HomeMy WebLinkAboutLimited Sign Permit LSP1991009 - Staff Report/Executive Summaryd
TO:
FROM:
DATE:
huntington beach department of community development
pOR
Planning Commission
Community Development
September 17, 1991
SUBJECT:, SPECIAL SIGN PERMIT NO. 90-9 /PLANNED SIGN PROGRAM
NO. 91-7
APPLICANT: Ahmad Mozaffari /Max Market
17438 Beach Boulevard
Huntington Beach, CA 92647
PROPERTY Sterling Center
OWNE R : 217 S. Violet Lane
Orange, CA 92669
Z,
September 6, 1991
MANDATORY PROCESSING DATE:
November 5, 1991
ZONE: C4 (Highway
Commercial)
REOUEST: To permit the face change
of a non -conforming 15 foot GENERAL PLAN: General
freestanding pole sign (Max Commercial
Market) and the establish-
ment of a sign program for EXI TIN E: Shopping
the shopping center . Center
LOCATION: 17422-17438 Beach Boulevard ACREAGE: .55 (23,965 sf)
(Eastside of Beach Boulevard
approximately 200 feet north
Slater Avenue)
1.0 SUGGESTED ACTION:
Motion to:
A. "Deny Special Sign Permit No. 90-9 with finings; and"
B. "Approve Planned Sign Program No. 91-7 with findings and
suggested conditions of approval to include the use of the pole
sign for a maximum period of two (2) years from date of final
approval and replacement with the monument sign included in the
master planned sign program."
2 ENERAL INF RMATI N:
Special Sigr Permit No. 90-9 in conjunction with Planned Sign
Program No. 91-7 is a request to permit the face change and to
maintain the life of a non-conforming 15 foot freestanding pole sign
identifying Max Market. The project also includes the establishment
of a master sign program for the shopping center.
1R/A -FM-23C
Special Sign Permit No. 91-7 has been initiated because the proposal .,,.,,.
does not comply with the Huntington Beach Orfinance Code, Article 961,t
(Signs) in the following area:
1. Section 9610.5(b) specifies that commercial sites with less
than 400 feet on one (1) frontage are permitted one (1)
freestanding monument sign, maximum seven (7) feet high with 50
square feet of sign area.-
The applicant is requesting the face change of an existing 15
foot non-conforming pole sign and to maintain the life of the
non-conforming sign.
RRO NDIN LAND E AND NERAL PLAN DE IGNATION :
b' Pr r .
GENERAL PLAN DESIGNATION: General Commercial
ZONE: C4 (Highway Commercial)
LAND USE: Shopping Center
Nor h and We f Su ' c Pr n
GENERAL PLAN DESIGNATION: General Commercial
ZONE: C4 (Highway Commercial)
LAND USE: Commercial
Eas of Pr erty:
GENERAL PLAN DESIGNATION: Office Professional
ZONE: OP (Office Professional)
LAND USE: Medical Building
South of Pr er
GENERAL PLAN DESIGNATION : General Commercial
ZONE: C4 (Highway Commercial)
LAND USE: Medical Building /Mobil Station
4 ENVIRO 'NTAL AT :
The proposed project is categorically exempt pursuant to Class 1,
Section 15301 o° the California Environmental Quality Act.
OA TAL AT Not applicable.
R D P T T Not applicable.
7 PE I. LAN : Not applicable.
8 BDIVI OMMITTEE• Not applicable.
Staff Report T- 9117/91 -2-(0730d)
ANALY I :
Background
On May 21, 1991, the Planning Commission approved the annual review
of Conditional Use Permit No. 88-11 which established Max Market, a
convenience store located in the Sterling Shopping Center. As a
condition of approval for the conditional use permit the applicant
is required to submit a planned sign program for the shopping
center. The submittal of the planned sign program for Planning
Commission action satisfies the condition of approval for
Conditional Use Permit No. 88-11 and closes the review process for
the establishment of the use.
S e ial Si n P rmi
The applicant is requesting approval of Special Sign.Permit N
to permit the face change and to maintain the life of a
non-conforming 15 foot freestanding pole sign identifying Max
. 90-9
Market. The applicant has refaced the sign without the benefit of
obtaining a building permit and subsequently has been cited by the
Land Use Division. The applicant's administrative remedy to permit
the sign reface prior to obtaining.a building permit is to seek
approval of the special sign permit request.
The applicant states that the reface of the pole sign is necessary
in order to provide street identification for Max Market (see
Attachment No. 2). Sterling Center is located on an L-shaped lot,
with only 80 feet of street frontage along Beach Boulevard. Max
Market is located to the rear of the lot and is partially screened
from the street by an existing building (Donuttery) and lot located
directly in front of Mo.'s Market (see Attachment No. 3). Based
upon the lot configuration, Vocation of Max Market and screening of
the suite by another building, the applicant requests approval of
the special sign permit.
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Staff Report - 9/17/91 -3 -(0730d)
Staff's analysis of the applicant 's request centers on the number of
existing non-conforming pole signs on-site and the need for a center
identification sign with major tenant identification . Currently,
the site has two (2) non-conforming freestanding pole signs along
the 80 foot Beach Boulevard frontage . These two (2) pole signs
identify the two (2) major tenants of the center , Max Market and
Lamps Factory ' Outlet. In addition , the parcel directly in front of
the L-shaped portion of the site and in front of Max Market also has
a non-conforming freestanding pole sign . A total of three (3)
freestanding pole signs are located along a 160 foot frontage on
Beach Boulevard.
Staff believes that the applicant 's request has some merit due to
the lack of street visibility , however, staff also believes that a
proper sign program can also relieve some of the clutter of
freestanding signs on-site and also clean up the prohibited (roof)
signs of the shopping center's building . In addition , staff does
not recommend the granting of a special sign permit to vest the life
of a non-conforming pole sign . This is in keeping with the City's
sign code and policy for signs along Beach Boulevard . Based upon
the aforementioned , staff does not believe that the necessary
findings of fact to approve the applicant's request can be made.
Staff does not support the special sign permit.
Planne i n P r m
The applicant has submitted a sign program for the Sterling Center.
The sign program includes internally illuminated cabinet signs for
business identification and a center identification monument sign
with the two (2) major tenants identified (see Attachment No. 4).
The planned sign program substantially complies with the intent of
the sign code and with City policy for signs along Beach Boulevard.
Based upon the submittal of a viable master sign program that meets
code requirements , addresses the center 's need for center
identification and major tenant identification , staff recommends
that the pole sign be permitted for an interim period of a maximum
two (2) years. This recommendation is based upon the fact that no
remodel, new construction or new use is proposed on site at this
time. Any of the aforementioned scenarios would, however, require
the implementation of the requirements of the planned sign program.
Staff also recommends that the planned sign program be submitted to
the Design Review Board after Planning Commission action for final
review and approval.
Conclusion
Staff acknowledges the applicant 's need to be identified along Beach
Boulevard as a result of his suite being blocked from view by
another building . However, staff does not believe the reface of the
non-conforming freestanding pole sign and maintaining the life of
the sign is in keeping with the sign ordinance and with the policy
for freestanding signs along Beach Boulevard . Therefore , staff is
recommending denial of the special sign permit and approval of the
Staff Report - 9/17/91 -4- (0730d)
planned sign program to include the use of the pole sign for a
maximum period of two (2) years. At that time the monument sign
included in the planned sign program shall be constructed and the
two (2) non-conforming pole signs shall be removed.
T E
Staff recommends that, the Planning Commission take the following
action:
A. Deny Special Sign Permit No. 90-9 with findings; and
B.' Approve Planned Sign Program No. 91-7 with findings and
suggested conditions of approval to include the use of the pole
sign for a maximum period of two (2) years from date of final
approval and replacement with the monument sign included in the
master planned sign program.
FINDINGS F R AL - PE ERMIT N
1. Strict compliance with Article 961 will not result in a
substantial economic hardship to the applicant.,
2. The proposed reface of.a 24 square foot, non-conforming
freestanding pole sign may adversely affect other signs in tha
area. The sign is excessive in sign height and is not
proportional or compatible with the approved commercial signs in
the area.
3. The proposed sign may be detrimental to property located in the
vicinity of such sign because of the signs excessive height and
because the sign is not compatible with proposed and approved
signs in the area.
FINDIN V - P N 91- :
1. Planned Sign Program No. 91-7 will provide for signage that
reflects a common theme for the proposed center incorporating
similar design elements in terms of materials, colors,
illumination, and sign type.
2. Planned Sign Program NQ. 91-7 provides for signs that will be
compatible with the architectural style and colors of the
building.
3. The signs will be compatible with other signs in the surrounding
commercial center and with the sign criteria as outlined in
Planned sign Program No. 91-7.
t
Staff Report - 9/17/91 -5- (0730d)
T N VA - N -7:
1. The location of the proposed signs shall be generally as shown
on the site plan , sign elevations and building elevations dated
June 12, 1991.
2. The written text of Planned Sign Permit No. 91-7 shall be
modified to include the following language changes:
a. All corner unit signage shall comply with Article 961.
b. Length of sign cabinets shall not exceed 70% of leasehold
widht.
c. All signs identified as prohibited pursuant to Article 961
Sig ns of t'ie Huntingt on Beach Ordinance Code shall be
included ii Planned Sign Program No . 91-7.
d. The non-conforming 15 foot freestanding pole sign shall be
permitted for a maximum of two (2) years from final
approval. At the end of the two (2) year period from final
approval. the two (2) pole signs shall be removed and replaced
by the monument sign as depicted in Planned Sign Program No.
91-7 and in accordance with Article 961, Signs of the
Huntington Beach Ordinance Code.
e. No sign shall be installed , erected, altered, or
reconstructed without prior City approval and issuance of
appropriate Building Division permits.
f. Prior to submittal for plan check, the sign plans must be
approved by the owner or owner's representative.
g. There shall be no signs affixed or maintained upon the
exterior walls of the premises or the building, or in the
parking lot and landscaped areas other than as permitted
herein, excepted with the City and landlord's approval.
h. In the event Sterling Center is remodeled, reconstructed,
renovated or any alterations to the shopping center are
proposed, all proposed signs for the shopping center shall be
reviewed and approved by the Design Review Board for
compliance with the master planned sign program prior to
issuance of building permits or certificate of occupancy.
3. Prior to issuance of building permits, the applicant/owner shall
complete the following:
a. Submit a revised written text pursuant to Condition No. 2.
b. The Design Review Board shall review and approve all signs as
proposed in Planned Sign Program No. 91-7.
Staff Report 9/17/91 -6- (0730d)
c The applicant shall file a cash bond in the amount of $2,000
with the City for the purpose of indemnifying the City for
any and all costs incurred in the removal of the two (2)
on-site non-conforming freestanding pole signs. If the
signs, are not made to conform with the applicable provisions
of the sign ordinance after two (2) years from the date of
final approval, or remodel of the property , whichever comes
first, the City of Huntington Beach or its agents or
employees may enter on the property where said signs are
located and remove said signs and the cost of removal shall
be deducted from the cash bond and summarily forfeited and
paid over to the City of Huntington Beach, and the remainder,
if may, returned to the person depositing the bond.
4. Any proposed sign that does not comply with the standards of
Planned Sign Program No. 91-7 shall be subject to review by the
Design Review Board and approval of a.special sign permit by the
Planning Commission.
5. The Planning Commission reserves the right to revoke Planned
Sign Program No. 91-7 if any violation of these conditions or
the Huntington Beach Ordinance Code occurs.,
11.0 ALTERNA IVE A TION:
The Planning Commission may approve Special Sign Permit No. 90-9
with findings and suggested . conditions of approval and approve.
Planned Sign Program No . 91-7 with findings and modified suggested
conditions of approval.
ATTACHMENTS:
1. Area map
2. Applicant 's Narrative
3. Site plan and sign elevation dated October 2, 1,990
4. Planned Sign Program No. 91-7 dated June 12, 1991
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September 11, 1991
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Huntington Beach Planning Commission
Department of Community Development
Huntington Beach, CA.
Subject: Special Sign Permit
Gentlemen:
Simply stated, I cannot conduct enough business without having a street sign under any condition.
But the real problem is the store has no visibility whatsoever from Main Street and from the main
intersection. The store is hidden behind the old donut shop which has been closed for a few months
and that makes the situation even worse, and it is also blocked by the Mobil Gas Station from the
Northeast corner of Beach and Slater. (I did provide you with some pictures).
This business has been here for over twenty (20) years under two different corporations, but ever
since I took over this sign has been my biggest problem. It is frustrating to pay so much for different
applications and labels and being at public hearings at the Department of Community Development
so many times.
It was part of the contract with the previous owner (Stop & Go Markets) to leave the sign for me
but unfortunately they removed the sign because there was some miscommunication between the
Stop & Go Markets' corporate office and district office and now I have to pay the price. I have a
hard time understanding why I could keep that sign by replacing the face but I cannot have a brand
new sign, less colorful and 50% smaller.
I deeply appreciate your help and cooperation in keeping this sign because my business depends on
it.
Sincerely,
Ahmad Mozaffari
Max Food Market
17438 Beach Blvd.
Huntington Beach, CA 92647
' Ip_o_IiIII
I.7
STERLING CENTER
17422 - 1 i4-3E) BEACH BLVD.
HIJNTINGTON BEACH. LA
1. GENERAL
Signs are not only effective as store identification, bit are a
source o('® nterest, excitement and good advertisi'nq when
designed with taste and in harmony with the design standards of
the shopping center. The sign regulations herein have been
established for^ the purpone of achieving the best possible
effect for store identification and overall design, while
,,Mowing each Conant creativity within the limits of their
leasehold. Experience has proven that all utores in the Center
benefit by the establishment of sign controls such as herein
set forth.
II. APPROVALS
A. 'rho design and cons t•uction of tenant',- e;'c;:lrior sign MUST
receive written approval by the landlord and the City of
Huntington Beach prior to fabrication and installation.
Landlord's approval shall be based on,
1) Conformity to the sign criteria established for the
center, including fabrication and method of installation,
2) Harmony of the proposed sign with the design standards
of the "S4erlin.5 Conterw" and o-v-enants.
Landlord has the specific right to refuse approval of any
sign which does not conform to the specific criteria set forth
herein.
B. To secure landlord's approval, tenant agrees to conform
to the following procedure:
1) Three copies of the detailed sign design drawing shall
be submitted to landlord at:
STERLING CENTER
3835 BIRCH STREET
NEWPORT BEACH; CA 92660
ATTENTION: MR. J. SCOTT FAWCETT
TELEPHONE: 714-756-8677
FAX NO.: 714-756-8436
C. Unless landlord has received the above described plans in
the quantities set forth above, landlord will not approve
tenant's exterior sign.
The sign dr-rings are to be prepared by a reputable state
licensed sib contractor. The sign drawings must indicate
the following information:
1) A scaled storefront drawing reflecting the proposed
sign design and all dimensions, as it relates to the
2)
storefront elevation of tenant's premises.
A plot plan indicating location of tenant sire.
3)Sizes of signs must be accurately dimensioned ,spaced
and drawn at a minimum of 1/2" = 1'-0" scale.
4)Section through sign and facia to show its coast-action
methods.
5)Piexialass colors, paint finishes, and types of materials.
,(° AAEb ST
STERLING CENTER
6) Interior illumination to be BOO MA. high output
fluorescent lamps on 10" centers tor even lighting.
7) Landlord may require a color swatch of si gn design.
D. All drawings marked "Disapproved " or "Approved as Noted"
must be re -submitted as here and above set forth in
paragraph "B" with required corrections . Tenant or its
sign contradtor will not be permitted to commence
installation of the exterior sign, unless the following
conditions have occurred:
1)A stamped set of the final sign drawings reflecting
landlord 's approval are retained at tenant 's promises
at all times during the installation of design and for
a period of thirty (30) days thereafter.
2)
III.
NOTE: No sign shall be constructed until approved
permits from the City of Huntington beach Building
Safety Department are received by the tenant.
GENERAL SIGN CRITERIA AND RESTRICTIONS
building
and
A. Each tenant shall be allowed one illuminated sign to
be located on the space and on the surface specially
provided for same on the building exterior in accordance
with the drawing attached hereto. Tenant's with a corner
unit will be permitted two signs providing the sign area
does not exceed the maximum allowed by City codes.
B. The advertising or information content on the sign
shall be limited to letters designating the store name
or established trade logo.
C. The opaque aluminum face color for all signs shell be
navajo white. Letter type styles of all signs shall be
subject to Landlord's approval. In the event the tenant
does not have an established exterior sign identity, the
landlord recommends that the lettering style be designed
by a sign contractor to reflect a visually exciting look.
Established trade logos and signage shall be pE mitted,
providing they conform to the criteria described herein.
D. The tenant shall pay for all signs, their installation
(including final connection, and all other labor and
material ) and maintenance. Tenant's sign contractor must
file, pay and obtain any licenses, permits and variances
as required for sign installation.
E. Interior signs (within 36" : window), all exposed
interior neon, vinyl letters, painted showcards or
painted window signs must be approved by landlord and
his designated consultant prior to fabrication and
installation. Window signage is regulated by the City
sign code.
F. NOTE: Pages 5 and 6 are an integral part of this exhibit.
Please refer to this page for additional information.
IV. FABRICATION AND INSTALLATION
A. The following information lists materials, colors, and
design guidelines for Sterling Center. The basic design
shapes, sizes, and colors must be followed.
STERLING CENTER
E. Fabrication shall be restricted to the following:
1) Superior Mark "10" anodized extruded aluminum cabinet,
10" deep with service access to lamps, ballasts, and
wiring through Superior's patented swing pinned
retainer system.
2) All cabinets to be 2-6" high. Length of cabinets
shall not exceed 757. of leasehold wid'h. All cabinets
must be centered horizontally and vertically over
tenant's store front leasehold. F'lec a 'efer to page
5 for further information.
a) Maximum height of letters is 20".
Minimum height of letters is 8".
No more than two rows of copy allowed. Seventy-five
per cent (75%) of all copy must be in English.
3) High output 800 MA fluorescent interior illumination
on centers for even lighting.
4) Aluminum face designed to hang from top of cabinet to
avoid face bow. Face to be tied into Superior's
retainer system via Superior s patented "Mark 10" pad
and rod system.
5) Copy to be routed from background and backed with
3/16" thick plex iglass.
6) Cabinet interior to have white reflective paint finish
for even lighting.
7) Sign company identification and data labels shall not
be on the face of any sign or letters. Labels should
be placed on the side of cabinets and letters in an
inconspicuous area.
8) It is the responsibility of the tenant's sign
contractor to verify at the job site all conditions
prior to fabrication, to insure the approved design
can be fabricated and installed following all of the
above requirements.
C. Materials and Colors
1) Cabinet Faint Colors - Darl: Bronze
2) Aluminum Background Color - Frazee 45864M Navajo White
3) Letters and Logo Colors Tenant may choose any color,
but all colors are subject to landlord approval.
D. Wall signs shall be brought into conformance as new
tenants occupy each tenant space. Existing wall signs
will remain as is for all existing tenants.
E. Existing Pylon Signs : The two existing pylon signs
(Lamp Factory and Ma y Market) shall remain as is until
either tenant changes. At that time both pylon signs
shall be removed and replaced with one 7 '-0" high, 54
sq.ft. monument sign identifying the name of the center
and two tenants . See page 6 for Design and Fabrication
details.
STERLING CENTER
PROHIBITED SIGNS
-4-
1. SIGNS CONSTITUTING A TRAFFIC HAZARD
No person shall install or maintain or cause to be installed or
maintained any sign which simulates or imitates in site, color.
lettering or design any traffic sign or signal, or which makes
use of the words "STOP", "LOOK", "DANGER", or any other words,
phrases, symbols, or characters in such a manner to interfere
with, mislead or confuse traffic.
2. *MMORAL OR UNLAWFUL ADVERTISING
it shall be unlawful for any person to exhibit, post or display
cause to be exhibited, posted or displayed upon any sign, anything
of an obscene, indecent, or immoral nature or unlawful activity.
SIGNS OR DOORS, WINDOWS OR FIRE ESCAPES
No window signs will be permitted except as noted herein. No sign
shall be installed, relocated, or maintained so as to prevent free
ingress to or egress from any door. No sign of any kind shall be
attached to a stand pipe except those signs, as required by code
or ordinance.
4. ANIMATED, AUDIBLE OR MOVING SIGNS
Signs consisting of any moving, swinging, rotating, flashing,
blinking, scintillating, fluctuating or otherwise animated light
are prohibited.
5. VEHICLE SIGNS
Signs on or affixed to trucks, automobiles, trailers, or other,
vehicles which advertise, identify, or provide direction to a use
or activity not related to its lawful making of deliveries of sales
or merchandise or rendering of services from such vehicles, is
prohibited.
b. LIGHT BULB STRINGS AND EXPOSED TUBING
External displays, other than temporary decorative holiday
lighting, which consist of unshielded light bulbs, and open,
exposed neon or gaseous light tubing, are prohibited.
7. Interior window sign of any type must have prior approval of
landlord before installation.
8. No portable signage stating restrictive parking or exclusive
parking shall be allowed unless specifically noted in lease.
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