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Home My WebLink About60-Planning c ,........., o :) ~ c BERN ARDINO POST OFFICE BOX 1318, SAN BERNARDINO. CALIFORNIA 92402 May 22, 1987 SHAUNA CLARK CITY CLERK Mervyn Simchowitz The Simchowitz Corporation 225 W. Hospitality Lane, Suite 100 San Bernardino, CA 92408 Dear Mr. Simchowitz: At the meeting of the Mayor and Common Council held on May 18, 1987, your appeal on the Planning Commissions' denial of Variance No. 87-6, to permit a waiver of San Bernardino Municipal Code Section 19.60.220 A. and B. in extending a proposed sign above the roof line and exceed- ing the maximum area of wall signs allowed on a rectangularly shaped parcel of land, was continued. The variance was continued to June 1, 1987, at 2:00 p.m., in the Council Chambers of City Hall, 3UO North "D" Street, San Bernardino, California. The City Attorney and the Planning Department are to work with you in establishing the proper findings of fact and interpreting the Municipal Code sections on variances, with a report back to Council on June 1, 1987. The subject property consists of approximately 10.9 acres, having a frontage of approximately 580 feet on the south side of Caroline Street, approximately 45U feet east of the centerline of Hunts Lane. In addition, subject properties also have frontage of 360 feet and 250 feet respect- ively on Concourse Way and another portion of Caroline Street. Sincerely, SIlAUNA CLARK City Clerk SC:dc cc: City Attorney City Administrator PRIDE IN .J Building and Safety PROGRESS PI - ann..ng 300 NORTH "D" STREET, SAN BERNARDINO, CALIFORNIA 9241B-Q121 PHONE (714) 3B3-5002/3B3-5102 ~o' c r ~....- o :) ,:j@lti;;,>,~ ' ,.~::/;.;)-,<,:.:~~:~ . '.;, ~.:'~. ... ",,'J CITY OF _?A~;;.FERNARDINO '\', ",I . ,., 300 NORTH "0" STREET. SAN BERNARDINO, CALIFORNIA 9241B EVLYN WILCOX Mavor Memben of the Common Council Esther Estrada. . . . . . . . . , . . . Flnt Ward Jack Relll~. . . . . . . . . . . . . . Second Ward Ralph Hernilndez . . . . . . . . . . . Third Ward 5'."0 Marks. . . . . . . . . . . . . Fourth Ward Gordon Qulel . . . . . . . . . . . . . Fifth Ward Ooin Fruler . . . . . . . . . . . . . . Sheth Ward Jack Strickler . . . . . . . . . . . .Se....enth Ward Apr il 24, 1987 San Bernardino Joint Venture 225 W. Hospitality Lane, Suite 100 San Bernardino, CA 92408 Dear Sir or Madame: At the meeting of the Planning Commission on April 21, 1907, the following action was taken: The application for Variance No. 87-6, to permit a waiver of San Bernardino Municipal Code Section 19.60.220.A, and B. in extending a proposed sign above the roof line and exceeding the maximum area of wall signs allowed on a rectangularly- shaped parcel of land consisting of approximately 10.9 acres having a frontage of approximately 540 feet on the south side of Caroline Street and being located approximately 605 feet east of the centerline of Hunts Lane and further described as 125 West Caroline Street, was denied based upon findings of fact contained in the staff report dated April 21, 1987. According to the San Bernardino Municipal Code, Section 19.74.080., the following applies to the above variance: "The decision of the Commission shall be final unless an appeal therefrom is taken to the Common Council as provided for in this section. Such decision shall not become effec- tive for ten days from the date that the written decision has been made and notice thereof mailed to the applicant, during which time written appeal therefrom may be taken to the Council by the applicant or any other person aggrieved by such decision. The Council may, upon its own motion, cause any Commission decision to be appealed." i.,II;~, ).1..; IC.'SS I ....r c o o ~ San Bernardino Joint Venture Apri 1 24, 1987 Page 2 If no appeal is filed pursuant to the previously mentioned provisions of the San Bernardino Municipal Code, the action of the Commission shall be final. Sincerely, , -'l' // /fG/ /~,n____ DAVID ANDERSON Acting Planning Director mkf cc: Building and Safety Dept. ~ c c o ,:) "- CiTY OF SAN BERNARDINO PLANNING DEPARTMENT" SUMMARY AGENDA ITEM HEARING DATE WARD 8 4/21/87 3 lIJ B AP~I~NT' San Bernardino Joint Ventu 225 W. Hospitality Lane, Suite /1100, OWNER: San Bdno., CA 92408 OWNER- Same Variance No. 87-6 ti lIJ j CJ '" a: ..... 4 lIJ a: 4 The applicant requests a variance of Code Section 19.60.220(A) and (B) for wall signs to project above the top of the roof and to exceed the maximwn allowable area for a wall sign in the CoM, Commercial-Manufacturing District. Subject properties consist of approximately 10.9 acres, having a frontage of approximately 580 feet on the south side of ,. Caroline Street, approximately 450 feet east of the centerline of Hunts Lane. In addition, subject properties also have frontage of 360 feet and 250 feet respectively on Concourse Way and another portion of Caroline Street. PROPERTY Subject North South East West EXISTING LAND USE Commercial Commercial Vacant Vacant Commercial GENERAL PLAN DESIGNATION General Industrial General Inuustrial Light Industrial General Industrial General Industrial ZONING C-M C-M 11-1 11-1 C-M GEOLOGIC / SEISMIC DYES FLOOD HAZARD [j YES OZONE A SEWERS IXl YES HAZARD ZONE K)NO ZONE oNO IlOZ0NE B oNO HIGH FIRE DYES AIRPORT NOISE / DYES REDEVELOPMENT &lYES HAZARD ZONE [lNO CRASH ZONE !Xl NO PROJECT AREA oNO ..J oNOT o POTENTIAL SIGNIFICANT Z 0 APPROVAL ~ APPLICABLE EFFECTS 0 WITH MITIGATING fi 0 CONDITIONS Z(I) MEASURES NO E,I.R, lIJe!) iU EXEMPT o EIR REOUIRED BUT NO ,,-0 IX) 2Z "-ffi DENIAL Z- SIGNIFICANT EFFECTS 00 WITH MITIGATING ~2 0 CONTINUANCE TO Q:Z MEASURES (1)2 >iL 0 Z oNO o SIGNIFICANT EFFECTS 0 lIJ SIGNIFICANT SEE ATTACHED E,R C, I&J EFFE CTS MINUTES Q: NOV. 1911 REVIlED ~ULY 1911 SKY c c o :> CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE VAR NO. 87 -6 OBSERVATIONS ~ 6./?1/~7 ? r AGENDA ITEM HEARING DATE PAGE 1. The request is to waive Sections 19,60.220(A) and (B) of the San Bernardino Municipal Code for wall signs to project above the top of the roof and to exceed the maximum allowable area for a wall sign in the C-M, Commercial-Manufacturing District. Said Municipal Code Section states in part: A. Wall signs: Wall signs may be placed anywhere on the building but may not project above top of roof or beyond end of roof line or building. B. Area of wall signs: Signs may be placed on sides of buildings having frontage on a public street up to a maximum of two sides per building. Allowable total square footage to be based on a ratio of two square feet of sign area for each linear foot of building frontage pee street frontage up to a maximum of one hundred fifty square feet of total sign area per street frontage. The subject properties are located on the southerly side of the Caroline Street and Concourse Way intersection. 2. The area of the proposed signage is approximately 245 square feet per sign; the variance request is for two such signs mounted on the "Buyer's Club" building with the top of said signs positioned above the roof line. (Said building is currently under construction.> The proposal is for the 7'1" by 35'3" signs to be attached to the parapet for maximum exposure. 3. The Environmental Review Committee at their regularly scheduled meeting held on March 19, 1987, determined the project to be categorically exempt from environmental review. ..... c o o :> CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE VAR NO, 87-6 FINDINGS of FACT R 41?1/R7 ~ - AGENDA ITEM HEARING DATE PAGE ALL APPLICATIONS FOR A VARIANCE MUST INCLUDE A WRITTEN RESPONSE TO EACH OF THE FOLLOWING ITEMS IN ORDER TO CLEARLY ESTABLISH THE NEED FOR THE VARIANCE. The applicant has responded to the four necessary findings needed to approve a variance. The following are those four findings followed by the staff's response. A. There are exceptional or extraordinary circumstances or conditions applicable to the property involved, or to the intended use of the property, which do not apply generally to other property in the same zoning district and neighborhood. Applicant's Response In order to create a regional center in a blighted area, signage is the most important ingredient. To establish a consumer awareness of this center, it is necessary to over emphasize signage, especially if it is to be viewed from Interstate 10 & 215 (Measuring channel letter only and not spaces - sign would fall within the 150 square foot maximum.) Staff's Response Variance from the terms of the zoning ordinance, as stipulated by State law and City Ordinance, can only be granted due to special circumstances applicable to the property including size, shape, topography, location or surroundings. There are no unusual, exceptional that are physical in nature that the requested variance. or extraordinary circumstances would warrant the approval of B. That such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant. AEelicant's Response This variance is mandatory to insure the success of our tenant's retail business. '" c o o :> CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE VAR NO. 87-6 FINDINGS of FACT 1\ 4/71/1\7 4 AGENDA ITEM HEARING DATE PAGE staff's Response Substantial property right refers to the right to use the property in a manner which is on a par with uses allowed to other property owners which are in the vicinity and have a like zoning. The purpose of the variance is to restore parity where the strict application of the zoning law deprives such property owners of privileges enjoyed by other properties in the vicinity and under identical zoning classification. The applicant's response suggests that the purpose of this sign variance is that there is a financial hardship being placed on the applicant due to sign code requirements. State planning law disallows the granting of a variance due to financial hardships. There is no evidence presented which would indicate that the preexisting sign ordinance deprives the property owner of privileges enjoyed by other properties in the vicinity under identical zoning classification. C. That the granting of the variance will not be materially detri- mental to the public welfare or injurious to property and improvements in the zoning district and neighborhood in which the property is located. AEPlicant's Response Yes. s.tllf's Response In determining the application for a variance, the best interest of the entire community is the controlling factor rather than the suitability or adaptability of the property in question for a particular use. The granting of the variance request would set a precedent for future requests. The best interest of the community would be served by continued efforts to bring signage into conformance with current codes. D. That the granting of such a variance will not be contrary to the objectives of the Master Plan. Applicant's R~sponse Yes. c o o .:> CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE VAR NO 87-6 FINDINGS of FACT R /"/11/S7 . r: . AGENDA ITEM HEARING DATE PAGE Staff's Response The City of San Bernardino General Plan designation for the specific site under review is "General Industrial." The General Plan encourages development standards that will enhance the City. Allowing such a large increase in signage and signage that is above the roof would not be in keeping with the goals and objectives of the General Plan. RECOMMENDATION Based upon the observations and the negative findings of fact contained herein, Staff recommends denial of Variance No. 87-6. 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