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Home My WebLink AboutPC Res 98-49 - 1998-12-09 , :. RESOLUTION NUMBER 98 - 49 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH APPROVING PLANNED SIGN PROGRAM 98-1, PERMITTING BUILDING, MONUMENT AND TEMPORARY SIGNS IN CONJUNCTION WITH A PROPOSED 26-ACRE SHOPPING CENTER ON PROPERTY LOCATED AT THE NORTHEAST CORNER OF SEAL BEACH BOULEVARD AND ST. CLOUD DRIVE (BIXBY OLD RANCH TOWNE CENTER) THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY FIND AND RESOLVE: Section 1. On October 19, 1998, Kitchell Development Company (the "Applicant") filed an application with the Department of Development Services for various land use entitlements to develop the Bixby Old Ranch Towne Center 26-acre commercial shopping center site Section 2. Pursuant to 14 Calif Code of Regs ~ 15305 and ~ II B of the City's Local CEQA Guidelines, the Planning Commission determines as follows The application for Planned Sign Program No 98-1 for building, monument and temporary signs within the proposed 26-acre shopping center is within the scope of the project analyzed in the Bixby Old Ranch Towne Center Em, certified by the City Council on November 23, 1998, through the adoption of City Council Resolution No 4660 Said resolution and the Findings and Statement of Overriding Considerations are incorporated herein by reference. Section 3. A duly noticed public hearing was held before the Planning Commission on December 9, 1998, to consider the application for Planned Sign Program No 98-1 At the public hearing the applicant spoke in favor of the request, with persons appearing both in favor of and in opposition to the request Section 4. The record of the hearing of December 9, 1998 indicates the following a. On October 19, 1998, Kitchell Development Company (the "Applicant") filed an application with the Department of Development Services for various land use entitlements to develop the Bixby Old Ranch Towne Center 26-acre commercial shopping center site b Specifically, the applicant has submitted a "Sign Program" for the Bixby Old Ranch Towne Center shopping center This sign program sets forth design intent and theme, a modification procedure, a discussion of sign types for both retailers (Retail A, B, C, D and E), and for the shop and pad building tenants (Shops 1 and 2 and Pads A and B), and monument signs c. The Code permits 1 ~ square feet of signage per lineal foot of building fronting on, or visible from, a street (speed limit over 35 mph) and I square foot of signage per lineal foot of building fronting on a parking lot Based on these figures the Bixby Old Ranch Towne Center shopping center could provide the following signage C \My DocumenlslRESO\Slgn Program 98-. (BIXby) PCR docILW\I2-1S-98 Planning CommIssIon Re.oIullon 98 - 49 Planned Sign Program No 98-1 Bvrhy Old Rmrch Towne Center, December 9, 1998 Maximum Permitted Signage North South East West RETAIL A 330.00 150.00 440.00 653.50 RETAIL B 0.00 70.00 200.00 300.00 RETAIL C 0.00 0.00 96.00 144.00 RETAIL 0 0.00 207.00 277.00 415.50 RETAIL E 107.00 107.00 145.00 217.50 SHOP 1 140.00 140.00 210.00 31500 SHOP 2 140.00 140.00 210.00 315.00 PAD A 83.00 83.00 60.00 9000 PADB 87.00 87.00 74.00 111.00 Total Allowed 6144.50 sf d. The Applicant is proposing shopping center signage as follows Proposed Sign Areas North South East West RETAIL A 330.00 150.00 000 600.00 RETAIL B 000 70.00 000 300 00 RETAIL C 0.00 0.00 0.00 14400 RETAIL 0 0.00 207.00 0.00 41550 RETAIL E 107.00 107.00 145.00 217 50 SHOP 1 140.00 140.00 210.00 31500 SHOP 2 140.00 140.00 21000 315.00 PAD A 83.00 83.00 6000 90.00 PADB 87.00 87.00 74.00 111.00 Total Proposed 5078.00 sf e. The subject shopping center is located on an approximately 26- acre site. The site is proposed to provide a maximum of299,OOO square feet of floor area The site currently proposed to have a total of 5,078 square feet of signs, which is 82 6% of the total signage permitted by the Code of the Citv of Seal Beach f Section 28-1803.1 sets forth the general intent of the utilization of a planned sign program as follows: "Generally. In accordance with the provISIOns of thIS artIcle, SIgns may be authorized in commercial and industrial districts as a part of a planned sign program notwIthstanding that such signs do not conform to all specific regulations applicable In general to ground SIgn, wall sign, and other signs allowed pursuant to this artIcle. A planned SIgn program IS a voluntary, optIonal alternatIve to the general SIgn regulations, intended to encourage the maximum incentIve latItude Tn order to achIeve vorlety and good deSIgn. The planned sign program option shall not be used to circumvent the objectlves of thIS artIcle." g The proposed signing is consistent with the intent of this article and the General Pia!!, as this request is for considerably less signage than is allowed by the Code. The total area of the proposed signs 5,078 square feet, is 82 6 % of the total sign area allowed for this shopping center. h. The proposed shopping center is similar in nature to Rossmoor Center, across Seal Beach Boulevard, which has a planned sign program that allows several large pylon signs, in addition to the main tenant identification signs on each of the buildings within the center. In addition, the proposed signage at the Bixby Old Ranch Sign l'rogrom 98.1 (Bixby) PCR 2 Planmng Camm,...,on Ruoluhon 98 - 49 Planned S,gn Progmm No 98-1 Baby Old I/onch Towne Center, December 9, 1998 Towne Center is only 82.6% of the maximum allowable signage under the provisions of the Code. i. The subject shopping center property contains approximately 25 29 acres of net useable area and is located north of St. Cloud Drive on the east side of Seal Beach Boulevard. The property has approximately 1,307 feet of frontage on Seal Beach Boulevard, and is approximately 975 feet in depth. j. The subject property is legally described as Tentative Tract Map No. 15767, and is currently located in the General Commercial (C-2) zone k. The entire development site is currently is developed with a small bank building, portions of the Bixby Old Ranch Golf Course, and vacant land owned by the Bixby Ranch Company. I. Surrounding land uses and zoning are as follows lJ North - Bixby Village residential development in the Residential Medium Density (RMD) Zone lJ South - Bixby Old Ranch Golf Course in the Recreation-Golf (R-G) Zone lJ East - Bixby Village residential development in the Residential Medium Density (RMD) Zone and Bixby Old Ranch Golf Course in the Recreation-Golf(R-G) Zone. lJ West -Across Seal Beach Boulevard, in the General Commercial (C-2) zone is the Rossmoor Center shoppmg center development, in the City of Seal Beach m. The City Council has approved resolutions and adopted ordinances which approve requests by the Bixby Ranch Company for General Plan amendments, zone changes, subdivision map approvals and development agreement approvals to conform the General Plan land use designations and zoning of the subject area to conform to the proposed uses of land set forth in this application for planned sign program approval. n. The "Mitigation Momtoring Program" establishes a number of specific action measures which have been proposed to reduce the identified environmental impacts of the shopping center development to a level of insignificance m relation to this development application. The applicable mitigation measures are conditions of ' approval for Site Plan Review 98-1 (92 mitigation measures), and are incorporated herein by reference. o The buildings on which signage is proposed adjacent to Seal Beach Boulevard are located approximately 20 to 115 feet off of Seal Beach Boulevard, with the rear retail structures being located approximately 580 feet from Seal Beach Boulevard Approximately 43% of the proposed signage will be located on the buildings located to the rear of the shopping center, approximately 580 feet from Seal Beach Boulevard Approximately 20"10 of the proposed signage will be on the west facing sides of those structures closest to Seal Beach Boulevard, within 20 to 115 feet of the roadway right-of- way. p. The Applicant has proposed two types of monument signs for the shopping center Monument signs are proposed at each entrance of the shopping center, and vary somewhat in design at each location. All of the monument signs are ofa similar design and provide similar design themes to the commercial structures themselves, with a cultured stone base, stucco finish on the main sign panel, a stucco cornice to match the buildings, and cut out free standing letters identifying the "Old Ranch Town Center" Section 5. Based upon the facts contained in the record, including those stated in ~4 of this resolution and pursuant to ~~ 28-1803 and 28-1804 of the City's Code, the Planning Commission makes the following findings SIgn Program 98-. (BIXby) PCR 3 .- PlannIng Comm'if3'OtI Resol.hon 98 - 49 Pbmned SIgn Program No 98-1 Baby Old Ranch Town. Center, December 9, 1998 a. Planned Sign Program 98-1 is consistent with the provisions of the Land Use Element of the City's General Plan which permits commercial uses on the subject property. The use is also consistent with the remaining elements of the City's General Plan as the policies of those elements are consistent with, and reflected in, the Land Use Element Accordingly, the proposed use is consistent with the General Plan b. The proposed signing is consistent with the intent of this article and the general plan as this request is for considerable less signage than is allowed by the Code. c. The signs included in this planned sign program meet the minimum design standards for signs within the City d. Approval does not constitute a grant of specific privilege or allow substantially greater visibility than the standard provisions allow. The Bixby Old Ranch Towne Center commercial center is the second largest commercial center within the City, with a maximum floor area of 299,000 square feet. The proposed signage is 82 6% of the maximum allowable signage under the provisions of the Code Section 6 Based upon the foregoing, the Planning Commission hereby approves Planned Sign Program No 98-1, subject to the following conditions I Planned Sign Program 98-1 is approved to permit a planned sign program for the Bixby Old Ranch Towne Center shopping center in accordance with the program submitted by Kitchell Development, dated October 15, 1998 2. All construction shall be in substantial compliance with the plans approved through Planned Sign Program 98-1. 3 This Planned Sign Program shall not become effective for any purpose unless an "Acceptance of Conditions" form has been signed by the applicant in the presence of the Director of Development Services, or notarized and returned to the Planning Department; and until the ten (10) day appeal period has elapsed PASSED, APPROVED AND ADOPTED by the Planning Commission of the City of Seal Beach at a meeting thereof held on the 9th day of December . 1998, by the following vote: AYES Commissioners Brown, Cutuli, Larson and Lyon NOES Commissioners Hood ABSENT: Commissioners Non. Brian rown, MD Chairm n of the Planning Commission Sign Progrom 98-1 (BIxby) PCR 4