HomeMy WebLinkAbout4. PLN-13-00071 - 8734 CletaSTAFF REPORT
DATE:
MAY 15, 2013
TO:
PLANNING COMMISSION
FROM:
BRIAN SAEKI, DIRECTOR OF COMMUNITY DEVELOPMENT
DAVID BLUMENTHAL, SENIOR PLANNER
SUBJECT: PLN-13-00071 (PLANNED SIGN PROGRAM) – A REQUEST TO APPROVE THE
SIZE, COLOR, AND LOCATION OF SIGNS ON A MULTI-TENANT PROPERTY.
LOCATION:
8734 CLETA STREET (AIN 6255-021-033)
ZONING:
M-1 (LIGHT MANUFACTURING)
REPORT SUMMARY
The applicant is requesting approval of a Planned Sign Program for approval of the color, size,
and locations of signs on a multi-tenant industrial property, although the applicant is only
requesting to install a monument sign. Even though no other signs are being proposed, the
Municipal Code requires approval of a sign program when ever there are three or more tenant
spaces on the property. It is staff’s belief that the proposed sign program has taken into account
an appropriate architectural style and scale for the site. Based on the analysis contained within
this report, staff feels that all required findings to approve this Planned Sign Program (PLN-13-
00071) can be made in a positive manner; as such, staff is recommending the Planning
Commission adopt the following titled resolution:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY APPROVING A PLANNED SIGN PROG RAM (PLN-13-00071),
THEREBY APPROVING THE COLOR, SIZE, AND LOCATION OF ALL SIGNS
ON PROPERTY LOCATED AT 8734 CLETA STREET, ZONED M-1 (LIGHT
MANUFACTURING).
BACKGROUND
The subject site is 18,438 square foot rectangular shaped parcel that generally measures 100’
wide by 184’ deep. The site, located on the south side of Cleta St., west of Lakewood Blvd, has
a General Plan Land Use Designation of General Manufacturing, and is zoned M-1 (Light
Manufacturing). The project site is improved with a 7,600 square foot single-story building that
is built along the western property line. The building was approved by the Design Review Board
in 1982 (DRB Case No. 82-21) and constructed later that year. It is constructed out of
unpainted split-face block, except for the storefr ont framing for pedestrian access to the tenant
spaces and a metal roll-up door all of which are located on the east side of the building (facing
the drive aisle). The remainder of the site is improved with landscaping and a 16 space parking.
The property to the north of the subject site (across Cleta St) has a General Plan Land Use
Designation of General Manufacturing and is within the M-2 (General Manufacturing) zone.
PLANNING DIVISION
CITY OF DOWNEY, CALIFORNIA
This property is improved with the Coca-Cola bottling plant. To the east and west of the subject
site are properties with the General Manufacturing land use designations and M-1 (Light
Manufacturing) zoning. The property to the west is improved with a septic tank supply
businesses and the property to the east is improved with offices for a church. To the south of
the subject site are various properties that are improved with duplexes. These parcels have a
General Plan Land Use Designation of Low-Medium Density Residential and are zoned R-2
(Two Family Residential).
Currently, the site does not have any signs to identify the tenants of the building or the property
address; as such, the applicant wishes to install a monument sign to identify the property better.
Pursuant to Municipal Code 9610.04(a), a Planned Sign Program is required whenever there
are three or more tenants on the property. Since the building can accommodate five tenants,
the applicant submitted a request for the Planned Sign Program on March 27, 2013, requesting
to install the proposed monument sign.
On April 19, 2013, staff completed the review of the application within the required 30-day
period. At such time, staff deemed the application complete and set the matter for public
hearing.
On May 2, 2013, notice of the pending application was published in the Downey Patriot.
Furthermore, the notice was mailed to all property owners within 500’ of the subject site.
View of Property from Cleta St
DISCUSSION/ANALYSIS
As previously noted, the site is currently vo id of signs. Typically, sign programs regulate a
variety of signs, including monument and wall signs. However, the applicant is only proposing
to install a single monument sign on the east side of the driveway, within the landscape planter
behind a 32” tall block wall. There will be no other signs on the property.
The proposed monument sign will be supported by two 4”x4” wood post, one on each side of
the sign. At the top of the sign is a header board made from luster board that will be colored to
match the post. The header board will contain the property address in white lettering. Below
the header board will be the signs for the individual tenets, which will be made from black luster
board with white lettering. No lighting or any other type of illumination is being proposed for the
sign.
Planned Sign Program (PLN-13-00071) – 8734 Cleta St
May 15, 2013 - Page 2
It is staff’s understanding that only a single tenant is currently requesting the monument sign;
however, the property owner wants to keep an option open to expand the sign for additional
tenants in the future. Accordingly, there are two sign options being included in the sign
program, one for a single tenant and the other for all five tenants. A summary of each option
follows:
Sign Height:
5’-0”
Sign Width: 5’-8”
Overall Square Footage:
5.2 s.f.
Number of Tenants:
1
Tenant Sign Height: 0’-11”
Tenant Width:
5’-0”
Tenant Square Footage: 5.2 s.f.
Sign Option 1
Sign Height: 7’-5”
Sign Width:
5’-8”
Overall Square Footage:
14.6 s.f.
Number of Tenants: 5
Tenant Sign Height:
0’-6.5”
Tenant Width:
5’-0”
Tenant Square Footage:
2.7 s.f.
Sign Option 2
As the Planning Commission can see, both options will produce similar looking signs, with the
key differences being the height and sign area. Staff is supportive of having these two options
as it will allow the property owner to replace the sign in the future, without the need to modify
the sign program. Notwithstanding this, should the property owner determine to add wall signs
on the building in the future, a modification will then be required.
Monument signs are permitted in the M-1 zone, but cannot exceed a height of eight feet (the
1
applicant is proposing 7’-5”) and the sign display area cannot to exceed one-third ( / ) square
3
foot per lineal footage of building frontage . It should be noted that since the header board only
contains the building address, it is not computed into the sign area. Based on the existing
building’s frontage, which is approximately 132’, the monument sign can have a maximum sign
area of 44 square feet (the applicant is proposing 14.6 s.f.). As such, the proposed sign meets
both the height and area requirements.
Planned Sign Program (PLN-13-00071) – 8734 Cleta St
May 15, 2013 - Page 3
Staff is of the opinion that the proposed monument sign is not only clean and elegant looking,
but the sign’s design and scale is consistent with the building’s architecture. It is staff’s further
opinion that the planned sign program will serve to enhance the streetscape.
ENVIRONMENTAL ANALYSIS
Staff has reviewed the proposed use 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 have been exempted from the requirements of the
California Environmental Quality Act. Class 1 consists of projects that involve no or negligible
expansion of the existing use. Inasmuch as the proposed sign program will not expand the
building or the uses contained therein, staff feels that this request qualifies for this exemption.
FINDINGS
Pursuant to Municipal Code Section 9824.06, there are four (4) findings that must be adopted prior
to the Planning Commission approving the Conditional Use Permit. A discussion of the findings
follows:
A. The proposed signs are permitted within the zone and comply with all
applicable provisions of the Zoning Code, the General Plan, and any other
applicable standards.
The subject site is located within the M-1 (Light Manufacturing) zone, which allows
the installation of a monument sign that is no more than eight feet tall and does not
exceed a 44 square feet (based on the building frontage of the subject site). The
proposed sign has a maximum height of 7’-5” and an area of 14.6 square feet, both
of which are in the allowances of the zoning code. Furthermore, Program 8.1.1.8 of
the General Plan states, “Promote good quality sign design.” It is staff’s opinion that
the proposed sign program will allow the c onstruction of a monument sign that will
enhance the streetscape, thus it is consistent with the aforementioned General Plan
program. Accordingly, staff believes that the proposed sign program will allow signs
that are permitted in the zone, comply with the provisions of the Zoning Code, are
consistent with the General Plan and all other applicable standards.
B. The signs allowed by the Planned Sign Program are in proper proportion to the
structure or site on which it is located.
Staff is of the opinion that there are three factors that can affect the proportion of the
sign compared to the building: 1) The height of the building and the height of the
sign; 2) The separation distance between the sign and the building; and 3) Any other
features on the property that can diminish the overall appearance of the sign. It is
staff’s opinion that the applicant has taken all three of these aspects into
consideration on the sign design. The proposed sign’s height is about half the height
of the building, it is on the opposite side of the driveway from the building (giving it
proper separation), and the sign is behind a 32” tall block wall, which diminishes it’s
the appearance. Staff believes that with all three of these design factors, the
applicant has ensured that the sign allowed by the Planned Sign Program is in
proportion to the building.
Planned Sign Program (PLN-13-00071) – 8734 Cleta St
May 15, 2013 - Page 4
C. The proposed 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 existing building on the site is constructed out of unpainted split-face block and
retains a natural color. Taking this into consideration, the applicant is proposing a
monument sign that utilizes wood posts and natural color luster board. It is staff’s
opinion that the sign materials, color, texture, size, shape, height, and placement are
compatible with the design of the structure on site.
D. 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 proposed Planned Sign Program allows the construction of an un-illuminated
monument sign near the front property line of the site. Existing street lighting has
sufficient luminance to make the sign readable from dusk until dawn. As such, staff
feels the lowest reasonable level of illumination is being used for the sign.
E. The sign is not detrimental to the public interest, health, safety, or welfare.
The proposed planned sign program will allow the construction of a single monument
sign within a landscape planter. The sign does not block pedestrian or vehicle
access to the site, nor does it create a potential safety hazard on the site.
Furthermore, staff is of the opinion that due to the sign’s design, it will enhance the
streetscape in the area. As such, staff feels that the proposed sign program will not
be detrimental to the public interest, health, safety, or welfare.
F. The sign is in compliance with Section 9624, Lighting and Design Standards.
Section 9624 of the Municipal Code addresses two aspects regarding signs. The
first is proper illumination of signs. It is staff’s opinion that since the sign is non-
illuminated; it is in compliance with Section 9624 of the Municipal Code. The second
aspect is to ensure signs are properly designed to be architecturally compatible with
the site. As noted previously in this repor t, it is staff’s opinion that the proposed sign
utilizes proper material and design to make it compatible with the architecture of the
existing building. As such, staff believes the sign program is in compliance with
Municipal Code Section 9624.
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 concluding that approval of the
Planned Sign Program (PLN-13-00071) will not create significant adverse impacts to the area.
Staff is further concluding that the sign has been properly designed and is architecturally
compatible with the building. As such , staff is recommending that the Planning Commission
Planned Sign Program (PLN-13-00071) – 8734 Cleta St
May 15, 2013 - Page 5
approve the Planned Sign Program (PLN-13-00071) , subject to the recommended conditions of
approval.
Planned Sign Program (PLN-13-00071) – 8734 Cleta St
May 15, 2013 - Page 6
Exhibits
Loc ation
Ae rial Photograph
Planned Sign Program (PLN-13-00071) – 8734 Cleta St
May 15, 2013 - Page 7
500’ Radius
Zoning
Planned Sign Program (PLN-13-00071) – 8734 Cleta St
May 15, 2013 - Page 8
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY APPROVING A PLANNED SIGN PROGRAM (PLN-13-00071),
THEREBY APPROVING THE COLOR, SIZE, AND LOCATION OF ALL SIGNS
ON PROPERTY LOCATED AT 8734 CLETA ST, ZONED M-1 (LIGHT
MANUFACTURING).
THE PLANNING COMMISSION OF THE CITY OF DOWNEY DOES RESOLVE AS FOLLOWS:
SECTION 1
. The Planning Commission of the City of Downey does hereby find, determine
and declare that:
A. On March 27, 2013, the Applicant submitted a request for a Planned Sign Program
(PLN-13-00071), requesting approval of the color, size, and locations of signs at the
subject site; and,
B. After a comprehensive review of the application, staff deemed the Planned Sign
Program application complete on April 19, 2013; and,
C. On May 2, 2013, notice of the pending application was mailed to all property owners
within 500’ of the subject site and published in the Downey Patriot .
D. The Planning Commission held a duly noticed public hearing on May 15, 2013, and after
fully considering all oral and written testimony and facts and opinions offered at the
aforesaid public hearings, adopted this resolution, subject to conditions of approval
(Exhibit A).
SECTION 2
. The Planning Commission further finds, determines and declares the
environmental impact of the proposed development has been reviewed and has been found to be in
compliance with the California Environmental Qualit y Act (CEQA) and is categorically exempt from
CEQA, pursuant to Guideline Section No. 15301 (Class 1, Existing Facilities).
SECTION 3
. Having considered all of the oral and written evidence presented to it at said
public hearings, the Planning Commission further finds, determines and declares that:
1 The proposed signs are permitted within the zone and comply with all applicable
provisions of the Zoning Code, the General Plan, and any other applicable standards.
The subject site is located within the M-1 (Light Manufacturing) zone, which allows the
installation of a monument sign that is no more than eight feet tall and does not exceed
a 44 square feet (based on the building frontage of the subject site). The proposed sign
has a maximum height of 7’-5” and an area of 14.6 square feet, both of which are in the
allowances of the zoning code. Furthermore, Program 8.1.1.8 of the General Plan
states, “Promote good quality sign design.” I nasmuch as the proposed sign program will
allow the construction of a monument sign that will enhance the streetscape, it is
consistent with the aforementioned General Plan program.
2 The signs allowed by the Planned Sign Program are in proper proportion to the structure
or site on which it is located. There are thr ee factors that can affect the proportion of the
sign compared to the building: 1) The height of the building and the height of the sign; 2)
The separation distance between the sign and the building; and 3) Any other features
on the property that can diminish the overall appearance of the sign. In considering this
Resolution No.
Downey Planning Commission
request, the applicant has taken all three of these aspects into consideration on the sign
design. The proposed sign’s height is about half the height of the building, it is on the
opposite side of the driveway from the build ing (giving it proper separation), and the sign
is behind a 32” tall block wall, which diminishes it’s the appearance.
3 The proposed 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 existing building on the site is constructed out of unpainted split-face block
and retains a natural color. Taking this into consideration, the applicant is proposing a
monument sign that utilizes wood post and natural color luster board. With this design,
the sign materials, color, texture, size, s hape, height, and placement are compatible with
the design of the structure on 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. The propos ed Planned Sign Program allows the construction
of an un-illuminated monument sign near the front property line of the site. Existing
street lighting has sufficient luminance to make the sign readable from dusk until dawn.
5 The sign is not detrimental to the public interest, health, safety, or welfare. The
proposed planned sign program will allow the construction of a single monument sign
within a landscape planter. The sign does not block pedestrian or vehicle access to the
site, nor does it create a potential safety hazard on the site. Furthermore, the sign’s
design will enhance the streetscape in the area.
6 The sign is in compliance with Section 9624, Lighting and Design Standards. Section
9624 of the Municipal Code addresses two aspects regarding signs. The first is proper
illumination of signs. Since the sign is non-illuminated; it is in compliance with this
section of the code. The second aspect is to ensure signs are properly designed to be
architecturally compatible with the site. The proposed sign utilizes proper material and
design to make it compatible with the architecture of the existing building.
SECTION 4
. Based upon the findings set forth in Sections 1 through 3 of this Resolution,
the Planning Commission of the City of Downey hereby approves the Planned Sign Program (PLN-
13-00071), subject to conditions of approval attached hereto as Exhibit A, which are necessary to
preserve the health, safety and general welfare of the community and enable the Planning
Commission to make the findings set forth in the previous sections. The conditions are fair and
reasonable for the accomplishment of these purposes
Planned Sign Program (PLN-13-00071) – 8734 Cleta St
May 15, 2013 - Page 2
Resolution No.
Downey Planning Commission
SECTION 5
. The Secretary shall certify the adoption of this Resolution.
th
PASSED, APPROVED AND ADOPTED this 15 day of May, 2013.
Louis Morales, Chairman
City Planning Commission
I HEREBY CERTIFY that the foregoing is a true copy of a Resolution adopted by the Planning
th
Commission of the City of Downey at a regular meeting thereof, held on the 15 day of May, 2013,
by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Mary Cavanagh, Secretary
City Planning Commission
Planned Sign Program (PLN-13-00071) – 8734 Cleta St
May 15, 2013 - Page 3
Resolution No.
Downey Planning Commission
PLANNED SIGN PROGRAM (PLN-13-00071)
EXHIBIT A - CONDITIONS
PLANNING
1) The approval of this Planned Sign Program is to allow the installation of a non-
illuminated monument sign .on the subject property. Signs shall be as noted on the
plans approved by the Planning Commission on May 15, 2013. No other signs are
authorized with this approval.
2) The Owner/Applicant agrees, as a condition of approval of this resolution, to indemnify,
defend and hold harmless, at Applicant's expense, City and City's agents, officers and
employees from and against any claim, action or proceeding commenced within the time
period provided in Government Code Section 66499.37 to attack, review, set aside, void
or annul the approval of this resolution, to challenge the determination made by City
under the California Environmental Quality Act or to challenge the reasonableness,
legality or validity of any condition attached hereto. City shall promptly notify Applicant of
any such claim, action or proceeding to which City receives notice, and City will
cooperate fully with Applicant in the defense thereof. Applicant shall reimburse the City
for any court costs and attorney's fees that the City may be required to pay as a result of
any such claim, action or proceeding. City may, in its sole discretion, participate in the
defense of any such claim, action or proceeding, but such participation shall not relieve
Applicant of the obligations of this condition.
3) Approval of this Planned Sign Program shall not be construed to mean any waiver of
applicable and appropriate zoning regulations, or any Federal, State, County, and City
laws and regulations. Unless otherwise expressly specified, all other requirements of
the City of Downey Municipal Code shall apply.
4) The City Planner is authorized to make minor modifications to the approved preliminary
plans or any of the conditions, if such modifications shall achieve substantially the same
results as would strict compliance with said plans and conditions.
5) All conditions of approval set forth in this resolution shall be complied with before the
Planned Sign Program becomes valid.
6) Only a single monument sign shall be allowed on the site. The sign shall either consist
of the 60” tall single tenant sign or the 89” tall five tenant sign.
7) The applicant shall obtain all required building permits and inspections for the sign.
8) No illumination or other lighting shall be provided for the sign.
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