HomeMy WebLinkAboutPC Res 98-47 - 1998-12-09
--,
RESOLUTION NUMBER 98 - 47
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF SEAL
BEACH APPROVING SITE PLAN REVIEW
NO. 98-2, APPROVING A FREEWAY
IDENTIFICATION SIGN ON PROPERTY
LOCATED AT THE SOUTHEAST CORNER OF
SEAL BEACH BOULEVARD AND LAMPSON
AVENUE (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 ~ n B of
the City's Local CEQA Guidelines, the Planning Commission determines as follows The
application for Site Plan Review No 98-2 for a freeway identification sign for the
proposed 26-acre shopping center is within the scope of the project analyzed in the Bixby
Old Ranch Towne Center EIR, 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 Site Plan Review No
98-2 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 following:
The record of the hearing of December 9, 1998 indicates
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 is proposing to construct a freeway
identification sign for the proposed Bixby Old Ranch Towne Center The proposed sign
location is adjacent to the 1-405 Freeway, east of the proposed Marriott Senior Care
Facility, on property designated Public Land Use/Recreation (pLU/R), and is proposed to
be 50 feet in height, with a sign area of 267 square feet Said freeway identification sign
is to provide identification for a maximum 299,000 square foot commercial shopping
center with parking, landscaping and other ancillary facilities on property located at the
northeast comer of Seal Beach Boulevard and St Cloud, as recently approved by the
Planning Commission through Site Plan Review 98-1. A component of the shopping
center project includes the proposed freeway identification sign, which was specifically
provided for in the Development Agreement between the City and Bixby Ranch
Company.
C \My DocumenlsIRESO\sPR 98-2 (BIxby) PCR docILWlI2-1S-98
,
Planning ComnuS3I011 ResolutlOll 98 - 47
S,le Plan RevIew No 98-2
BIXby Old Ranch Towne Center,
F...eway 1denhficahon SIgn
December 9. 1998
c The proposed freeway identification sign is to be located
approximately 120 feet east of Greenbelt dedication line for the easterly boundary of the
Marriott Brighton Gardens senior care facility, immediately adjacent to the right-of-way
of the 1-405 Freeway. The "reserved area" for the sign is approximately 40 x 40 feet in
size, comprising approximately 1,600 square feet. The "reserved area" is within 40 feet
of Lampson Avenue at the closest point. Said structure is located at the far eastern comer
of the proposed Lampson Avenue greenbelt area, approximately 1,200 feet east of Seal
Beach Boulevard (Easement Area "4" on Tentative Parcel Map No. 97-165)
d. The proposed sign location is adjacent to the 1-405 Freeway, east
of the proposed Marriott Senior Care Facility, on property designated Public Land
Use/Recreation (pLUIR), and is proposed to be 50 feet in height, with a sign area of 267
square feet The PLUIR zone has no height regulations. However, Section 28-1804 3 f
indicates that when the subject property falls under an adopted planned sign program, the
standard requirements for commercially zoned property signs do not apply
e The concept plan indicates a sign structure with a maximum height
of 50 feet, measured to the peak of the roof element on the sign The height to the top
"tenant" sign panel is approximately 40 feet. Total sign area is 267 square feet, broken
down as follows'
o Tenant Identification Area - (4 Tenant Signs)
o Shopping Center Identification Sign
o Direction Sign
208 sq ft total
20 sq ft
39 sq ft
The overall dimensions of the entire sign pylon structure is 23 feet
wide and 50 feet high, and is designed to reflect the architectural style of the shopping
center itself, using cultured stone at the base, wood siding, and cornice moldings to match
that of the shopping center
f The subject property is legally described as Easement Area 4,
Tentative Parcel Map No. 97-1651, and is located in the Public Land UselRecreation
(pLUIR) zone
g. The entire development site is currently is developed with two hole
of the Bixby Old Ranch Golf Course, and vacant land owned by the Bixby Ranch
Company
h Surrounding land uses and zoning are as follows
o North - Bixby Old Ranch Golf Course In the Recreation-
Golf(R-G) Zone.
o South - 1-405 Freeway right-of-way and the Seal Beach
Weapons Support Facility further to the south, in the Public Land Use/Recreation
(pLUIR) Zone.
o East - Brighton Gardens senior care residential
developmerTt in the General Commercial (C-2) Zone, with approximately 120 feet of
Public Land UselRecreation (pLUIR) zoning between the proposed sign location and the
easterly property line of the Brighton Gardens development
o West - Approximately 1,800 feet to the east is the Bixby
Old Ranch Tennis Club site, which is to be dedicated to the City for a community center
and recreation facility and to be zoned Public Land UselRecreation (pLUIR) The nearest
residential area is approximately 2,500 feet to the east, on the east side of the Tennis Club
property
i. The City Council has approved resolutions and adopted ordinances
which approve requests by the Bixby Ranch Company for General Plan amendments,
SPR 98-2 (B.xby) PCR
2
i
Planmng ComnnS3I011 Resolution 98 - 47
Slle Pkm ReVIew No 98-2
Baby Old Ranch Towne Cenler,
Freeway Identification SIgn
December 9, 1998
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 ofland set forth in this application for site plan review approval
j. The "Mitigation Monitoring Program" establishes a number of
specific action measures which have been proposed to reduce the identified
environmental impacts of the shopping center development and the proposed freeway
identification sign to a level of insignificance in 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.
k. In considering this site plan review, the Commission approached
this issue from the standpoint of the sign restrictions in the C-2, General Commercial
Zone for dealing with the issue of the height of the sign The Code states that no
building or structure shall exceed the height limit for the district and zone in which it is
located, 35 feet in the C-2 zone. However, Section 28-2317(4) provides for height
variations for non-habitable architectural features Specifically, Section 28-2317(4)(A)
states'
"Scope: Non-habItable architectural features, such as spIres, tawers, cupolas,
belfnes, monuments, porapets (not requIred by Uniform BUilding Code), domes and
covered staIrwells to open roof decks may exceed the heIght limit established for the
dlstnct In which such structure IS located to a maximum of seven feet (7 J if granted
pursuant to the procedures contained In this secl/on."
Therefore, the Commission considered a 35-foot height limit to the top of
the ''tenant sign panel" and an overall height limitation for the sign structure of 42 feet
This maintains the basic concept of the sign proposal, while maintaining consistency with
other standard design provisions of the City's Code
Section 5. Based upon the facts contained in the record, including
those stated in ~4 of this resolution and pursuant to ~~ 28-1400, 28-2503 and 28-2504 of
the City's Code. the Planning Commission makes the following findings
a Site Plan Review No. 98-2, a request to permit a freeway
identification sign as a component of the Bixby Old Ranch Towne Center is consistent
with the provisions of the Land Use Element of the City's General Plan, as recently
amended by the City Council, which provides a "public land use/recreation" designation
for the subject property and permits concessions and businesses when so designated and
approved by the City Council. 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 Subject to the proposed conditions of approval, the proposed use of
the property as a freeway identification sign is in keeping with the overall design theme
of the remainder of the shopping center, with the siding and roofing materials and design
theme is consistent with that of the shopping center
c Given the traffic speed along the 1-405 freeway, the size of the
proposed sign, as approved by the Commission, will not create an overpowering presence
from the freeway. Given the closeness of the sign to Lampson Avenue, it is
recommended that extensive plantings of screening trees be required to visually screen
the sign from this roadway as much as possible.
d. The proposed sign structure, as modified and conditioned by the
Commission, is appropriate for the character and integrity of the adjoining land uses To
the west a minimum of 120 feet is the Brighton Garden senior care facility, a hotel site
and restaurant site. The nearest development to the west is the Bixby Old Ranch Tennis
Club site, which is to be dedicated to the City for a community center and recreation
SPR 98-2 (B.xby) PCR
3
I
PlannIng Comm"'slOn ResolutIon 98 - 47
SIte Plan Rewew No 98-2
Baby Old RmIch Towne Center,
Freeway Idenhficahon SIgn
December 9, 1998
facility, approximately 1,800 feet to the east. The nearest residential area IS
approximately 2,500 feet to the east, on the east side of the Tennis Club property.
Section 6. Based upon the foregoing, the Planning Commission
hereby approves Site Plan Review No. 98-2, subject to the following conditions
1 Site Plan Review 98-2 is approved for the construction of a freeway identification
sign for the Bixby Old Ranch Towne Center, with the maximum structure height to
be 42 feet and the maximum tenant identification sign height to be 38 feet.
2. A landscape plan shall be reviewed and commented on by the Parks, Recreation and
Community Services Director, the Tree Preservation Committee of the City The
Street Tree Division of the Parks and Recreation Department shall approve said
landscape plan. Said landscape plan shall provide for as much visual screening of the
sign structure form motorists and pedestrianslbicyclists utilizing Lampson Avenue as
possible.
3. All construction shall be in substantial compliance with the plans approved through
SPR 98-2, and building permits shall not be issued prior to City approval of the
landscaping plan
4. There shall be no habitable space or useable retail space permitted within the sign
structure.
5. This Site Plan Review 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
None
Brown, MD
an of the Planning Commission
u~.
~ttenberg ~
Secretary of the Planmng Commtsslon
SPR 98-2 (B.xby) PCR
4