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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. l.A ax 1-A,AeYEf LI+a "T5 {yLZVK.f Gbs.tY r1oLe s w e A cL 4 TSL1 . 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 HS: Ink jl CEDAR AVEMI-CFMIR2CF-Elux scHO:I0EcRI3 uR3MMIMIMiC00SQ yMIMI-CDOUMIr MIMIR3RIR3nr R3PEE'R3R3RIMHR2C4-zR3IcaR39JHCELaRIFRIcuaRERIR)RI-', PO-ISLDTERRI RIOP,xrOPR2 64RONLLRR2R21 R21x LIK C n sin ,vlllSSP 90-09/PSP 9107CRRIRICF-Er1LT Yrc11'RilaCURII2 R2jR2aM oxCixu 0.RIVfn aL ' Cf R"RREI A=te,tj2,u cIsP-4HUNRNGTON BEAOiHUNTINGTON REACH PLANNING DIVISION September 11, 1991 r f I If II t If IrI r I I I I t r •I Ir e'c • r • r. rr- _r{r ert II IrI rl Ir? I IIr I w n ri• r r I r rn t r w r r• r n I r f P 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. 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