Architectural Review Board Report To: From: Subject: Architectural Review Board Architectural Review Board Meeting: August 16, 2010 Steve Traeger, Principal Urban Designer Laura Beck, ARB Liaison Agenda Item: 8.6 ARB 10-321 to approve the sign adjustment and sign plans for an existing fast food restaurant, Jack in the Box. Address: Applicant: 2423 Wilshire Boulevard CNP Signs & Graphics Recommended Action It is recommended that the Architectural Review Board approve ARB application 10-321 based upon the findings and subject to the conditions contained within this report. Executive Summary The applicant proposes to reface an existing monument sign and replace an existing wall sign with a new wall sign. The permitted sign area is 46 square feet based on the 30-9 building frontage. A sign adjustment is requested to allow 126.6 square feet (78.6 square feet of conventional signage plus 48 square feet of menu boards) of signage. Staff supports the approval of the sign adjustment based on the unique circumstances of the existing fast food restaurant. Background ARB 3422: ARB94-055: Four signs totaling 98 square feet (124 square feet by current methodology) were approved for Jack in the Box restaurant on September 16, 1987. Design, colors and materials for a façade remodel of Jack in the Box restaurant approved on May 2, 1994. Project / Site Information The following table provides a brief summary of project data: Zoning District / Design C-6 Guidelines: Parcel Area (SF): 8,415 SF Parcel Dimensions: 76-6 x 110 Existing On-Site Existing Jack in the Box fast food restaurant. (Built 1964) Improvements (Year Built): Mature Vegetation One palm tree to remain. Historic Resource Existing building(s) are (not) listed. 1
CEQA Exempt pursuant to Section 15311 (a), Class 11 Adjacent Zoning & Use: North R2-2-story multi-family residential South C6 - Offices & retail stores East R2 Public park (Douglas Park) West C6 Mixed use/offices Landscape Plans Transportation N/A N/A Analysis The applicant proposes to reface an existing monument sign and replace an existing 51 square foot wall sign with a new 33.6 square foot wall sign. The permitted sign area is 46 square feet based on the 30-9 building frontage. A sign adjustment is requested to allow 126.6 square feet (78.6 square feet of conventional signage plus 48 square feet of menu boards) of signage. Staff supports the approval of the sign adjustment based on the unique circumstances of the existing fast food restaurant. Sign Plans SIGN AREA CALCULATIONS Multi-tenant Building No. Permitted Sign Area 46 SF (30-9 building frontage x 1.5 corner lot = 46 SF) Existing Sign Area 45 SF Existing monument sign to be refaced (signs that will remain) 48 SF Existing menu boards (approximate size) Proposed Sign Area (this application) Total Sign Area Upon Completion Total Number of New Signs Compliance 93 SF Total 33.6 SF 126.6 SF 1 No. Sign Adjustment Staff feels that in this particular situation, an adjustment for an additional sign area is appropriate since the sign area for the proposed wall sign is 33.6 square feet, approximately 17 square feet smaller than the existing 51 square foot wall sign, because the total amount of signage is based on the building frontage rather than the business frontage, and because a significant amount of the existing signage for the business is comprised of two existing menu boards. It should be noted that past ARB sign approvals for this restaurant did not include these menu boards; it is unclear whether or not they were originally considered to be signage. Although the applicant is proposing to replace an existing wall sign with a smaller wall 2
sign, the amount of signage will exceed the amount of signage permitted by Code even without the inclusion of the menu board signs in the total. This corner site has a frontage of 76 6, but the permitted amount of signage is based on the building frontage of 30-9, so the business is limited to 46 square feet of signage. For comparison, a building with a frontage of 76-6 would be permitted 115 square feet of signage. This unique circumstance is typical of many drive-thru fast food restaurants but is unusual to other businesses. The existing drive-through menu boards (48 square feet) represent an unusual circumstance that exceeds the allowable sign area. The menu boards are critical to the drive-through food service that is provided at this fast-food restaurant but is unusual to other businesses. Good menu boards are necessary to reduce confusion and speed customers through the ordering process. While customer service is not usually a City issue, poor customer service in drive-through restaurants has resulted in increased noise complaints from adjacent neighbors in the past. In addition, the menu boards are not readily visible to the passersby. Therefore, Staff supports a sign adjustment to allow the proposed wall sign in addition to reface of the existing monument sign and existing menu board signs. Sign adjustments have been granted by the Board for other fast food restaurants with similar circumstances. Additionally, the proposed wall sign is appropriate for the building given its orientation to Wilshire Boulevard, and the proposed sign area represents a 17 square foot reduction from the pre-existing condition. A B Copy & Sign Type Existing Jack in the box monument sign (Does not require Board approval.) Jack in the box wall sign Total Sign Area Proposed Size Code Conformance Materials & Colors 6 x 5 = 30 SF x 1.5 = 45 SF (Existing to be refaced) 2-7 x 13 = 33.6 SF 78.6 SF +48 SF menu board = 126.6 SF Yes. Existing, legal non-conforming. (multiple ground signs) No. Conforming sign type and size; however, exceeds amount of signage permitted on site. No. Total amount of exceeds maximum permitted sign area by 80.6 SF. Reface existing internally illuminated with Lexan face with embossed logo & copy. Existing cabinet painted slate grey. New Lexan face painted JIB Red, Deep Red, and White. Internally illuminated with formed Lexan face with second surface painted and slate grey vinyl graphic background. Aluminum cabinet painted slate grey with internal fluorescent illumination. Lexan face painted JIB Red, Deep Red, and White. Sign area includes the existing 48 SF menu board signs. Total sign area w/out menu boards is 78.6 SF. Impact on Historic Resources The subject property is not listed on the City s Historic Resources Inventory. 3
CEQA Status The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15311 (a), Class 11, of the State Implementation CEQA Guidelines in that the project involves the construction or replacement of minor accessory structures (on-premise signs) to existing commercial, industrial or institutional facilities. Code Compliance This application has been preliminarily reviewed for compliance with the base district s development standards which address aspects of the plan that could result in significant changes to the project s design. A complete code-compliance review will not occur until the application is submitted for plan check. It is the applicant s responsibility to ensure that the plans comply fully with all applicable provisions of the Municipal Code. The applicant has been notified of any significant non-compliant aspects of their plans, and a condition has been added requiring full compliance with all applicable regulations prior to the issuance of a building permit. Any significant changes to the design subsequent to any ARB approval will require Board approval. FINDINGS FOR SIGN ADJUSTMENT: A. The strict application of the provisions of this Chapter would result in practical difficulties or unnecessary hardships for the business or property owner which would be inconsistent with the purposes of this Chapter and which would arise from unique physical or topographic circumstances or conditions of project design in that the site has a frontage of 76-6, but since the signage is based on the building frontage of 30-9, the business owner is permitted a maximum of 46 square feet of signage and would be required to remove the menu board to replace the wall sign that provided business identification to motorists on Wilshire Boulevard for over 30 years. Additionally, the existing menu board is critical to the drive-through food service that is provided at this fast-food restaurant but unusual to most businesses in the City. B. The granting of the requested variance would not constitute a grant of special privilege inconsistent with limitations imposed on similarly zoned properties or inconsistent with the purposes of the zoning regulations in that the menu board is critical to the drive-through food service that is provided at this fast-food restaurant but unusual to most businesses in the City. Additionally, the site has a frontage of 76 6, but the signage is based on the building frontage of 30-9. C. The granting of the requested variance would not be incompatible with other nearby signs, other elements of street and site furniture and with adjacent structures in that the proposed sign will be located on the building at the location of the removed wall sign and will not obstruct nearby signs and is not located near street and site furniture. D. The granting of the variance would not be inconsistent with the purposes of this Chapter in that the proposed signs conform to the provisions of the sign code 4
and in that one of the existing ground signs (i.e. the menu board) is not intended to provide business identification and is not readily visible so the additional signage is not inconsistent with the purposes of this Chapter. CONDITIONS: 1. This approval shall expire in six months from the date of approval or six months from the date a certificate of occupancy is granted for construction-related projects. All conditions of approval and the final inspection process must be completed within this timeframe. The applicant shall submit a color photograph of all installed signs demonstrating compliance with the Architectural Review Board approval to the staff liaison, prior to Planning final. 2. Prior to final inspection, the applicant shall demonstrate that any non-permitted illegal window signage and exterior Point of Purchase (P.O.P) signage has been removed. 3. Prior to the issuance of a building permit, the applicant shall demonstrate that the plans comply with all applicable provisions of the Zoning Ordinance. Significant changes to a project s design shall require review and approval of the Architectural Review Board. Minor changes may be approved administratively pursuant to all applicable guidelines. The Architectural Review Board s approval, conditions of approval, or denial of this application may be appealed to the Planning Commission if the appeal is filed with the Zoning Administrator within ten consecutive days following the date of the Architectural Review Board s determination in the manner provided in Chapter 9.32, Section 9.32.160. Prepared by: Steve Traeger, Principal Urban Designer Laura Beck, ARB Liaison Attachments A. Applicant s Submittal Material 5