis of the evidence presented, both oral and documentary, the City
Council makes the following findings for approval of Variance No. 993:
a. There are exceptional circumstances not generally applicable to other
uses in the same vicinity or zone as the proposed retail development is
situated between multi -story office developments on the northeast and
southwest. In addition, the site is irregularly shaped and is adjacent to
the 1-10 Freeway, Garvey Avenue South, State Street and a private road
accessing the Lakes office buildings which limits the development design
alternatives. The proposed scale and type of retail development relies
heavily on freeway visibility. The proposed sign, located at the north
end of the proposed development, addresses the freeway at the only
viable location to provide clear visibility of the sign. As a result of the
limited freeway exposure, due in large part to the existing office
buildings and parking structures, the proposed sign comprises space to
identify all three tenants in the center. The most desirable method for
providing freeway visibility is to cluster the tenant signage into one sign.
As a result of identifying all three tenants, the sign exceeds the
maximum allowable sign area.
b. The variance is necessary for the preservation and enjoyment of a
substantial property right as the adjacent office developments obstruct
views of the development from the freeway. In addition, the shape of
the site coupled with the unusual street frontage onto a private drive
leading to the lakes office buildings, State Street and Garvey Avenue
South limit the development design alternatives. The proposed sign
consists of signage space to identify the center, as well as, all three
proposed tenants. In order to provide signage for the center and
tenants, the sign exceeds the maximum allowable area of 150 square
feet for the single tenant space on which the sign is located. The
proposed sign consists of 810± square feet in area. Other businesses
along the freeway corridor have been afforded the right to identify their
businesses through variance approvals for freestanding signs and wall
signs off of the tenant lease space.
C. The proposed sign will not be materially detrimental to property or
improvements in the vicinity and zone as the sign is proposed to be
located at the north end of the retail center and faces the 1-10 Freeway.
Further, the proposed sign is intended to identify the Lakes project as a
whole, as well as the individual tenants of the proposed retail center.
The sign is designed as a part of the building and acts as an architectural
enhancement. The architectural style of the sign is consistent with the
buildings
061 1-94/C:CC/CCZLV993.RES/BD/srg
Resolution No.
Variance No. 993
Zelman Retail Partners
May 17, 1994 - Page 3
. d. The granting of a variance to allow an 810± square foot sign which
exceeds the maximum allowable sign area and is located off of the
tenant lease space, will not adversely affect the general plan. The
proposed sign promotes the economic prosperity of the shopping center
and the community as a whole which fulfills the objectives identified in
the Economic Development Element of the General Plan and the Central
Business District Redevelopment Area Plan.
2. That pursuant to all of the evidence presented, both oral and documentary, and
further based on the findings above, Variance No. 993 is approved subject to
the following conditions:
a. Comply with Study Plan "A", dated May 17, 1994.
b. Comply with Exhibits 1-4, dated May 17, 1994.
C. Comply with the development standards of the "Regional Commercial"
(R-C) zone and all applicable provisions of the West Covina Municipal
Code.
3. That the City Clerk shall certify to the adoption of this resolution.
ADOPTED AND APPROVED this 17th day of May 1994
%f��r�A►
ATTEST:
Expiration Date
May 17, 1995
If not used.
061 1-94/C: CC/CCZLV 993. R ES/BD/srg
•
Resolution No.
Variance No. 993
Zelman Retail Partners
May 17 1994 - Page 4
I, Janet Berry, City Clerk of the City of West Covina, do hereby certify that the
foregoing Resolution was regularly introduced and placed upon its first reading at a
regular meeting of the City Council on the 17th day of May 1994. That, thereafter,
said Resolution was duly adopted on the 17 day of May,' 94 by the following vote, to
wit:
AYES: Manners, Touhey, Herfert, McFadden
NOES: None
ABSENT: None
ABSTAIN: Wong
City Clerk
APPROVED AS TO FORM:
&G:ia,-aA-rz,vi.r�o
City Attorney
Y
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