HomeMy WebLinkAboutLimited Sign Permit LSP1992001 - Staff Report/Executive Summaryhuntington beach department of community development
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EXECUTIVE SUMMARY
SEPTEMBER 15, 1992
LIMITED SIGN PERMIT NO. 92-1
(712 Yorktown)
Limited Sign Pe:iiit No. 92-1 is a request to allow an existing 16
foot,.two (2) inch high pole sign to remain at 712 Yorktown Avenue,
just west of Beach Boulevard and on the south side of Yorktown
Avenue. The property is presently zoned R2 (Medium Density
Residential) but has been operating as an industrial auto repair
center prior to the zone change from the previous industrial
designation. Thus, the existing use is legal, non-conforming. 1 'a
property owner was cited by the Code Enforcement staff in April of
this year for installing the. non-conforming sign without building
permits.
Planning staff recommends approval of Limited Sign Permit No. 92-1
for a maximum period of two (2) years. The approval period should
be retroactive to April 15, 1992, the date the applicant was cited
by Code Enforcement. The applicant shall be required to obtain
building permits, and required to post a bond to guarantee removal
of the sign by April 15, 1994.
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TO:
FROM:
DATE:
SUBJECT:
APPLICANT:
PROPERTY
OWNER:
RE UEST:
LOCATION:
ZONE:
GENERAL PLAN:
EXISTING USE:
ACREAGE:
Planning Commission
Community Development
September 15, 1992
LIMITED SIGN PERMIT NO. 92-1
Tom Gdanitz , RAV Inc., 1001 W. Whittier Boulevard,
La Habra, CA 90631
Whittier Boulev ,'r1, La Habra, CA 90631
Berg and O 'Con:.)., A C alifornia Partnership , 1001 W.
To allow for a recently modified non -conforming
freestanding pole sign to remain for two (2) years.
712 Yorktown (southwest of Beach Boulevard and
Yorktown Avenue)
R2 (Medium Density Residential)
Medium Density Residential
Manufac t uring and Light Industrial Center
1.23 acres
"Approve Limited Sign Permit No. 92-1 with findings and suggested
conditions , of approval."
Limited Sign Permit No . 92-1 is a request to allow a recently
modified (face change) 16 foot, two (2) inch high, 51 square foot
non-conforming freestanding pole sign for a period of two (2)
years. Section 9610.8 (c) of the 1untington Beach Ordinance Code
specifies that the Planning Commission may allow a change of face
for non-conforming signs and extend their use for up to two (2)
years. A cash bond is required to guarantee the removal of the sign
upon expiration of the limited sign permit.
I SUES AND ANALYSIS:
The subject property is zoned and general planned for Medium Oensify
Residential but an industrial auto repair center has been operating
on the site for approximately 25 years . The property was rezoned
from Ml (Light Industrial ) to R2 (Medium Density Residential) in
1975, when several of the industrial properties in the area were
3.0 SURROUNDING LAND USE
North o Sub 'ect Pro ert :
GENERAL PLAN DESIGNATION:
ZONE:
LAND USE:
East of Sub 'ect Property:
GENERAL PLAN DESIGNATION:
ZONE:
LAND USE:
ZONING AND GENERAL PLAN DESI-NATIONS:
General Commercial /Medium Density
Residential
C4 (Highway Commercial )/R2 (Medium
Density Residential.)
Retail Commercial/Hotel
General Commercial
C4 (Highwa y Commercial)
Retail /Commer cial
South and West of Suh'ect Property:
GENERAL PLAN DESIGNATION : Medium Density Residential
ZONE: R2 (Medium Density Residential)
LAND USE : Apartments
4. 0 ENVIr .dIENTA :, STATUS :
The proposed project is categorically exempt pursuant to Class 11,
Section 15311 . of the California Environmental Quality Act.
5.0 COASTAL STATUS:Not applicable.
.0 REDEVELOPMENT STATUS : Not applicable.
7.0 SPECIFIC PLAN:Not applicable.
8.0 SUBDIVISION COMMITTEE : Not applicable.
The auto repair center currently operating on-site is considered a
legal non -conforming use as the center was in operation prior to the
residential. zone change . The Huntington Beach Ordinance Code allows
re-designated as residential.
for non-conforming uses to continue provided there is not an
intensification of use.
Staff Report - 9/15/92
The property owner removed an existing pole sign on the site that
was approximately 18 feet tall a nd replaced it with a new sign in
April of this year without the benefit of a building permit. The
property owner was cited by Code Enforcement staff on April 15, 1992
for con .struct '.on of a new 16 root, two (2) inch high pole sign and
was required to either obtain the necessary permits for the sign or
remove it.
The Planning Commission may approve a limited sign permi t subject to
the following findings:
(7) foot high , 50 square foot monument sign. The applicant has now
applied for a limited sign permit so that the existing
non-conforming pole sign may remain.
The 16 foot , `.wo (2 inch high , 51 square foot sign does not comply
with Article 961 - Signs of the Huntington Beach Ordinance Code
because the previous industrial designation would only allow a seven
1. Due to unique circumstances, the sign's immediate removal will
result in a substantial hardship for the applicant.
2. The sign will not adversely affect other lawfully erected signs
in the area.
3. The sign will not be detrimental to properties located in the
vicinity.
4. The sign will be in keeping with the character of the
surrounding area.
City requires street widening or street improvements in the future.
dedication area, where a planter or sidewalk would typically be
located. Staff suggests a condition of approval to require the
property owner t o guarantee removal of the sign at his cost if the
5. The sign will not obstruct vehicular or pedestrian traffic
visibility and will not be a hazardous distraction.
The Planning Commission may extend a sign's use for a time period
deemed appropriate , not to exceed two (2) years. PlanzrIng staff is
recommending approval of Limited Sign Permit No. 92-1 bec°use
installation of a new seven (7) foot monument sign will be
cost-prohibitive for the property owner as the auto center will
eventually be phased out. T he existing sign does not block or
hinder visibility of any other sign in the area, it is not
detrimental of any surrounding properties , and does not obstruct
vehicular or traffic visibility . Since the Beach Cities Auto Center
sign replacement has already taken place, staff i s recommending the
two (2) year period be retroactive to April 15, 1992;
Had building permits and zoning approval been sought prior to sign
installation, the sign location would be different due to the
ultimate right-of-way width for Yorktown Avenue. The ultimate
right-of-way width for Yorktown Aveneu is 100 feet which will
eventually result in ten (10) feet of street dedication from the
subject site. The sign is right at the property line, in the future
10.0 RECOMMENDATION:
Staff recommends that the Planr ng Commission approve Limited Sign
Permit No . 92-1 with the following findings and suggested conditions
of approval:
FINDINGS FOR APPROVAL - LIMITED SIGN PERMIT NO 92-1:
1. The 16 foot, two (2) inch high freestanding sign will not
adversely affect other signs in the area. The sign is
adequately setback from side properties and is not in close
proximity to signs or. adjacent properties.
2.. The 16 foot, two (2) inch high freestanding sign will not be
detrimental to property located in the vicinity of such sign;
and will be coiipatible with the surrounding area.
3. The 16 foot , two (2 ) inch high freestanding sign face change at
712 Yorktown Avenue will not obstruct pedestrian or vehicular
traffic vision . The sign is elevated and does not encorach into
site visibility requirements.
4. Due to the unique circumstances applicable to the sign,
immediate alteration, removal or replacement of the sign will
rESUlt in an economic hardship.
ONDITION OF APPROVAL - LIMITED SIGN PERMIT NO. 92-1:
The site plan and sign elevations received and dated May 27,
1992 shall be the approved layout.
2. The following shall be completed within 30 days from approval of
.the limited sign permit:
a. The applicant shall file a cash bond with the City in the
amount of $2,000 for the purpose of idemnifying the City for
any and all costs incurred in the removal of the freestanding
ry1oi sign. If the sign is'not made to conform with the
applicalbe provisions of the sign ordinance after the two (2)
year period or at the time of street improvements and/or
street dedications, the City of Huntington Beach or its
agents or employees may enter on the property where said sign
is located and remove siad sign, 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 any, returnedto the person depositing the bond.
b. The property owner shall obtain a building permit for the
existing 16 foot, two (2) inch high pole sign within 30 days
of final approval of Limited Sign Permit No. 92-1 and shall
have the building permit finaled within 90 days.
c. The property owner shall sign and notarize a written document
guaranteeing removal of the existing 16 foot, two (2) inch
high pole sign if the City requires street widening or street
improvements prior to expiration of Limited Sign Permit
No. 92-1. The sign shall ')e removed at th*a owner's expense.
3. Limited Sign Permit No. 92-1 shall be valid for up to two (2)
years retroactive to April 15, 1992 (expiration date April 15,
1994), or upon street improvements and/or street dedication
requirements, whichever comes first.
limited sign permit should any violation of these conditions of
4. The Planning Commission reserves the right to revoke this
approval or the Huntington Beach Ordinance Code occur.
11.0 ALTERNATIVE ACTION:
The Planning Commission may deny Limited 'Sign Permit No. 92-1 with
findings for denial.
ATTACHMENTS:
1.Site plans, sigi_ elevations dated May 27,1992
2.Applicant's narrative dated May 22,1992
3.Alternative Findings for Denial
SH:JM:kj1
Staff Report 9/15/92 --5- (4417d)
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May 22, 1992
Mr. Arnie Samardich
Code Enforcement Officer
CITY OF HUNTINGTON BEACH
2000 Main Street
Hungtington Beach, CA 92648
RE: 712 Yorktown, Huntington Beach, CA
Dear Mr. Samaradich:
EN
We, as property managers, have found that in the last 18 months
small business operations such as ours at 712 Yorktown Ave. were
unable to stay in operation. The ones that did survive need all
the help they can get.
This complex is approximately 25 y.ars old and the signs that these
businesses depend on were in disrepair, so I felt, along with the
Landlord, it would be a big improvement for the tenants as well as
the City of Huntington Beach if we clenaed and painted the signs.
Therefore, we initiated the clean up. We were only going to do a
face lift. We were unaware that a permit was needed to improve the
existing sign. That is when we were notified of the problem.
This letter is to ask the city of Huntington Beach to understand
that the sign criteria for new businesses in this area such as
supermarkets, restaurants, and the like, is fair. However, for
small older properties that are having a hard time, we are asking
for a flexibility. This auto complex has served the community for
some 25 years. This complex is a landmark for me and others. The
surrounding area has not and will not suffer because of this
change. Perhaps, some of the neighboring home owners and
businesses will see the advantage of .the upgrading and will
initiate their own repairs, thereby enhancing our local area and
the city.
We hope you will find that we are just trying to do what we can for
the area.
BER & O'CONNOR
BY .A.NC. , A
ll n
• 1001 W. Whiltier Blvd., I. Habra, California 90631-37961(213) 691-32371(714) 526-2291 / Fax (714) 526-0212
HCR 61, Box 169, Boners Ferry, Idaho 83805-1278 1(208) 267-7625 /(209)267-5595 - • - 5966 County Road 234, Durango, Colorado 81301 / (303) 247-2713
ATTACHMENT NO. 3
ALTERNATIVE FINDINGS FOR DENIAL
LIMITED SIGN PERMIT NO. 92-1
FINDINGS FOR DENIAL - LIMITED SIGN PERMIT NO. 92-1:
1. Removal of the existing freestanding sign will not result in an
substantial ;j cono mic hardship to the applicant or property owner.
2. The proposed sign at 712 Yorktown Avenue may obstruct pedestrian
or v,hicular traffic vision.
3. The proposed sign will affect other lawfully erected signs in
the area.
4. The proposed sign will be detrimental to properties located in
the vicinity.
5. The proposed sign is not in keeping with the character of the
surrounding area.