HomeMy WebLinkAboutItem 4 Public Hearing PSP 16-1 350 Main StreetTO:
FROM:
MEETING DATE:
SUBJECT:
LOCATION:
APPLICANT:
PLANNING COMMISSION
STAFF REPORT
ITEM NUMBER
Planning Commission
Director of Community Development
JUNE 20, 2016
PUBLIC HEARING
M
REQUEST FOR A 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 APPROVE 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:
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Page 2 of 6
Planned Sign Program 16 -1
350 Main Street
BACKGROUND:
A duly- noticed public hearing commenced on this application for a Planned Sign Program
(PSP 16 -1) at the June 6, 2016 regular meeting of the Planning Commission. At that time,
the applicant requested a continuance in order to have further discussions with staff. The
Commission opened the public hearing and took public testimony from any interested
persons who wished to speak at that time, and then continued the public hearing to the
Commission's regular meeting of June 20, 2016. Following the June 6, 2016 meeting, the
applicant met with staff to revise the sign program in accordance with the Main Street
Specific Plan. The revised sign program is discussed in the analysis section of this report.
At the June 6, 2016 meeting, the Planning Commission asked staff to provide information
about the historical review process for the buildings on the subject site as part of the
continued public hearing, including why the buildings under construction were not reviewed
by the Planning Commission. The Commission also left the public hearing open in orderto
allow further public comment and testimony on the proposed Planned Sign Program.
PROJECT DEVELOPMENT:
This proposed Planned Sign Program is fora commercial site presently under construction
to develop two commercial buildings with parking, which is commonly referred to as the
Main & PCH Plaza. The Plaza has not previously come before the Planning Commission,
and was approved administratively at a staff level, because the proposed project complied
with the development standards set forth in the Seal Beach Municipal Code and the Main
Street Specific Plan. The City establishes development standards through adoption of the
Municipal Code and Specific Plans. If an applicant's project meets these standards, the
applicant is entitled to approval of a building permit and no public hearing on the proposed
project would be required per the Main Street Specific Plan. A project is not presented to
the Planning Commission for review and approval unless Planning Commission approval
for the project is specifically required by the Municipal Code or applicable Specific Plan.
The Seal Beach Municipal Code and Main Street Specific Plan identify sensitive land uses
and types of development that require Planning Commission approval through a Minor Use
Permit, Conditional Use Permit, and Variance. A project that is not specifically identified as
requiring Planning Commission approval is reviewed administratively.
This same process is followed for other types of development in the City. For instance, a
new single family residence that meets all development standards must be issued a
building permit and no discretionary review before the Planning Commission for
construction of the residence itself would be required. Similarly, the commercial buildings at
350 Main Street for the Plaza complied with all Zoning and Main Street Specific Plan
development standards so a building permit was issued.
For the Planning Commission's reference, a project history is included below to provide a
summary of the review and approval process for the Main & PCH Plaza.
PROJECT HISTORY:
• Subject site was developed as a service station in 1951.
• Orange County Health Care Agency (OCHCA) approved a Remedial Action Plan in
1994.
Page 3 of 6
Planned Sign Program 16 -1
350 Main Street
• A remediation system was installed on the subject site in 1994.
• Coastal Development Permit was issued to demolish the service station in 2006.
• The service station was demolished in 2006.
• Contaminated soil was removed from the subject site in 2006.
• A new remediation system was installed on the subject site in 2009.
• Quarterly monitoring and progress reports have been provided to OCHCA since
2005; OCHCA is the enforcement agency responsible for ensuring compliance with
the remediation requirements.
• In 2012, architectural plans were submitted to the Seal Beach Planning Division and
were reviewed for compliance with CEQA, the Seal Beach Municipal Code, and the
Main Street Specific Plan. Based on Planning's review, the plans were found to be
in compliance with the applicable requirements and approved for submittal to the
Coastal Commission in December 2012. As proposed, the project included two
commercial buildings, Building "A and B ". Building A is a two -story 9,300 square foot
building with 19 parking spaces required and 19 spaces provided. Building B, is a
two -story building, 5,450 square foot building with 11 required parking spaces and
11 spaces provided. A traffic impact analysis was also submitted along with this
project and approved by the City Engineer with required improvements in April
2013.
• Orange County Health Care Agency issued a letter stating commercial development
on the subject site can proceed in April 2013.
• A Certificate of Compliance was submitted to the Seal Beach Engineering Division;
the Certificate of compliance was reviewed, found to be in compliance with the
Subdivision Map Act, the Seal Beach Municipal Code and the Main Street Specific
Plan then approved and recorded by the Orange County Clerk/Recorder in
September 2014.
• The California Coastal Commission conditionally approved Coastal Development
Permit (CDP) 5 -13 -009 for the development of two, two story commercial buildings
on the subject site in September 2013 then granted final approval in May 2015.
• Plans were submitted to the Seal Beach Building Division for plan check to review
consistency with the California Building Code, review proposed grading plans, and
confirm the plans met the requirements of the Seal Beach Municipal Code; the
plans were found to be compliant with all applicable codes and were approved then
issued permits for construction in September 2015.
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). As
described in the project history, the subject site consists of two parcels that are currently
under construction a two -story commercial building on each parcel to comprise the 14,750
sq. ft. Main & PCH Plaza. 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
Page 4 of 6
Planned Sign Program 16 -1
350 Main Street
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 the applicable specific plan. 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. As revised since the last
Commission meeting, the Planned Sign Program now demonstrates a proposed balance
between the needs of a commercial centerwith the vision of the Main Street Specific Plan.
The proposed sign program for the Main & PCH Plaza intends to provide a variation of sign
locations to compliment the center's architecture and the Main Street Specific Plan's vision
and intent.
The Main Street & PCH Plaza will be identified through two halo illuminated channel letter
signs. One sign will face Main Street and the other will face Pacific Coast Highway. These
signs will be 1 ft. high by 12 ft. 6in. wide, and each sign will be located at the top of the
corner atrium entrance near the Main Street and Pacific Coast Highway intersection. Halo
lit channel letters will also be used to display the building address on the corner fagade to
provide a uniform appearance for the building.
The Main Street elevation and the Pacific Coast Highway elevations will permit awning
signs for all first floor tenants. The proposed awnings signs will consist of white lettering on
navy blue canvas. In compliance with Seal Beach Municipal Code Section 11.4.25.025.A,
all business will be permitted a maximum of one sign per building face. Similarly, second
floor tenants will be permitted a maximum of one sign per building face. The Main Street
Specific Plan required different fagades to give the appearance of multiple buildings within
the commercial plaza and the proposed sign program intends to maintain consistency with
this approach. Each fagade will be required to provide a uniform sign location by keeping
all signs in a row between the top two rows of windows or above the highest row of
windows. The proposed sign program indicates that once a sign is placed on the mid row
or top row, all other signs within the same fagade must be placed in the same row. In the
same manner, the sign program will permit one row of signage per fagade on the rear
elevation facing the rear parking area.
The original proposed sign program would allow sign proliferation on the west building
fagade facing Main Street and the north building fagade facing Pacific Coast Highway. That
original sign program also would allow second floor tenants to install signs along the top of
both elevations; as stated in the prior staff report, this placement would not contribute to
the pedestrian scale and is in conflict with the Main Street Specific Plan. The original
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 Coast highway. These signs would not
Page 5 of 6
Planned Sign Program 16 -1
350 Main Street
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 ", was originally proposed on the west elevation
facing Main Street. That proposed sign would not be 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 illustrations provided in the sign program show all potential sign
locations, but at no time will the number of signs shown in the illustrations be installed on
the building.
Prominent distinctions between the original proposed sign program and the current revised
proposal include removal of excessive and oversized signage. The out -of- proportion "Main
& PCH Plaza" sign was removed from the Main Street elevation. Freestanding signs are no
longer proposed forthis plaza as there is not any appropriate location or noteworthy benefit
from such a sign. Awning signs were removed from the corner atrium entrance because
the area serves a general lobby to the plaza.
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 has been revised to provide a balance between the
commercial needs and the vision of the Main Street Specific Plan. The proposed plan
indicates intent to adhere to the Main Street Specific Plan in that it has proposed to treat
each fagade as an individual building which is consistent with the plan's development
standards and goals. The awning signs are intended to improve the character and appeal
of the ground floor units to pedestrians walking in the Main Street area.
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
approve a planned sign program if it finds the program is aesthetically compatible with the
surrounding area by considering size, location, and design.
CONCLUSION:
After conducting the public hearing and receiving
the Planning Commission adopt the attached Re:
Sign Program (PSP 16 -1), for a two story comm
Prepared by:
Steve Fowler
Assistant Planner
testimony, staff recommends that
i No. 16 -12 to APPROVE Planned
:enter located at 350 Main Street.
Basham
ctor of Community Development
Attachments 2:
1. Resolution No. 16 -12 —A Resolution of the Seal Beach Planning Commission APPROVING
a planned sign program for a two story commercial center at 350 Main Street.
2. Planned Sign Program
Page 6 of 6
RESOLUTION NO. 16 -12
A RESOLUTION OF THE SEAL BEACH PLANNING
COMMISSION APPROVING 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. At the June 6, 2016 meeting, the
Planning Commission voted to continue the public hearing, at the request of the
applicant, to the Commission's regular meeting of June 20, 2016.
Section 4. A duly noticed continued public hearing was held before the Planning
Commission on June 20, 2016 to further consider the application for PSP 16 -1. At the
continued public hearing, the Planning Commission received and considered all
additional 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.
Page 1 of 5
Resolution No. 16 -12
350 Main Street
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, tenant, and awning signs including the total number of proposed
signs, the height, dimension, and area of each individual sign, the approximate location of
each 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 5. 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 consistent with the General
Plan, to the extent that the planned sign program aims to comply with the goals,
objectives, and policies of the Land Use Element by complying 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 includes awning signs which are intended
to enhance the pedestrian realm along Main Street. The sign program also allows each
fagade to be treated separately which is consistent with the Main Street's goal of creating
smaller storefronts that support the small town character.
B. The proposed planned sign program is allowed within the applicable
zoning district with use permit approval and complies with all other applicable provisions
of the Municipal Code. 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 which is proposed as part of this sign program. The sign program
identifies that a maximum of one wall sign will be permitted per business and proposes to
locate them in designated areas that do not detract from the center's architectural
features. The scale of the signage proposed and the separate treatment of each fagade
in the planned sign program is consistent with the Main Street Specific Plan's vision and
small town character.
C. The subject site is physically adequate for the proposed planned sign
program. The proposed sign program would permit signage that is consistent with the
architectural features of the commercial plaza, and intends to enhance the pedestrian
atmosphere adjacent to the center. The planned sign program proposes awning signs
that enhance the pedestrian realm, addresses each fagade individually, and provides an
appropriate scale for building identification signs facing Main Street and Pacific Coast
Highway.
D. The location, size, design, and operating characteristics of the
planned sign program would be compatible with the surrounding uses and will not
adversely affect those uses or properties in the surrounding areas. The planned sign
program proposes awning signs that are intended to enhance the pedestrian atmosphere
Page 2 of 5
Resolution No. 15 -12
350 Main Street
which is consistent with the Main Street Specific Plan's pedestrian scale and small town
vision. Awnings signs are used in other buildings facing Main Street in the specific plan
area. The proposed planned sign program allows each business a maximum of one sign
per building face which is consistent with the signage permitted in the surrounding area.
The proposed scale and location of the proposed signage is compatible with the center's
architecture.
E. The establishment, maintenance, and operation of the proposed
planned sign program would not be detrimental to the health, safety, or welfare of
persons residing or working in the vicinity. The proposed sign program permits each
business to have a maximum of one sign per building face which is consistent with the
signage in the surrounding area. The proposed sign locations complement the center's
location and adhere to the Main Street Specific Plan because each facade is permitted
separate sign types. The enhancement of each facade is consistent with the Main Street
Specific Plan's goal of encouraging multiple small storefronts.
F. The proposed planned sign program is aesthetically compatible with
the surrounding area. The size, location, design, and number of signs proposed in the
planned sign program are consistent with the architectural features of the center and are
consistent with the Main Street Specific Plan's pedestrian atmosphere in that the program
proposes signage that is proportionately scaled and enhances the pedestrian realm. The
proposed signage is scaled and located in a manner that will complement the center's
architectural features.
G. The proposed planned sign program is consistent with the Main
Street Specific Plan. The commercial plaza serves as a gateway to the Main Street
Specific Plan area. The proposed awning signs in the planned sign program compliment
the pedestrian atmosphere of the Main Street Specific Plan. The goal of the Main Street
Specific Plan is to provide eclectic architecture that appeals to the pedestrian and
enhances a small town appeal, the proposed sign program treats each facade separately
which is emphasizes the appearance of multiple small storefronts.
H. The proposed planned sign program is consistent with the intent and
purpose and vision established for the Main Street Specific Plan. The proposed sign
program addresses separate signage for each building facade and permits awning signs
that enhance the pedestrian atmosphere. The sign program identifies the approved sign
locations that complement the center's architectural features, which is consistent with the
development standards set forth in the Main Street Specific Plan.
I. The proposed planned sign program does not 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 provides
approved signage for first floor tenants that are consistent with the pedestrian
atmosphere within the Main Street Specific Plan area. The proposed signage for second
floor tenants allows each facade to be treated independently of other facades which
emphasizes the Main Street Specific Plan's goal of having small storefront widths in the
Main Street Specific Plan area.
J. The proposed planned sign program will contribute to the unique
character of Main Street and the qualities that provide the Main Street a sense of identity.
Page 3 of 5
Resolution No. 16 -12
350 Main Street
The Main Street Specific Plan is focused on maintaining a small town character with a
pedestrian atmosphere. The proposed sign program allows for signs that complement the
center's architectural features and complements the vision of the Main Street Specific
Plan. The proposed sign program permits awning signs that enhance the pedestrian
atmosphere.
Section 6. Based upon the foregoing, the Planning Commission hereby
approves 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, subject to the
following conditions:
1. Planned Sign Program 16 -1 is approved for the establishment of a Planned Sign
Program for the commercial plaza at 350 Main Street. The sign program
establishes the location, size, and type of signage permitted on the commercial
buildings.
2. All work performed for the installation of signage must be in substantial
conformance with planned sign program date - stamped June 8, 2016 unless
changed by any of the succeeding conditions. Future modifications that are not in
substantial conformance, as determined by the Planner, shall require modification
of this approval.
3. Quality of all finished work shall be carried out in accordance with the Planning
Department's approval before approval of issuance of the final building permits.
4. All signs must utilize materials identified in the master sign program.
5. A sample of the awning material and the manufacturer specifications, including
product and color names and numbers, must be provided to the Planning Division
prior to the installation of awnings. All awnings must utilize this approved material.
6. This approval for the establishment of a planned sign program is not an approval
of building or electrical permits, which must be applied for separately with the
Building Division.
7. All signs, together with all of their supports, braces, guys and anchors, shall be
kept in good repair and in proper state of preservation. The display surfaces of all
signs shall be kept in a pristine condition at all times.
8. When the use is discontinued, the business owner and /or property owner shall
remove all signage and repair /repaint any affected surfaces within 30 days. This
condition shall be included into the lease or other rental agreement between the
property owner and each tenant.
9. A complete copy of these conditions, as approved, shall be listed on the second
sheet of plans submitted for a building permit pertaining to this project.
10. All conditions of this approval shall be complied with prior to issuance of Planning
Division's final approval for building permits.
11. This CUP for a Planned Sign Program shall not become effective for any purpose
unless /until a City "Acceptance of Conditions" form has been signed and notarized
Page 4 of 5
Resolution No. 16 -12
350 Main Street
by the applicant before being returned to the Planning Department; and until the
ten (10) calendar day appeal period has elapsed.
12. Approval of this request shall not waive compliance with all sections of the
Municipal Code, or all other applicable City Ordinances in effect at the time of
building permit issuance.
13. This CUP shall become null and void unless exercised within one year of the date
of final approval, or such extension of time as may be granted by the Planning
Commission pursuant to a written request for extension submitted to the
Community Development Department at least ninety days prior to such expiration
date.
14. The applicant/property owner must indemnify, defend, and hold harmless City, its
officers, agents, and employees (collectively "the City" hereinafter in this
paragraph) from any and all claims and losses whatsoever occurring or resulting to
any and all persons, firms, or corporations furnishing or supplying work, services,
materials, or supplies in connection with the performance of the use permitted
hereby or the exercise of the rights granted herein, and any and all claims,
lawsuits or actions arising from the granting of or the exercise of the rights
permitted by this Conditional Use Permit, and from any and all claims and losses
occurring or resulting to any person, firm, corporation or property for damage,
injury or death arising out of or connected with the performance of the use
permitted hereby. Applicant's obligation to indemnify, defend, and hold harmless
the City as stated herein shall include, but not be limited to, paying all fees and
costs incurred by legal counsel of the City's choice in representing the City in
connection with any such claims, losses, lawsuits or actions, expert witness fees,
and any award of damages, judgments, verdicts, court costs or attorneys' fees in
any such lawsuit or action.
PASSED, APPROVED, AND ADOPTED by the Seal Beach Planning Commission
at a meeting thereof held on June 20, 2016, by the following vote:
AYES: Commissioners
NOES: Commissioners
ABSENT: Commissioners
ABSTAIN: Commissioners
ATTEST:
Jim Basham
Planning Commission Secretary
Esther Cummings
Chairperson
Page 5 of 5
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