HomeMy WebLinkAboutItem 4TO:
FROM:
MEETING DATE:
SUBJECT:
LOCATION:
APPLICANT:
PLANNING COMMISSION
STAFF REPORT
ITEM NUMBER
Planning Commission
Director of Community Development
JUNE 6, 2016
PUBLIC HEARING
F�
REQUEST FORA CONDITIONAL USE PERMIT
TO ESTABLISH A PLANNED SIGN PROGRAM
(PSP 16 -1) FOR A TWO-STORY COMMERCIAL
CENTER IN THE MAIN STREET SPECIFIC
PLAN ZONED AREA
350 MAIN STREET
ERIC LENORE
RECOMMENDATION: After conducting the public hearing and receiving
public testimony, staff recommends that the
Planning Commission adopt the attached
Resolution No. 16 -12 to DENY Planned Sign
Program (PSP 16 -1)
GENERAL PLAN DESIGNATION
ZONE:
SITE DESCRIPTION:
Assessor's Parcel Number:
Lot Area:
Building Area:
Surrounding Properties:
ENVIRONMENTAL ASSESSMENT:
Planned Sign Program 16 -1
350 Main Street
COMMERCIAL — GENERAL
MSSP (MAIN STREET SPECIFIC PLAN)
043 - 113 -48
17,537 sq. ft. (0.40 acres)
14,750 sq. ft.
North: Commercial
South: Commercial
East: Commercial
West: Commercial
This project is determined to be a Class 1 (Conversion of small structures) Categorical
Exemption pursuant to Section 15301 of the Guidelines for the California Environmental
Quality Act (Public Resources Code Section 21000 et seq.) for the establishment of a sign
program for a two story commercial center, involving negligible or no expansion beyond the
existing use.
LEGAL NOTIFICATION:
The legal notice of this hearing was published in the Seal Beach Sun Newspaper on May
26, 2016 and mailed to property owners and occupants within a 500' radius of the subject
property on May 26, 2016, with affidavits of publishing and mailing on file.
VICINITY MAP:
C i, y I C S e n I B e a c h
' I
ArMIAI •wwn.
Page 2 of 4
Planned Sign Program 16 -1
350 Main Street
ANALYSIS:
Applicant Eric Lenore, on behalf of the property owner, Main & PCH, LLC, submitted a
request for a conditional use permit to establish a Planned Sign Program (PSP 16 -1). The
subject site consists of two parcels that are currently under construction. Each parcel is
being developed with a two -story commercial building; both buildings comprise the Main &
PCH Plaza with a total of 14,750 square feet. The Plaza is located on the southeast corner
of Main Street and Pacific Coast Highway within the Main Street Specific Plan area. The
site is primarily surrounded by commercial uses but some residential uses are located
across an alley to the west.
Seal Beach Municipal Code Section 11.4.25.045.E requires all commercial projects with
more than 4 tenant spaces to obtain approval of a planned sign program prior to
installation of any sign. The Planning Commission can only approve a planned sign
program if it finds the program is aesthetically compatible with the surrounding area and is
consistent with applicable specific plans. In making this determination, the commission
must consider such factors as the size, location, design of the proposed signs; the type of
businesses to which the signs will pertain; the architectural character of the site and the
surrounding buildings; and the type of other signage in the vicinity of the site.
The subject site is located in the Main Street Specific Plan area which provides a vision
and direction for the preservation and enhancement of the City's downtown area. The
Specific Plan specifies that the vision for Main Street is "Small Town America," a
pedestrian oriented area with a mix of commercial uses that should not overwhelm the area
at the expense of the small town character. The Specific Plan Vision acknowledges that
the small town character can also lead to pressure for change as new businesses may
seek to appeal to tourists and warns that these pressures have contributed to the loss of
small town Main Streets throughout the country.
The Main Street Specific Plan established development standards and sign criteria that
were focused on maintaining the small town village charm and pedestrian scale.
Commercial buildings are required to provide transparent storefronts, locate building
facades near the street property line, screen parking, provide eclectic architecture, and
provide signs that are in keeping with the pedestrian scale and atmosphere.
The proposed sign program for the Main & PCH Plaza is not in compliance with the vision
and intent of the Main Street Specific Plan. The proposed program intends to provide a
proliferation of signage that is out of scale and character with the center's architecture and
the Main Street Specific Plan's pedestrian atmosphere. The sign program indicates that
signs will be installed along the rear of the building which is not oriented toward pedestrians
on Main Street. The rear signs face the alley and residences but give the perception of
attracting motorists on Pacific Coast Highway. The proposed rear signage clutters the rear
building fagade, detracts from the center's architectural features and is inconsistent with
the Main Street Specific Plan.
The proposed sign program would allow sign proliferation on the west building fagade
facing Main Street and the north building facade facing Pacific Coast Highway. The sign
program proposes to allow second floor tenants to install signs along the top of both
elevations; this placement does not contribute to the pedestrian scale and is in conflict with
the Main Street Specific Plan. The proposed program would also allow tenant awning signs
to be placed on the windows of an atrium area at the corner of Main Street and Pacific
Page 3 of 4
Planned Sign Program 16 -1
350 Main Street
Coast highway. These signs would not provide business identification because the atrium
is a common entry area not a tenant space for businesses; the atrium awning signs
contribute to the proliferation of signage proposed in the sign program. Additionally, a 4 ft.
high by 14 ft. wide wall sign identifying the center name as "Main & PCH Plaza" is
proposed on the west elevation facing Main Street. The sign is not in compliance with the
Main Street Specific Plan or the Seal Beach Municipal Code, Section 11.4.25.025.A,
because it is out of proportion with the center's architectural features, out of proportion with
the Main Street pedestrian scale, and exceeds the number of signs permitted on a building
face for each commercial use.
The sign program proposes to install a 15 ft. tall pylon sign in a patio area on the east side
of the building, adjacent to Pacific Coast Highway. The design of the proposed sign is not
consistent with the architectural features of the center. The sign does not appear to have
much function because it will be significantly blocked by the center's buildings, a wall to be
installed along Pacific Coast Highway, and a tree that will be installed in the right -of -way
along Pacific Coast Highway. The pylon sign will further contribute to the proliferation of
signs that will clutter the center and detract from the buildings' architectural features.
Monument and pylon signs are typically used to provide identification when a building is not
visible from a street because it is separated by a parking lot. The buildings on the subject
site will be within 4 feet of street property lines and have clear visibility from the street so
the proposed pylon sign will not provide a benefit to the center. The proposed pylon sign
will detract from the center's architecture and be inconsistent with the Main Street Specific
Plan.
The commercial plaza serves as a gateway into the Main Street Specific Plan area which
requires that the plaza adhere to the vision and intent of the Main Street Specific Plan. The
proposed planned sign program gives the perception that a focus is placed on increasing
visibility to motorists on Pacific Coast Highway which is inconsistent with the vision of the
Main Street Specific Plan. The proliferation of signs in the proposed sign program
contradicts the intent of the Main Street Specific Plan.
The Planning Commission by discretionary action can approve or deny a project. As stated
in Seal Beach Municipal Code Section 11.4.25.045.E, the Planning Commission can only
approve a planned sign program if it finds the program is aesthetically compatible with the
surrounding area by considering size, location, and design. Seal Beach Municipal Code
Section 11.5.10.040 states that a denial of the Conditional Use Permit application
precludes the filing of an identical application within 1 year of the date of denial, unless the
denial was without prejudice
CONCLUSION:
After conducting the public hearing and recei�
the Planning Commission adopt the attached
Program (PSP 16 -1), for a two story commei
Prepared by:
Steve Fowler
Assistant Planner
Page 4 of 4
testimony, staff recommends that
i No. 16 -12 to DENY Planned Sign
located at 350 Main Street.
of Community Development
Planned Sign Program 16 -1
350 Main Street
Attachments 2:
1. Resolution No. 16-12—A Resolution of the Seal Beach Planning Commission DENYING a
planned sign program for a two story commercial building at 350 Main Street.
2. Planned Sign Program
Page 5 of 4
RESOLUTION NO. 16 -12
A RESOLUTION OF THE SEAL BEACH PLANNING
COMMISSION DENYING A CONDITIONAL USE PERMIT
FOR A PLANNED SIGN PROGRAM (PSP 16 -1) TO
ESTABLISH A MASTER SIGN PROGRAM FOR A TWO -
STORY COMMERCIAL BUILDING IN THE MAIN STREET
SPECIFIC PLAN ZONED AREA AT 350 MAIN STREET
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES
HEREBY FIND AND RESOLVE AS FOLLOWS:
Section 1. Eric Lenore, on behalf of the property owner Main & PCH, LLC
(collectively "applicant'), submitted a conditional use permit application to the City of
Seal Beach Department of Community Development for Planned Sign Program 16 -1
(PSP 16 -1) to establish a planned sign program for a two story commercial building at
350 Main Street (the "subject property "), which is located in the MSSP (Main Street
Specific Plan) Zone.
Section 2. This project is determined to be a Class 1 (Conversion of small
structures) Categorical Exemption pursuant to Section 15301 of the Guidelines for the
California Environmental Quality Act (Public Resources Code Section 21000 et seq.) for
the establishment of a sign program for a two story commercial building, involving
negligible or no expansion beyond the existing use.
Section 3. A duly noticed public hearing was held before the Planning
Commission on June 6, 2016 to consider the application for PSP 16 -1. At the public
hearing, the Planning Commission received and considered all evidence presented,
both written and oral, regarding the subject application. The record of the public hearing
indicates the following:
A. The applicant submitted a conditional use permit application to the
Community Development Department for Planned Sign Program 16 -1 (PSP 16 -1) to
establish a planned sign program for a two story commercial building.
B. The subject site is located on the southeast corner of Pacific Coast
Highway and Main Street. The site is surrounded by commercial uses with some
residential to the southeast of the parking area. The subject property is located in the
MSSP (Main Street Specific Plan) zone.
C. The subject site consists of two parcels totaling 17,537 square -feet.
Each parcel is currently under development with a two -story building. The construction
of both buildings will result in a 14,750 square foot commercial retail and office center.
D. The Seal Beach Municipal Code (SBMC 11.4.25.045.E) gives the
Planning Commission authority to approve or deny a Conditional Use Permit for a
planned sign program for commercial buildings.
E. The proposal is to establish a planned sign program as it relates to
building identification and pylon signs, including the total number of proposed signs, the
height, dimension, and area of each individual sign, the approximate location of each
Page 1 of 4
Resolution No, 16 -12
350 Main Street
sign indicated on a site plan and building elevations with illustrations of each sign type,
including general information on materials and color schemes as required by SBMC
11.4.25.045. E.
Section 4. Based upon the facts contained in the record, including those
stated in the preceding Section of this Resolution and pursuant to Chapter 11.5.20 of
the Code of the City of Seal Beach, the Planning Commission makes the following
findings:
A. The proposed planned sign program is inconsistent with the
General Plan, to the extent that the planned sign program conflicts with the goals,
objectives, and policies of the Land Use Element because it conflicts with the vision of
the adopted Main Street Specific Plan. The General Plan Land Use Element requires
the regulation of visitor serving uses so as not to overwhelm the area at the expense of
small town character. The Land Use Element further requires that buildings enhance the
pedestrian orientation of Main Street and ensure a balance between residential and
commercial uses. The proposed sign program will allow sign proliferation on all building
elevations which contradicts with the small town character and pedestrian orientation
goal for the Main Street Specific Plan area.
B. The proposed planned sign program is not allowed within the
applicable zoning district with use permit approval and complies with all other applicable
provisions of the Municipal Code. The Seal Beach Municipal Code Table 11.4.25.025.A
(Standards for Signs in Commercial, Mixed Use, and Other Non - Residential Districts)
allows one wall sign per building face. The planned sign program includes two proposed
building identification signs to be labeled "Main & PCH Plaza" and situated in two
locations on the west elevation of the building for the same commercial use. The "Main
& PCH Plaza" sign represents the commercial center, which is one commercial use, so
under the Municipal Code only one "Plaza" sign can be placed on the West elevation.
The size and location of one of the "Plaza" signs is inconsistent with the building's
architecture and surrounding signage. One of the two proposed signs is 4 ft. high by 14
ft. wide, illuminated, and out of proportion in its proposed location facing Main Street.
The second sign is smaller, 1 ft. high by 12 ft. 10 in. wide, and has an identical sign
located on the north elevation facing Pacific Coast Highway. These two proportional
signs, which would be located near the intersection, one facing Main Street and the
other facing Pacific Coast Highway, will provide a uniform appearance that does not
distract from the building's architectural fagade, conform to the Municipal Code which
allows one wall sign per building wall, and be consistent with the Main Street Specific
Plan's pedestrian orientation. Consequently, the larger, illuminated sign is unnecessary
and inconsistent with the sign limitations of Table 11.4.25.025.A of the Municipal Code.
The proliferation of signage proposed in the planned sign program is inconsistent with
the Main Street Specific Plan's vision and small town character.
C. The subject site is also not physically adequate for the proposed
planned sign program, with regard to a proposed pylon sign that would be located in a
patio area adjacent to Pacific Coast Highway. The pylon sign is out of place and
inconsistent with the architectural features of the commercial plaza, and would not
advertise the proposed commercial building because its visibility would be blocked by
two commercial buildings, a block wall, and a tree that will be installed in the parkway
Page 2 of 4
Resolution No. 16 -12
350 Main Street
area along Pacific Coast Highway. The planned sign program proposes a proliferation
of signs that are inconsistent with the center's architectural features and are out of
proportion with the Main Street Specific Plan's pedestrian scale.
D. The location, size, design, and operating characteristics of the
planned sign program would not be compatible with the surrounding uses and will
adversely affect those uses or properties in the surrounding areas. The planned sign
program allows a proliferation of signs that detract from the center's architectural
features and are inconsistent with the Main Street Specific Plan's pedestrian scale and
small town vision. The proposed planned sign program allows excessive signage that
will clutter the subject site, detract from the center's architecture and is inconsistent with
the Main Street Specific Plan.
E. The establishment, maintenance, and operation of the proposed
planned sign program would be detrimental to the health, safety, or welfare of persons
residing or working in the vicinity. The proposed proliferation of signs does not
complement the proposed center or the surrounding Main Street area because they will
clutter the fapade and contradict the pedestrian atmosphere that the Specific Plan aims
to enhance.
F. The proposed planned sign program is not aesthetically compatible
with the surrounding area. The size, location, design, and number of signs proposed in
the planned sign program are inconsistent with the architectural features of the center
and conflict with the Main Street Specific Plan's pedestrian atmosphere. The excessive
amount of signs proposed will detract from the center's architectural features.
G. The proposed planned sign program is not consistent with the Main
Street Specific Plan. The commercial plaza serves as a gateway to the Main Street
Specific Plan area. The planned sign program, including the proposed wall signs and
pylon sign contradict the pedestrian atmosphere of the Main Street Specific Plan. The
goal of the Main Street Specific Plan is to appeal to the pedestrian but the proposed
signs are not oriented to pedestrians on Main Street.
H. The proposed planned sign program is not consistent with the
intent and purpose and vision established for the Main Street Specific Plan. The
proliferation of signs, the proposed pylon sign and the proposed signs along the rear of
the building significantly conflict with the small town vision and character of the Main
Street Specific Plan. The sign program detracts from the center's architectural features
and contradicts the intended pedestrian atmosphere of the Main Street Specific Plan
area.
I. The proposed planned sign program does conflict with the Specific
Plan's goal to establish and maintain a balanced mix of uses that serve the needs of
both local and non -local populations. The proposed sign program gives the perception
that it is oriented toward attracting non -local motorists passing along Pacific Coast
Highway instead of pedestrians on Main Street.
J. The proposed planned sign program will not contribute to the
unique character of Main Street and the qualities that provide the Main Street a sense of
identity. The Main Street Specific Plan is focused on maintaining a small town character
Page 3 of 4
Resolution No. 16 -12
350 Main Street
with a pedestrian atmosphere. The proposed sign program allows for a proliferation of
signs that will detract from the center's architectural features and contradict the vision of
the Main Street Specific Plan.
Section 5. Based upon the foregoing, the Planning Commission hereby denies
a conditional use permit for a planned sign program (PSP 16 -1) to establish a planned
sign program for commercial buildings at 350 Main Street.
PASSED, APPROVED, AND ADOPTED by the Seal Beach Planning
Commission at a meeting thereof held on June 6, 2016, by the following vote:
AYES: Commissioners
NOES: Commissioners
ABSENT: Commissioners
ABSTAIN: Commissioners
ATTEST:
Jim Basham
Planning Commission Secretary
Esther Cummings
Chairperson
Page 4 of 4
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