The URL can be used to link to this page

Home My WebLink About4-193 Stonewood PLN-11-00054 (sign) STAFF REPORT DATE: APRIL 6, 2011 TO: PLANNING COMMISSION FROM: BRIAN SAEKI, DIRECTOR OF COMMUNITY DEVELOPMENT KEVIN NGUYEN, ASSISTANT PLANNER SUBJECT:PLN-11-00054 (SIGN) – A REQUEST TO MODIFY AN EXISTING MASTER SIGN PROGRAM FOR THE STONEWOOD CENTER TO INCREASE THE ALLOWABLE SQUARE FOOTAGE OF SIGNS FOR BUFFALO WILD WINGS RESTAURANT AT 193 STONEWOOD STREET, ZONED SP 89-1 (STONEWOOD SPECIFIC PLAN) CEQA Staff has reviewed the proposed project for compliance with the California Environmental Quality Act (CEQA). Upon completion of this review, staff determined that this request is categorically exempt from CEQA, pursuant to Guideline Section No. 15301 (Class 1, Existing Facilities). Categorical Exemptions are projects, which have been determined not to have a significant effect on the environment and have been exempted from the requirements of the California Environmental Quality Act. Class 1, includes minor alteration of uses including this request. It is staff’s opinion that the proposed modifications to the existing Master Sign Program will not have a significant effect on the environment; thereby qualifying for the Class 1 exemption. RECOMMENDATION Staff recommends that the Planning Commission adopt the following titled resolutions: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING PLN-11-00054, A REQUEST TO MODIFY AN EXISTING MASTER SIGN PROGRAM FOR THE STONEWOOD CENTER TO ALLOW MULTIPLE SIGNS ON A BUILDING FACADE, AND TO INCREASE THE ALLOWABLE SQUARE FOOTAGE OF SIGNS FOR BUFFALO WILD WINGS RESTAURANT LOCATED AT 193 STONEWOOD STREET, ZONED S-P 89-1 (STONEWOOD SPECIFIC PLAN). CODE AUTHORITY The applicant is making this request pursuant to Stonewood Specific Plan Section VI.D.19, which requires any deviations to the established Master Sign Program to be approved by the Planning Commission. The Planning Commission’s authority to consider the requested modification is also set forth in Stonewood Specific Plan Section VI.D.19. PLANNING DIVISION CITY OF DOWNEY, CALIFORNIA SITE LOCATION 193 STONEWOOD ST SITE DESCRIPTION A. Subject Property/Surrounding Properties 1. Property Information Site Location: 193 Stonewood Street AIN 6285-031-092 2. Applicant Information Project Representatives: Jessica Jimenez Swain Sign Inc. 1384 E. Fifth Street Ontario, CA 91764 Gary Ball & Mace rich Hallums Property Owner: 251 Stonewood St, Downey, CA 90241 3. CEQA Determination Categorical Exemption, Class 1 (Existing Facilities) 4. Noticing Information Applicant Notification: March 9, 2011 Required Action Date:June 8, 2011 B. Surrounding Properties ZoneUse North R-1 5000 (Single Family Residential) Single-Family East R-3 & C-1 (Multi-Family Residential & Apartment Complexes and Neighborhood Commercial) Service Station South SP 91-2 (Firestone/Lakewood Specific Plan) Commercial Businesses West C-P (Professional Office) and SP 91-2 Restaurant and Professional (Firestone/Lakewood Specific Plan) Offices PLN-11-00054 – 193 Stonewood St April 6, 2011 - Page 2 C. Site Photograph BACKGROUND The subject property is currently developed with a 944,642 square foot, shopping mall (Stonewood Center) and is zoned SP 89-1 (Stonewood Specific Plan). The subject site is located on the south side of the mall, adjacent to Macy’s Home Store and will encompass one tenant space, currently occupied by “For Your Entertainment” music store. On November 22, 1989, the Design Review Board approved Design Review Board Case No. 89-21, thereby approving a Master Sign Program for the Stonewood Center. This sign program included sign development standards and limitations for all businesses located at the center. As such, these sign standards limit the quantity, square foot and type of signs for Buffalo Wild Wings’ tenant space. On January 5, 2011, the Planning Commission approved PLN-10-08129 (Site Plan Review & Conditional Use Permit) to convert the existing building into a Buffalo Wild Wings restaurant with an outdoor seating area and to permit the sale of alcoholic beverages (Type 47). On February 23, 2011, Swain Sign Inc. submitted a sign application (PLN-11-00054) for the modification of an existing Master Sign Program for Buffalo Wild Wings restaurant at 193 Stonewood Street, Downey. Staff completed its review of the application on March 9, 2011 and deemed it complete. On March 25, 2011, notice of the pending public hearing was sent to all property owners within 500’ of the subject site and the notice was published in the Downey Patriot. DISCUSSION/ANALYSIS The applicant is requesting approval of a modification to Design Review Board Case No. 89-21, to allow two wall (2) signs on the south façade of the mall and to exceed the maximum allowable square footage of signs for the Buffalo Wild Wings Restaurant tenant space. According to Section B.12. (See attached) of the Stonewood Master Sign Program (DRB 89-21), the maximum allowable wall sign area for this tenant space is 50 square feet (2’ x 25’). However, the two (2) proposed wall signs, including the name of the restaurant and its corporate logo will have a combined area of 86.3 square feet. PLN-11-00054 – 193 Stonewood St April 6, 2011 - Page 3 The proposed modifications to this Design Review Board case, including size, placement, and colors are attached to this report’s resolution. A summary of the maximum allowed and proposed signs are as follows: Table 1 –Proposed Signage for Buffalo Wild Wings Restaurant Tenant Space Buffalo Wild Wings Tenant Space Signs Sign Description Proposed Sq. Ft. Maximum Permitted (south façade, facing Firestone) 52.5 sq. ft. 50 sq. ft. Location: Above metal seam awning (26.25’ x 2’) (per DRB No. 89-21) 33.8 sq. ft. n/a Location: Above entry tower Total 86.3 sq. ft. 50 sq. ft. As mentioned previously, the number of the proposed signs and the copy area exceed the maximum square footage allowed on the South façade of the mall. Nevertheless, Stonewood Specific Plan Section VI.D.19 states that “Signs which do not conform to the sign program may be permitted when approved by the Planning Commission”. Thus the Planning Commission may grant approval of the requested signs. It is staff’s opinion that the proposed modification to the Stonewood Master Sign Program compliments the architecture of the proposed tenant improvements. Staff also feels the selected colors and materials will work well with the building’s architectural features. FINDINGS Pursuant to Municipal Code Section 9610.06, there are six (6) findings that must be adopted prior to the Planning Commission approving a master sign program or a modification thereof. A discussion of the findings follows: 1. The proposed sign is permitted within the zone and complies with all applicable provisions of this chapter, the General Plan, and any other applicable standards. The subject site is within a specific plan area, which permits the use of signage. The proposed modification to the Stonewood Master Sign Program limits the signs to appropriate wall and locations. The proposed modification to the Master Sign Program complies with all the applicable provisions of the Zoning Code, including the allowance for the Planning Commission to permit deviations to the sizes, types and quantities of the signs. 2. The sign is in proper proportion to the structure or site on which it is located. The proposed wall signs will be in proper proportion to the building façade of the mall. The design of new signs will compliment the architecture of the proposed business. PLN-11-00054 – 193 Stonewood St April 6, 2011 - Page 4 3. The sign materials, color, texture, size, shape, height, and placement are compatible with the design of the structure(s), property, and neighborhood of which it is a part. As noted in the previous finding, the proposed signs are compatible with the tenant space’s facade and the site. Especially the restaurant’s logo, it will be located above the entry tower and people will be able to see it from Firestone Boulevard. 4. The sign’s illumination is at the lowest reasonable level as determined by the City Planner, which ensures adequate identification and readability, and is directed solely at the sign or is internal to it. All of the signs are internally illuminated with fluorescent lamps and LED strands to reduce the brightness of the sign. The City Planner has reviewed both of these lighting sources and has agreed that they are set at the minimum standards needed to ensure that there is adequate readability of the signs. 5. The sign is not detrimental to the public interest, health, safety, or welfare. All proposed wall-mounted signs at the subject site are set at a sufficient height and setback, such that they will not create a detrimental impact to the public interest, health, safety, and/or welfare. 6. The sign is in compliance with Section 9624, Lighting and Design Standards. All proposed signs on site are internally illuminated with fluorescent lamps and LED strands, which is in compliance with Municipal Code Section 9624. CORRESPONDENCE As of the date that this report was printed, staff received one correspondence from Mr. Paul Duran regarding this matter. CONCLUSION Based on the analysis contained within this report, it is staff’s opinion that the requested modification to Design Review Board No. 89-21, will create an aesthetically pleasing identification for the proposed tenant. The proposed signs will not create a significant adverse impact to the surrounding area. Furthermore, as noted above, staff believes that all six (6) findings required to approve a Master Sign Program, or modification thereof, can be made in a positive manner. As such, staff recommends that the Planning Commission approve PLN-11-00054, subject to the recommended conditions of approval. H:\PLANNING\KEVIN\CASES\Sign Program\193 Firestone (BWW)\PLN-11-00054 staff report.doc PLN-11-00054 – 193 Stonewood St April 6, 2011 - Page 5