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HomeMy WebLinkAboutPLN-11-00005 SR STAFF REPORT PLANNING DIVISION CITY OF DOWNEY, CALIFORNIA DATE: JUNE 1, 2011 TO: PLANNING COMMISSION FROM: BRIAN SAEKI, DIRECTOR OF COMMUNITY DEVELOPMENT KEVIN NGUYEN, ASSISTANT PLANNER SUBJECT: PLN-11-00005 (SIGN PROGRAM), A REQUEST TO APPROVE THE SIZE, LOCATION AND APPEARANCE OF THE SIGNS WITHIN A MULTI-TENANT COMMERCIAL SHOPPING CENTER AT 9400-9436 FIRESTONE BOULEVARD, AND ZONED C-2 (GENERAL COMMERCIAL) CEQA Staff has reviewed the proposed use in compliance with the California Environmental Quality Act (CEQA) Guidelines and determined that it is categorically exempt from CEQA, pursuant to Guideline Section No. 15301 (Class 1, Existing Facilities). Categorical Exemptions are projects which have been exempted from the requirements of the California Environmental Quality Act because they do not have a significant effect on the environment. Exempt activities under Class 1 consist of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency’s determination. In staff’s view, the request for a sign program at this site will not result in an expansion of the existing buildings or uses contained therein and will not have a permanent effect on the environment, thereby qualifying for the Class 1 exemption. RECOMMENDATION Staff recommends that the Planning Commission adopt the following titled resolution: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING PLN-11-00005, REGARDING A PLANNED SIGN PROGRAM TO REGULATE THE SIZE, LOCATION AND APPEARANCE OF THE SIGNS WITHIN A MULTI-TENANT COMMERCIAL SHOPPING CENTER AT 9400-9436 FIRESTONE BOULEVARD, AND ZONED C-2 (GENERAL COMMERCIAL) CODE AUTHORITY Downey Municipal Code Section 9610.04 (Planned Sign Program) requires the Planning Commission’s approval of a Planned Sign Program for any site having three (3) or more nonresidential tenants, prior to the issuance of any sign permit. Once a Planned Sign Program is approved, no sign permit shall be issued unless the sign complies with the Planned Sign Program. H:\Community Development\Nguyen\CASES\Sign Program\9400 Firestone\PLN-11-00005 Staff.doc PLN-11-00005 (Sign Program) – 9400-9436 Firestone Blvd June 1, 2011 -Page 2 SITE LOCATION 9400-9436 FIRESTONE BLVD SITE DESCRIPTION A. Subject Property 1. Property Information Site Location: 9400-9436 Firestone Blvd (AIN 6284-003-001, 027 & 028) 2. Applicant Information Applicant: Authorized Representative: Farsam Capital Group LLC P. O. Box 241664 Los Angeles, CA 90024 Sean Samadi Farsam Capital Group LLC P. O. Box 241664 Los Angeles, CA 90024 3. CEQA Determination: Categorically Exempt (Class 1) 4. Noticing Information Applicant Notification: May 10, 2011 B. Surrounding Properties Zone Use North C-1 – Neighborhood Commercial Retails, Restaurant & Motel South R-3 – Multiple-Family Residential Apartment complexes West SP 91-2 – Specific Plan Bank of America East C-2 – General Commercial Motel (Comfort Inn) PLN-11-00005 (Sign Program) – 9400-9436 Firestone Blvd June 1, 2011 -Page 3 BACKGROUND The subject site contains three (3) parcels totaling approximately 68,890 square feet that is located at the southeast corner of Firestone Blvd and Woodruff Ave. The site is improved with three (3) multi-tenant commercial buildings, which includes offices, personal services, and retail uses. The site is zoned C-2 (General Commercial) with a General Plan Land Use designation of General Commercial. On June 25, 1986, the City Design Review Board approved Sign Program No. 84-10, for wall signs at the subject site. On January 4, 2011, the applicant, Sean Samadi submitted an application for PLN-11-00005 (Sign Program), requesting approval of the size, location, and appearance of the signs within the existing commercial building at 9400-9436 Firestone Blvd. Mr. Samadi submitted a Planning Application to comply with Section 9610.04 of the Downey Municipal Code. Section 9610.04 (entitled Planned Sign Program) requires the Planning Planning Commission’s approval of a Planned Sign Program for any commercial and industrial uses with three (3) or more tenants, prior to the issuance of any permit. Staff completed its review of the application on May 10, 2011 and deemed it complete. On May 20, 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 Table 9.6.2 of the Downey Municipal Code Section 9618.02 states: “The maximum sign area of all permit signs for each individual business shall be limited to 2.25 square feet of area for each lineal foot of building frontage.” Signs in the shopping center currently consist of cabinet wall signs and four (4) monument signs. The applicant is proposing to replace the single-tenant monument sign (Monument Sign #4) with a six panel monument sign, located along Firestone Boulevard; and another located along Woodruff Ave (Monument Sign #1). (See attached site plan). A discussion of the signs is as follows: Wall Signs – The proposed cabinet signs will have a maximum size of 1.5 square feet per lineal foot of building frontage. For corner units and the pad buildings, secondary signs are permitted and will have a maximum size not to exceed ½ of the allowable square footage for the primary signs. The maximum allowed height of the individual cabinet sign is three (3) feet, except for T-Mobile and CitiFinancial, which have maximum heights of 3.5 feet. In addition, the maximum copy area cannot exceed more than 75% of the cabinet sign area. Monument Signs – The Mission Dental and Tangles Salon monument signs will not be structurally altered, except to include the site address on the base of the sign. The signs measured eight (8) feet wide by eight (8) feet high, including the two foot tall base. The applicant is proposing to replace the face of each sign with six (6) equally divided copy areas. Each of the six tenants will have a sign area of 20 inches tall by 45 inches wide. The individual tenant signs will consist of vinyl panels and acrylic backing. It should be noted, that all of the signs meet the requirements set forth in the Zoning Code, thus the applicant is not requesting any deviations. Overall, staff is satisfied with the look of the proposed signs. The table on the following page summarizes the proposed sign area per tenant sign: PLN-11-00005 (Sign Program) – 9400-9436 Firestone Blvd June 1, 2011 -Page 4 Sign Table Maximum sign area for all wall signs (per tenant): 1.5 sq ft per lineal foot of tenant frontage Maximum allowable Existing sign area Proposed sign area Building No. 1 (T-Mobile)  Wall sign (2 tenant spaces) 1) 45’ x 1.5 = 67.5 sq. ft. 2) 52’ x 1.5 = 78 sq. ft. 1) 3.5’ x 18’ 63 sq. ft. T-Mobile 2) 3.5’ x 13’ 45.5 sq. ft. Citibank n/a (see note below)  2 Monument signs 38 sq. ft. (1/3 sq. ft. of 114’ building frontage) and 8 feet in height 5’ x 8’ 40 sq. ft. per sign n/a (see note below) Building No. 2  Wall sign (5 tenant spaces) 1) 28’ x 1.5 = 42 sq. ft. 2) 25’ x 1.5 = 37.5 sq. ft. 3) 26’ x 1.5 = 39 sq. ft. 4) 25’ x 1.5 = 37.5 sq. ft. 5) 32’ x 1.5 = 48 sq. ft. 1) 3’ x 12’ = 36 sq. ft. 2) 3’ x 12’ = 36 sq. ft. 3) 3’ x 12’ = 36 sq. ft. 4) 3’ x 12’ = 36 sq. ft. 5) 3’ x 15’ = 45 sq. ft. n/a (see note below)  Monument sign #4 (facing Firestone) 45.5 sq. ft. (1/3 sq. ft. of 136.5’ building frontage) and 8 feet in height 5’ x 8’ = 40 sq. ft. (incl. 2 tenant names) Modify to include up to six (6) tenant names Building No. 3  Wall sign (5 tenant spaces) 1) 24’ x 1.5 = 36 sq. ft. 2) 24’ x 1.5 = 36 sq. ft. 3) 24’ x 1.5 = 36 sq. ft. 4) 24’ x 1.5 = 36 sq. ft. 5) 28’ x 1.5 = 42 sq. ft. 1) 3’ x 12’ = 36 sq. ft. 2) 3’ x 12’ = 36 sq. ft. 3) 3’ x 12’ = 36 sq. ft. 4) 3’ x 12’ = 36 sq. ft. 5) 3’ x 12’ = 36 sq. ft. n/a (see note below)  Monument sign #1 (facing Woodruff) 41 sq. ft. (1/3 sq. ft. of 124’ building frontage) 8 feet in height 5’ x 8’ = 40 sq. ft. (incl. 2 tenant names) Modify to include up to six (6) tenant names TOTAL 660 sq. ft. 597.5 sq. ft. Note: All individual tenant signs shall be brought into compliance with the Planned Sign Program at such time that the tenant’s lease is renewed or when any changes are proposed to the sign, whichever occurs first. The two remaining monument signs (T-Mobile & CitiFinancial) near the corner of Woodruff Ave and Firestone Blvd will not be altered. These signs are not part of this application. However, any future modifications to these signs will be required to comply with today’s sign standards. FINDINGS Pursuant to Municipal Code Section 9610.06, there are six (6) findings that must be adopted prior to the Planning Commission approving a Planned Sign Program. A discussion of the findings follows: 1. The proposed sign is permitted within the zone and it complies with all applicable provisions of this chapter, the General Plan, and any other applicable standards. The subject commercial building is located within the C-2 zone (General Commercial), which permits wall signs and monument signs. The proposed Planned Sign Program limits the sizes and locations of the signs appropriately and it complies with all the applicable provisions of Chapter 6 (Signs) of the Zoning Code. PLN-11-00005 (Sign Program) – 9400-9436 Firestone Blvd June 1, 2011 -Page 5 2. The sign is in proper proportion to the structure or site on which it is located. A condition of approval of this application alters the appearance of the proposed monument signs. This condition will make certain that all of the signs will be in proper proportion to the building facades and the site as a whole. 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, most of the signs have been found to be compatible with the buildings and the site. However, a condition of approval to alter the appearance of the monument signs has been imposed on the approval of this application to assure that the sign materials, color, texture, size, shape, height, and placement are compatible with the design of the structure(s), property, and neighborhood. 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 bulbs to reduce the brightness of the sign. In addition to this standard, a condition of approval includes a provision that internal LED (light-emitting diode) strands shall be used 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. 5. The sign is not detrimental to the public interest, health, safety, or welfare. All signs are set at a sufficient height and/or location such that they will not create a detrimental impact to the public interest, health, safety, and/or welfare. 6. The sign complies with Section 9624, Lighting and Design Standards. All signs on site are internally illuminated and are set a sufficient height and location to comply with Downey Municipal Code Section 9624. CORRESPONDENCE Staff has received one letter (attached) in response to the public notice. This letter is in opposition to the Planned Sign Program, but the author does not clearly state why they are opposed. Based on the incoherent nature of the letter, staff is unable to provide a response to address any issues of concern raised. CONCLUSION Based on the analysis contained within this report, the proposed Planned Sign Program will create aesthetically pleasing identification for the buildings. The proposed signs will not create a significant adverse impact to the surrounding area. Furthermore, all six (6) findings required to approve a Planned Sign Program can be made in a positive manner. As such, staff recommends that the Planning Commission approve PLN-11-00005 (Sign Program), subject to the conditions of approval.