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HomeMy WebLinkAboutMinutes - Minutes - Boards of Adjustment - Meeting Date: 3/9/2017MINUTES CITY OF GLENDALE BOARD OF ADJUSTMENT COUNCIL CHAMBERS BUILDING CONFERENCE ROOM B-3 THURSDAY, MARCH 9, 2017 4:00 PM CALL TO ORDER Chairperson Vescio called the meeting to order at approximately 4:04 P.M. Board Members Present: Board members Zarra, Dietzman, Martinez, and Fitzer, Vice Chairperson Feiner, and Chairperson Vescio were in attendance. Board Members Absent: None. City Staff Present: Tabitha Perry, Assistant Planning Director, Russ Romney, Deputy City Attorney, Thomas Ritz, AICP, Senior Planner, and Alex Shaw, Recording Secretary were present. APPROVAL OF MINUTES Chairperson Vescio called for Approval of Minutes. BOARD MEMBER DIETZMAN MADE A MOTION TO APPROVE THE DECEMBER 8, 2016 REGULAR MEETING MINUTES AS WRITTEN. BOARD MEMBER ZARRA SECONDED THE MOTION, WHICH WAS APPROVED UNANIMOUSLY WITH BOARD MEMBER FITZER ABSTAINING FOR NOT BEING IN ATTENDANCE. WITHDRAWALS AND CONTINUANCES Chairperson Vescio called for any withdrawals and/or continuances. There were none. PUBLIC HEARING ITEMS Chairperson Vescio called for staff's presentation. 1. VAR16-11: A request by Rebecca Murans of JRC Design, to allow: a greater number of monument signs than permitted by the Zoning Ordinance, monument signs of greater height than permitted, directional signs of greater height than permitted, directional signs where the business identification is a greater percentage of the sign area than permitted, directional signs which do not have a base with an aggregate width of at least 50% of the width of the sign, wall signs at locations other than the exterior elevation of the space occupied by the business, additional shingle signs at locations other than what is allowed by code, and to permit 340 square feet of sign area on a building where 334 square feet is presently permitted. The property is zoned C-2 (General Commercial). The site is located north of the northeast corner of Union Hills Drive and 67th Avenue at 18701 North 67th Avenue, and is in the Cholla District. Staff Contact: Thomas Ritz, AICP, Senior Planner. March 9, 2017 Board of Adjustment Minutes Page 2 Mr. Thomas Ritz, AICP, Senior Planner, stated this was a request by Rebecca Murans, of JRC Design, to allow: a greater number of monument signs, monument signs of greater height, directional signs of greater height, directional signs where the business identification is a greater percentage of the sign area, directional signs which do not have a base with an aggregate width of at least 50% of the width of the sign, wall signs at locations other than the exterior elevation of the space occupied by the business than permitted by the Zoning Ordinance. Additional shingle signs at locations other than what is allowed by code, and to permit 340 square feet of sign area on a building where 334 square feet is presently permitted. He said the property is zoned C-2 and if approved the property owner will install these signs on the medical campus. He noted the property was annexed into the City of Glendale in 1979 and that the property has never been part of a subdivision. He said the first signs on this property were erected in 1987. He stated these signs were replaced following the approval of a Variance, ZV99-01, which was approved by the Board of Adjustment on April 8, 1999. He noted the approval of ZV99-01 included an approved master sign packet. Additionally, the master sign packet allowed the signs which are presently installed on the medical campus, and included two freestanding signs on Union Hills Drive with a separation of 100 feet where 330 feet is the minimum required separation, directional sign copy on four freestanding identification signs and three freestanding directory signs where none is permitted, and an increase in total wall sign area to three hundred thirty-four square feet where two hundred square feet is the maximum permitted per business. Mr. Ritz stated the applicant presented the proposed sign package to the Arrowhead Ranch Homeowners Association Architectural Review Board on August 11, 2016 at the Arrowhead Country Club. He noted the Review Board had no questions or concerns of the applicant. He noted that the applicant mailed notification letters to adjacent property owners and interested parties, and the applicant did not receive any response regarding the request. He said that Planning received telephone calls concerning this request. One telephone call opposed this request, noting that no business needs a 17 foot high sign. A second telephone call asked if a neighborhood meeting would be held concerning this request, and staff noted that consistently, neighborhood meetings had not been held for variance requests. Mr. Ritz stated the Board of Adjustment must analyze four findings based on the evidence in the record prior to granting a variance. Mr. Ritz reviewed staff s findings. 1. There are special circumstances/conditions applicable to the property including size, shape, topography, location or surroundings, which were not self-imposed by the owner; March 9, 2017 Board of Adjustment Minutes Page 3 He said there are special circumstances or conditions applicable to the property related to the shape of the site. He said there is no landscape median break in 67th Avenue between Union Hills Drive and 67th Avenue. This limits the visibility and ability for motorists who may wish to enter the medical campus. He noted the applicant indicates that many visitors are not certain where to enter the campus and may get confused on where to go once on the campus. Without a median break, if a southbound motorist misses the left turn at Sack Drive, a considerable distance must be traveled to turn around to enter the campus. Union Hills Drive has a curve in the road near 64th Avenue. He explained that this limits the visibility in the area for motorists and the applicant believes that new signs, identified as Sign Type C, will offer greater visibility to visitors and help direct traffic off of the arterials and onto the medical campus. 2. Due to the special circumstances, the strict application of the Zoning Ordinance would deprive the property of privileges enjoyed by other properties in the same classification in the same zoning district; He said the strict application of the Zoning Ordinance would require that all signs conform to the requirements of the Zoning Ordinance for commercial districts. He noted the property owner could have chosen to follow the Zoning Ordinance with regard to sign sizes, numbers, and placement, rather than proposing the signs which are proposed. He noted that the applicant seeks greater signage to enhance visibility and reduce confusion for visitors. The Abrazo Arrowhead medical campus is a community asset. 3. The variance requested is the minimum necessary to alleviate the property hardships. He said the variance requested is in response to a property hardship. 4. Granting the variance will not have a detrimental effect on the property, adjoining property, surrounding neighborhoods or the city in general. He said the granting of the variance does not appear to have a detrimental effect on the adjoining properties, the surrounding neighborhood, and the city in general. Mr. Ritz stated the variance request appears to meet the findings and should be approved. He stated that should the Board of Adjustment approve the variance, staff recommends the following stipulation: 1. All signs shall reflect the adopted Commercial Design Expectations, Multi -Tenant Freestanding Identification Sign Design Guidelines, Arrowhead Ranch Specific Plan, and sign submittal requirements. Chairperson Vescio opened the floor for the Board to ask questions. March 9, 2017 Board of Adjustment Minutes Page 4 Board member Zarra asked what the current sign height requirements were. Mr. Ritz stated the current city requirement will permit a 14 foot high sign, if the top two feet are architectural embellishment or design feature and not lettering or business identification. Chairperson Vescio called for the applicant to make a presentation. Rebecca Murans of JRC Design, applicant's representative, referred to staff s detailed presentation and information packet. She stated they will comply with all of staff's stipulations and requirements. She explained the circulation plan which she said was critical. She discussed the issue with needing signs that are visible to the public and medical personnel to find the hospital and to use the correct entrances. She said the signage request came from Abrazo Arrowhead in order to have more uniform signage throughout all their locations. Board member Zarra verified that the applicant had stated that 17 feet was the minimum requirement needed for those particular signs. Ms. Murans replied yes. She added that she would much rather they be 20 feet because of the research they have done with visibility angles for persons riding in a vehicle. She said the actual maximum is 17 feet 3 inches. Board member Dietzman asked how far the signs were set back since they look to be right up to the property line. Ms. Murans agreed that they are set right up to the property line without being on any public easement or right-of-way. She noted they are all at safe locations. She provided information on where the sign will be located. Board member Dietzman noted his concerns. Tabitha Perry, Assistant Planning Director, explained the Board members' role in deliberating this item. She said the Board is approving the development standards in height in this application. She noted the sign design and location regarding public safety was for City staff in Planning and Transportation to review for. compliance. Mr. Ritz provided information on the history of the property and signs. Vice Chairperson Feiner asked what the complaints were from homeowners on 67th Avenue and Sack Drive. Mr. Ritz stated the concerns were sign placements and the view by neighbors since the drive goes into the residential neighborhood. Ms. Murans noted that when this was presented to the HOA, they commented that as long as they were below the street symbol lights and it was not adding any ambient light they did not have a concern with the sign. ' Chairperson Vescio opened the public hearing. There were no speakers. Chairperson Vescio closed the public hearing. Chairperson Vescio asked the Board for any further questions or comments. There were none. March 9, 2017 Board of Adjustment Minutes Page 5 Based on the facts and evidence presented, Mr. Romney requested a vote from the Board. He read each finding and waited as the Board responded. Finding One: Chairperson Vescio called for a voice vote on Finding One. The Board responded with a 3-3 vote. Zarra- Nay, Dietzman-Nay, Martinez -Aye, and Fitzer-Aye, Vice Chair Feiner- Nay, and Chairperson Vescio- Aye Mr. Romney stated since there is a tie on the first finding, there is no reason to go any further. Chairperson Vescio asked if the Board members would like to have a discussion on the vote. Board member Zarra stated that a large part of the concern was that the signage was branding. He believes that the branding brings the sign up to the 17 feet and without it the sign can be 14 feet. Chairperson Vescio asked the applicant's representative if she would like to comment. Ms. Murans reiterated this was also a safety issue for emergency vehicles and the public to know the correct entrances. She added that the sign does have the hospital brand name because there was no other opportunity to identify the property or inform the public where they were arriving to. Additionally, the building was set very far back from the street. The site was also hindered by the landscape and foliage in the area. Chairperson Vescio asked for clarification on where the signs would be located. Ms. Murans explained on the design drawings. Chairperson Vescio stated that she believes the Board was having issues with the 17 foot requirement. She asked what the special circumstances were that require Abrazo to have a 17 foot sign. Ms. Murans stated they were open to possibly working with having a 14 foot sign on the property. Chairperson Vescio asked Mr. Romney for procedural guidance to add a stipulation to change the height of the 17 foot sign. Mr. Romney suggested they table the matter and have the applicant resubmit this application taking into consideration the comments and input from the Board. Board member Martinez asked to make a comment regarding this issue. He said that he understands the reasoning behind having a sign this size. He believes this will make it easier and clearer for the public as well as emergency vehicles to find their way, especially in an emergency situation. Chairperson Vescio called for a motion. March 9, 2017 Board of Adjustment Minutes Page 6 VICE CHAIRPERSON FEINER MADE A MOTION TO TABLE VAR16-11 TO THE APRIL 13, 2017 REGULARLY SCHEDULED MEETING. BOARD MEMBER DIETZMAN SECONDED THE MOTION, WHICH WAS APPROVED UNANIMOUSLY. The public hearing item has been tabled to a date specific for the April 13, 2017 regularly scheduled meeting OTHER BUSINESS FROM THE FLOOR Chairperson Vescio called for Other Business From The Floor. There was none. PLANNING STAFF COMMENTS AND SUGGESTIONS Chairperson Vescio called for Planning Staff Comments And Suggestions. There were none. NEXT MEETING: April 13, 2017 BOARD COMMENTS AND SUGGESTIONS Chairperson Vescio called for Board Comments And Suggestions. There were none. ADJOURNMENT With no further business, Chairperson Vescio called for a motion to adjourn. VICE CHAIRPERSON FEINER MADE A MOTION TO ADJOURN THE MEETING. BOARD MEMBER ZARRA SECONDED THE MOTION, WHICH WAS APPROVED UNANIMOUSLY. THE MEETING WAS ADJOURNED AT 4:46 P.M.