HomeMy WebLinkAbout3 PLN-10-08048 (sign) sr
STAFF REPORT PLANNING DIVISION CITY OF DOWNEY, CALIFORNIA DATE: MAY 18, 2011 TO: PLANNING COMMISSION FROM: BRIAN SAEKI, DIRECTOR OF COMMUNITY DEVELOPMENT JESSICA J. FLORES, ASSOCIATE
PLANNER SUBJECT: PLN-10-08048 (SIGN) – A REQUEST TO APPROVE A PLANNED SIGN PROGRAM FOR A MULTI-TENANT BUILDING LOCATED AT 10441-45 LAKEWOOD BOULEVARD, ZONED C-1 (NEIGHBORHOOD COMMERCIAL).
CEQA In accordance with the provisions of the California Environmental Quality Act (CEQA), staff prepared an Initial Study for Negative Declaration of Environmental Impact. Although
CEQA identifies a number of statutory and categorical exemptions, the proposed planned sign program was submitted in conjunction with additional entitlements [general plan amendment,
zone change, site plan review, and conditional use permit] that do not qualify for a CEQA exemption. As a result of the analysis contained in the Initial Study, it is staff’s opinion
that the planned sign program will not have a significant effect on the environment, resulting in the Negative Declaration. 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-10-08048 (SIGN) FOR A PLANNED SIGN PROGRAM FOR A MULTI-TENANT BUILDING
LOCATED AT 10441-45 LAKEWOOD BOULEVARD, ZONED C-1 (NEIGHBORHOOD COMMERCIAL). CODE AUTHORITY The applicant is making this request pursuant to Municipal Code Section 9610.04, which requires
approval of a Planned Sign Program for any commercial center with three or more tenants. The Planning Commission’s authority to consider the requested Planned Sign Program is set forth
in Municipal Code Section 9610.04 and 9610.06 (Planned Sign Programs).
SITE LOCATION PLN-10-08048 (SIGN) – 10441-45 Lakewood Blvd. May 18, 2011 -Page 2 10441-45 Lakewood Blvd. SITE DESCRIPTION A. Subject Property: 1. Property Information: Site Location:
10441-45 Lakewood Blvd. AIN: 6252-002-032 2. Applicant Information: Property Owner: James and Suzette Phillipy Around the World Children Center, Inc. 10835 New Street Downey, CA 90241
3. CEQA Determination: Negative Declaration B. Surrounding Properties: Zoning Use North C-1 (Neighborhood Commercial) Print shop, credit unions, and offices South R-1 5,000 (Single-Family
Residential), R-2 (Two-Family) and R-3 (Multi-Family Residential) Offices, single family and multi-family residences. Cherokee Drive West R-1 5,000 (Single-Family Residential) Single
family residences East R-1 7,500 (Single-Family Residential) Single family residences and Lakewood Boulevard
C. Photograph of Subject Property: Southeast View of Subject Property BACKGROUND The subject site is a 49,800 sq. ft. rectangular-shaped parcel at the northwest corner of Lakewood Boulevard
and Cherokee Drive. It is developed with a 21,460 sq. ft. multi-tenant building established by Zone Exception Case No. 1161 that is currently under renovation. Said building houses a
variety of uses from general office to private school/daycare. The lot is zoned C-1 (Neighborhood Commercial) and its General Plan designation is Neighborhood Commercial (NC). On February
20, 1974, the Planning Commission approved Zone Exception No. 1161 allowing for a one-story building with 52 off-street parking stalls, a modification of building setbacks, and signs
at the subject site. On October 6, 2010, the Planning Commission approved PLN-10-08048 (General Plan Amendment, Zone Change, Conditional Use Permit and Site Plan Review) for the following:
A General Plan Amendment to change the General Plan designation for the existing 49,800 49,800 sq. ft. lot from General Commercial (GC) to Neighborhood Commercial (NC). A Zone Change
for the existing 49,800 sq. ft. lot from R-1 5,000 (Single Family Residential) to C-1 (Neighborhood Commercial). Site Plan Review for exterior building modifications to an existing
21,460 sq. ft. multi-tenant building and new landscape and irrigation. A Conditional Use Permit to allow a new daycare (74 children) and Kindergarten-5th grade private elementary school
(106 children, 3 classrooms) with a maximum of 180 children within an existing 13,610 sq. ft. tenant space. At said meeting, the Planned Sign Program was continued to a future Planning
Commission meeting at the request of the applicant due to time constraints to finalize the design of the program. PLN-10-08048 (SIGN) – 10441-45 Lakewood Blvd. May 18, 2011 -Page 3
PLN-10-08048 (SIGN) – 10441-45 Lakewood Blvd. May 18, 2011 -Page 4 DISCUSSION The applicants, James and Suzette Phillipy, request approval of PLN-10-08048, regarding a planned sign program
for the subject property. The program, referred to as the Lakewood Towne Center Tenant Sign Program (see Exhibit B of Resolution No. 11-2713), provides standards for the size, location,
type and colors for all signs at this building; trademarked tenants, names and/or logos may deviate from the established colors and font styles. It also provides for deviations from
the sign standards of the Downey Municipal Code. The square footage of the allowable signs on the site is calculated as follows: Wall signs -o Tenant Space A -1.5 sq. ft. per lineal
frontage of the tenant space (Lakewood Boulevard). o Tenant Space A -½ the primary sign allowance. Only one sign allowed per elevation facing street, driveway to required parking or
required parking. o Tenant Space B (Sign for businesses not fronting the public-right-of-way or parking area) – May be listed on a single directory panel located on the wall of the building
facing the street which shall not exceed 2 sq. ft. per business or a maximum combined area for all businesses of 30 sq. ft. Projecting signs – 15 sq. ft., one per business. Monument
signs -1/3 of building frontage (Lakewood Blvd.). Total of all signs -2.25 times the building frontage (Lakewood Blvd.). The following table summarizes the maximum and proposed sign
area for the various signs at the site: Table 1 – Allowed and Proposed Sign Area Sign Description Maximum Area Allowed Proposed Area Wall Signs Tenant Space A, Primary (Lakewood Blvd.)
165 sq. ft. 52.5 sq. ft. Tenant Space A, Secondary (driveway to parking) 82.5 sq. ft. 105 sq. ft. Tenant Space B, multi-tenant sign (Lakewood Blvd.) 30 sq. ft. 12.69 sq. ft. Tenant Space
B, multi-tenant sign (parking area) 0 sq. ft. 12.69 sq. ft. Projecting Sign Projecting Sign 15 sq. ft. 11.25 sq. ft. Monument Sign Single-Tenant Monument Sign 62.83 sq. ft. 21 sq. ft.
Multi-Tenant Monument Sign 62.83 sq. ft. 27.32 sq. ft. Total Signs 418.16 sq. ft. 242.45 sq. ft. Maximum Sign Area Allowed for Entire Site 424.13 sq. ft.
PLN-10-08048 (SIGN) – 10441-45 Lakewood Blvd. May 18, 2011 -Page 5 The proposed sign program meets the requirements for signs as established by Chapter 6 of the Downey Municipal Code
except as follows: 1. The proposed sign area of the secondary sign for Tenant “A” is 105 square feet although the maximum sign area allowed for this sign is 82.5 square feet (1/2 of
the primary sign). 2. The sign program proposes two multi-tenant wall signs on tenant space “B”; one on the east elevation facing Lakewood Boulevard, and one on the west elevation facing
the parking lot. Section 9681.04 of the Code allows a single directory panel located on the wall of the building facing the street. 3. The sign program proposes two monument signs, each
measuring ten (10) feet in height. The maximum height the Code allows for a monument sign is eight (8) feet. Downey Municipal Code Section 9610.02 (2) (iii) allows the Commission to
grant exceptions to the sign regulations as part of a planned sign program, or where such exceptions would allow signs that would be better integrated with the architecture or character
of a building. Section 9610.04 (b) of the Code states that a planned sign program may include deviations from the Sign Code, provided that the total sign area shall not exceed the area
otherwise permitted by this chapter. Staff supports the greater sign area the sign program proposes for the secondary sign for Tenant “A” and the multi-tenant wall sign for tenant space
“B” that faces the parking lot, because the signs compliment the architecture of the building, they do not detract or adversely impact the use and enjoyment of adjacent properties, and
they will not impact vehicular or pedestrian traffic adversely. However, the proposed ten-foot height of the monument signs is excessive, as such, staff recommends that the height of
the monument sign follow the DMC standard height of eight-feet. Pursuant to Municipal Code Section 9610.06, there are six (6) findings that must be adopted prior to the Planning Commission
approving a a Planned Sign Program. 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 the C-1 zone, which permits the use of wall, projecting and monument signs. The proposed Planned Sign
Program appropriates wall, projecting and monument sign space for each tenant (see Table 1) suitably, as such, it is staff’s opinion that the proposed sign program, with the exception
of the proposed height of the monument signs which is to be lowered to eight-feet tall from the proposed ten-foot height, complies with all the applicable provisions of the Zoning Code,
including the allowance for the Planning Commission to permit deviations to the sizes and quantities of the signs. As such, staff feels that this finding can be adopted. 2. The sign
is in proper proportion to the structure or site on which it is located. Based on a review of the proposed signs size and location, it is staff’s opinion that the wall, projecting and
monument signs will be in proper proportion to the building facades since the applicant has kept the sign square footage significantly under the allowed square footage. Staff has recommended
the height of the monument sign be reduced from the proposed ten-foot height to the allowed eight-foot height so as to be
in proportion to the one-story building. As such, staff believes that this finding can be adopted. 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, it is staff’s opinion that most of the signs are compatible with
the building and the site. However, staff has recommended the monument sign meet the required eight-foot maximum height requirement per Downey Municipal Code and not be approved at the
proposed ten-foot height deviation. With this recommended change to the Planned Sign Program, staff believes that this finding can be adopted. 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. The wall and monument
signs are internally illuminated with neon bulbs to reduce the brightness of the sign. In addition to this standard, staff has recommended a condition of approval to include provision
for the use of internal LED strands to illuminate the signs. 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. Accordingly, staff believes that this finding can be adopted. 5. The sign is not detrimental to the public interest, health,
safety, or welfare. It is staff’s opinion that all wall mounted signs at the subject property 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. In addition, any signs that are to face the residential properties to the east are to be non-illuminated per Section 9608
(j) of the Downey Municipal Code. Finally, as noted in previous findings, although the monument signs are setback sufficiently to allow for visibility, staff has recommended the monument
sign meet the required eight-foot maximum height requirement per Downey Municipal Code and not be approved at the proposed ten-foot height deviation. As such, staff feels that this finding
can be adopted. 6. The sign is in compliance with Section 9624, Lighting and Design Standards. The internally illuminated signs will be in compliance with Municipal Code Section 9624.
As such, staff feels that this finding can be adopted. CORRESPONDENCE As of the date that this report was printed, staff has not received any written correspondence regarding this matter.
CONCLUSION Staff recommends that the Planning Commission approve PLN-10-08048 (SIGN), for a Planned Sign Program for a multi-tenant building located at 10441-45 Lakewood Boulevard, Zoned
C-1 (Neighborhood Commercial), subject to the attached conditions of approval. PLN-10-08048 (SIGN) – 10441-45 Lakewood Blvd. May 18, 2011 -Page 6