HomeMy WebLinkAbout3. PLN-14-00153 - 9050 TelegraphSTAFF REPORT
PLANNING DIVISION
DATE: SEPTEMBER 3, 2014
TO: PLANNING COMMISSION
FROM: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT
KEVIN NGUYEN, ASSISTANT PLANNER
SUBJECT: PLN-14-00153 (PLANNED SIGN PROGRAM ) - A REQUEST TO APPROVE
THE SIZE, LOCATION AND APPEARANCE OF THE SIGNS WITHIN AN
EXISTING MULTI-TENANT COMMERCIAL BUILDING, ZONED C-2
(GENERAL COMMERCIAL)
LOCATION: 9050 TELEGRAPH ROAD
ZONING: C-2 (GENERAL COMMERCIAL)
REPORT SUMMARY
The proposed Land Use Permit Application (PLN-14-00153) is a request from the property
owner, to approve a planned sign program regarding the size, location, and appearance of the
signs to be installed at the existing commercial building. The subject site is developed with a
two-story commercial building that is located on the south side of Telegraph Road, east of
Lakewood Boulevard. 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-14-00153, REGARDING A PLANNED SIGN PROGRAM TO
REGULATE THE SIZE, LOCATION AND APPEARANCE OF THE WALL SIGNS
WITHIN AN EXISTING MULTI-TENANT COMMERCIAL BUILDING AT 9050
TELEGRAPH ROAD, AND ZONED C-2 (GENERAL COMMERCIAL)
BACKGROUND
The subject property is located on the south side of Telegraph Road, between Lindell Avenue
and Arrington Avenue. The site consists of 25,400 square feet of land, with 142 feet of street
frontage along Telegraph Road. It is zoned C-2 (General Commercial) with a General Plan
Land Use Designation of “Neighborhood Commercial”. The subject site is developed with a
5,792 square foot two-story office building with parking spaces to the north, south, and west
sides of the building.
The surrounding properties include commercial developments in the City of Pico Rivera north of
the site (across Telegraph Rd). The south side of the project site is developed with a church.
Retail and office buildings exist to the west and east sides of the project site.
Agenda Page 1
PLN-14-00153 – 9050 Telegraph Rd
September 3, 2014 - Page 2
On July 2, 2014, the property owner, Mr. David Albaum, submitted a Land Use Permit
Application for PLN-14-00153 (Planned Sign Program), requesting approval of the size,
location, and appearance of the signs within his existing commercial building. Mr. Albaum
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 August 13,
2014. On August 21, 2014, 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
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”.
Under the proposed sign program, the applicant plans to use the existing raised stucco borders
which were designed and built directly above each tenant space to house the new wall signs.
Note that this building façade has recently been remodeled and therefore, it has no wall signs,
except for the temporary banners (See photo below). It is important to note that a monument
sign is also permitted at the subject site but the applicant chooses not to propose one under this
application. Following is a discussion of the wall signs:
Wall Signs – The proposed non-illuminated letter signs will have a maximum size of 1.5
square feet per lineal foot of building frontage. All wall sign consists of individual PVC
(poly vinyl chloride) 1/2” cut-out letters at various sizes, which will be attached to the sign
niches, within raised stucco borders (2’-8” x 8’-6”). The maximum allowable height of the
individual letter sign is 16 inches. Letters will be mounted on stucco surface using silicon
adhesive. All letter signs will be painted in “Dark Brown” color. At ½” thick, the individual
PVC cut-out letters will be custom cut from the sheet material to provide a better depth
and beautifully smooth surfaces. Foam material will not be used for the proposed letter
signs. Also, under the sign code, supplemental sign copy and/or logo may comprise up to
25 percent of the copy area for each tenant space wall sign.
Agenda Page 2
PLN-14-00153 – 9050 Telegraph Rd
September 3, 2014 - Page 3
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 or exemption. In addition to the wall signs
mounted on the building, the applicant proposes an individual letter wall sign that would identify
the name of the building “Plaza Hermosa”. This identification sign will not be calculated toward
the maximum allowable sign area for the building. Overall, staff is satisfied with the look of the
proposed wall signs. The Table below summarizes the proposed sign area per tenant sign:
Wall Sign Maximum allowable Proposed sign area
Suite 101 & 201 - Esencia Salon Spa
Suite 102 - Magroval Income Tax
Suite 103 - Cosmetica Latina School
(business on second floor)
Suite 104 - Camacho Jewelry store
Suite 105 - Vacant
35’ x 1.5 = 52.5 sq. ft.
30 sq. ft. (business entrance
not fronting street or parking)
30 sq. ft. (business entrance
not fronting street or parking)
19’ x 1.5 = 28.5 sq. ft.
19’ x 1.5 = 28.5 sq. ft.
2’-8” x 8’-6” = 22.6 sq. ft.
2’-8” x 8’-6” = 22.6 sq. ft.
2’-8” x 9’-6” = 25.3 sq. ft.
2’-8” x 8’-6” = 22.6 sq. ft.
2’-8” x 8’-6” = 22.6 sq. ft.
Total Sign Area 202.5 sq. ft. 115.7 sq. ft.
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.
Agenda Page 3
PLN-14-00153 – 9050 Telegraph Rd
September 3, 2014 - Page 4
2. The sign is in proper proportion to the structure or site on which it is located.
The proposed wall signs will be in proper proportion to the building façade of the center.
They consist of non-illuminated PVC cut-out letter material, color shall be in “Dark
Brown”, and all tenants shall use “Caxton” fonts. All letter signs are restricted to the
niches within raised stucco borders at 2’-8” tall. The design of new sign will complement
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, the proposed wall signs shall have PVC cut-out letter
material, color shall be in “Dark Brown”, and all tenants shall use “Caxton” fonts. All
letter signs are restricted to the niches within raised stucco borders. Thus, all letters,
color, size, height, and placement will be compatible with the design of 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.
All of the cut-out letter signs are non-illuminated which will be attached to the designated
sign area. The City Planner has reviewed both the color (Dark Brown) and material (1/2”
PVC Sentra) 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.
The raised stucco borders have been designed and built to accommodate the placement
of the letters within the sign niches. In addition, the proposed non-illuminated signs will
not produce glare. They are individual letters affixed safely to the building using silicon
adhesive. Therefore, 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 proposed PVC cut-out letters on the building are non-illuminated and are set a
sufficient height and location to comply with Downey Municipal Code Section 9624. At
½” thick, PVC cut-out letters will be custom cut from the sheet material to provide a
better depth and beautifully smooth surfaces.
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-14-00153 (Planned Sign Program),
subject to the conditions of approval.
Agenda Page 4
PLN-14-00153 – 9050 Telegraph Rd
September 3, 2014 - Page 5
Exhibits
Project Location
Aerial Photograph
SUBJECT
PROPERTY
Agenda Page 5
PLN-14-00153 – 9050 Telegraph Rd
September 3, 2014 - Page 6
Zoning Map
500’ Radius Map
SUBJECT
PROPERTY
SUBJECT
PROPERTY
Agenda Page 6
RESOLUTION NO. 14-____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
APPROVING PLN-14-00153, REGARDING A PLANNED SIGN PROGRAM TO
REGULATE THE SIZE, LOCATION AND APPEARANCE OF THE WALL SIGNS
WITHIN AN EXISTING MULTI-TENANT COMMERCIAL BUILDING AT 9050
TELEGRAPH ROAD, 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 Mr. David Albaum, (property owner, and hereinafter
referred to as “Applicant"), requesting approval of PLN-14-00153 (Planned Sign
Program), for the size, location and appearance of the signs within the existing
multi-tenant commercial property.
B. On August 21, 2014, 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 September 3,
2014 and after fully considering all oral and written testimony and facts and
opinions offered at aforesaid public hearings, adopted Resolution No. 14-____,
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 signs will be in proper proportion to the building façade of the
center. They consist of non-illuminated PVC cut-out letter material, color shall be
in “Dark Brown”, and all tenants shall use “Caxton” fonts. All letter signs are
Agenda Page 7
Resolution No. 14-____
Downey Planning Commission
PLN-14-00153 (Planned Sign Program)
September 3, 2014 - Page 2
restricted to the niches within raised stucco borders at 2’-8” tall. The design of
new sign will complement the architecture of the existing businesses.
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, the proposed wall signs shall have PVC cut-out
letter material, color shall be in “Dark Brown”, and all tenants shall use “Caxton”
fonts. All letter signs are restricted to the niches within raised stucco borders.
Thus, all letters, color, size, height, and placement will be compatible with the
design of the building.
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 cut-out letter signs are non-illuminated which will be attached to the
designated sign area. The City Planner has reviewed both the color (Dark
Brown) and material (1/2” PVC Sentra) 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.
The raised stucco borders have been designed and built to accommodate the
placement of the letters within the sign niches. In addition, the proposed non-
illuminated signs will not produce glare. They are individual letters affixed safely
to the building using silicon adhesive. Therefore, 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 proposed PVC cut-out letters on the building are non-illuminated and are set a
sufficient height and location to comply with Downey Municipal Code Section
9624. At ½” thick, PVC cut-out letters will be custom cut from the sheet material
to provide a better depth and beautifully smooth surfaces.
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-14-00153
(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 3rd day of September, 2014
Robert Keifer, Chairman
City Planning Commission
Agenda Page 8
Resolution No. 14-____
Downey Planning Commission
PLN-14-00153 (Planned Sign Program)
September 3, 2014 - Page 3
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:
Mary Cavanagh, Secretary
City Planning Commission
Agenda Page 9
Resolution No. 14-____
Downey Planning Commission
PLN-14-00153 (Planned Sign Program)
September 3, 2014 - Page 4
PLN-14-00153 (PLANNED SIGN PROGRAM)
EXHIBIT A - CONDITIONS
1) The approval of PLN-14-00153 (Planned Sign Program) approves the location, color,
and size of all wall signs for a multi-tenant commercial building at 9050 Telegraph Road.
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-14-00153 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.
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