HomeMy WebLinkAboutPC Res 1317 - 1984-05-02
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RESOLUTION NUMBER 1317
A RESOLUTION OF THE SEAL BEACH PLANNING COMMISSION
DENYING WITHOUT PREJUDICE CONDITIONAL USE PERMIT 14-83
A REQUEST FOR A PLANNED SIGN PROGRAM WITH A 47% HEIGHT
DEVIATION FROM THE SIGN CODE FOR A CENTER IDENTIFICATION
SIGN (SEAL BEACH CENTER)
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH HEREBY RESOLVES:
WHEREAS,
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an application was duly filed by Coast Property
Management, 655 Deep Valley Drive, Rolling Hills
Estates, California; and
the property is described as an irregularly shaped
parcel of land containing approximately 7.49 acres
located between Bolsa Avenue and Balboa Drive north
of Pacific Coast Highway, (commonly known as the
Seal Beach Center); and
the proposal is to approve a Planned Sign Program
with a 47% height deviation from the sign code for a
center identification sign; and
the subject property has approxiamtely 650 feet of
frontage on Pacific Coast Highway, 826 feet on Bolsa
Avenue and 605 feet on Balboa Drive; and
the surrounding land use and zoning are as follows:
North and east - single family residences in the R-l
(Low Density Residential)
South - a former school in the PLU (Public
Land Use) zone and a mixture of
commercial uses in the C-2 (General
Commercial) zone.
West - Gas station and savings and loan in
the C-2 (General Commercial) zone;
and
the property was developed approximately 19 years ago
as a neighborhood shopping center and presently contains
the following:
Free standing restaurant (Tiny Naylors) 4,600 sq. ft.
Car Wash 4,800 sq. ft.
26 stores in one building 51,500 sq. ft.
Supermarket & drug store (Safeway
& Skaggs) 44,200 sq. ft.
Total 105, 100 sq. ft. ; and
the center was designed and built according to the 1960's
philosophy for neighborhood shopping centers. During that
era, the thought was that the bigger and taller the signs
were,' the better. Accordingly, the center has 60 ft. high
freestanding signs; and
in the mid-to-late 1970's the bigger-is-better premise was
extensively studied by: sign companies, psychologists and
others. The result was a number of model sign ordinances
aimed at more effective sign advertisement through the use
of contrasting colors, letter type and smaller and lower
signs; and ..
in 1978 the City of Seal Beach conducted many hearings and
discussion on modification of its sign ordjnance at that
time. The result was the adoption of a reyised sign ordinance
based upon these model ordinances; and
two major provisions within the sign ordinance adopted by
the City Council on December 11, 1978, particularly pertain'
to this application, they are: .
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RESOLUTION NO. 1317
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1) The allowance of a Planned Sign Program for
shopping centers and individual buildings
with five or more activities; and
2) The establishment of a nonconforming sign
amortization period for nonconforming signs
which was up January 11, 1984; and
a number of planned sign programs exist which
were instituted by the property owners, mostly
at the time the buildings were built or remodeled.
In almost all cases, these property owners Planned
Sign Program have been much more restrictive than
the base sign ordinance provisions as to size,
height, location, color, letter type and number
of signs; and
the owners of the Seal Beach Center own a number
of similar centers throughout Southern California
that were built in the same 1960's era. They
have taken a systematic approach to upgrade and
modernize,a~n their centers to reflect 1980's style
of using wood, earth tones, more landscaping,
smaller signs and sign restrictions.
To date, the following actions have been taken
to upgrade the center:
- Reblacktop of parking lot and filling of holes.
- Landscape renovation
- Rebuilding of gas station destroyed by fire
- Pacific Coast Highway side of store building
(26 stores) has new wood mansard with recessed
sign area to control size and location of building
signs. All signs are in compliance with current
sign ordinance. In addition, the canopy supports
have been wood faced; and
the Principal Planner on July 6, 1983 based on
conformance with the City Sign Ordinance requirements,
gave approval to the applicant for signage guidelines
for the store building. These guidelines are
of the specific type and nature that would be
included in a planned sign program for the entire
center; and
on November 16, 1983, the Planning Commission
heard a Conditional Use Permit (CUP 14-83) request
by the applicant for a Planned Sign Program which
contained plans for signage of the store building
and the center identification sign. After public
hearing and discussion, the Commission moved that
the application be denied without prejudice so
the applicant can resubmit the request as part
of a Planned Sign Program for the entire shopping
center, not only the center pylon sign and store
building; and
the Urban Design and Parking Downtown Task Force
specifically discussed signage on Pacific Coast
Highway and how it effects the visual character
and atmosphere of the area. The Task Force unanimously
stated that signage on Pacific Coast Highway in
Old town strictly comply to the 15-foot maximum
height provision and that present nonconforming
illegal signs be promp1y removed. In addition,
it was their consensus that new more restrictive
provisions be adopted for the Pacific Coast Highway
corridor in addition to Main Street; and
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RESOLUTION NO. 1317
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on December 19, 1983, the Principal Planner informed
the center owner of the sign amortization period
and specifically noted the future illegal nature
of the signs for Safeway, Skaags, Tiny Naylor
and the Center Sign in particular; and
the applicant requests approval of a Planned Sign
Program with 47% height deviation from the sign
code for a modified center identification sign;
and
specifically, the applicant requests:
To lower the existing illegal nonconforming 60
foot freestanding center identification sign to
22 feet; 7 feet (47%) higher than the 15 foot
maximum permitted height of a freestanding sign
in the sign code.
This modified sign would contain a new 92 square
foot internally illuminated sign cabinet with
ivory background with blue and gold letters and
blue, brown, and ivory nautical logo with seal.
In addition, the applicant proposes to retain
the existing 90 square foot internally illuminated
reader board to be located under the center identification
cabinet. These two cabinets containing a total
of 182 square feet (code maximum 60 square feet)
are proposed to be supported by the existing steel
supports encased by wood to match the remodeled
store building; and
on March 21, 1984 the Planning Commission heard
a Conditional Use Permit application (CUP 14-83).
After public hearing and discussion, the Commission
determined that this was the exact same proposal
heard on November 16, 1983. By minute order,
the Chairman and Commission moved that the public
hearing be continued so as to allow the applicant
to resubmit a Planned Sign Program showing where
the proposed new signs would be, identifying materials,
colors, freestanding dimensions or specifications
for the entire Safeway Shopping Center; and
on April 4, 1984 the Planning Commission moved
to continue Conditional Use Permit (CUP 14-83)
until its next meeting since a new proposal had
not been submitted; and
on May 2, 1984, the Planning Commission held a
public hearing on Conditional Use Permit 14-83;
and
the Planning Commission makes the following findings
regarding the Conditional Use Permit:
1) The owners of the Seal Beach Center have taken
steps to upgrade the center and have noticed
those tenants with illegal signs to comply
with the Sign Amortization Program.
2) A Planned Sign Program requires that all signage
within the center be included.
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RESOLUTION NO. 1317
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3) The application, while adequately providing
those details, guidelines and requirements
for the center sign and the store building,
excludes the other portions of the center,
namely, Safeway, Skaags, Tiny Naylors, Car
Wash and Tastee Freeze.
4) The landowner does have the right to design
and get adopted a Planned Sign Program for
the entire center and that tenants with illegal
signs would have to be in compliance with
such Planned Sign Program.
5) The application is, therefore, incomplete
because of these exclusions.
6) The public hearing has been continued for
over 42 days without renotification to neighboring
property owners or a new submittal made.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission
of the City of Seal Beach does hereby deny without prejudice
Conditional Use Permit 14-83.
PASSED, APPROVED AND ADOPTED by the Planning Commission of the
City of Seal Beach at a meeting thereof held on the 2nd day
of May , 1984, by the following vote:
AYES: Commissioners Goldenberg, Jessner, Covington, Hunt
NOES: Commissioners None
ABSENT: Commissioners Perrin