HomeMy WebLinkAbout1. PLN-13-00137 - 8818-32 Imperial & 12623-39 Lakewood
STAFF REPORT
PLANNING DIVISION
CITY OF DOWNEY, CALIFORNIA
DATE: AUGUST 7, 2013
TO: PLANNING COMMISSION
FROM: BRIAN SAEKI, DIRECTOR OF COMMUNITY DEVELOPMENT
KEVIN NGUYEN, ASSISTANT PLANNER
SUBJECT: PLN-13-00137 (SIGN PROGRAM), A REQUEST TO APPROVE THE SIZE,
LOCATION AND APPEARANCE OF THE SIGNS WITHIN A MULTI-TENANT
COMMERCIAL SHOPPING CENTER, ZONED C-2 (GENERAL COMMERCIAL)
LOCATION: 8818-8832 IMPERIAL HIGHWAY & 12623-12639 LAKEWOOD BOULEVARD
ZONING: C-2 (GENERAL COMMERCIAL)
REPORT SUMMARY
The proposed Land Use Permit Application (PLN-13-00137) is a request from the owner of the
property, to approve a planned sign program regarding the size, location, and appearance of the
signs to be installed at the existing commercial center. The subject site is developed with three (3)
freestanding buildings that are located on the southwest corner of Lakewood Boulevard and
Imperial Highway. Based on the analysis contained within this report, staff feels that all required
findings to approve the planned sign program 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 PLN-13-00137, REGARDING A PLANNED SIGN
PROGRAM TO REGULATE THE SIZE, LOCATION AND APPEARANCE OF
THE SIGNS WITHIN A MULTI-TENANT COMMERCIAL CENTER AT 8818-8832
IMPERIAL HIGHWAY & 12623-12639 LAKEWOOD BOULEVARD, AND ZONED
C-2 (GENERAL COMMERCIAL)
BACKGROUND
The subject site is a 68,000 square foot parcel that is located on the southwest corner of
Imperial Highway and Lakewood Boulevard. The site is zoned C-2 (General Commercial) with a
General Plan Land Use Designation of “General Commercial”. The site is currently improved with
three (3) multi-tenant commercial buildings, which include a restaurant, a bar, personal services,
and retail uses. Customer parking is on the north side of the site and between buildings.
The surrounding businesses include various retail stores, personal services, and a restaurant to
the north of the subject site. To the east of the subject site is a service station (Mobile). The
west side of the project site is currently being developed with retail uses and personal services.
Finally, the south side of the site is improved with residential buildings (condominiums).
Planned Sign Program (PLN-13-00137)
August 7, 2013 - Page 2
On June 4, 2013, Ms. Erica Marin, a representative for the property owner, submitted a Land Use
Permit Application for PLN-13-00137 (Planned Sign Program), requesting approval of the size,
location, and appearance of the signs within the existing commercial center. Ms. Marin submitted
a Planning Application to comply with Section 9610.04 of the Downey Municipal Code, which
requires the 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.
After a careful review of the proposal, staff deemed the application complete on July 3, 2013. On
July 25, 2013, 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.
Site Aerial Photograph
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”. Also, Table 9.6.8 stipulates that the maximum sign area for wall
signs per tenant space shall not exceed 1.5 square feet per lineal foot of tenant’s frontage”.
Signs in the shopping center currently consist of cabinet wall signs and channel letter wall signs.
The applicant has recently installed a new wall sign for “the Wet bar” business at the larger
building. Note that this building currently has existing channel letter wall sign for the Karate studio.
(See attached site plan). The applicant does not request a monument sign or freestanding sign
under this application. Following is a discussion of the wall signs:
Wall Signs – The proposed channel letter signs will have a maximum size of 1.5 square
feet per lineal foot of building frontage. For corner units, 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 channel letter sign for Building No. 1
is three (3) feet, except for Buildings No. 2 and No. 3, which have heights of 2.5 feet and 3
feet. In addition, the maximum copy area cannot exceed more than 75% of the cabinet
sign area.
Planned Sign Program (PLN-13-00137)
August 7, 2013 - Page 3
Hanging Signs for Building 1 – All tenants that are locating in this building will have hanging
signs. Each sign measures two (2) feet wide by one (1) foot high and sign will be mounted
beneath the stucco overhang, in front of each tenant space. The individual tenant hanging
signs will consist of acrylic plastic material with aluminum or iron brackets.
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 below summarizes the proposed sign area per tenant sign:
Sign Table
Wall Sign* Maximum allowable Existing sign area Proposed sign area
Building No. 1
• Karate school
• Wet Bar
• Barber school
• Vacant
• Vacant
58’ x 2.25 = 131 sq. ft.
60’ x 2.25 = 136 sq. ft.
20’ x 2.25 = 45 sq. ft.
23’ x 2.25 = 52 sq. ft.
20’ x 2.25 = 45 sq. ft.
3’ x 18’ = 54 sq. ft.
3’ x 30’ = 90 sq. ft.
3’ x 14’ = 42 sq. ft.
None
None
None
3’ x 18’ = 54 sq. ft.
1’ x 2’ hanging sign
3’ x 30’ = 90 sq. ft.
3’ x 14’ secondary
1’ x 2’ hanging sign
3’ x 10’ = 30 sq. ft.
1’ x 2’ hanging sign
3’ x 11’ = 33 sq. ft.
1’ x 2’ hanging sign
3’ x 10’ = 30 sq. ft.
1’ x 2’ hanging sign
Building No. 2
• Vacant
• Donut shop
• Barber shop
• Vacant
25’ x 2.25 = 56 sq. ft.
30’ x 2.25 = 68 sq. ft.
16’ x 2.25 = 36 sq. ft.
49’ x 2.25 = 111 sq. ft.
3’ x 10’ cabinet sign
3’ x 10’ cabinet sign
3’ x 12’ secondary
None
3’ x 10’ cabinet sign
2’ x 4’ secondary
2’ x 8’ third at rear
3’ x 12’ = 36 sq. ft.
3’ x 6’ secondary rear
3’ x 15’ = 45 sq. ft.
2.5’ x 8’ secondary
3’ x 8’ = 24 sq. ft.
2’ x 6’ secondary
3’ x 20’ = 60 sq. ft.
3’ x 10’ secondary
2.5’ x 8’ third
Building No. 3
• Restaurant 40’ x 2.25 = 90 sq. ft.
(for all signs within this
building)
Note that secondary, third
and fourth wall signs can
be a maximum of ½ the
permitted area of the
primary wall sign
2.5’ x 12’ primary
2.5’ x 12’ secondary
2’ x 6’ third
2.5’ x 12’ fourth
2.5’ x 12’ primary
2.5’ x 8’ secondary
2.5’ x 8’ third
2.5’ x 8’ fourth
* Maximum sign area for wall signs (per tenant): 1.5 square feet per lineal foot of tenant frontage
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.
Planned Sign Program (PLN-13-00137)
August 7, 2013 - Page 4
ENVIRONMENTAL ANALYSIS
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.
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 property is located within the C-2 zone (General Commercial),
which permits wall signs, freestanding signs, and monument signs. Downey Municipal
Code Section 9610.04 stipulates that a Planned Sign Program is required for any site
having three (3) or more nonresidential tenants. The Planning Commission is required to
approve the planned sign program before any sign permit is issued. 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.
2. The sign is in proper proportion to the structure or site on which it is located.
The proposed wall and hanging signs will be in proper proportion to the building façade
of the center. The design of new sign will compliment the architecture of the existing
businesses.
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.
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.
Planned Sign Program (PLN-13-00137)
August 7, 2013 - Page 5
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
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, 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-13-00137 (Planned Sign Program), subject to the conditions of
approval.
Planned Sign Program (PLN-13-00137)
August 7, 2013 - Page 6
Exhibits
Location
Aerial Photograph
Planned Sign Program (PLN-13-00137)
August 7, 2013 - Page 7
500’ Radius Map
Zoning Map
Subject Property
Subject Property
RESOLUTION NO. 13-____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
APPROVING PLN-13-00137, REGARDING A PLANNED SIGN PROGRAM TO
REGULATE THE SIZE, LOCATION AND APPEARANCE OF THE SIGNS WITHIN A
MULTI-TENANT COMMERCIAL CENTER AT 8818-8832 IMPERIAL HIGHWAY &
12623-12639 LAKEWOOD BOULEVARD, AND ZONED C-2 (GENERAL
COMMERCIAL)
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. An application was filed by Ms. Erica Marin, (authorized agent for the property
owner, and hereinafter referred to as “Applicant"), requesting approval of PLN-
13-00137 (Planned Sign Program), for the size, location and appearance of the
signs within the existing multi-tenant commercial property.
B. On July 25, 2013, 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; and,
C. The Planning Commission held a duly noticed public hearing on August 7, 2013
and after fully considering all oral and written testimony and facts and opinions
offered at aforesaid public hearings, adopted Resolution No. 13-____, 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
comply with the California Environmental Quality 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:
A. 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 property is located within the C-2 zone (General
Commercial), which permits wall signs, freestanding signs, and monument signs.
Downey Municipal Code Section 9610.04 stipulates that a Planned Sign Program
is required for any site having three (3) or more nonresidential tenants. The
Planning Commission is required to approve the planned sign program before
any sign permit is issued. 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.
B. The sign is in proper proportion to the structure or site on which it is
located.
The proposed wall and hanging signs will be in proper proportion to the building
façade of the center. The design of new sign will compliment the architecture of
the existing businesses.
Resolution No. 13-____
Downey Planning Commission
PLN-13-00137 (Planned Sign Program)
August 7, 2013 - Page 2
C. 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.
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.
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.
E. 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.
F. 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.
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 PLN-13-00137
(Planned Sign Program), 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
SECTION 5. The Secretary shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 7th day of August, 2013
Louis Morales, Chairman
City Planning Commission
I HEREBY CERTIFY that the foregoing is a true copy of a Resolution adopted by the Planning
Commission of the City of Downey at a regular meeting thereof held on the 7th day of August,
2013 by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
Mary Cavanagh, Secretary
City Planning Commission
Resolution No. 13-____
Downey Planning Commission
PLN-13-00137 (Planned Sign Program)
August 7, 2013 - Page 3
PLN-13-00137 (PLANNED SIGN PROGRAM)
EXHIBIT A - CONDITIONS
1) The approval of PLN-13-00137 (Planned Sign Program) approves the location, color,
and size of all wall and hanging signs for a multi-tenant commercial center 8818-8832
Imperial Highway & 12623-12639 Lakewood Boulevard.
2) 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.
3) 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.
4) The applicant/owner shall comply with all conditions of approval of PLN-13-00137 before
the Planned Sign Program becomes valid.
5) Prior to the issuance of any building permit for a sign, said sign shall comply with this
Planned Sign Program, with exception of window signs and non-permit signs, which
shall comply with the requirements of the Downey Municipal Code.
6) 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.
7) 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.
H:\Community Development\Nguyen\CASES\Sign Program\8818-32 Imperial, 12623-39 Lakewood (gonsalves)\PLN-13-00137
Reso.doc