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HomeMy WebLinkAbout1996-03-27MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, MARCH 27, 1996 - 1:30 P.M. ZONING ADMINISTRATOR: Herb Fauland STAFF MEMBERS: Wayne Carvalho, Mary Beth Broeren, Lisa Koch MINUTES: February 28, 1996 and March 13, 1996 Zoning Administrator meeting minutes approved. ORAL COMMUNICATION: Wayne Carvalho, staff planner, stated that the applicant of Special Sign Permit No. 95-13/Planned Sign Program No. 95-11 has requested reconsideration of their application heard by the Zoning Administrator on March 20, 1996. ITEM 1: SPECIAL SIGN PERMIT NO. 96-2 PLANNED SIGN PROGRAM NO.92-9(R) (MEADOWLARK PLAZA) Applicant: Promotional Signs, Incorporated Request: To permit a four (4) square foot logo sign identifying Starbucks Coffee on an existing tower structure located adjacent to the business. Location: 5141 Warner Avenue (Meadowlark Plaza) Wayne Carvalho, project planner, stated that this was a request for an additional four (4) square foot logo sign identifying Starbucks Coffee on an existing tower structure located adjacent to the business. The Code currently allows up to 86 square feet of wall signage and it was noted that the applicant has requested 74.75 square feet which includes the proposed four (4) square foot logo sign. The Design Review Board recommended approval of this application as submitted. Staff also recommended approval of this application. Herb Fauland, Zoning Administrator, questioned Mr. Carvalho as to the number of potential locations at Meadowlark Plaza that could accommodate additional signage from tenants. The actual number of additional locations was not available. Mr. Fauland voiced concern over the possibility of the proliferation of logo -type signs throughout the center. March 27, 1996 Zoning Administrator Meeting Minutes Page 2 THE PUBLIC HEARING WAS OPENED. Raylinn Wiggins, applicant, was present and stated that the four (4) square foot logo sign was crucial in the success of the subject business. Ms. Wiggins requested approval of this application. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Herb Fauland, Zoning Administrator, requested that the Planned Sign Program revision be amended to include possible locations within the center for additional logos so that in the future a sign variance is not necessary. SPECIAL SIGN PERMIT NO. 96-2/PLANNED SIGN PROGRAM NO.92-9(R) WAS CONDITIONALLY APPROVED WITH THE FINDINGS AS OUTLINED BY STAFF BY THE ZONING ADMINISTRATOR. HE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. FINDINGS FOR APPROVAL - SPECIAL SIGN PERMIT NO. 96-2 / PLANNED SIGN PROGRAM NO. 92-9(R): 1. The four (4) square foot logo sign on the west elevation identifying Starbucks Coffee is compatible with the character of the area and is needed for special circumstances defined by the applicant to and approved by the Zoning Administrator. The sign will provide exposure to motorists traveling east on Warner Avenue and attract people into the commercial center. 2. The proposed logo sign will not adversely affect other signs in the area. The sign will be installed on a tower structure which is set back from the Warner Avenue right of way. No signs will be impacted by this sign. 3. The proposed logo sign will not be detrimental to properties located in the vicinity. The sign will not impact any properties or businesses in the area. 4. The proposed sign at 5141 Warner Avenue will not obstruct vehicular or pedestrian traffic visibility and will not be a hazardous distraction. The sign is located on a previously approved building which is properly setback from both Warner Avenue and Airport Circle. CONDITIONS OF APPROVAL - SPECIAL SIGN PERMIT NO. 96-2 / PLANNED SIGN PROGRAM NO. 92-9(R): 1. The site plan and sign elevations received and dated February 2, 1996 shall be the approved layout. 2. The approved Planned Sign Program for Meadowlark Plaza shall be amended to require future requests for signs in similar locations to be reviewed and approved administratively by the Department of Community Development. (g:za:min:0327) March 27, 1996 Zoning Administrator Meeting Minutes Page 3 3. The Zoning Administrator reserves the right to rescind Special Sign Permit No. 96-2 and Planned Sign Program No. 92-9 (R) in the event of any violation of the terms of the applicable zoning laws. Any such decision shall be preceded by notice to the applicant and a public hearing and shall be based on specific findings. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 2. The applicant shall meet all applicable local, State, and Federal Fire Codes, Ordinances, and standards. 3. The Zoning Administrator reserves the right to revoke Special Sign Permit No. 96-2 / Planned Sign Program No. 92-9(R) if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ITEM 2: SPECIAL SIGN PERMIT NO. 96-3 (MERVYN' S CENTER) Applicant: Award Sign Company, Incorporated Request: To modify an existing 45 foot high, 624 square foot freestanding pylon sign to a 30 foot high, 276 square foot multi -tenant pylon sign. Location: 9891 Adams Avenue (Mervyn's Center, northwest corner at Brookhurst Street) Wayne Carvalho, project planner, stated that this was a request to modify an existing freestanding pylon sign located at the northwest corner of Brookhurst Street and Adams Avenue. It was noted that in 1993 a Special Sign Permit was requested for the subject property to maintain the sign as well as allow a face change. The 1993 request was denied at the Planning Commission level and continued for two (2) years by City Council pending the Sign Code Subcommittee's review. Upon review, the Subcommittee recommended that the proposed multi -tenant pylon sign be limited to 25 feet in height and 125 square feet in area. The Design Review Board recommended that the property's address be located on the proposed sign and that the existing freestanding sign on Brookhurst Street be modified to match the design of the proposed sign. Staff recommended approval of this application with conditions. Staff recommended that the proposed multi -tenant pylon sign be a maximum 25 feet in height, the requested area of 226 square feet be allowed, the address be located on the proposed sign and the treatment on the top of the sign be consistent with that of the bottom. In addition, staff recommended that the width of the proposed sign be no wider than the existing freestanding pylon sign, that planters be placed at the base of the poles with hardscape, that the signs be opaque and that there be two (2) colors allowed for copy. Mr. Carvalho stated that there have been no letters or phone calls received for or against this request. (g:za:min:0327) March 27, 1996 Zoning Administrator Meeting Minutes Page 4 Herb Fauland, Zoning Administrator, questioned whether or not the Sign Code Subcommittee would consider the allowance of bonus square footage if a sign cannot be placed along the street frontage. Mr. Carvalho stated that there have been no recommendations by the Subcommittee regarding the allowance of bonus square footage. In addition, Mr. Fauland questioned whether or not there was a Planned Sign Program for the subject center. Mr. Carvalho stated that there is a Planned Sign Program for the center. It was noted that should this request be approved by the Zoning Administrator, the Planned Sign Program shall be amended to allow the requested sign. THE PUBLIC HEARING WAS OPENED. Mark Sork, property owner, requested approval of this application. Mr. Sork stated that he would comply with any conditions of approval. It was noted that his intentions are to draw a balance between the setback from the street and the height of the sign. Mr. Sork expressed concern over the condition regarding the display of addresses on the sign. Mr. Sork advised the Zoning Administrator that each individual suite has a separate address, some of which are on Adams and some on Brookhurst. Ed Gardner, applicant (Award Sign Company), submitted a display to the Zoning Administrator illustrating four (4) foot wide columns. Mr. Gardner requested that the condition regarding copy colors be more flexible to allow corporate colors. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Herb Fauland, Zoning Administrator, questioned whether or not the center had a name and if the name could be incorporated into the sign structure. It was noted by the applicant that the center's name was Townhouse Plaza. The applicant also stated that the name of the center was not proposed to be placed on the sign. SPECIAL SIGN PERMIT NO.96-3 WAS CONDITIONALLY APPROVED WITH THE ]FINDINGS AS OUTLINED BY STAFF BY THE ZONING ADMINISTRATOR. HE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR ]DAYS. ]FINDINGS FOR APPROVAL - SPECIAL SIGN PERMIT NO. 96-3: 1. The modification of the existing pylon sign to a 30 foot high, 276 square foot double pole sign is compatible with the character of the area and is needed for special circumstances defined by the applicant to and approved by the Zoning Administrator. The sign will provide business identification to motorists on Adams Avenue and Brookhurst Street. 2. The proposed freestanding double pole sign will not adversely affect other signs in the area. The sign is set back approximately 50 feet from the Adams Avenue right-of-way. In addition, the modified sign will be compatible with other signs in the area which do not necessarily meet (g:za:min:0327) March 27, 1996 Zoning Administrator Meeting Minutes Page 5 the Huntington Beach Zoning and Subdivision Ordinance including the Target signs and Shell service station sign across Adams Avenue. 3. The proposed freestanding double pole sign will not be detrimental to properties located in the vicinity. The modification of the existing sign will provide an improved sign design, with a reduction in the overall height, and will be compatible with the center's freestanding sign located on Brookhurst Street. 4. The proposed sign at 9891 Adams Avenue will not obstruct vehicular or pedestrian traffic visibility and will not be a hazardous distraction. The freestanding sign is located approximately 50 feet from the Adams Avenue right-of-way and will not obstruct traffic visibility. CONDITIONS OF APPROVAL - SPECIAL SIGN PERMIT NO. 96-3: 1. The site plan and sign elevations received and dated February 6, 1996 shall be the approved layout with the following modifications: a. The sign color and materials used shall be compatible with the color of the building as specified by the Design Review Board (DRB). b. The design element on the top of the sign shall also be provided at the bottom of the sign. c. Addresses or an address range (minimum six inch [6"] numerals) shall be included on the sign. d. Sign copy shall be limited to two (2) colors. Exception: Mervyn's may be allowed a separate color should they have a specific corporate color. 2. The sign shall be designed with an opaque background, with internal illumination for the items of information only. A landscape planter shall be installed at the base of the sign. The planter design shall comply with the Huntington Beach sign code including a planter a minimum two feet wider that the sign itself. A six inch high curb may be installed to protect the sign poles from parked vehicles. 4. The existing 15 foot high freestanding sign located on Brookhurst Street shall be modified to match the colors, and base/pole cover design of the approved 30 foot high sign. 5. Prior to issuance of building permits, a draft revision to the approved planned sign program (PSP 86-5) shall be submitted to the Planning Division addressing the modification of the colors and design of the two freestanding signs, and the eventual modification of the 15 foot high freestanding sign off Brookhurst Street to be compatible with the approved 30 foot high sign. (g:za:min:0327) March 27, 1996 Zoning Administrator Meeting Minutes Page 6 6. The Zoning Administrator reserves the right to rescind Special Sign Permit No. 96-3 in the event of any violation of the terms of the applicable zoning laws. Any such decision shall be preceded by notice to the applicant and a public hearing and shall be based on specific findings. ]INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 2. The applicant shall meet all applicable local, State, and Federal Fire Codes, Ordinances, and standards. 3. The Zoning Administrator reserves the right to revoke Special Sign Permit No. 96-3 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ]ITEM 3: ENVIRONMENTAL ASSESSMENT NO. 96-1 (ALHAMBRA DRIVE) Applicant: City of Huntington Beach, Public Works Department Request: The project consists of improvements to three (3) segments of Alhambra Drive and will bring the entire street segment into conformance with the adjoining segments. The existing street paving along most of Alhambra is currently at the designated local street width; improvements along this portion of the street will consist of installation of sidewalk, curb and gutter within existing right-of-way. Just east of Silver Lane the street will be widened consistent with the rest of Alhambra. Sidewalk, curb and gutter will also be installed in this area and will be continued along Silver Lane at the corner lots. The project will not require the acquisition of property but will result in the loss of 11 mature trees. Location: Alhambra Drive (between Beach Boulevard and Silver Lane) Mary Beth Broeren, project planner, stated that the Department of Public Works has proposed to install sidewalk, curb and gutter within the existing right-of-way along Alhambra Drive. In addition, just east of Silver Lane the street will be widened consistent with the rest of Alhambra Drive. Sidewalk, curb and gutter will also be installed in this area and will be continued along Silver Lane at the corner lots. The Park, Tree and Landscape Division of Public Works has reviewed the street and has determined that there will be approximately 11 trees that would require replacement. Ms. Broeren stated that the applicant is aware of the subject trees and has agreed to replace them on a one (1) to one (1) ratio, likely to be located on private property. It was noted that two (2) properties were of concern to staff. The first home, located at 7742 Alhambra Drive, will have a significantly reduced setback into the garage. This setback was previously approved by the City, however, when the acquisition of the right-of-way occurred. The other property, located at 7886 Alhambra Drive, is a six (6) unit apartment complex that (g:za:min:0327) March 27, 1996 Zoning Administrator Meeting Minutes Page 7 currently has three (3) parking spaces that do not comply with Code. Ms. Broeren stated that Public Works has proposed to remove the subject parking spaces which will be consistent with the way the apartment project was originally approved in 1974. Standard mitigation measures are proposed and are as follows. The applicant must water down construction areas to minimize dust, submit a traffic circulation plan, post construction signs a minimum of ten (10) days prior to activity including a contact name and number for the project, replace trees on a one (1) to one (1) ratio, and notify the Fire and Police Departments of any street lane closures 24 hours prior to closure. The Environmental Assessment Committee suggested that the cobblestone treatment located at 7742 Alhambra Drive that will be affected by this project be replaced by Public Works. Ms. Broeren stated that the subject property is elevated approximately three (3) feet and the cobblestone serves as a barrier to erosion, It was noted that Public Works intended to replace the cobblestone with a standard wall. Staff recommended approval of this request. IT WAS NOTED THAT THIS APPLICATION DOES NOT REQUIRE A PUBLIC HEARING. Herb Fauland, Zoning Administrator, accepted comments from Public Works' representatives. Tony Folaron, Civil Engineer Associate, confirmed that Public Works intended to replace the subject cobblestone with a standard wall. Mr. Folaron also requested clarification on the replacement of trees. It was noted that the subject trees may be placed on private property or the public right-of-way. Eric Charlonne, Civil Engineer Assistant, requested that the condition regarding the posting of construction signs be modified to a minimum of seven (7) days prior to activity. Mr. Charlonne stated that specifications typically read seven (7) days which is preferred by contractors. Ms. Broeren stated that it would be acceptable for construction signs to be posted seven (7) days prior to activity as long as written notification was sent by Public Works within 10 days prior to activity. Mr. Fauland stated that the posting of construction signs 10 days prior to activity was a standard mitigation measure and requested that a generic sign be posted to comply with this measure. ]ENVIRONMENTAL ASSESSMENT NO. 96-1 WAS APPROVED WITH THE MITIGATION MEASURES PRESENTED BY STAFF BY THE ZONING ADMINISTRATOR. HE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. MITIGATION MEASURES - ENVIRONMENTAL ASSESSMENT NO.96-1: 1. During construction, the applicant shall: a. Use water trucks or sprinkler systems in all areas where vehicles travel to keep damp enough to prevent dust raised when leaving the site. (g:za:min:0327) March 27, 1996 Zoning Administrator Meeting Minutes Page 8 b. Wet down areas in the late morning and after work is completed for the day. c. Use low sulfur fuel (.05%) by weight for construction equipment. d. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts). e. Discontinue construction during second stage smog alerts. 2. The applicant shall submit and implement a traffic circulation plan identifying the routes which construction equipment and trucks will use to access and depart from the area for review and approval to the Public Works Department 10 days prior to initiation of construction. The plan shall use routes which will generate the minimum number of circulation conflicts with residential, pedestrian, bicycle and vehicle traffic. The applicant shall provide construction signs a minimum of 10 days prior to start of construction activity. The signs shall indicate the nature of construction, its expected duration and provide a contact name and phone number for the project. The signs shall be located on Alhambra Drive. 4. Pursuant to a landscape plan reviewed and approved by the Departments of Public Works and Community Development, the applicant shall replace 11 trees at a 1:1 ratio. Replacements trees may be planted on private property or in the public right-of-way. 5. The applicant shall notify the City of Huntington Beach Fire and Police Departments of any street lane closures a minimum of 24-hours prior to the initiation of street improvement activities. THE MEETING WAS ADJOURNED AT 2:45 P.M. BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, APRIL 3, 1996. Herb Fauland Zoning Administrator (g:za:min:0327)