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HomeMy WebLinkAbout2. PLN-14-00148 - 12315-12321 WoodruffSTAFF REPORT PLANNING DIVISION DATE: September 3, 2014 TO: PLANNING COMMISSION FROM: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT DAVID BLUMENTHAL, SENIOR PLANNER SUBJECT: PLN-14-00148 (PLANNED SIGN PROGRAM ) – A REQUEST TO APPROVE THE COLOR, SIZE, AND LOCATION OF ALL SIGNS ON A MULTI-TENANT BUILDING LOCATION: 12315-12321 WOODRUFF AVE ZONING: M-1 (LIGHT MANUFACTURING) REPORT SUMMARY The applicant (Bernd Wannenwetsch) is proposing to add new signs to an existing multi-tenant industrial building. Inasmuch as there are more than three tenants on the site, the Municipal Code requires approval of a planned sign program prior to the installation of any signs on the property. Based on the analysis contained in this report, 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 PROGRAM (PLN-14-00148), THEREBY APPROVING THE SIZE, COLOR, AND LOCATION OF ALL SIGNS FOR PROPERTY LOCATED AT 12315-12321 WOODRUFF AVE, ZONED M-1 (LIGHT MANUFACTURING). BACKGROUND The subject site is a 1.83 acre rectangular shaped parcel that is located on the west side of Woodruff Ave, north of Imperial Hwy. The majority of the parcel is within the M-1 (Light Manufacturing) zone; however portions of the lot along the rear, south side, and front property lines are within the P-B (Parking Buffer) zone. The entire parcel has a General Plan Land Use Designation of General Manufacturing. There are a variety of land uses on the site, which include contractor’s offices and storage, a screen printing company, a truck and trailer part wholesaler, and a scaffolding company. The subject site is improved with an approximate 4,000 square foot industrial building on the easterly portion of the property. This building has a non-descriptive architectural design with stucco siding and a flat roof. To the west of this building is an approximate 5,000 square foot metal building with a gable roof. Further west is another non-descriptive building that is approximately 1,350 square feet. The remainder of the lot is used for parking and storage, Agenda Page 1 12315-12321 Woodruff Ave – PLN-14-00148 September 3, 2014 - Page 2 which is indicative of uses in the manufacturing zones. Even though the property has multiple zoning designations, all buildings on the site are within the M-1 zone. View of property from Woodruff Ave Surrounding properties include a variety of industrial uses to the north and south of the subject property. These industrial uses are within the M-1 zone and have General Plan Land Use Designation of General Manufacturing. On the west side of the subject site is Gauldin Elementary School, which is within the R-1 (Single Family Residential) zone and has a General Plan Land Use Designation of School. The east side of the site is bounded by Woodruff Avenue. The opposite side of the street contains an industrial building (zoned M-1 and General Plan of General Manufacturing) and Columbus High School (zoned R-1 and General Plan of School). On June 24, 2014, the applicant submitted a request for a Planned Sign Program, to approve the color, size, and location of all singes on the site. Staff deemed the application incomplete due to an inconsistency with work on the project site. This issue was cleared up by the property owner, as such, on August 6, 2014, Staff deemed the application complete. On August 21, 2014, notice of the pending public hearing was published in the Downey Patriot. Additionally, the notice was mailed to all property owners within 500’ of the subject site. DISCUSSION The only signs that exist on the site have been installed without permits and need to be removed. The applicant is proposing the Planned Sign Program to allow the tenants to install signs, thus making it easier to allow customers to find the businesses. Planned Sign Programs are intended to establish uniform criteria for all signs on site and to ensure that the signs complement the building’s architecture. Agenda Page 2 12315-12321 Woodruff Ave – PLN-14-00148 September 3, 2014 - Page 3 As proposed, the property owner will install four 25 square foot sign cabinets on the eastern façade of the building. There will be one cabinet sign per tenant in this building, with each sign being centered above the tenant space door. The cabinets will be fabricated with an aluminum frame that is painted black. The sign area will be on a vinyl face. All signs will be non- illuminated. Front Elevation of Building The Municipal Code allows for a maximum wall sign size of 1.5 square feet for each lineal foot of tenant space. The tenants located at 12315 & 12317 Woodruff have a frontage of 24’, thus allowing a maximum sign of 36 square feet. The tenants at 12319 & 12321 Woodruff have a frontage of 28’, thus allowing a maximum sign of 42 square feet. As previously noted, the each sign will be 25 square feet, which will be within the Municipal Code allowances. The property owner is not proposing any additional signage on the site. Once the owner installs the sign cabinets, the tenants will be allowed insert their sign face. The Planned Sign Program specifies that the tenants may use their established logo and business name. Additionally, they may have a sub-line that states the products/services they provide. The sign copy area may not exceed 75% of the background and the logos and sub-lines may not individually exceed 25% of the copy area. Example of Sign Area The key concern with wall signs is how they will affect the appearance of the building’s architecture. This is to say the architecture of the building needs to be taken into consideration with the sign design. In this case, the building has a non-descriptive architecture, with no prominent features or architectural style. It is staff’s opinion that the use of sign cabinets will not Agenda Page 3 12315-12321 Woodruff Ave – PLN-14-00148 September 3, 2014 - Page 4 have an impact (positive or negative) to the aesthetics of the building. Furthermore, staff believes that the sign cabinets will provide uniformity among the signs on the building. 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 9610.06, there are six (6) findings that must be adopted prior to the Planning Commission approving the Planned Sign Program. 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 dual zoned M-1 (Light Manufacturing) and P-B (Parking Buffer); however, the buildings on the site are all within the M-1 zone. The maximum allowable size of wall signs is 1.5 square feet for each lineal foot of tenant space frontage. The smallest tenant space in the building has a 24’ wide frontage, which would allow them to have a 36 square foot wall sign. The proposal is to install 25 square foot signs, which is below the code allowance. 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 for uniformity among the wall signs, which 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, and 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. In order to ensure the size of the wall signs are in proportion with the building, in Staff’s opinion, the City must analyze the overall sign size, spacing, and any conflicts with architectural features on the building. Staff believes that the applicant has minimized the size of the signs and has provided proper spacing between the signs to avoid a massive appearance of signs. Furthermore, the façade in which the signs will be installed has no prominent architectural features or articulation, thus the signs will not create a conflict with the building style. Based on this, staff believes the applicant has ensured that the signs allowed by the Planned Sign Program are in proportion to the building. Agenda Page 4 12315-12321 Woodruff Ave – PLN-14-00148 September 3, 2014 - Page 5 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 proposed wall signs are cabinet signs that are mounted to the front (east) façade of the building. Although the sign cabinets are simplistic in design, it is staff’s opinion that they match the building. Specifically, the building façade is flat and lacks any type of architectural style or features. The proposed sign cabinets will not have an impact (positive or negative) to the aesthetics of the building; however, they will provide uniformity among the signs on the building. Accordingly, staff believes 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 installation of non-illuminated wall signs. 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 installation of non-illuminated wall signs. The signs do 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 report, 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 application. CONCLUSION Based on the analysis contained within this report, staff is concluding that the proposed Planned Sign Program is consistent with the goals and intent of the General Plan and Zoning Code. Furthermore, staff is concluding that the proposed signs are consistent with the building’s Agenda Page 5 12315-12321 Woodruff Ave – PLN-14-00148 September 3, 2014 - Page 6 architectural style. Finally, as noted above, staff believes that all six findings required approving a Planned Sign Program can be made in a positive manner. As such, staff is recommending that the Planning Commission approve the Planned Sign Program (PLN-14-00148), subject to the recommended conditions of approval. EXHIBITS A. Maps B. Draft Resolution C. Planned Sign Program Agenda Page 6 12315-12321 Woodruff Ave – PLN-14-00148 September 3, 2014 - Page 7 MAPS Location Aerial Photograph Agenda Page 7 12315-12321 Woodruff Ave – PLN-14-00148 September 3, 2014 - Page 8 Zoning Agenda Page 8 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING A PLANNED SIGN PROGRAM (PLN-14-00148), THEREBY APPROVING THE SIZE, COLOR, AND LOCATION OF ALL SIGNS FOR PROPERTY LOCATED AT 12315-12321 WOODRUFF AVE, 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 June 24, 2014, the Applicant submitted a request for a Planned Sign Program (PLN-14-00148), requesting approval of the color, size, and locations of signs at the subject site. This application was deemed incomplete due to a inconsistency with work on the project site; and, B. On August 6, 2014, all site issues were cleared up, thus staff deemed the Planned Sign Program application complete; and, C. On August 21, 2014, 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 September 3, 2014, 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 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: 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 dual zoned M-1 (Light Manufacturing) and P-B (Parking Buffer); however, the buildings on the site are all within the M-1 zone. The maximum allowable size of wall signs is 1.5 square feet for each lineal foot of tenant space frontage. The smallest tenant space in the building has a 24’ wide frontage, which would allow them to have a 36 square foot wall sign. The proposal is to install 25 square foot signs, which is below the code allowance. Furthermore, Program 8.1.1.8 of the General Plan states, “Promote good quality sign design. The proposed sign program will allow for uniformity among the wall signs, which will enhance the streetscape, thus it is consistent with the aforementioned General Plan program. . Accordingly, the proposed sign program will allow signs that are permitted in the zone, comply with the provisions of the Zoning Code, and are consistent with the General Plan and all other applicable standards. Agenda Page 9 Resolution No. Downey Planning Commission 12315-12321 Woodruff Ave – PLN-14-00148 September 3, 2014 - Page 2 2 The signs allowed by the Planned Sign Program are in proper proportion to the structure or site on which it is located. The applicant has minimized the size of the signs and has provided proper spacing between the signs to avoid a massive appearance of signs. Furthermore, the façade in which the signs will be installed has no prominent architectural features or articulation, thus the signs will not create a conflict with the building style. Based on this, the signs allowed by the Planned Sign Program are in proportion to the building. 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 proposed wall signs are cabinet signs that are mounted to the front (east) façade of the building. Although the sign cabinets are simplistic in design they match the building. Specifically, the building façade is flat and lacks any type of architectural style or features. The proposed sign cabinets will not have an impact (positive or negative) to the aesthetics of the building; however, they will provide uniformity among the signs on the building. 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 proposed Planned Sign Program allows the installation of non-illuminated wall signs. Existing street lighting has sufficient luminance to make the sign readable from dusk until dawn. As such, the lowest reasonable level of illumination is being used for the sign. 5 The sign is not detrimental to the public interest, health, safety, or welfare. The proposed planned sign program will allow the installation of non-illuminated wall signs. The signs do not block pedestrian or vehicle access to the site, nor does it create a potential safety hazard on the site. 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 signs are non-illuminated; therefore they are 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. 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-14-00148), 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 Agenda Page 10 Resolution No. Downey Planning Commission 12315-12321 Woodruff Ave – PLN-14-00148 September 3, 2014 - Page 3 SECTION 5. The Secretary shall certify the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this 3rd day of September, 2014. Robert Keifer, 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 3rd day of September, 2014, by the following vote, to wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Mary Cavanagh, Secretary City Planning Commission Agenda Page 11 Resolution No. Downey Planning Commission 12315-12321 Woodruff Ave – PLN-14-00148 September 3, 2014 - Page 4 PLANNED SIGN PROGRAM (PLN-14-00148) EXHIBIT A - CONDITIONS PLANNING 1) The approval of this Planned Sign Program is to allow the installation of a non- illuminated wall signs on the subject property. Signs shall be as noted on the plans approved by the Planning Commission on September 3, 2014. 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) The applicant shall obtain all required building permits and inspections for the signs. 7) No illumination or other lighting shall be provided for the signs. 8) All unpermitted signs shall be removed from the building within 30-days of the approval of this Planned Sign Program. Agenda Page 12 Agenda Page 13 Agenda Page 14 Agenda Page 15 Agenda Page 16 Agenda Page 17 Agenda Page 18 Agenda Page 19 Agenda Page 20 Agenda Page 21 Agenda Page 22 Agenda Page 23