HomeMy WebLinkAbout1. PLN-15-00109 & PLN-15-00213 - 9515 LakewoodSTAFF REPORT
PLANNING DIVISION
DATE: NOVEMBER 18, 2015
TO: PLANNING COMMISSION
SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT
REVIEWED BY: WILLIAM E. DAVIS, CITY PLANNER
PREPARED BY: DAVID BLUMENTHAL, SENIOR PLANNER
SUBJECT: PLN-15-00213 (PLANNED SIGN PROGRAM) & PLN-15-00109
(TENTATIVE PARCEL MAP) – A REQUEST TO APPROVED THE
COLOR, SIZE, AND LOCATION OF ALL SIGNS AND TO COMBINE
THREE PARCELS INTO A SINGLE LOT FOR “DOWNEY
CROSSROADS” PROJECT
LOCATION: 9515 LAKEWOOD BLVD
ZONING: C-2 (GENERAL COMMERCIAL) AND P-B (PARKING BUFFER)
REPORT SUMMARY
The Planning Commission approved a new development project on the subject site called
“Downey Crossroads” in May 2015. As construction commences on this project, the developer
has submitted two additional land use applications for the site. As required by the project
conditions of approval, the developer has an application for Tentative Parcel Map No. 73581 in
order to combine the three existing lots into a single parcel. Additionally, the developer has
submitted a Planned Sign Program to obtain approval of the color, size, and location of all signs
on the site. Based on the analysis contained in this report, staff is recommending the Planning
Commission adopt the following titled resolutions:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY APPROVING A TENTATIVE PARCEL MAP NO. 73581 (PLN-15-
00109), THEREBY COMBINING THREE PARCELS INTO A SINGLE LOT ON
PROPERTY LOCATED AT 9515 LAKEWOOD BLVD, ZONED C-2 (GENERAL
COMMERCIAL) AND P-B (PARKING BUFFER).
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY APPROVING A PLANNED SIGN PROGRAM (PLN-15-00213),
THEREBY APPROVING THE SIZE, COLOR, AND LOCATION FOR ALL
SIGNS ON PROPERTY LOCATED AT 9515 LAKEWOOD BLVD, ZONED C-2
(GENERAL COMMERCIAL) AND P-B (PARKING BUFFER).
Agenda Page 1
9515 Lakewood Blvd – PLN-15-00109 & PLN-15-00213
November 18, 2015 - Page 2
BACKGROUND
The subject site is 3.56-acre irregular shaped lot that is located on the southwest corner of
Lakewood Blvd and Gallatin Road. The parcel frontage along Lakewood Blvd measures 451
feet and 394 feet along Gallatin Road. Vehicle and pedestrian access to the site is available
through multiple drive approaches on both Lakewood Blvd and Gallatin Rd. The property has a
General Plan Land Use Designation of General Commercial. The majority of the parcel is
zoned C-2 (General Commercial); however, a small portion on the southwest corner is zoned P-
B (Parking Buffer).
On May 20, 2015, the Planning Commission approved a new commercial development on the
site called “Downey Crossroads.” This project includes demolishing a portion of the existing
structures and adaptively reusing the remaining buildings for gym and retail uses. Additionally,
the approval allows construction of a new 3,000 square foot restaurant on the southeast corner
of the site. The approved architecture on both buildings utilizes a contemporary design, which
has the tilt-up buildings, tile veneer, large mullion patterns, and architectural blade elements that
extend above the roofline. As a condition of approval of project, the Planning Commission
required the developer to submit a Tentative Parcel Map application to combine the three
existing parcels into a single lot. This requirement ensures the new shopping center will remain
under control of a single ownership.
Rendering of Remodeled Building
Rendering of Remodeled Building
Agenda Page 2
9515 Lakewood Blvd – PLN-15-00109 & PLN-15-00213
November 18, 2015 - Page 3
Rendering of New Building
To the west of the project site are residential properties that include single and multi-family
homes. The north side of the site is bounded by Gallatin Road. Across Gallatin Road
(northwest corner of Lakewood and Gallatin) is a commercial development that includes a
restaurant and a small office building. This commercial development is surrounded by a 46-unit
townhome development. South of the project site are various commercial businesses, including
a used car sales business and offices. The west side of the project site is bounded by
Lakewood Blvd. Across Lakewood is ‘The Commons at Gallatin’ project, which involves
demolishing all of the buildings on site and constructing two new buildings to accommodate
several restaurant uses. A multitenant shopping center, “The Marketplace at Gallatin Road”,
exists on the northeast corner of Lakewood Blvd. and Gallatin Rd.
As previously noted, the Planning Commission required the applicant to combine the three
parcels into a single lot. Accordingly, on May 15, 2015 the applicant submitted a request for
Tentative Parcel Map No. 73581. This application was subsequently deemed incomplete due to
the need to correct the plans. The final version of the map was resubmitted to the City on
October 26, 2015.
Since the Planning Commission’s approval of the site layout and building architecture, staff has
been working with the developer to create a sign program that has an appropriate scale,
character, and design for the project, all while maintaining the highest visual standards for the
area. At the culmination of this lengthy design process, the applicant submitted a formal
application for the Planned Sign Program on October 28, 2015.
On October 30, 2015, staff deemed the applications complete and set them for public hearing.
Notice of the pending public hearing was published in the Downey Patriot and mailed to all
property owners within 500’ of the subject site on November 6, 2015.
DISCUSSION
The subject site is 3.56-acre lot that consists of three separate parcels. As part of the project
approval, the Planning Commission required the applicant to obtain approval of a parcel map to
combine the lots into a single parcel. Tentative Parcel Map No. 73581 will combine the three
Agenda Page 3
9515 Lakewood Blvd – PLN-15-00109 & PLN-15-00213
November 18, 2015 - Page 4
parcels and create a single lot. This action will ensure that a single ownership controls the
development.
In addition to the parcel map, the applicant has submitted a request for a sign program on the
site. Planned Sign Programs are intended to create a consistent appearance to all signs and to
ensure that they are aesthetically compatible with the building’s architecture. Additionally, they
provide guidance for future tenants on what the City allows for signage. The a pplicant’s request
is to provide wall signs for each tenant, construct a new monument sign along Lakewood Blvd,
and construct a new freestanding sign near the intersection of Lakewood Blvd and Gallatin Rd.
Wall Signs
All wall signs will be mounted above the tenant space that they serve. Tenants will be permitted
a maximum of 1.5 square feet of sign space per lineal footage of the width of the tenant space
on each frontage. The applicant is proposing two types of wall signs. The first type is the
standard type wall sign that will be mounted either to the wall, attached to the mullion via a
raceway, or to top of the metal awning for the tenant space. These wall signs will be face lit or
reverse channel letters only, with the exception of logo boxes. To ensure the logo boxes do not
become the primary sign, staff is recommending a condition of approval that limits them to a
maximum of 25% of the sign area. It should be noted that no wall signs will be permitted on the
south and west sides of the buildings, as these signs face the adjoining residential areas.
The second type of wall sign will be mounted to the architectural blades on the buildings. Like
the other wall signs, these signs will not exceed 1.5 square feet per lineal foot of the tenant
space width. However, these signs extend above the roofline of the building, which is not
permitted by the code. The ability of the Planning Commission to approve the deviation from
the Municipal Code is discussed later in this report.
Monument Sign
The applicant is proposing a six-foot tall
monument sign along the Lakewood Blvd
frontage of the property. The monument
sign will be a custom built aluminum
cabinet that is designed to match the
architecture blades on the building.
There will be a maximum of three tenant
signs mounted to the “blade” element.
On top of the tenant sign area will be the
center name. Individual tenant signs will
be aluminum faces, with routed out
letters. The Planned Sign Program will
allow the applicant to have this sign as a
single tenant or have it has a multi-tenant
sign, either of which will be 40 square
feet. There will be no monument sign
along the Gallatin frontage. The
Municipal Code allows this monument
sign to have a maximum height of eight feet and maximum sign area of 126 square feet. Since
the proposed sign complies with these requirements, no deviation is being requested.
Agenda Page 4
9515 Lakewood Blvd – PLN-15-00109 & PLN-15-00213
November 18, 2015 - Page 5
Freestanding Sign
The freestanding sign is located on the
northwest corner of the site, near the
intersection of Lakewood Blvd and Gallatin
Rd. This sign will be 20-feet tall and have an
overall sign area of 51.45 square feet. Like
the monument sign, it will utilize the
architectural blade element, with the tenant
signs attached. There will be up to five
tenant signs, which will be aluminum faces
with routed out letters. The Municipal Code
allows this freestanding sign to have a
maximum height of 24-feet and maximum
sign area of 80 square feet. Since the
proposed sign complies with these
requirements, no deviation is being
requested.
In addition to the aforementioned signs, the Planned Sign Programs provides for on-site
directional signs and the menu board for the drive-thru restaurant. These signs all comply with
the Municipal Code standards.
As previously noted, the applicant is requesting to deviate from the Municipal Code
requirements to allow the wall signs on the architectural blades to be above the roofline.
Municipal Code Section 9610.04(b) allows the Planning Commission to approve the deviations
from the strict standards of the Municipal Code through a Planned Sign Program, provided the
total allowed sign area of all signs on site is not exceeded. This deviation will not increase the
total area of signs on the site, thus is consistent with this Municipal Code section. Staff is of the
opinion that these signs complement the design of the building and provide a complete
architectural finish to the structure. As such, staff feels the Planning Commission should
approve the deviation.
It is staff’s opinion that the proposed signs will blend into the buildings architecture since they
utilize many of the same materials. Staff further feels that these signs will allow for proper brand
recognition of the tenants, while avoiding a cluttered appearance of signs.
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.
Agenda Page 5
9515 Lakewood Blvd – PLN-15-00109 & PLN-15-00213
November 18, 2015 - Page 6
FINDINGS
Tentative Parcel Map
The following five (5) findings must be adopted in order to approve the Tentative Parcel Map. A
discussion of the findings follows:
A. That the proposed map is consistent with the General Plan.
The proposed map is to accommodate a new commercial development on the site. This
map will combine three parcels into a single lot. It is a policy of the General Plan (Policy
1.1.4) to “Provide an appropriate amount of land area for people to acquire goods and
services.” By allowing the parcels to be combined, the developer will be able to
construct the new retail center, which will provide additional commercial opportunities to
those who live and work in the area. It is staff’s opinion that these uses will be
complementary to the other retail/commercial uses that are located in the vicinity of the
project site. It is also a policy of the General Plan (Policy 8.2.2) to “Promote the
upgrading of properties.” Staff is of the further opinion the proposed improvements will
not only upgrade the subject site by removing portions of the buildings that have fallen
into disrepair, but will also enhance the remaining portions of the buildings, thus
upgrading all the surrounding properties, as it will enhance the streetscape.
B. That the site is physically suitable for the type and density of development.
The subject site is an approximate 3.56-acre lot that is formerly improved with a vacated
car dealership. Approval of the map will allow an adaptive reuse of some of the
buildings to accommodate a gym, new retail opportunities, and a restaurant. The
proposed project exceeds all development standards for the zone. It is staff’s opinion
that the proposed site layout allows for proper vehicle and pedestrian movement, while
allowing for larger setbacks and more landscaping than the code requires. Staff
believes that this demonstrates that the site has adequate size and shape to allow the
full development of the proposed use in a manner not detrimental to the particular area.
C. That the design of the subdivision or type of improvements is not likely to cause
serious public health problems.
Combining the three parcels into a single lot will not alter the uses on the site, nor will it
change the overall lot size or dimensions. Staff is of the opinion that the proposed
approval does not have the capability to influence public health. Notwithstanding this,
the map does support the redevelopment of the site for a retail center. As part of the
project approval, the Planning Commission found that the development would not create
an impact to public health. Based on the previous findings and the type of map being
proposed, staff believes the map will not cause a public health problem.
D. That the design of the subdivision or the type of improvements will not conflict
with easements, acquired by the public at large, for access through or use of
property within the proposed subdivision.
The proposed map will combine three lots into one parcel. All existing easements will be
preserved in place and will not be impacted.
Agenda Page 6
9515 Lakewood Blvd – PLN-15-00109 & PLN-15-00213
November 18, 2015 - Page 7
E. That the design of the subdivision or the proposed improvements is not likely to
cause substantial environmental damage or substantially and avoidably injure
wildlife or their habitat.
The subject site was formally used as a new car dealership, with the site being improved
or paved. There are no known areas within the City that host wildlife or their habitat,
most particularly species identified as a candidate, sensitive, or special status species.
As such, it is staff’s opinion that the proposed the project will not impact wildlife
resources.
Planned Sign Program
The following 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, C-2 (General Commercial) and P-B (Parking Buffer);
however, the buildings on the site are all within the C-2 zone. 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 signs on the site and ensure
that all signs on the site are aesthetically consistent with the building’s architecture. This
will enhance the streetscape, thus it is consistent with the aforementioned General Plan
program. Furthermore, all of the signs comply with the provisions of the Zoning Code
(including the allowable deviation). 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, 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 signs are aesthetically consistent with the architecture of all the
buildings on the site. Based on this, staff believes the applicant has ensured that the
signs allowed by the Planned Sign Program are in proportion to the building.
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 buildings on the site will convey a contemporary architecture style, with the use of
the tilt-up buildings, tile veneer, large mullion patterns, and architectural blade elements.
The proposed signs are aesthetically consistent with this design. Specifically, the both
the monument and freestanding signs will use the architectural blade design with the
sign cabinet being attached, which in staff’s opinion will make these signs consistent
Agenda Page 7
9515 Lakewood Blvd – PLN-15-00109 & PLN-15-00213
November 18, 2015 - Page 8
with the building’s architectural style. The wall signs will be channel letters, which staff is
also of the opinion blends them into the architecture. 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.
All signs are internally illuminated, which minimizes any light or glare being generated
from the signs. Furthermore, the tenant signs on the monument and freestanding signs
will be aluminum cabinets with routed-out letters, which minimizes the amount of visible
light created from these signs. Staff is of the opinion that this design of the lighting for
the signs allows reasonable illumination of the signs while advoiding unnecessary light
and glare. . 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 signs do not block pedestrian or vehicle access to the site, nor do they create a
potential safety hazard on the site. Furthermore, staff is of the opinion that the design of
the signs 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 signs are internally
illuminated, 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. As noted previously in this report, it is staff’s opinion that the proposed
signs utilize proper materials and design to make them 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
Tentative Parcel Map and Planned Sign Program are consistent with the goals and intent of the
General Plan and Zoning Code. Furthermore, staff is concluding that the design of the signs is
compatible with the architectural style of the buildings. Finally, as noted above, staff believes
that all findings required for approving Tentative Parcel Map 73581 and the Planned Sign
Program can be made in a positive manner. As such, staff recommends that the Planning
Commission approve the Tentative Parcel Map (PLN-15-00109) and Planned Sign Program
(PLN-15-00214), subject to the recommended conditions of approval.
Agenda Page 8
9515 Lakewood Blvd – PLN-15-00109 & PLN-15-00213
November 18, 2015 - Page 9
EXHIBITS
A. Maps
B. Draft Resolutions
C. Tentative Parcel Map 73581
D. Planned Sign Program
Agenda Page 9
9515 Lakewood Blvd – PLN-15-00109 & PLN-15-00213
November 18, 2015 - Page 10
MAPS
Location
Aerial Photograph
Agenda Page 10
9515 Lakewood Blvd – PLN-15-00109 & PLN-15-00213
November 18, 2015 - Page 11
Zoning
Agenda Page 11
RESOLUTION NO. _________
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY APPROVING A TENTATIVE PARCEL MAP NO. 73581 (PLN-15-
00109), THEREBY COMBINING THREE PARCELS INTO A SINGLE LOT ON
PROPERTY LOCATED AT 9515 LAKEWOOD BLVD, ZONED C-2 (GENERAL
COMMERCIAL) AND P-B (PARKING BUFFER).
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 May 20, 2015, the Planning Commission approved a new commercial development
on the site called “Downey Crossroads.” This project includes an adaptive reuse of
some of the buildings on the site for a new retail center; and,
B. On May 15, 2015, the applicant submitted Tentative Parcel Map No. 73581, requesting
to combine three parcels into a single lot. This application was subsequently deemed
incomplete due to the need to correct the plans. The final version of the map was
resubmitted to the City on October 26, 2015. Accordingly, the application was deemed
complete on October 30, 2015; and
C. On November 6, 2015, notice of the pending application published in the Downey Patriot
and mailed to all property owners within 500' of the subject site; and,
D. The Planning Commission held a duly noticed public hearing on November 18, 2015,
and after fully considering all oral and written testimony and facts and opinions offered at
the aforesaid public hearing adopted this resolution.
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 regarding the Tentative Parcel Map, the Planning Commission further finds,
determines and declares that:
1. That the proposed map is consistent with the General Plan. The proposed map is to
accommodate a new commercial development on the site. This map will combine three
parcels into a single lot. It is a policy of the General Plan (Policy 1.1.4) to “Provide an
appropriate amount of land area for people to acquire goods and services.” By allowing
the parcels to be combined, the developer will be able to construct the new retail center,
which will provide additional commercial opportunities to those who live and work in the
area. These uses will be complementary to the other retail/commercial uses that are
located in the vicinity of the project site. It is also a policy of the General Plan (Policy
8.2.2) to “Promote the upgrading of properties.” The proposed improvements will not
only upgrade the subject site by removing portions of the buildings that have fallen into
Agenda Page 12
Resolution No. __________
Downey Planning Commission
9515 Lakewood Blvd – PLN-15-00109
November 18, 2015 - Page 2
disrepair, but will also enhance the remaining portions of the buildings, thus upgrading
all the surrounding properties, as it will enhance the streetscape.
2. That the site is physically suitable for the type and density of development. The subject
site is an approximate 3.56-acre lot that is formerly improved with a vacated car
dealership. Approval of the map will allow an adaptive reuse of some of the buildings to
accommodate a gym, new retail opportunities, and a restaurant. The proposed project
exceeds all development standards for the zone. The proposed site layout allows for
proper vehicle and pedestrian movement, while allowing for larger setbacks and more
landscaping than the code requires. This demonstrates that the site has adequate size
and shape to allow the full development of the proposed use in a manner not detrimental
to the particular area.
3. That the design of the subdivision or type of improvements is not likely to cause serious
public health problems. Combining the three parcels into a single lot will not alter the
uses on the site, nor will it change the overall lot size or dimensions. The proposed
approval does not have the capability to influence public health. Notwithstanding this,
the map does support the redevelopment of the site for a retail center. As part of the
project approval, the Planning Commission found that the development would not create
an impact to public health. Based on the previous findings and the type of map being
proposed, the map will not cause a public health problem.
4. That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within
the proposed subdivision. The proposed map will combine three lots into one parcel. All
existing easements will be preserved in place and will not be impacted.
5. That the design of the subdivision or the proposed improvements is not likely to cause
substantial environmental damage or substantially and avoidably injure wildlife or their
habitat. The subject site was formally used as a new car dealership, with the site being
improved or paved. There are no known areas within the City that host wildlife or their
habitat, most particularly species identified as a candidate, sensitive, or special status
species. As such, the proposed the project will not impact wildlife resources.
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 Tentative Parcel
Map No. 73581 (PLN-15-00109), 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 13
Resolution No. __________
Downey Planning Commission
9515 Lakewood Blvd – PLN-15-00109
November 18, 2015 - Page 3
SECTION 5. The Secretary shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 18th day of November, 2015.
Hector Lujan, 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 18th day of
November, 2015, by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Mary Cavanagh, Secretary
City Planning Commission
Agenda Page 14
Resolution No. __________
Downey Planning Commission
9515 Lakewood Blvd – PLN-15-00109
November 18, 2015 - Page 4
TENTATIVE PARCEL MAP 73581 (PLN-15-00109)
EXHIBIT A - CONDITIONS
PLANNING
1) This approval is for Tentative Parcel Map No. 73581 to allow three parcels to be
combined into a single lot for the “Downey Crossroads” project.
2) Approval of Tentative Parcel Map No. 73581 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 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.
PUBLIC WORKS
5) Prior to the recording of the map, the owner shall record an irrevocable offer to dedicate
eight (8’) feet for right of way purposes along the entire Lakewood Blvd frontage and a
17’ x 17’ corner cut-off right-of-way at the intersection of Lakewood and Gallatin. Prior to
recording, the Director of Public Works shall review and approve the irrevocable offer to
dedicate.
6) The owner/applicant shall submit a recorded mylar copy of the final map, a digital
AutoCAD format file (AutoCAD 2012 or later) and scanned, uncompressed TIFF images
of final map on a portable media for city’s GIS system data updates and maintenance.
7) Vehicular and pedestrian right of ingress and egress shall be recorded with the Los
Angeles County Recorder, and a copy with the Engineering Division.
8) The owner/applicant shall provide that no easements of any type be granted over any
portion of the subdivision to any agency, utility or organization (private or public), except
to the City of Downey prior to recordation of the parcel map, unless said easement is
approved by the City of Downey.
Agenda Page 15
RESOLUTION NO. _________
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY APPROVING A PLANNED SIGN PROGRAM (PLN-15-00213),
THEREBY APPROVING THE SIZE, COLOR, AND LOCATION FOR ALL
SIGNS ON PROPERTY LOCATED AT 9515 LAKEWOOD BLVD, ZONED C-2
(GENERAL COMMERCIAL) AND P-B (PARKING BUFFER).
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 May 20, 2015, the Planning Commission approved a new commercial development
on the site called “Downey Crossroads.” This project includes an adaptive reuse of
some of the buildings on the site for a new retail center; and,
B. On October 28, 2015, the applicant submitted a Planned Sign Program, requesting
approval of the color, size, and location of all signs on the subject site. The application
was deemed complete on October 30, 2015; and
C. On November 6, 2015, notice of the pending application published in the Downey Patriot
and mailed to all property owners within 500' of the subject site; and,
D. The Planning Commission held a duly noticed public hearing on November 18, 2015,
and after fully considering all oral and written testimony and facts and opinions offered at
the aforesaid public hearing adopted this resolution.
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 regarding the Planned Sign Program, 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, C-2 (General Commercial) and P-B (Parking Buffer);
however, the buildings on the site are all within the C-2 zone. 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 signs on the site and ensure that all signs on the site
are aesthetically consistent with the building’s architecture. This will enhance the
streetscape, thus it is consistent with the aforementioned General Plan program.
Furthermore, all of the signs comply with the provisions of the Zoning Code (including
the allowable deviation). 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 16
Resolution No. __________
Downey Planning Commission
9515 Lakewood Blvd – PLN-15-00213
November 18, 2015 - 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. In order to ensure the size of the wall signs are in
proportion with the building, the City must analyze the overall sign size, spacing, and any
conflicts with architectural features on the building. 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 signs are aesthetically consistent with the
architecture of all the buildings on the site. Based on this, the applicant has ensured that
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 buildings on the site will convey a contemporary architecture style, with the
use of the tilt-up buildings, tile veneer, large mullion patterns, and architectural blade
elements. The proposed signs are aesthetically consistent with this design. Specifically,
the both the monument and freestanding signs will use the architectural blade design
with the sign cabinet being attached, which will make these signs consistent with the
building’s architectural style. The wall signs will be channel letters, which also blends
them into the architecture.
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 signs are internally illuminated, which minimizes any light
or glare being generated from the signs. Furthermore, the tenant signs on the
monument and freestanding signs will be aluminum cabinets with routed out letters,
which minimizes the amount of visible light created from these signs. This design of the
lighting for the signs allows reasonable illumination of the signs while advoiding
unnecessary light and glare.
5. The sign is not detrimental to the public interest, health, safety, or welfare. The signs do
not block pedestrian or vehicle access to the site, nor do they create a potential safety
hazard on the site. Furthermore, the design of the signs will enhance the streetscape in
the area. As such, the proposed sign program will not be detrimental to the public
interest, health, safety, or welfare.
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 signs are internally illuminated, 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 signs
utilize proper materials and design to make them 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 Planned Sign
Program (PLN-15-00213), 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 17
Resolution No. __________
Downey Planning Commission
9515 Lakewood Blvd – PLN-15-00213
November 18, 2015 - Page 3
SECTION 5. The Secretary shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 18th day of November, 2015.
Hector Lujan, 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 18th day of
November, 2015, by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Mary Cavanagh, Secretary
City Planning Commission
Agenda Page 18
Resolution No. __________
Downey Planning Commission
9515 Lakewood Blvd – PLN-15-00213
November 18, 2015 - Page 4
PLANNED SIGN PROGRAM (PLN-15-00213)
EXHIBIT A - CONDITIONS
PLANNING
1) This approval is for a Planned Sign Program for the “Downey Crossroads” project.
Signs shall be as noted on the plans approved by the Planning Commission on
November 18, 2015. No other signs are authorized with this approval.
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 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.
5) All conditions of approval set forth in this resolution shall be complied with before the
Site Plan Review becomes valid.
6) Prior to the installation of the any sign, the applicant shall obtain all required building
permits for said sign. The applicant is also required to obtain all required inspections for
the signs.
7) There shall be no signs allowed on the south and west facades of the buildings.
8) All signs shall be internally illuminated.
9) Logo boxes shall not exceed 25% of the size of the wall sign.
10) The monument sign shall not have more than three tenant names and the freestanding
sign shall not have more than five tenant names.
Agenda Page 19
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