HomeMy WebLinkAbout2. PLN-15-00214 - 9516 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-15-00214 (PLANNED SIGN PROGRAM) – A REQUEST TO
APPROVED THE COLOR, SIZE, AND LOCATION OF ALL SIGNS FOR
“THE COMMONS AT GALLATIN ROAD” PROJECT
LOCATION: 9516 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 “The
Commons at Gallatin Road” in May 2015. As construction is ready to begin on the new
buildings, the developer has submitted a Planned Sign Program to obtain approval of the color,
size, and location of all signs on the site. The proposal includes allowing wall signs, a
monument sign, a freestanding sign, and directional signs. 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-15-00214),
THEREBY APPROVING THE SIZE, COLOR, AND LOCATION FOR ALL
SIGNS ON PROPERTY LOCATED AT 9516 LAKEWOOD BLVD, ZONED C-2
(GENERAL COMMERCIAL) AND P-B (PARKING BUFFER).
BACKGROUND
The subject site is 3.53-acre rectangular-shaped parcel that is located on the southeast corner
of Lakewood Blvd and Gallatin Road. The parcel has a 489-foot frontage along Lakewood Blvd
and a 160-foot frontage 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, the eastern 20’ and southern 60’ of the
parcel are zoned P-B (Parking Buffer).
Agenda Page 1
9516 Lakewood Blvd – PLN-15-00214
November 18, 2015 - Page 2
On May 20, 2015, the Planning Commission approved a new commercial development on the
site called “The Commons at Gallatin Road.” This project includes demolishing all of the
existing structures and constructing two new restaurant buildings. In addition to the buildings,
the approval allows outdoor dining and a drive-thru for one of the tenants. The approved
architecture on both buildings utilizes a traditional design, with contemporary elements
incorporated.
Rendering of ‘Building A’
Rendering of ‘Building B’
Surrounding properties include a single-family residential neighborhood to the east and south
sides of the project site. “The Marketplace at Gallatin Road”, a multitenant shopping center,
exists across Gallatin Road to the north. The west side of the project site is bounded by
Lakewood Blvd. Across Lakewood is the “Downey Crossroads” project, which involves
demolishing more than half of the existing buildings and conducting a façade and interior
renovation to prepare for future retail uses. Furthermore, a new 3,000 square foot drive-thru
restaurant will be constructed on the southeast corner of the site. Finally on the northwest
corner of Lakewood Blvd. and Gallatin Rd. is a commercial development that includes a
restaurant and a small office building. This commercial development is surrounded by a 46-unit
townhome development.
Agenda Page 2
9516 Lakewood Blvd – PLN-15-00214
November 18, 2015 - Page 3
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 application complete and set the matter 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
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 applicant’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. Signs will be mounted either to the wall or on top of the metal awning for the
tenant space. 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 east sides of Building A, as these signs
face the adjoining residential areas.
Pursuant to the requirements of the Municipal Code, the maximum allowable area for primary
wall signs is 1.5 times the width of the tenant space. Secondary and tertiary walls signs are
allowed to be 0.75 times the width of the tenant space. The applicant is proposing all of the wall
signs be allowed at the 1.5 times the tenant space width. The ability of the Planning
Commission to approve this deviation
from the Municipal Code is discussed
later in this report.
Monument Sign
The applicant is proposing an eight-foot
tall monument sign along the Lakewood
Blvd frontage of the property. Although
permitted by the code, the applicant is
not proposing a second monument sign
along the Gallatin frontage. The
monument sign will have a stone column
that matches stone veneer used on the
buildings. Tenant signs will appear to
hang from a metal cladding that matches
the metal awnings on the building. The
center name will be placed on the top of
Agenda Page 3
9516 Lakewood Blvd – PLN-15-00214
November 18, 2015 - Page 4
the metal cladding. Individual tenant signs will be aluminum cabinets, 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. The monument sign will be 36.63 square feet as a multi-tenant sign
and 37.71 square feet as a single tenant sign. The Municipal Code allows this monument sign
to have a maximum height of eight feet and maximum sign area of 93 square feet. Since the
proposed sign complies with these requirements, no deviation is being requested.
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 15-feet tall and have an
overall sign area of 30.25 square feet. Like
the monument sign, it will have a stone
column with the tenant signs appearing to
hang off a metal cladding. There will be up
to four tenant signs, which will be aluminum
cabinets 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 Program provides for on-site
directions 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 maximum size of the wall
signs. 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. Based on the building
size, the proposed deviation increases the total size of the wall signs by approximately 80
square feet. Notwithstanding this, if the applicant were to maximize the size of the monument
and freestanding signs they would have an additional 105 square feet of sign area. As such,
the size of the additional wall signs is less than the maximum allowed by the code.
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
Agenda Page 4
9516 Lakewood Blvd – PLN-15-00214
November 18, 2015 - Page 5
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 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, 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 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 traditional architecture style, with the use of
stucco, metal awnings, and stone veneer. The proposed signs are aesthetically
consistent with this design. Specifically, the monument and freestanding signs will use a
stone column with the signs appearing to hang off a metal cladding that matches the
metal awnings on site. The wall signs will be channel letters, which staff is 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.
Agenda Page 5
9516 Lakewood Blvd – PLN-15-00214
November 18, 2015 - Page 6
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 a 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 Planned
Sign Program is 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 the Planned Sign Program can be made in a positive manner. As such, staff
recommends that the Planning Commission approve the Planned Sign Program (PLN-15-
00214), subject to the recommended conditions of approval.
EXHIBITS
A. Maps
B. Draft Resolution
C. Planned Sign Program
Agenda Page 6
9516 Lakewood Blvd – PLN-15-00214
November 18, 2015 - Page 7
MAPS
Location
Agenda Page 7
9516 Lakewood Blvd – PLN-15-00214
November 18, 2015 - Page 8
Aerial Photograph
Zoning
Agenda Page 8
RESOLUTION NO. _________
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
APPROVING A PLANNED SIGN PROGRAM (PLN-15-00214), THEREBY
APPROVING THE SIZE, COLOR, AND LOCATION FOR ALL SIGNS ON PROPERTY
LOCATED AT 9516 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 “The Commons at Gallatin Road.” This project includes demolishing
all of the existing structures and constructing two new restaurant buildings; 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 9
Resolution No. __________
Downey Planning Commission
9516 Lakewood Blvd – PLN-15-00214
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 traditional architecture style, with the use
of stucco, metal awnings, and stone veneer. The proposed signs are aesthetically
consistent with this design. Specifically, the monument and freestanding signs will use a
stone column with the signs appearing to hang off a metal cladding that matches the
metal awnings on site. The wall signs will be channel letters, which staff is of the opinion
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 a reasonable illumination of the signs while avoiding
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 sign 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 at its lowest level of illumination, they are
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, the proposed signs utilize proper material 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-15-00214), 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
9516 Lakewood Blvd – PLN-15-00214
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 11
Resolution No. __________
Downey Planning Commission
9516 Lakewood Blvd – PLN-15-00214
November 18, 2015 - Page 4
PLANNED SIGN PROGRAM (PLN-15-00214)
EXHIBIT A - CONDITIONS
PLANNING
1) This approval is for a Planned Sign Program for the “Commons at Gallatin Road” 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 east facades of the 12,000 square foot
building (Building A).
8) All signs shall be internally illuminated.
9) Logo boxes shall not exceed 25% of the size of the wall sign.
10) There shall be no more than four tenant names on the monument sign and no more than
five tenant names on the freestanding sign.
Agenda Page 12
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