HomeMy WebLinkAbout2. PLN-11-00185, 7355 Florence Avenue (PSP), sr
STAFF REPORT PLANNING DIVISION CITY OF DOWNEY, CALIFORNIA DATE: OCTOBER 5, 2011 TO: PLANNING COMMISSION FROM: BRIAN SAEKI, COMMUNITY DEVELOPMENT DIRECTOR DAVID BLUMENTHAL, SENIOR PLANNER
SUBJECT: PLN-11-00185 (PLANNED SIGN PROGRAM) – A REQUEST TO APPROVE THE SIZE, COLOR, AND LOCATION OF ALL SIGNS ON A MULTI-TENANT RETAIL CENTER LOCATED AT 7355-7371 FLORENCE AVENUE &
10011-10033 TECUM ROAD, ZONED C-2 & P-B (GENERAL COMMERCIAL AND PARKING BUFFER) CEQA Staff has reviewed the proposed sign program for compliance with the California Environmental Quality
Act (CEQA). Upon completion of this review, it has been 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 which have been exempted from the requirements of the California
Environmental Quality Act. Class 1 consists of a negligible or no expansion of an existing use. The request for a sign program will not result in an expansion of the existing buildings
or uses contained therein. RECOMMENDATION Staff recommends that the Planning Commission adopt the following titled resolution: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY APPROVING A PLANNED SIGN PROGRAM (PLN-11-00185), THEREBY APPROVING THE SIZE, COLOR, AND LOCATION OF ALL SIGNS ON A MULTI-TENANT RETAIL CENTER LOCATED AT 7355-7371 FLORENCE AVENUE
& 10011-10033 TECUM ROAD, ZONED C-2 & P-B (GENERAL COMMERCIAL AND PARKING BUFFER). CODE AUTHORITY The applicant is making their 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).
Planned Sign Program (PLN-11-00185) – 7355-7371 Florence Ave October 5, 2011 -Page 2 SITE LOCATION 7355-7371 Florence Ave 10011-10033 Tecum Road SITE DESCRIPTION A. Subject Property
1. Property Information Site Location: 7355-7371 Florence Avenue 10011-10033 Tecum Road (AIN 6359-029-001) 2. Applicant Information Applicant: Property Owner: Tony Shreve Young Electric
Sign Company 5405 N Industrial Pkwy San Bernardino, CA 92407 Morrie Golchech Progressive Real Estate 10537 Santa Monica Blvd, Ste 350 Los Angeles, CA 90025 3. CEQA Determination: Categorical
Exemption (Class 1) 4. Noticing Information Applicant Notification: Required Action Date: August 31, 2011 October 30, 2011
Planned Sign Program (PLN-11-00185) – 7355-7371 Florence Ave October 5, 2011 -Page 3 B. Surrounding Properties North -The properties to the north of the subject site are have a General
Plan Land Use Designation of LDR (Low Density Residential) and are zoned R-1, 7,500 (Single-Family Residential) The properties are improved with single family homes. South – The property
to the south, which is located across Florence Avenue, has a General Plan Land Use Designation of NC (Neighborhood Commercial) and is within the C-2 (General Commercial) zoning district.
This parcel is improved with a gas station and mini-mart. East -The property to the east, which is located across Tecum Road, has a General Plan Land Use Designation of NC (Neighborhood
Commercial) and has a dual zone of C-2 (General Commercial) and P-B (Parking Buffer). The P-B zone resides on the southern most 60’ of the site, while the remainder of the parcel is
within the C-2 zone. This parcel is improved with a restaurant (Gloria’s) and an in-line multi-tenant shopping center. West – The properties to the west of the subject site have a General
Plan Land Use Designation of LMDR (Low-Medium Density Residential) and are zoned R-2 (Two-Family Residential) The properties are improved with detached multiple-family residential units.
C. Site Photographs View of parcel from Florence Avenue View of parcel from Tecum Road
Planned Sign Program (PLN-11-00185) – 7355-7371 Florence Ave October 5, 2011 -Page 4 BACKGROUND The subject site is an approximate 56,100 square foot rectangular shaped parcel that is
located on the northwest corner of Florence Avenue and Tecum Road. The site measures 173’ wide by 330’ deep. The subject site is improved with two multi-tenant buildings. The northernmost
building (Tecum Rd addresses) is approximately 6,121 square feet in size and has a variety of office and retail uses. The southernmost building (Florence Ave addresses) is approximately
10,388 square feet in size and has offices, a laundry-mat, a pizza restaurant (Little Caesar's), and a 7-Eleven (currently under construction). There are a total of 49 parking spaces,
which are distributed around both buildings. Access to the site is provided from multiple driveways on Florence and Tecum. This property has a General Plan Land Use Designation of NC
(Neighborhood Commercial) and has a dual zone of C-2 (General Commercial) and P-B (Parking Buffer). The P-B zone resides on the southernmost 60’ of the site, while the remainder of the
parcel is within the C-2 zone. On July 20, 2011, the applicant submitted an application for a Planned Sign Program, to allow the addition of a new monument sign at the corner of the
parcel. After a review by staff, the application was deemed incomplete on August 3, 2011, due to missing information on the project plans. On August 24, 2011, the applicant submitted
the requested information, and as such, staff deemed the application complete on September 6, 2011. On September 22, 2011, notice of the pending application was published in the Downey
Patriot. Additionally, the noticed was mailed to all property owners within 500’ of the subject site on September 23, 2011. DISCUSSION/ANALYSIS As previously noted, the site is currently
improved with two (2) buildings. The existing signs on the site are limited to wall signs and window signs (window signs do not require permits, thus are not discussed further). More
specifically, the businesses within the southern building (facing Florence) have a combination of channel letter and canned wall signs, while the businesses within the northern building
do not have permanent signage. There is no monument or freestanding sign on the property. The applicant is proposing to maintain the status quo for the wall signs by allowing them on
the southern building and not allowing them on the northern building. Staff is supportive of this provision due to the southern building’s proximity to the adjoining residential area.
In addition to the wall signs, the applicant is proposing to construct a new monument sign on the corner of the parcel. A discussion of the new signs is as follows: Wall Signs – The
proposed canned wall signs will be located on the south side of the building, have a maximum size of 1.5 square feet per lineal foot of building frontage, project no more than eight
inches from the building, and be internally illuminated. Text, logos, and other graphics on the signs will be limited to no more than 75% of the background area. For the corner unit
(7-Eleven) a secondary wall sign will be permitted, which will have a maximum size not to exceed ½ of the allowable square footage for the primary signs. Inasmuch as the sign program
will only allow canned wall signs, the existing channel letter signs will be rendered non-conforming. Accordingly, the applicant is proposing to have these signs brought into compliance
with the sign program when the tenant signs a new lease with the landlord.
Planned Sign Program (PLN-11-00185) – 7355-7371 Florence Ave October 5, 2011 -Page 5 Monument Signs – The proposed monument sign will be located on the southeast corner of the parcel,
nearest the corner of Florence and Tecum. The sign will be eight feet tall and eight feet wide (64 square feet). It should be noted that the sign will not be located within the intersection
visibility triangle, thus is allowed to be built to the proposed height. The applicant is proposing to provide a stone veneer on the base of the sign, which will match the stone on the
building. Additionally, they are proposing a cap on the sign that will mimic the parapet roof of the building. The applicant is proposing to have seven tenant names on the monument sign.
7-Eleven will occupy the upper 25% of the sign area, with the remaining six tenant signs occupying the lower 75% in a two column format. The individual tenant signs will be solid aluminum
faces that are painted to match the building, with routed letters and an acrylic backing. This type of face allows the letters of the sign to illuminate at night, while the background
will not. The Planning Commission might note that there are more than seven businesses that operate on the site. Accordingly, not all of the businesses will get sign space. It will be
the determination of the property owner to which tenants will get space on the sign. Other than the aforementioned signs, the only other signs that will be permitted at the signs are
non-permit signs (window signs, for lease signs, etc) and temporary signs (banners, inflatable, etc). 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 complies
with all applicable provisions of this chapter, the General Plan, and any other applicable standards. The subject site is within the C-2 (General Commercial) zone and is improved with
a multitenant commercial shopping center. The Zoning Code allows the use of wall signs and monument signs to identify the various businesses in the C-2 zone. It is staff’s opinion that
the proposed Planned Sign Program limits the size and types of signs in a manner that it is consistent with the code. Furthermore, the applicant is not requesting any deviations to the
provisions of the Code. Accordingly, staff believes that the proposed sign program complies with all the applicable provisions of the Zoning Code and this finding can be adopted. 2.
The sign is in proper proportion to the structure or site on which it is located. The site is currently improved with a single-story multi-tenant commercial building, which currently
has wall signs. The proposed planned sign program will allow a single wall sign per tenant (with exception of the corner tenant) that shall not exceed 1.5 square feet per lineal frontage
of the building. It is staff’s opinion that the 1.5 square foot standard provides a properly proportioned sign on the building. Furthermore, staff is of the opinion that the 64 square
foot monument sign maintains the proper proportions for the overall site and the buildings contained thereon. As such, staff believes that this finding can be adopted.
Planned Sign Program (PLN-11-00185) – 7355-7371 Florence Ave October 5, 2011 -Page 6 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. The sign returns of the wall signs will be painted to match the building, while the text/logos will provide
enough contrast to standout. The proposed monument sign will have a base to match the stone on the building, a cap to match the parapet roof of the building, and be painted to match
the building. It is staff’s opinion that the applicant has taken the necessary measures to make sure that the proposed signs have the proper design to be compatible with the other buildings
on the site. 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 to reduce the brightness of the sign. In addition to this standard, the individual faces on the monument
sign will be routed aluminum, which in staff’s opinion, will reduce the amount of light and glare being projected from this sign. 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 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. As such, staff feels that this finding can be adopted. 6. The sign is in compliance
with Section 9624, Lighting and Design Standards. All signs on site are internally illuminated, which is in compliance with Municipal Code Section 9624. As such, staff fells that this
finding can be adopted. CORRESPONDENCE As of the date that this report was printed, staff has not received any correspondence regarding this matter. CONCLUSION Based on the analysis
contained within this report, staff is of the opinion that the proposed Planned Sign Program will create an aesthetically pleasing identification for the building. Staff is further concluding
that 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 Planned Sign Program can be made in a positive manner. As such, staff is recommending that the Planning Commission approve PLN-11-00185, subject to the recommended conditions of approval.
H:\Community Development\Blumenthal\Projects\Florence_7355\PLN-11-00185\Staff Report_2011-10-5.doc
Planned Sign Program (PLN-11-00185) – 7355-7371 Florence Ave October 5, 2011 -Page 7 Exhibit ‘A’ – Aerial Photograph Subject Site N
Planned Sign Program (PLN-11-00185) – 7355-7371 Florence Ave October 5, 2011 -Page 8 Exhibit ‘B’ – Zoning Map N Subject Site