Exhibit 3 - Planning and Housing Commission Staff Report

City of Corona
Staff Report
400 S. Vicentia Ave.

Corona, CA 92882
File #: 22-0403

PLANNING AND HOUSING COMMISSION

STAFF REPORT
DATE: 5/23/2022
TO: Honorable Chair and Commissioners
FROM: Planning & Development Department
APPLICATION REQUEST:

V2021-0002: Variance from Section 17.74.150 of the Corona Municipal Code and Section 4.5.10 of the Northeast Corona Specific Plan to allow one freestanding pylon sign to exceed the height limit and one freestanding pylon sign to exceed the maximum allowed sign area for an existing Shell gas station located at 175 N. McKinley Street in the Support Commercial designation of the Northeast Corona Specific Plan (SP81-2). (Applicant: Ahmed Radwan (Lucky Oil), 5989 Beach Blvd. Buena Park, CA 90621.)
RECOMMENDED ACTION:

That the Planning and Housing Commission adopt Resolution No. 2588 GRANTING APPROVAL of V2021-0002, based on the findings contained in the staff report and conditions of approval.

PROJECT SITE SUMMARY:

Area of Property: 0.62 combined acres
Existing Zoning: SC (Support Commercial) within the Northeast Corona Specific Plan (SP81-2).

Existing General Plan: GC (General Commercial)
Existing Land Use: Shell gas station
Surrounding Zoning/Land Use:

N: 91 Freeway and beyond that SC (Support Commercial) / Commercial Center E: SC (Support Commercial) within the Northeast Corona Specific Plan / Commercial Center S: SC (Support Commercial) within the Northeast Corona Specific Plan / Commercial Center W: SC (Support Commercial) within the Northeast Corona Specific Plan / Commercial Center

BACKGROUND
The existing Shell gas station located at 175 N. McKinley Street has an existing 60-foot high freeway sign facing State Route 91, an existing 35-foot high, 194 square foot pylon sign facing McKinley Street and an existing 9’-8” high, 29.5 square foot gas price sign facing McKinley Street. The two signs on McKinley Street are being removed due to the McKinley Grade Separation Project, which is described below. The Applicant intends to replace the signs with two new signs that exceed the City of Corona Page 1 of 7 Printed on 5/19/2022
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described below. The Applicant intends to replace the signs with two new signs that exceed the current sign code regulations allowed by the Corona Municipal Code and Northeast Corona Specific Plan. A variance is requested based on special circumstances created by the grade separation project.

McKinley Grade Separation Project
The McKinley Grade Separation Project area extends from the 91 freeway to Magnolia Avenue. The project will construct a McKinley Street bridge over the Burlington Northern Santa Fe Railroad (BNSF). The Shell gas station (project site) is located on the east side of McKinley Street, just north of the future bridge. While construction of the bridge has yet to begin, related construction (such as relocation of utilities) has started. The Public Works Department staff anticipates that the grade separation will be completed by mid- to late-2023.

The grade separation project will elevate McKinley Street over the BNSF right-of-way and Sampson Avenue, which runs adjacent to the train tracks. Because McKinley Street will be elevated over Sampson Avenue, a new street, Loop Road, will be constructed to connect Sampson Avenue from under the bridge to McKinley Street. Loop Road is proposed adjacent to the project site. Sheet 3 of Exhibit 3 provides an aerial view of Loop Road and McKinley Street in relation to the project site.

The grade of McKinley Street will be elevated to pass over the BNFS railroad and Sampson Avenue.

The grade increase starts at the southern end of the subject property, and is reflected in a retaining wall to be constructed on along the project’s southern frontage. This retaining wall is shown in yellow on Sheet 2 of Exhibit 3. Ultimately, the southern portion of the project site will be at a lower grade than Loop Road and McKinley Street. The grade difference ranges from approximately 7’ at the southern end of the retaining wall to approximately 2’ feet at the northern end of the retaining wall. This grade difference is primarily the reason the Applicant is seeking a signage variance to allow for better visibility of the gas station. Details related to the proposed signage is discussed in the Project Description section of this report. In addition to the grade separation, the project site will lose several feet of property along the McKinley Street frontage, which currently contains the existing two identification signs, and will lose an existing ingress/egress driveway.

Existing Shell Gas Station Signage on McKinley Street Frontage The Shell station’s main identification sign (“MID”), which is currently located on the south side of the property’s entrance, will need to be relocated due to McKinley Grade Separation Project. The sign is 35 feet tall and has a sign face area of 194 square feet. It advertises the Shell logo, gas prices, and the carwash on-site. The sign was originally constructed in 1998. The current zoning of the project site is Support Commercial of the Northeast Corona Specific Plan, but at the time of construction, the property was zoned M-1 (Light Manufacturing), which allowed pylon signs up to 40 feet high with a maximum sign face area of up to 150 square feet. The property received approval of a variance (V-97-01) on December 8, 1997, to allow the sign face to be increased from 150 square feet to 176 square feet. Over the years it looks like the sign was modified by the property owner to add a car wash panel. Staff cannot locate a permit that would have allowed an increase to the area of the sign. The total sign area is 194 square feet, which exceeds the area allowed by the City of Corona Page 2 of 7 Printed on 5/19/2022
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previously approved variance.

The gasoline price sign impacted by the grade separation is located adjacent to McKinley Street near the 91 freeway on-ramp. The sign advertises the fuel sold on-site. Gas price signs are required by the State of California Business and Professional Code (Section 13531). The sign is 9’-8” tall and has a sign area of 29.5 square feet. Per the approvals for V-97-01, the price sign was originally approved as 6 feet high with an 18-square-foot sign area. Section 17.72.030(H)(1) exempts price signs from being considered an additional sign if the sign area is 25 square feet or less. However, the height of the sign is still subject to the city’s signage regulation. The maximum height allowed for signage in the M-1 zone at the time the variance was approved was three feet in the front yard setback. The sign as it exists today looks as though the property owner increased the height of the sign from six feet to 9’-8”. Staff cannot locate a permit that would have allowed for an increase in the height.

PROJECT DESCRIPTION
Variance 2021-0002 is an application to construct two new freestanding parcel identification signs (one main identification sign and one price sign) to replace the existing main and price signs that will be impacted by the McKinley Grade Separation Project. The replacement signs exceed the code requirements established by the Northeast Corona Specific Plan and Corona Municipal Code for sign area and sign height. The applicant is specifically requesting approval for the following:

1. Allow the main identification sign to exceed the maximum allowable sign area of 100 square feet, which is regulated by Section 4.5.10 of the Northeast Corona Specific Plan.

2. Allow the gas price sign to exceed the maximum allowable sign height of 15 feet, which is regulated by Section 17.74.150 of the Corona Municipal Code.

The Applicant’s proposed signage plan is attached as Exhibit 3. The signage plan depicts the location of the proposed signs on the property with the modified frontage as well as the planned roadway improvements. The signage plan also provides various colored photo simulations depicting the existing and proposed sign locations, as wells as before and after bridge and wall construction views.

The Applicant is requesting to replace the existing 9’-8” high price sign currently located north of the main driveway with the new 35-foot-high freestanding main identification sign and replace the existing 35-foot-high sign currently located south of the driveway with the new 16-foot-high price sign. The following describes the details of the proposed signage.

Proposed Sign #1 (Main Identification Sign)
The first sign is a 35-foot-high freestanding main identification sign proposed at the northwest portion of the site, within the front landscaped setback area near the 91 freeway on-ramp. The sign will be placed approximately 6 to 8 feet from the back of sidewalk after right-of-way dedication. The public sidewalk at this general location will be kept at the same general on-site elevation of the gas station. This freestanding sign will feature Shell’s logo, digital pricing, car wash and food mart signage for a combined 182 square foot sign area. The sign area exceeds the maximum allowed area by 82 square feet. For comparison purposes, the previous variance allowed a sign area of 174 City of Corona Page 3 of 7 Printed on 5/19/2022
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by 82 square feet. For comparison purposes, the previous variance allowed a sign area of 174 square feet.

The new sign is the same height as the existing 35-foot-high sign. Since the SC designation of the Northeast Corona Specific Plan is silent on the height limitation for freestanding signs, the provisions in CMC Chapter 17.74 (Sign Ordinance) shall regulate. Because the property is contiguous to the freeway, the sign is allowed to have a maximum height of 40 feet (CMC Section 17.74.150 - Table 1). The new sign complies with the height limitation.

Proposed Sign #2 (Gas Price Sign)
The freestanding gas price sign is proposed at the southern end of the site, also within the front landscaped setback area. This sign will be placed approximately 2 to 4 feet from the back of sidewalk after right-of-way dedication. The public sidewalk at this general location ranges from 2 to

7.5 feet higher than the on-site elevation of the gas station (Sheets 2 and 3 of Exhibit 3). At the location where the gas price sign is proposed, the gas station will be lower than McKinley Street by approximately 30 inches (2.5 feet). This grade difference requires a 3’-6” high retaining wall with a 2’-6” high metal railing immediately in front of the secondary sign location, which will be constructed as part of the Loop Road improvements. Because Loop Road will be elevated, the Applicant proposes a 16-foot-high sign with a 24-square-foot sign area. Half of the sign’s height (8 feet) is comprised of the support posts, which will be located behind the retaining wall and metal railing.

The sign area will extend above the screen wall and railing.

The sign area will include an 18-square-foot digital gas price board and a 6-square-foot directional sign that reads “Left Turn on Sampson”, for a combined sign area of 24 square feet. Gas price signs that have an area of 25 square feet or less are exempt from being considered an additional sign.

However, the price signs shall adhere to the height limitation required by the city’s Sign Ordinance.

Commercial properties are allowed to have freestanding commercial signs up to 15 feet but shall maintain a minimum clearance of 8 feet from the bottom of the sign. The Applicant is proposing to increase the height of the sign by one foot for a total of 16 feet. The sign also maintains a clearance of 8 feet from the bottom of the sign.

DEPARTMENTAL AND AGENCY COMMENTS
As part of the application procedure, the interagency review process is a mechanism for staff to coordinate the needs or requirements of other departments and agencies. Multiple departments and agencies have participated in this review process and have provided comments to staff for consideration. Some of the departments and agencies include various City Departments (Engineering, Building & Safety, Fire and Police) as well as notification to Caltrans. Comments from these agencies have been considered and incorporated as modifications to the plans, or as part of recommended conditions to this project. As of the date of this report, Caltrans has not commented on this variance application.

ENVIRONMENTAL DETERMINATION
Per Section 15311 of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) a Notice of Exemption has been prepared for the project because the project qualifies as a Class 11 (Accessory Structures) categorical exemption. As a result of the proposed McKinley Street City of Corona Page 4 of 7 Printed on 5/19/2022
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Class 11 (Accessory Structures) categorical exemption. As a result of the proposed McKinley Street bridge overpass, the Applicant is required to relocate two existing freestanding pylon signs to accommodate additional right-of-way related to the construction of the bridge. This project qualifies for a Class 11 CEQA exemption as the replacement signs are accessory to an existing commercial facility. The Notice of Exemption is attached as Exhibit 7.

FISCAL IMPACT
The Applicant paid the applicable application processing fees for the project.

PUBLIC NOTICE AND COMMENTS
A 10-day public notice was mailed to all property owners within a 500-foot radius of the project site, as well as advertised in the Sentinel Weekly News and posted at the project site. As of the preparation of this report, no call or inquiries have been received by the Planning and Development Department.

STAFF ANALYSIS
The proposed variance (V2021-0002) seeks to relocate two pre-approved free-standing signs from their existing locations further into the site’s landscaped setback. The relocation is needed to accommodate additional right-of-way required for the construction of the McKinley Street bridge overpass project.

For the main freestanding sign proposed north of the driveway, the applicant is keeping the 35-foothigh sign height and proposing a sign area of 182 square feet.

The new price sign proposed south of the driveway will be increased from 9’-8” to 16’-0”. The sign area will be 24 square feet, which does not exceed the exempted sign area of 25 square feet for gas price signage. Of the 24 square feet proposed, 18 square feet is dedicated to pricing, with the remaining 6 square feet being a “Left Turn on Sampson” directional sign, which is allowed under the advertising requirement. The directional sign is proposed because the grade separation project eliminates left turns into the subject site. The applicant intends for the “Left Turn on Sampson” signage to direct patrons to their site. The city’s Traffic Engineer has recommended a condition of approval that the directional panel not be installed until the McKinley Street bridge project is fully completed.

Under current code requirements, the Applicant is seeking an increase of 82 square feet of sign area for the main freestanding sign; and an additional one-foot height increase for the price sign.

The Commission should be made aware of a court order between the City and the Applicant regarding a temporary construction easement and permanent ingress/egress easement interests in portions of the subject property. The order states that the City agrees and acknowledges that the City will cooperate with and facilitate such relocation and/or reconstruction, including but not limited to assisting with the process to seek approval of the new signs under all applicable state, municipal and federal laws, including approval of signs which are required to effectuate approval by Shell Oil for its current brand standard requirements for such signs.

Staff has analyzed the Applicant’s variance request (Exhibit 6), the previous variance (V-97-01) City of Corona Page 5 of 7 Printed on 5/19/2022
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Staff has analyzed the Applicant’s variance request (Exhibit 6), the previous variance (V-97-01) approval by the Planning Commission on December 8, 1997 (confirmed by City Council on December 17, 1997) and the court ordered judgement. Staff finds that, due to the on-going construction of the McKinley Street bridge overpass project and the additional 7.5-foot height increase proposed along McKinley Street with new retaining wall and fence extensions, the proposed replacement of two freestanding signs is consistent with the findings required for a variance, per Section 17.96.020 of the Corona Municipal Code (CMC).

Section 17.96.020 of the CMC requires that special circumstances, applicable to the subject property, must exist in order for the Planning and Housing Commission to grant a variance application. Special circumstances applicable to the subject property must relate to the size, shape, topography and location or surroundings of the subject property.

There are several special circumstances applicable to this project based on changes to the topography and changes to the surroundings of the project site based on construction of the McKinley bridge, including but not limited to, additional right-of-way dedication and increase in roadway height ranging from 2 to 7.5 feet along the project site frontage. The increased sign height and sign area are necessary for the Applicant’s business visibility, and are consistent with the previously approved variance and findings made by the Planning Commission under V-97-01.

FINDINGS FOR APPROVAL OF V2021-0002

1. A preliminary exemption assessment has been conducted by the City of Corona and it shows that this project does not require further environmental assessment because the project qualifies as a Class 11 Categorical Exemption under the CEQA Section 15311 (Accessory Structures), as the project consists of the removal and replacement of signs related to an existing commercial property.

2. The strict application of the terms of the zoning regulations from which the Variance is being sought deprives the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification because of the following special circumstances applicable to the property related to size, shape, topography, location or surroundings:
a. The subject site will be impacted by the McKinley Street bridge overpass project, which requires that the two existing freestanding signs be removed and relocated to accommodate construction. Additionally, the new signs are needed to maintain advertisement that is visible for the automobile service station.

3. The approval of V2021-0002 does not constitute the granting of special privilege inconsistent with the limitations upon other properties in the vicinity and zone in which subject property is located for the following reason:
a. The subject site is being altered to accommodate additional right-of-way dedication to support the alignment of the grade separation on McKinley Street in front of the property and the increase in roadway height ranging from 2 to 7.5 feet, which has City of Corona Page 6 of 7 Printed on 5/19/2022
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affected access previously allowed into the site.

4. The Variance will not adversely affect property and the use thereof in the vicinity of subject property or the public health, safety and general welfare for the following reason:
a. The additional sign height and sign area is minor when compared to the sizes previously allowed by Variance 97-01, and the location of the signs do not create a condition that would hamper access and circulation or impair visibility. Therefore, the variance does not adversely affect surrounding property nor the public’s health, safety and general welfare.

PREPARED BY: ROCIO LOPEZ, CONSULTING PLANNER
REVIEWED BY: SANDRA YANG, SENIOR PLANNER
REVIEWED BY: JAY EASTMAN, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING & DEVELOPMENT DIRECTOR

EXHIBITS

1. Resolution No. 2588

2. Locational and Zoning Map

3. Sign Plan

4. Conditions of Approval

5. Photographs of the project site

6. Applicant’s letter dated April 11, 2022

7. Notice of Exemption
Case Planner: Rocio Lopez (951) 736-2293
City of Corona Page 7 of 7 Printed on 5/19/2022
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RESOLUTION NO. 2588
APPLICATION NUMBER: V2021-0002

A RESOLUTION OF THE PLANNING AND HOUSING

COMMISSION OF THE CITY OF CORONA,

CALIFORNIA, GRANTING A VARIANCE FROM
SECTION 17.74.150 OF THE CORONA MUNICIPAL CODE
AND SECTION 4.5.10 OF THE NORTHEAST CORONA

SPECIFIC PLAN TO ALLOW ONE FREESTANDING

PYLON SIGN TO EXCEED THE HEIGHT LIMIT AND

ONE FREESTANDING PYLON SIGN TO EXCEED THE

MAXIMUM ALLOWED SIGN AREA FOR AN EXISTING
SHELL GAS STATION LOCATED AT 175 N. MCKINLEY

STREET IN THE SUPPORT COMMERCIAL

DESIGNATION OF THE NORTHEAST CORONA
SPECIFIC PLAN (SP81-2). (APPLICANT: AHMED

RADWAN OF LUCKY OIL)
WHEREAS, the application to the City of Corona, California, for a Variance under the provisions of Chapter 17.96 in the Corona Municipal Code, has been duly submitted to said City's Planning and Housing Commission from Section 17.74.150 of the Corona Municipal Code and Section 4.5.10 of the Northeast Corona Specific Plan to allow one freestanding pylon sign to exceed the height limit and one freestanding pylon sign to exceed the maximum allowed sign area for an existing Shell gas station located at 175 N. McKinley Street in the Support Commercial designation of the Northeast Corona Specific Plan (SP81-2).

WHEREAS, the subject property previously received Planning Commission approval of variance V97-01 on December 8, 1997, allowing two pole (pylon) signs to exceed the maximum sign height and sign area allowed by the Corona Municipal Code at that time, and WHEREAS, variance V97-01 resulted in three signs being approved, including a pylon sign with a height of 35 feet and sign area of 176 square feet; a pylon sign with a height of 60 feet and sign area of 192 square feet; and gas price sign with a height of 6 and sign area of 18 square feet.

DocuSign Envelope ID: B61D692D-CFB4-4B9C-A9CB-6291C100D072 RESOLUTION NO. 2588
APPLICATION NO. V2021-0002
PAGE | 2
WHEREAS, the current McKinley Grade Separation project requires the applicant to dedicate property and remove the 35-foot high pylon sign and 6-foot high gas price approved by variance V97-01; thereby causing the property owner to request approval to replace these signs with a new pylon sign having a height no greater than 40-feet and sign area of 182 square feet, and a new pylon price sign with a height of 16 feet and a total sign area of 24 square feet, including an 18-square-foot digital price sign and a 6-foot directional sign.

WHEREAS, Section 4.5.10 of the Northeast Corona Specific Plan limits the area of freestanding pylon signs to 100 square feet, such that V2021-0002 increases the maximum allowed sign area of the proposed 40-foot high freeway adjacent pylon sign by 82 square feet, for a total area of 182 square, and
WHEREAS, Section 17.74.150 of the Corona Municipal Code limits the height of commercial pylon signs along McKinley Avenue to 15 feet, such that V2021-0002 increases the height of the gas price sign one foot over the limit, for a total height of 16 feet.

WHEREAS, the Planning and Housing Commission held a noticed public hearing for V2021-0002 on May 23rd, 2022, as required by law; and WHEREAS, the Planning and Housing Commission finds that this project is exempt from CEQA pursuant to Section 15311 of the State CEQA Guidelines (the project qualifies as a Class 11 (Accessory Structures) categorical exemption) and Section 3.22 of the City of Corona Local Guidelines for Implementing CEQA because there is no possibility that the activity may have a significant effect on the environment.

WHEREAS, after close of said hearing, the Commission by formal action, found that all the conditions necessary to grant a Variance as set forth in Corona Municipal Code Section 17.96.020 exist in reference to V2021-0002, based on the evidence presented to the Commission during said hearing; and
WHEREAS, the Planning and Housing Commission based its recommendation to approve the V2021-0002 on certain conditions of approval and the findings set forth below.

NOW, THEREFORE, THE PLANNING AND HOUSING COMMISSION
OF THE CITY OF CORONA, CALIFORNIA, DOES ORDAIN AS FOLLOWS:

SECTION 1. CEQA Findings. As the decision-making body for V2021-0002, the Planning and Housing Commission has determined that this project does not require further environmental assessment because the project qualifies as an exemption under CEQA per Section 15311 of the State Guidelines (the project qualifies as a Class 11 (Accessory Structures) categorical exemption) and Section 3.22 of the City of Corona adopted Local Guidelines for implementing CEQA. There is no evidence presented to the city that the project will have any significant effects on the environment.

DocuSign Envelope ID: B61D692D-CFB4-4B9C-A9CB-6291C100D072 RESOLUTION NO. 2588
APPLICATION NO. V2021-0002
PAGE | 3
SECTION 2. Variance Findings. Pursuant to Corona Municipal Code (“CMC”) section 17.96.020 and based on the entire record before the Planning and Housing Commission, including all written and oral evidence presented to the Commission, the Commission hereby makes and adopts the following findings:

2. The strict application of the terms of the zoning regulations from which the Variance is being sought deprives the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification because of the following special circumstances applicable to the property related to size, shape, topography, location or surroundings:
a. The subject site will be impacted by the McKinley Street bridge overpass project, which requires that two existing freestanding signs be removed and relocated to accommodate construction. Additionally, the new signs are needed to maintain advertisement that is visible for the automobile service station.

Therefore, the variance does not adversely affect surrounding property nor the public’s health, safety and general welfare.

BE IT FURTHER RESOLVED that a copy of this Resolution be delivered to the City Clerk of said City and a copy thereof be sent to the applicant therefore at the address of said applicant as set forth in the application for said Variance.

DocuSign Envelope ID: B61D692D-CFB4-4B9C-A9CB-6291C100D072 RESOLUTION NO. 2588
APPLICATION NO. V2021-0002
PAGE | 4
Adopted this 23rd day of May, 2022.
__________________________________
Craig Siqueland, Chair
Planning and Housing Commission
City of Corona, California
ATTEST:

Olivia Sanchez
Secretary, Planning and Housing Commission
City of Corona, California
I, Olivia Sanchez, Secretary to the Planning and Housing Commission of the City of Corona, California, do hereby certify that the foregoing Resolution was regularly introduced and adopted in a regular session of said Planning and Housing Commission duly called and held on the 23rd day of May, 2022, and was duly passed and adopted by the following vote, to wit:

AYES: Siqueland and Alexander
NOES:

ABSENT:

ABSTAINED:

Olivia Sanchez
Secretary, Planning and Housing Commission
City of Corona, California
Woody
DocuSign Envelope ID: B61D692D-CFB4-4B9C-A9CB-6291C100D072

This rendering is property of Promotion Plus Sign Co., Inc. and cannot be reproduced without written consent of owner I have reviewed all renderings and I am satised with the look and the scope of work listed within.

Approval
Owner - Date -
Project Information
Shell RVIe
IC

10.19.2021
Project
Designed by
Date
Owner Information
Shell - Lucky Oil
Ahmed Radwan
5989 Beach Blvd.

Buena Park, CA 90621
714-742-7333
Job Location
175 N McKinley St,
Corona, CA 92879
Now part of the PROMOTION PLUS
SIGN CO,. INC Family
21034 Osborne St. Canoga Park, CA 91304
(P) 818.993.5406 (F) 818.993.3174
Permit Pack
1 1/32”=1’ (1:384)
217’
McKinley Ave
Cal Trans
Right of Way
P.L.
53’-0”
30’-0”
27’-6”
50’-0”
91 Freeway On-Ramp
Car Wash
Car Wash Storage
Fueling Canopy A.1
Fueling Canopy A.2
C-Store
Parking
Space
Parking
Space
Parking
Space
Parking
Space
Parking
Space
Parking
Space
Space 1
Space 2
Space 3
Space 4
Space 6
Space 5
Space 8
Space 7
Space 10
Space 9
Space 12
Space 11
Lane 1
Lane 2
Lane 3
Lane 4
Lane 5
Lane 6
140’-0”
248’-0”
8’-6”
From P.L.
4’-0”
From P.L.

Lane-In Removed By Road
20’
Visibility Triangle
12” 24” 60” 120” 240” (2’)
N
S
W E
B
Sidewalk/back of wall is about

7.0’-7.5’ higher then existing
elevations and will be about

6.5’-7.0’ higher then the new
asphalt grades on shell property.

A
Lucky Oil Inc | Shell MID Sign
MID Sign
Location
24’-10”
Sign From Driveway
20’
Visibility Triangle
20’
Visibility Triangle
Avoid proposed 18” diameter
storm drain as marked in the
field and discussed.

Avoid proposed 12” diameter
storm drain as marked in the
field and discussed.

Sidewalk is approx
at existing elevation

1.5’-2.0’ higher then
existing elevations
Secondary
Sign
Location
Existing Signage SQ FT Proposed Signage SQ FT
Hi Rise (Approx Size) 192 Hi Rise (Approx Size) 192
MID 178 Main Identity Pole Sign 182
Secondary Sign 29.5 Secondary Sign 24
Shell Canopy Logos 26.7 Pectens other permit 0
Secondary Pole Sign 29.5 Remove existing 0
B
C
A
D
C
D
D
25'-4"
Setback From On-Ramp
49’-6”
Setback From Driveway
E
E
Caltrans
Interchange Directional Sign
This rendering is property of Promotion Plus Sign Co., Inc. and cannot be reproduced without written consent of owner I have reviewed all renderings and I am satised with the look and the scope of work listed within.

Approval
Owner - Date -
Project Information
Shell RVIe
IC

10.19.2021
Project
Designed by
Date
Owner Information
Shell - Lucky Oil
Ahmed Radwan
5989 Beach Blvd.

Sidewalk Pushed
3’-6” Into Site
Existing P.L.

Shown In Yellow
Wall With Rail
9’-6” Setback
Sidewalk Pushed
6’-6” Into Site
Road/Sidewalk

1.5’-2.0’ higher then
existing elevations
Sidewalk/back of wall is about

7.0’-7.5’ higher then existing
elevations and will be about

6.5’-7.0’ higher then the new
asphalt grades on shell property.

Secondary
MID
Existing
MID
(Relocate)
N.T.S.

Due To Additional Right-of-way
Dedication Signs Have To
Be Removed & Located
N.T.S.

See Page 7 For Scale Drawing
Mckinley Street
Outside Public R/W
This rendering is property of Promotion Plus Sign Co., Inc. and cannot be reproduced without written consent of owner I have reviewed all renderings and I am satised with the look and the scope of work listed within.

Approval
Owner - Date -
Project Information
Shell RVIe
IC

10.19.2021
Project
Designed by
Date
Owner Information
Shell - Lucky Oil
Ahmed Radwan
5989 Beach Blvd.

Buena Park, CA 90621
714-742-7333
Job Location
175 N McKinley St,
Corona, CA 92879
Now part of the PROMOTION PLUS
SIGN CO,. INC Family
21034 Osborne St. Canoga Park, CA 91304
(P) 818.993.5406 (F) 818.993.3174
Permit Pack
Lucky Oil Inc | Shell MID Sign 3
Exhibit B
N
S
W
E
Mckinley Street 91 Freeway
Bridge
Loop Road Project Site
This rendering is property of Promotion Plus Sign Co., Inc. and cannot be reproduced without written consent of owner I have reviewed all renderings and I am satised with the look and the scope of work listed within.

Approval
Owner - Date -
Project Information
Shell RVIe
IC

10.19.2021
Project
Designed by
Date
Owner Information
Shell - Lucky Oil
Ahmed Radwan
5989 Beach Blvd.

Buena Park, CA 90621
714-742-7333
Job Location
175 N McKinley St,
Corona, CA 92879
Now part of the PROMOTION PLUS
SIGN CO,. INC Family
21034 Osborne St. Canoga Park, CA 91304
(P) 818.993.5406 (F) 818.993.3174
Permit Pack
Lucky Oil Inc | Shell MID Sign 4
Facing South
From Freeway
187 Feet From Photo Location
Existing
Proposed
MID After
Moving
New Sign
60’-0”
MID Existing
Location
Regular Gasoline
Plus Gasoline
V-Power Gasoline
Diesel #2
with
Wash without
Wash
U-Turn on
Sampson
35’-0” 16’-0”
New Bridge
This rendering is property of Promotion Plus Sign Co., Inc. and cannot be reproduced without written consent of owner I have reviewed all renderings and I am satised with the look and the scope of work listed within.

Approval
Owner - Date -
Project Information
Shell RVIe
IC

10.19.2021
Project
Designed by
Date
Owner Information
Shell - Lucky Oil
Ahmed Radwan
5989 Beach Blvd.

Buena Park, CA 90621
714-742-7333
Job Location
175 N McKinley St,
Corona, CA 92879
Now part of the PROMOTION PLUS
SIGN CO,. INC Family
21034 Osborne St. Canoga Park, CA 91304
(P) 818.993.5406 (F) 818.993.3174
Permit Pack
Lucky Oil Inc | Shell MID Sign 5
Facing North
From Bottom Of Bridge
500 Feet From Photo Location
Shown From Bridge
Existing
Proposed
Moved Sign
New Sign
Regular Gasoline
Plus Gasoline
V-Power Gasoline
Diesel #2
with
Wash without
Wash
Enter
Here
This rendering is property of Promotion Plus Sign Co., Inc. and cannot be reproduced without written consent of owner I have reviewed all renderings and I am satised with the look and the scope of work listed within.

Approval
Owner - Date -
Project Information
Shell RVIe
IC

10.19.2021
Project
Designed by
Date
Owner Information
Shell - Lucky Oil
Ahmed Radwan
5989 Beach Blvd.

Buena Park, CA 90621
714-742-7333
Job Location
175 N McKinley St,
Corona, CA 92879
Now part of the PROMOTION PLUS
SIGN CO,. INC Family
21034 Osborne St. Canoga Park, CA 91304
(P) 818.993.5406 (F) 818.993.3174
Permit Pack
Caltrans
Interchange Directional Sign
Sign Visibility Angle
MID Sign Does Not Obstruct Caltrans Directional at all
up to 288’ from sign face Southeast down
Mckinley (Edge Of Sidewalk) due to deep setback.

Additionally Height Of MID allows for clear visibility
beyond and up to point of no visibility or
municipal obstructions (Traffic Lights, bridge project etc) Lucky Oil Inc | Shell MID Sign 6
Facing North
From Corner
10’-4”
(124”)
8’-6”
(102”)
Before
Provided By Site Owner
After
16’-3”
From Sidewalk Edge
Elevation Plane MID
Elevation Plane
Caltrans Sign
This rendering is property of Promotion Plus Sign Co., Inc. and cannot be reproduced without written consent of owner I have reviewed all renderings and I am satised with the look and the scope of work listed within.

Approval
Owner - Date -
Project Information
Shell RVIe
IC

10.19.2021
Project
Designed by
Date
Owner Information
Shell - Lucky Oil
Ahmed Radwan
5989 Beach Blvd.

Buena Park, CA 90621
714-742-7333
Job Location
175 N McKinley St,
Corona, CA 92879
Now part of the PROMOTION PLUS
SIGN CO,. INC Family
21034 Osborne St. Canoga Park, CA 91304
(P) 818.993.5406 (F) 818.993.3174
Permit Pack
Lucky Oil Inc | Shell MID Sign 7
8’-1 1/4”
Shell MID (x1 Double Sided)
8’ MID Pole Sign Cabinet System | NTS
Install between existing Poles on site.
198.8sqft
Regular
With Wash
Plus
With Wash
V-Power
With Wash
Diesel #2
With Wash
Gasoline
18” Able LED
18” Able LED
18” Able LED
18” Able LED
8’-3 1/4”
Existing Sign
Details - 4P MID Pole Sign | Qty 1
Pan/Vaccum Formed Poly/Plex
Install New footings for pylon sign in new
location. Existing cabinets between new
poles - will be 10’ higher from ground than
existing. Install 2 bollards next to MID
columns on Carwash side. Wire and
test electrical.

Install
Acrylic/Plexiglass/Poly
Logos
Faces
PMS 116c | 2C, 16M, 100Y, 0K
Vinyl Match 3M 3630-15 Yellow
PMS 485c | 14C, 100M, 100Y, 0K
Vinyl Match 3M 3630-13 Poppy Red
Pricer 18” Able LED’s
Remove existing MID sign and footings
to grade
Remove
12’-1 3/4”
1:64
2’-0”
Regular
With Wash
Plus
With Wash
V-Power
With Wash
Diesel #2
With Wash
Gasoline
8’-1 1/4”
35’-0”
124”
Clearance
Existing
35’-0”
7’-4”
1’-6”
7’-4”
4’-4”
1’-6”
Permit VAR-97-01 : 194sqft
Current With Removed Box: 178sqft
Gasoline Required
By Weights and Measures
Removed 2’ Box
26’-5”
(317”)
Food Mart
Car Wash
2’-0”
Food Mart
Car Wash
This rendering is property of Promotion Plus Sign Co., Inc. and cannot be reproduced without written consent of owner I have reviewed all renderings and I am satised with the look and the scope of work listed within.

Approval
Owner - Date -
Project Information
Shell RVIe
IC

10.19.2021
Project
Designed by
Date
Owner Information
Shell - Lucky Oil
Ahmed Radwan
5989 Beach Blvd.

Buena Park, CA 90621
714-742-7333
Job Location
175 N McKinley St,
Corona, CA 92879
Now part of the PROMOTION PLUS
SIGN CO,. INC Family
21034 Osborne St. Canoga Park, CA 91304
(P) 818.993.5406 (F) 818.993.3174
Permit Pack
2’-0”
6’-0”
8’-0”
Lucky Oil Inc | Shell Secondary Sign 8
Secondary Sign
South Elevation
(Double Sided)
24sqft | NTS
*** Secondary Sign Foundation work to be completed by others *** Existing Sign Details - 8P Secondary Sign | Qty 1
Poly/Plex
Per customer request, Secondary Sign
footing to be installed by others.

Install
Aluminum With Plex Windows
Logos
Faces
PMS 116c | 2C, 16M, 100Y, 0K
Vinyl Match 3M 3630-15 Yellow
PMS 485c | 14C, 100M, 100Y, 0K
Vinyl Match 3M 3630-13 Poppy Red
Pricer 6” Able LED’s
Remove existing Secondary sign and
footings.

Remove
Regular Gasoline
Plus Gasoline
V-Power Gasoline
Diesel #2
with
Wash
without
Wash
Left Turn
on Sampson
3’-0”
16’-0”
O.A.H.

New Illuminated
Flat Face Cabinet
(Cover Until Roadwork is Completed)
7’-6”
Property Landscaping
Property
Right Of Way
Ext
Right Of Way
9’-6”
Project Sidewalk
3’-6”
Solid Wall
2’-6”
Railing
Approx 30”
higher then
existing elevation
118”
Permit VAR-97-01 : 18sqft Face
Current With Added Box: 29.5sqft
Overall Height 9’-8”
Details:

LIST OF CONDITIONS

DEPARTMENT CONTACT

PLANNING

1. To the fullest extent permitted by law, the applicant shall defend, indemnify and hold the City of Corona and its directors, officials, officers, employees, volunteers and agents free and harmless from any and all claims, demands, causes of action, proceedings, costs, expenses, liabilities, losses, damages or injuries of any kind, in law or equity, in any manner arising out of, pertaining to, or incident to any attack against or attempt to challenge, set aside, void or annul any approval, decision or other action of the City of Corona, whether such approval, decision or other action was by its City Council, Planning and Housing Commission or other board, director, official, officer, employee, volunteer or agent. To the extent that Government Code Section 66474.9 applies, the City will promptly notify the applicant of any claim, action or proceeding made known to the City to which Government Code Section 66474.9 applies and the City will fully cooperate in the defense. The Applicant's obligations hereunder shall include, without limitation, the payment of any and all damages, consultant and expert fees, and attorney's fees and other related costs and expenses. The City shall have the right to retain such legal counsel as the City deems necessary and appropriate.

2. Nothing herein shall be construed to require City to defend any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action. If at any time Applicant chooses not to defend (or continue to defend) any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action, the City may choose, in its sole discretion, to defend or not defend any such action. In the event that the City decides not to defend or continue the defense, Applicant shall be obligated to reimburse City for any and all costs, fees, penalties or damages associated with dismissing the action or proceeding. If at any time both the Applicant and the City choose not to defend (or continue to defend) any action noted herein, all subject City approvals, decisions or other actions shall be null and void. The Applicant shall be required to enter into any reimbursement agreement deemed necessary by the City to effectuate the terms of this condition.

3. This variance permit hereby allowed is conditional upon the privileges being utilized by the securing of the first permit thereof, or compliance with all conditions on the granting of this variance within two (2) years after the effective date thereof, and if they are not utilized, or construction work is not begun within said time and carried on diligently to completion, this authorization shall become void, and any privilege, permit, or variance granted shall be deemed to have lapsed.

4. Prior to construction of the subject signs proposed by V2021-0002, the Applicant shall obtain a sign permit from the Planning and Development Department and a building permit from the Building Division.

5. The six square foot directional panel located on top of the pricing sign shall remain blank or covered until such time that the McKinley Street bridge overpass project has been fully completed and finalized by the City.

6. Prior to obtaining a sign and building permit from the City, the Applicant shall remove all illegal signs at the project site. Prior to the issuance of a new sign permit for this site, the City's Sr. Code Enforcement Officer shall inspect the site and determine that all illegal signs have been removed.

7. The applicant’s 35-foot tall pylon sign, as reflected in plans submitted, may be increased to a height of 40 feet as permitted for freeway adjacent pylon signs (CMC Sec. 17.74.150) . [Added by the Planning & Housing Commission on May 23, 2022].

Project Number: V2021-0002
Applied: 8/31/2021 Approved:

Closed: Expired:

Status: RECEIVED
Parent Project:

Relocation of pole sign & secondary sign (due to
dedication)
Site Address: 175 N MCKINLEY ST CORONA, CA 92879

AHMED RADWAN
5989 BEACH BLVD BUENA PARK CA, 90621
Description:

Applicant:
1 of 1
Project Conditions
City of Corona

Corona City CouncilJune 15, 2022

Corona City Council
June 15, 2022