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HomeMy WebLinkAboutPC Res 16-12 - 2016-06-20RESOLUTION 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. 16 -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 fagade is permitted separate sign types. The enhancement of each fagade 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 fagade 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 fagade 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 fagade to be treated independently of other fagades 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. The Main Street Specific Plan is focused on maintaining a small town character with a Page 3 of 5 Resolution No. 16 -12 350 Main Street 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 by the applicant before being returned to the Planning Department; and until the ten (10) calendar day appeal period has elapsed. Page 4 of 5 Resolution No. 16 -12 350 Main Street 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. 15. The rear - facing east elevation is limited to a maximum of four signs for both buildings. 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 Klinger, Machen, Cummings, Thomas NOES: Commissioners Cam ABSENT: Commissioners ABSTAIN: Commissioners Planning Commission Secretary Esther Cummings Chairperson Page 5 of 5