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HomeMy WebLinkAboutPC Min 2006-03-22 . . . CITY OF SEAL BEACH PLANNING COMMISSION AGENDA for March 22, 2006 7:30 p.m. District 1 - Ellery Deaton District 2 - Phil O'Malley District 3 - Gordon Shanks District 4 - Gary Roberts District 5 - Phil Ladner Department of Development Services Lee Whittenberg, Director Alexander Abbe, Assistant City Attorney Christy Teague, AICP, Senior Planner Carmen Alvarez, Executive Secretary o City Hall office hours are 8:00 a.m. to 5:00 p.m. Monday through Friday. Closed noon to 1 :00 p.m. The City of Seal Beach complies with the Americans with Disabilities Act. If you need assistance to attend this meeting please telephone the City Clerk's Office at least 48 hours in advance of the meeting at (562) 431-2527. o o Planning Commission meetings are broadcast live on Seal Beach TV3. They are rebroadcast on Sunday afternoons, Channel 3 at 4:00 p.m. o Videotapes of Planning Commission meetings may be purchased from Seal Beach TV3 at a cost of $20 per tape. Telephone: (562) 596-1404. o Copies of staff reports and/or written materials on each agenda item are on file In the Department of Development Services and City libraries for public inspection. Page 1 of 5 . . . City of Seal Beach Planning Commission · Agenda of March 22, 2006 PLANNING COMMISSION AGENDA INFORMATION SHEET The following Is a brief explanation of the Planning Commission agenda structure: AGENDA APPROVAL: The Planning Commission may wish to change the order of the items on the agenda. ORAL COMMUNICATIONS: Anyone wishing to address the Planning Commission, only on items not on tonight's agenda, may do so during this time period. No action can be taken by the Planning Commission on these communications on this date, unless agendized. PUBLIC HEARING ITEMS: Public Hearings allow citizens the opportunity to speak in favor of or against agendized items. More detailed information is found in the actual agenda attached. If you have documents to distribute, you should have enough copies for all Planning Commissioners, City staff and the public. Please give one to the secretary for the City files. The documents become part of the public record and will not be returned. CONSENT CALENDAR: Consent Calendar items are considered routine items that normally do not require separate consideration. The Planning Commission may make one motion for approval of all the items listed on the Consent Calendar. SCHEDULED MA TIERS: These items are considered by the Planning Commission separately and require separate motions. These transactions are considered administrative and public testimony is not heard. STAFF CONCERNS: Updates and reports from the Director of Development Services (Planning and Building Departments) are presented for information to the Planning Commission and the public. COMMISSION CONCERNS: Items of concern are presented by the Planning Commissioners and discussed with staff. All Droceedinas are recorded. Page 2 of 5 City of Seal Beach Planning CommissIOn · Agenda of March 22, 2006 . City of Seal Beach Planning Commission Agenda for March 22, 2006 7:30 p.m. I. II. PLEDGE OF ALLEGIANCE ROLL CALL III. AGENDA APPROVAL By Motion of the Planning Commission, this is the time to: (a) Notify the public of any changes to the Agenda; (b) Re-arrange the order of the Agenda; and/or (c) Provide an opportunity for any member of the Planning Commission, staff, or public to request an item be removed from the Consent Calendar for separate action. IV. ORAL COMMUNICATIONS . At this time, members of the public may address the Planning Commission regarding any items within the subject matter jurisdiction of the Planning Commission, provided that the Planning Commission may undertake no action or discussion unless otherwise authorized by law. V. CONSENT CALENDAR Items on the Consent Calendar are considered to be routine and are enacted by one motion unless prior to enactment, a member of the Planning Commission, staff, or the public requests a specific item be removed from the Consent Calendar for separate action. 1. RECEIVE AND FILE: February 2006 Building Activity Report 2. Approve Planning Commission Meeting Minutes of March 8, 2006. VI. SCHEDULED MATTERS VII. PUBLIC HEARINGS 3. Conditional Use Permit 05-2 (Indefinite Extension) . 3900 Lampson Avenue (Seal Beach Tennis Center) Page 3 of 5 . . . City of Seal Beach Planning Commission · Agenda of March 22, 2006 Applicant/Owner: Request: Eric Stephens! City of Seal Beach Approval of indefinite extension of a previously approved Conditional Use Permit to sell beer and wine for on-site consumption within an enclosed clubhouse. Recommendation: Approval, subject to conditions, and adoption of Resolution 06-13 4. Conditional Use Permit 06-3 4000 Lampson Avenue (College Park Mobil) Applicant/Owner: Rakesh Bhakta for College Park Mobil! Navair Corp. Request: To remodel an existing service station, including a new convenience market, prompting the requirement for a new Conditional Use Permit. The request includes 24-hour operation of the service station and convenience market. Recommendation: Approval, subject to conditions and adoption of Resolution 06-16. 5. Planned Sign Program 06-1 901 -1101 Pacific Coast Highway (Seal Beach Center) Applicant/Owner: Sue Murdock for Ultrasigns Electrical Advertising! Regency Centers Request: To approve a Planned Sign Program for the Seal Beach Center, including wall signs and ground signs. Recommendation: Approval, subject to conditions and adoption of Resolution 06-14. VIII. STAFF CONCERNS IX. COMMISSION CONCERNS X. ADJOURNMENT Page 4 of 5 . City of Seal Beach Planning Commission · Agenda of March 22, 2006 . 2006 Aaenda Forecast Apr05 Mitigated Negative Declaration 06-1, GPA 06-1, Zone Change 06-1, & Tentative Parcel Map 2005-257 400 Marina Drive Apr19 Tentative Parcel Map 2005-311 901-1101 Pacific Coast Hwy. (Seal Beach Center) Study Session - Alteration to Non-Conforming Buildings of Potential Historic Significance May 03 Study Session - Mansionization May 17 Jun 07 Jun 21 Jul05 Jul19 . Aug 09 Aug 23 Sep 06 Sep 20 Oct 04 Oct 18 Noy 08 Noy 22 Dec 06 Dec 20 . Page 5 of 5 . 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 , 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 . CITY OF SEAL BEACH PLANNING COMMISSION Minutes of March 22, 2006 Chairperson Shanks called the regularly scheduled meeting of the Planning Commission to order at 7 30 pm on Wednesday, March 22, 2006. The meeting was held in the City Council Chambers and began with the Salute to the Flag 1 ROLL CALL Present' Chairperson Shanks, Commissioners Deaton, Ladner, O'Malley, and Roberts Also Present: Department of Development Services Lee Whittenberg, Director of Development Services Chnsty Teague, Senior Planner Alexander Abbe, Assistant City Attorney Absent None AGENDA APPROVAL Chairperson Shanks requested that Item No 2 be removed from the Consent Calendar Commissioner Roberts inquired about the request for a report from Staff on the equipment on top of the shop bUilding In the Seal Beach Center Mr Whittenberg stated that Staff met With the property owners who are currently working on some proposals for presentation at the Planning Commission meeting of Apnl19, 2006 MOTION by O'Malley, SECOND by Ladner to approve the Agenda as amended MOTION CARRIED: AYES: NOES: ABSENT: 5-0 Shanks, Deaton, Ladner, O'Malley, and Roberts None None ORAL COMMUNICATIONS Chairperson Shanks opened oral communications 1 These Mmutes were transcnbed from audiotape of the meetmg Page 1 of 14 . 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 . 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 . City of Seal Beach Plannmg Commission Meetmg Mmutes of March 22, 2006 There being no one wishing to speak, Chairperson Shanks closed oral communications CONSENT CALENDAR 1 RECEIVE AND FILE February 2006 BUilding Activity Report. MOTION by Deaton; SECOND by Ladner to approve the Consent Calendar as amended. MOTION CARRIED: AYES: NOES: ABSENT: 5-0 Shanks, Deaton, Ladner, O'Malley, and Roberts None None 2. Approve Planning Commission Meeting Minutes of March 8, 2006 Commissioner Deaton abstained from voting on thiS Item, as she was absent from the meeting of March 8, 2006 MOTION by O'Malley, SECOND by Roberts to approve the Meeting Minutes of March 8, 2006 as presented MOTION CARRIED: AYES: NOES: ABSENT: ABSTAIN: SCHEDULED MATTERS None PUBLIC HEARINGS 4-0-0-1 Shanks, Ladner, O'Malley, and Roberts None None Deaton 3 Conditional Use Permit 05-2 (Indefinite Extension) 3900 Lampson Avenue (Seal Beach Tennis Center) Applicant/Owner Request Eric Stephensl City of Seal Beach Approval of Indefinite extension of a previously approved Conditional Use Permit to sell beer and wine for on-site consumption Within an enclosed clubhouse. Page 2 of 14 . 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 . 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 . City of Seal Beach Plannmg Commission Meetmg Mmutes of March 22, 2006 Recommendation. Approval, subject to conditions, and adoption of Resolution 06-13 Staff Report Ms Teague delivered the staff report (Staff Report IS on file for Inspection in the Planning Department) She provided some background Information on this Item and noted that the Tennis Club has had beer and wine service since It Initially opened 35 years ago, and the new Conditional Use Permit (CUP) was required when the ownership and management recently changed. She Indicated that the Seal Beach Police Department (SBPD) has received no complaints regarding this location and would have no concerns In approval of the Indefinite Extension of this CUP, She noted that Staff has received no comments In favor of or In OppOSition to this application, and Staff IS recommending approval Public Hearina Chairperson Shanks opened the public hearing There being no one wishing to speak, Chairperson Shanks closed the public hearing Commissioner Comments Commissioner Roberts commented that It appears that the Tennis Club IS dOing qUite well as seen by the number of automobiles In the parking lot each day He stated that he would have no objection to approving CUP 05-2 Commissioner Ladner asked what time of day beer and wine are sold Ms Teague stated that beer and wine are sold dUring the hours of operation, which are from 730 a m to 9 30 p.m Monday thru Friday, and 7'30 a m to 5 30 P m on Saturday and Sunday Chairperson Shanks asked If a City permit were required for use of the facIlity for a wedding or other types of receptions Ms Teague stated that thiS would be handled through completion of a Facilities Agreement, processed by the Parks & Recreation Department. She noted that a Special Event Permit would be reqUired for events held outSide of the enclosed facIlity Chairperson Shanks inquired whether a permit would be required in order to have live music at one of these receptions Mr Whittenberg stated that because thiS IS a facIlity rental, the Parks & Recreation Department would make thiS determination Commissioner O'Malley noted that the Tennis Club IS only open to members from 7'30 a m to noon, and to the general public from noon to 9.30 p.m or 5.30 p.m. on weekends He Indicated that With the amount of use that thiS faCIlity gets, It IS commendable that SBPD has had no complaints He said that management IS doing a wonderful job, and he Will vote to approve CUP 05-2. Page 3 of 14 . 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 . 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 I CIty of Seal Beach Plannmg CommIssIon Meetmg Mmutes of March 22, 2006 MOTION by O'Malley, SECOND by Ladner to approve the IndefInite ExtensIon of Conditional Use Permit 05-2 and adopt Resolution 06-13 as presented MOTION CARRIED: AYES: NOES: ABSENT: 5-0 Shanks, Deaton, Ladner, O'Malley, and Roberts None None Mr Abbe advised that the adoption of Resolution No. 06-13 begins a 10-day calendar appeal period to the City CouncIl. The Commissioner action tOnight IS final and the appeal period begins tomorrow morning 4 Conditional Use Permit 06-3 4000 Lampson Avenue (College Park MobIl) Applicant/Owner Rakesh Bhakta for College Park Mobil I Navalr Corp Request To remodel an existing service station, including a new convenience market, prompting the requirement for a new Conditional Use Permit. The request Includes 24-hour operation of the servIce station and convenience market Recommendation Approval, subject to conditions and adoption of Resolution 06-16 Staff Report Ms Teague delivered the staff report. (Staff Report IS on file for Inspection In the Planning Department) She provided some background information on this item and stated that the applicant IS seeking to add approximately 490 square feet to the bUilding under the existing roof, to enclose the front patio area for the expanded cashier and convenience market, and to enclose the open hallway to the restrooms to provIde interior access from the market area She noted that the subject location has been a service station approved through the City since the late 1960's, and currently has 3 auto repair bays, which are proposed to remain The applicant is not proposing to sell alcohol and Chief Jeff Kirkpatrick, of the Seal Beach Police Department (SBPD), has reviewed the application and has no objections, but recommended that conditions of approval be Included for lighting and general security, which are Included In the proposed resolution The Senior Planner then reported that Staff has received 3 letters In opposition to this application from the follOWing Emily Howland, 560 Old Ranch Road Robert Tumelty, 550 Old Ranch Road Resolution from the Board of Directors of the Old Ranch Townhomes Association signed by James Derry Page 4 of 14 . 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 I 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 . CIty of Seal Beach Plannmg CommIssIon Meetmg Mmutes of March 22, 2006 She stated that the convenience market will be located within the eXisting building footprint, under the eXisting roof structure facing Lampson Avenue She noted that prior to 1991 the Planning Commission (PC) and City Council (CC) did not require a CondItional Use PermIt (CUP) for 24-operatlon of a business. She noted that after 1991 a CUP for a remodel and small addition was approved, but It did not address the 24-hour operation She stated that the current owner purchased the service station Within the past year as a 24-hour business, and part of CUP 06-3 IS to establish the 24-hour operation She stated that Staff IS recommending approval of CUP 06-3, subject to conditions, and adoption of Resolution 06-16. CommIssIoner QuestIons Commissioner Roberts asked If the service station has had 24-hour operation Since its Inception In 1969 Ms. Teague stated that whether It has operated as a 24-hour bUSiness IS not clear In the record. Commissioner Roberts asked if this has been the case since 1991 Ms Teague responded that exactly when It began operating as a 24- hour bUSiness IS also not known She stated that the applicant has InqUired of the prevIous owner, who IndIcated that he believes that since 1997 the service station has operated on a 24-hour basis, but thiS has never been previously approved by the PC. Ms Teague then prOVided a PowerPolnt presentation of photographs of the subject property and responded to questions from the Commissioners. The photographs reflected the location of the Old Ranch Townhomes In relation to the College Park Mobil service station Commissioner Roberts noted that the wall along the property lines to the town homes measures a maxImum of 6 feet hIgh, and In many places is less than 6 feet Commissioner O'Malley asked If the wall belongs to the Old Ranch Townhomes ASSOCiation or the service station Ms Teague stated that she was not certain of this, and noted that the ZOning Ordinance does allow a fence height of up to 10 feet when residential IS adjacent to commercial, such as thiS case. Public Hearlna Chairperson Shanks opened the public hearing Rakesh Bhakta stated that based upon his research in talking With the prevIous owner, the service station has been In 24-hour operation for the past 12 years He indicated that since taking ownership the service station has not been open for 24 hours, but opens at 500 a m and closes at midnight He stated that the reason he IS requesting 24-hour operation IS because With the convenience store, thIS would provide more access to the community, however, If there IS strong OppOSition to thiS, he can keep the hours of operation 500 a m to midnight, 7 days a week CommiSSioner Roberts asked what measures would be taken to address security Issues Mr Bhakta stated that more security cameras have been added and eXisting lighting has been upgraded and repaired CommiSSioner Roberts asked If the 3 service bays are to remain. Mr. Bhakta stated that thiS was correct Commissioner Roberts InqUired about meeting the landscape requirements Mr Bhakta stated that he has spoken to the archItect and Page 5 of 14 . 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 i 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 . City of Seal Beach Plannmg Commission Meetmg Mmutes of March 22, 2006 they will redesign the project to include the required 5 percent landscaping. Commissioner Deaton asked what would be sold in the convenience store. Mr. Bhakta stated that currently he sells candy, chips, and ice cream, and he would like to add milk, bread items, eggs, etc. Commissioner O'Malley clarified that Mr. Bhakta would be expanding an existing convenience store. Mr. Bhakta confirmed that this is correct. Chairperson Shanks asked if hot foods or coffee are to be offered. Mr. Bhakta stated that currently the store does sell hot coffee, and with the new construction, he hopes to add a self-serve coffee bar and possibly some hot foods. Chairperson Shanks asked if the business had experienced a robbery within the last 5 years. Mr. Bhakta stated that the station was robbed approximately 4 months prior at approximately 6:00 p.m. Commissioner Ladner asked Mr. Bhakta if he had projected how much more in sales he would gain by remaining open for 24 hours. Mr. Bhakta stated that this would actually prove to be more costly for him with the additional payroll and utility costs. Commissioner Roberts asked if Mr. Bhakta had previous experience operating a similar 24-hour business at another location. Mr. Bhakta stated that he has, but the business is located at a busier intersection. Commissioners O'Malley and Ladner noted that they could not see the advantage in this business having 24-hour operation. Chairperson Shanks asked if Mobil is placing pressure on business operators to add convenience markets and to stay open for extended hours. Mr. Bhakta stated that most gasoline companies have placed additional emphasis on this. Chairperson Shanks asked if Mr. Bhakta's station provides service for smog checks. Mr. Bhakta's stated that it does. Commissioner O'Malley asked if Mr. Bhakta would be willing to continue with his current hours of operation. Mr. Bhakta stated that this would not be a problem. Mr. Abbe asked when Mr. Bhakta had purchased the property. Mr. Bhakta stated that he became the new owner in January 2005. Mr. Abbe then confirmed that the service station had not been on the 24-hour schedule since that time. Mr. Bhakta confirmed that this was correct. Jim Derry spoke in opposition to this application and noted that the rear and side parking lots of the service station always have several cars parked awaiting servicing, as well as cars within the service bays. He questioned where customers of the convenience market would park. He stated that neighboring residents are concerned with the severe traffic problems with ingress and egress to the service station, with the potential for increased noise and lighting, and with the environment, as on a consistent basis litter can be seen in the planter on the west side of the service station, and this litter continues on down Basswood. He noted that expansion of the convenience store would contribute to an Increase in the litter. Mr. Derry then noted that residents of Old Ranch Townhomes object to any increase in the lighting and are also concerned that convenience stores are easy targets for robberies. He noted that all of these issues would also have an affect on their property values. He recommended denial of CUP 06-3. Mr. Bhakta stated that he cannot eliminate the possibility of robberies, and lighting will only be an issue if the City requires additional lighting. He indicated that remodeling the service station would actually improve land values in this area. He noted that the service station and the surrounding parking areas are cleaned on a daily basis, and he Page 6 of 14 . 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 i 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 I CIty of Seal Beach Plannmg CommIssIon Meetmg Mmutes of March 22, 2006 attempts to keep the property as clean as possible Commissioner Deaton asked If the planters are cleaned Mr. Bhakta stated that they are cleaned daily Commissioner Roberts asked if the Old Ranch Townhomes Association thought It beneficial to raise the fence height, would Mr Bhakta be agreeable to thiS Mr Bhakta stated that he would. Commissioner O'Malley asked If Mr. Bhakta knew whom the fence belongs to Mr Bhakta stated that he does not Chairperson Shanks asked if he has previously received wntten complaints from the Old Ranch Townhomes Association Mr Bhakta stated that he has not Commissioner O'Malley asked If he had received any indiVidual complaints. Mr Bhakta responded that he has received none There being no one else wishing to speak, Chairperson Shanks closed the public heanng. Commissioner Comments Commissioner Roberts stated that today, In order for most service stations to make money, they must augment their product line He noted that the PC was made aware of thiS when reviewing the application made by the Chevron station located at the intersection of Seal Beach Blvd and Westminster Avenue He said that If the PC does not look at this from a bUSiness standpoint, the surrounding neighborhood might not like the outcome when the station goes out of business and a chain link fence goes up around an environmentally contaminated property He Indicated that he IS in favor of no alcohol sales, and Mr Bhakta's Willingness to go With less than 24-hour operation IS also acceptable He commented that raising the height of the surround wall might be worth considering for the benefit of surrounding reSidents and for Mr Bhakta He said that he would vote to approve Commissioner Deaton stated that she would also be In favor of retaining the eXisting hours of operation, looking Into the type of lighting that would be as non-invaSive as possible while providing adequate secunty lighting, and Including a condition of approval regarding coming to agreement With the homeowners association on whether to Increase the height of the wall CommiSSioner Roberts inquired about submiSSion of a lighting plan pnor to receiving approval for any bUilding permits. Mr Whittenberg noted that thiS IS Included as Condition No 7 under the conditions of approval Chairperson Shanks asked If there are any requirements In City Code for a bUSiness to have a particular number of security cameras Mr Whittenberg stated that there IS not, and thiS is handled more on a case-by-case baSIS by SBPD Commissioner Roberts noted that he would like to Incorporate a condition that would limit the hours for dellvenes of merchandise to the service station Mr Whittenberg recommended modifying the condition for the hours of operation to Include a restnctlon on the hours for dellvenes Commissioner Deaton requested that the public heanng be re-opened to ask the applicant about the hours of delivery Page 7 of 14 . 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 it 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 i City of Seal Beach Plannmg Commission Meetmg Mmutes of March 22, 2006 Chairperson Shanks re-opened the public hearing Mr Bhakta stated that fuel delivery occurs on a 24-hour baSIS with all other deliveries scheduled in the morning between 7 00 a m and noon Mr. Abbe added that members of the public should be allowed to respond to this information There being no one else wishing to speak, Chairperson Shanks closed the public heanng Member O'Malley stated that although he IS sensitive to the concerns of the surrounding residents, in listening to Mr Bhakta's willingness to accommodate both City requirements and those of the Old Ranch Townhomes residents, and in maintaining hiS present hours of operation and deliveries, he cannot see that there would be a significant departure from the present operation, other than the proposed expansion of the convenrence market WIth all of thIS, he cannot see that the Issues presented In opposItion would have a lot of merit Commissioner Deaton stated that the different hours of delivery should be dealt With separately Mr Whittenberg recommended limiting the allowable hours for non-gasoline deliveries to 7 00 a m to 8 00 P m With regard to networking With the homeowners association to agree on the wall height, Mr Whittenberg recommended changing the 12-month revIew period to a 6-month revIew to allow for further investigatIon Into the resolution of thiS Issue He cautioned that gOing from a 6-foot wall to a 10-foot wall would require complete demolition of the eXisting wall In order to Install the required foundation system for a 1 O-foot wall Commissioner Roberts again noted that as a part of the remodel for the Chevron station, the service bays were to be closed and a full convenrence market IS to be added, as opposed to the 450 square feet to be added here He stated that by keeping the service bays open, College Park Mobil could stili provide a very useful service to the communrty Commissioner Deaton added that the Unron 76 station at PaCific Coast Highway and Main Street has gone out of bUSiness after extreme pressure was placed upon them to remove the service bays and construct a convenrence store She noted that thiS has been happening all over town MOTION by Roberts, SECOND by Deaton to approve Conditional Use Permit 06-3 and adopt Resolution 06-16 as amended MOTION CARRIED: 5 - 0 AYES: Shanks, Deaton, Ladner, O'Malley, and Roberts NOES: None Page 8 of 14 . 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 i 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 i CIty of Seal Beach Plannmg CommIssIon Meetmg Mmutes of March 22, 2006 ABSENT: None Mr Abbe advised that the adoption of Resolution No. 06-16 begins a 10-day calendar appeal penod to the City Council The Commissioner action tOnight is final and the appeal penod begins tomorrow morning 5 Planned Sign Program 06-1 901 - 1101 Pacific Coast Highway (Seal Beach Center) Applicant/Owner Sue Murdock for Ultrasigns Electncal Advertlslngl Regency Centers Request To approve a Planned Sign Program for the Seal Beach Center, Including wall signs and ground sIgns Recommendation Approval, subject to conditions and adoption of Resolution 06-14 Staff Report Ms Teague delivered the staff report (Staff Report IS on file for inspection in the Planning Department) She provided some background Information on thiS Item and noted that Planned Sign Program (PSP) 06-1 is just one component of the renovation of the Seal Beach Center, which Includes remodel of the exterior fayade for the shop bUilding, construction of new bUildings for Vons Pavilions, Sav-On Drug, and The Dally Gnnd, and demolition of the existing automobile service station and construction of a new automobile fuel station, With additional landscaping and new slgnage throughout the center She IndIcated that Staff has received no comments on thiS sign program in response to the public notices mailed to surrounding residents Within 300 feet of the project. She explained that a PSP IS an optional alternative to the general sign regulations, intended to encourage variety and good desIgn She noted that the applicant proposes to have 6 coordinated monument signs along the Pacific Coast Highway (PCH) frontage, with none proposed for the frontage along Bolsa Avenue or Balboa Dnve. The Senior Planner then reviewed the cntena for a PSP, as noted on Page 4 of the Staff Report and stated that after revieWing the application Staff finds PSP 06-1 to be consistent With the Intent of the Planned Sign Program of the MUnicipal Code She proceeded to review the Design Standards as listed on Page 5 of the Staff Report and noted that Ultraslgns and Regency Centers have worked closely With the architect for the Seal Beach Center In creating thiS PSP She added that the monument signs are designed to complement the bUilding architecture, With the two corner signs designed to serve as "gateway" entrances to the City of Seal Beach and the Seal Beach Center. She ended by stating that Staff is recommending approval of PSP 06-1, subject to conditions, and adoption of Resolution 06-14 Page 9 of 14 . 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 i 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 . City of Seal Beach Plannmg Commission Meetmg Mmutes of March 22, 2006 Commissioner Questions Commissioner O'Malley inquired about how the internal illumination on the lighted signs is reflected in milliamps, and he asked how milliamps are converted to lumens. Mr. Whittenberg noted that the adopted Sign Regulations that establish lumen levels only apply to the signage within the Main Street Specific Plan area. Commissioner O'Malley stated that he would still like to know what that level of illumination would be. Commissioner Deaton interjected that this relates to the issue of light trespass and she asked whether the light consultant has researched this issue. Mr. Whittenberg stated that the overall lighting plan for the center is currently under review and Staff will provide a report to the PC as a scheduled matter in the near future. Commissioner Deaton asked if the issue of light trespass is to be considered in this report. Mr. Whittenberg noted that because these signs are oriented only to PCH, the consultant has not addressed this issue for these signs. The Director of Development Services stated that light trespass would then have to be studied, as currently there are no regulations related to this issue. He noted that the lighting plan for the shopping center would primarily address the parking lot and security lighting, because this is usually where you get your large wash of lighting that does light up the sky. Commissioner Roberts asked if all of the monument signs are to be backlit. Mr. Whittenberg confirmed that they are. Commissioner Roberts referred to Page 8 of the plans, Sign Band C-1, and asked if the City has looked into the potential for obstruction of visibility of pedestrians and/or cars at the driveways near these two signs. Mr. Whittenberg noted that the front edge of the signs closest to the sidewalk are located approximately 6-7 feet behind the sidewalk line, which would allow for sufficient visibility for cars exiting or entering the center. Commissioner O'Malley referred to Page 5 of the plans under "Size Calculations" and confirmed that 1 square foot of sign area for every linear foot of leased frontage is allowed except on roadways where the speed limit is above 35 mph, and then the allowance would be 1.5 square feet of sign area per liner foot of leased frontage. Mr. Whittenberg confirmed that this is the standard requirement throughout the City. Commissioner O'Malley asked if these sign standards would also apply to signs on the shop building facing PCH and set back to the rear of the property. Mr. Whittenberg stated that they would. Commissioner O'Malley asked what the purpose would be of the larger signs along highways with speeds of 35 mph or more. Mr. Whittenberg stated that because people are driving faster, this makes it easier for drivers to read the signs. Commissioner Deaton asked if there would be lighted signage facing out towards Balboa Drive and Bolsa Avenue. Mr. Whittenberg confirmed that there would be, and noted that there have always been signs facing out toward Bolsa Avenue from the north side of the shop building. Public Hearina Chairperson Shanks opened the public hearing. Page 10 of 14 . 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 I 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 I City of Seal Beach Plannmg Commission Meetmg Mmutes of March 22, 2006 Ron Breen of Ultraslgns Electncal Advertising stated that they have worked In conjunction with Regency Centers and City Staff to put together a comprehenSive sign program that would be architecturally and aesthetically In line with the Intent of the renovation of the center He noted that this PSP does comply with City Code and In some cases is even more restrictive than the Code. He stated that the Issue of light trespass would be very technically Involved with the formation of the City Code. He indicated that the size calculation for signs, as noted of Page 5 of the plans, are designed to minimize the Impact of lighting toward the neighborhood He stated that he would be happy to respond to questions from the Commission Commissioner Roberts asked If It would be fair to say that the monument signs are consistent with nominal shopping center lighting Mr Breen stated that lighting techniques on these signs are as minimal as possible He noted that most of Ultraslgns monument signs are designed with opaque backgrounds to prevent glare He added that Ultraslgns encourages a more creative, "classier" type of wall sign design, as opposed to a standard box, full-face Illumination type of sign Commissioner Roberts stated that his biggest concern IS the rear side of the multi-tenant building, and asked If the 1 0 or 1 5 sq ft of sign area would be used for these tenant signs. Mr Breen referred to Page 12 of the plans and stated that If the business entrance faces Bolsa Avenue or Balboa Dnve, the requirement would be 1 0 sq ft per linear sq ft. of leased frontage. Commissioner Roberts stated that he was concerned with any business In this bUilding having signs on both the front and the rear Mr Breen stated that 15 wall signs for the new tenants are already In place, and none of these businesses have a sign both on the front and back of the building Commissioner Roberts asked If the PC would be reviewing the slgnage for the shop tenants Mr Whittenberg explained that the PSP sets out the parameters for the allowable signs for the center, both on the buildings and for the monument signs He reiterated that the allowable signs for any commercial property Within the City that does not front a street With a speed limit of 35 mph or greater IS 1 0 sq ft per linear foot He noted that most of the tenants have put up new slgnage after the renovation, and so far none have gone up to the maximum sign size allowable Mr Breen added that aside form the 1'1 or 1 5'1 requirement, the size of signs IS also limited to a percentage of the height and length of the adjacent surface Commissioner Deaton asked who IS In charge of turning lights on and off within the center Mr. Breen stated that the landlord and Individual tenants are responsible for this He noted that some centers use a standard time clock for lighting and others Will allow the IndiVidual tenants to control their own signs Chairperson Shanks asked If the monument sign lights are set with a timer to go on and off Mr Breen stated that this would depend upon the preference of the landlord Clyde Huzienga suggested that a timer be used for turning the signs at the rear of the shop bUilding on and off, and recommended that the signs be turned off after 10 00 P m Chairperson Shanks noted that perhaps this could be addressed With the tenants at a later time Mr. Whittenberg cautioned that haVing this slgnage completely turned off might hinder police or safety personnel from IdentifYing a location in order to prOVide emergency assistance Mr Huzlenga stated that he had no problem With the parking lot lighting, but only With the colored slgnage Page 11 of 14 CIty of Seal Beach Plannmg CommIssIon Meetmg Mmutes of March 22, 2006 . Rosemary Schott thanked Commissioner Roberts for his concern with the issue of 3 lighting from the shopping center affecting the residences off of Bolsa Avenue She 4 expressed her concerns with the height of the Pavilions bUilding and whether any 5 lighted signs are to be placed at thiS height, and she IS also concerned with the location 6 of the proposed new entrance to PavIlions near Balboa Drive, north of the eXisting 7 entrance. Mr Whittenberg explained that when the Height Variation was approved, the 8 PC conditioned the approval so that no signage could be placed above the normal 9 height of a bUilding In this zone, which would be 35 feet 10 11 John Schott stated that the renditions of the plans do not show the view of the rear of 12 the multi-tenant bUilding, which IS the view that will most affect the homes along Bolsa 13 Avenue He suggested that in the future the City should request that the applicant 14 provide elevations for all sides of the bUildings. He said that 1 sq ft. per linear foot IS 15 qUite a large area, particularly when a wall IS 30-40 feet long He noted that residents 16 don't want to see large red Illuminated slgnage when walking out of their homes at 17 night 18 19 Ron Breen stated that he is sympathetic to the concerns of residents In the area, but all 20 he can say is that the PSP does comply With the City'S Code He noted that the 1 1 21 requirement IS one of the most restrictive that he has seen for slgnage, even Within the 22 Coastal Zone i There being no one else Wishing to speak, Chairperson Shanks closed the public 25 hearing. 26 27 Commissioner Comments 28 29 Commissioner Deaton asked If the PC could Impose a time for turning out the lights for 30 businesses at the rear of the center facing Bolsa Avenue. Mr Whittenberg again noted 31 that for emergency purposes It probably would be best to have the signage on at night 32 He suggested adding a condition that states, "all business Identification signs facing 33 Balboa Drive and Bolsa Avenue shall be dimmed by 50-60 percent at 10 00 pm, 34 subject to approval by the Seal Beach Chief of Police" He noted that If SBPD does not 35 believe that these signs need to be lit, then they could be turned off He stated that 36 another condition to add might be that business Identification slgnage IS to be placed on 37 the Inland facing Side of the PavIlions bUilding Chairperson Shanks was In agreement 38 With this Commissioner Deaton noted that the Sav-On should not have any signage on 39 the Interior either Mr. Whittenberg suggested the follOWing language for the addition of 40 two new conditions 41 42 1 "Sa v-On and PaVilions shall have no business Identification signs facing Ba/boa 43 Dnve or Bo/sa A venue" 44 . Page 12 of 14 . 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 t 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 , City of Seal Beach Plannmg Commission Meetmg Mmutes of March 22, 2006 2. "All business identificatIon signs on the rear of the shop building wIll be turned off after 10 00 p m each evening, unless the ChIef of Police prefers that instead of being turned off they be dimmed by at least 50 percent of the brightness of the sIgn" Ms Teague stated that Regency Centers IS concerned with the VISibility for Van PaVIlions and Vons does want slgnage on the top of the building facing east from PCH. She suggested that If the signage IS to be eliminated along Balboa Drive, that to offset thiS, the two corner gateway monument signs be allowed to have the business Identification for both Vons PaVIlions and Sav-On Increased In height to a maximum of 1 ft. 9 Inches Commissioner Roberts stated that he would not have a problem With thiS, but IS concerned about the west side of Sav-On where the drive-thru prescription area IS to be located Mr Whittenberg recommended making a motion to direct staff to prepare a revised resolution to bring back before the PC for approval at the next meeting to Include the following changes 1 Business Identification for both Vons PaVIlions and Sav-On on the two corner monument signs can be Increased in height to a maximum of 1 foot 9 Inches 2 There shall be no business Identification signs on PaVIlions and Sav-On facing Balboa Drive or Bolsa Avenue towards a residential zone. 3 The business Identification signs on the rear of the shop building facing Bolsa Avenue will be turned off at 900 pm, unless the business is open, In which case the light would be turned off at clOSing time Also, should the Chief of Police feel that for security purposes It IS necessary to keep these signs on until a later time, the signs shall be reduced In brightness by 50 percent Commissioner Roberts stated that for future PSPs, he would like to see all sides of the bUilding elevations reflected In the plans presented, In order to assist In expediting the process of making a determination MOTION by Deaton, SECOND by Roberts to approve Planned Sign Program 06-1, subject to conditions, and direct Staff to return With the revised Revolution 06-14 at the Planning Commission Meeting of April 5, 2006 MOTION CARRIED: AYES: NOES: ABSENT: 5-0 Shanks, Deaton, Ladner, O'Malley, and Roberts None None STAFF CONCERNS None Page 13 of 14 . 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 . . COMMISSION CONCERNS None. ADJOURNMENT Chairperson Shanks adjourned the meeting at 9:15 p.m. Respectfully Submitted, ~~~ \).\.\~ Carmen Alvarez, Executive Secre~ Planning Department APPROVAL City of Seal Beach Plannmg Commission Meetmg Mmutes of March 22, 2006 The Commission on April 5, 2006, approved the Minutes of the Planning Commission Meeting of Wednesday, March 22, 2006. ~. Page 14 of 14