HomeMy WebLinkAbout2. PLN-16-00242 8500-30 FirestoneSTAFF REPORT
PLANNING DIVISION
DATE: NOVEMBER 2, 2016
TO: PLANNING COMMISSION
SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT
REVIEWED BY: WILLIAM E. DAVIS, CITY PLANNER
PREPARED BY: KEVIN NGUYEN, ASSISTANT PLANNER
SUBJECT: PLN-16-00242 (REVISION ‘B’ TO PLANNED SIGN PROGRAM
NO. 08-100), A REQUEST TO APPROVE THE SIZE, LOCATION AND
APPEARANCE OF THE SIGNS WITHIN A MULTI-TENANT
COMMERCIAL CENTER, ZONED GENERAL COMMERCIAL (C-2)
LOCATION: 8500-8530 FIRESTONE BOULEVARD
ZONING: C-2 (GENERAL COMMERCIAL)
REPORT SUMMARY
The proposed Land Use Permit Application (PLN-16-00242) is a request from Warehouse Shoe
Sale (WSS), to modify the previously approved planned sign program for a multi-tenant
commercial center regarding the number, location, and appearance of the new walls signs
proposed by the applicant. Based on the analysis contained within 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 PLN-16-00242 (REVISION ‘B’ TO PLANNED SIGN
PROGRAM NO. 08-100), REGARDING THE LOCATION, APPEARANCE, AND
NUMBER OF WALL SIGNS FOR WAREHOUSE SHOE SALE, LOCATED
WITHIN A MULTI-TENANT COMMERCIAL CENTER AT 8500-8530 FIRESTONE
BOULEVARD, AND ZONED GENERAL COMMERCIAL (C-2)
BACKGROUND
The commercial center located at 8500-8530 Firestone Boulevard is comprised of four (4)
parcels, totaling 110,102 square feet, on the southeast corner of Firestone Boulevard and
Brookshire Avenue. The site is zoned C-2 (General Commercial) with a General Plan Land Use
Designation of General Commercial (GC). The L-shaped lot is currently improved with two (2)
multi-tenant commercial buildings and 149 parking spaces. Building ‘A’ is a 5,700 square foot
structure that includes two (2) restaurants and a UPS store. Building ‘B’ is a 20,040 square foot
structure that contains three (3) tenant spaces; however, the applicant intends to occupy two (2)
spaces for the WSS business.
PC Agenda Page 1
Planned Sign Program (PLN-16-00242)
November 2, 2016 - Page 2
The surrounding properties include Downey High School to the north (across from Firestone
Blvd), a multi-tenant commercial center to the east, Chase Bank exists on the opposite side of
Brookshire to the west, and a senior living facility borders the south side of the site.
Over the years, the City has granted other entitlements regarding this use on the subject site:
•On September 22, 2004, the Design Review Board (DRB) approved Case No. 04-58, for
the architectural design, colors, and landscaping for the commercial center. On August
24, 2005, the DRB approved a revision to Case No. 04-58, approving a Planned Sign
Program for the center; and,
•On September 7, 2005, the Planning Commission approved Zone Variance No. 2402,
allowing two tenants sign instead of one, on a monument sign; and,
•On January 7, 2009, the Planning Commission approved Planned Sign Program No. 08-
100, regarding a request to revise the existing sign program to allow additional wall sign
for three tenants, on Building ‘B’; and,
•On February 3, 2016, the Planning Commission approved PLN-15-00238 (Revision ‘A’
to Planned Sign Program No. 08-100), to allow additional wall signs on Building ‘B’ for
the WSS business; and,
•On September 7, 2016, the Planning Commission considered a variance request (PLN-
16-00149) to exceed the maximum number of wall signs on Building ‘B’ for the WSS
business; however, on October 20, 2016, the applicant submitted a written request to
withdraw the variance application.
On October 3, 2016, Ms. Sarah Withers, a representative for WSS, submitted a Land Use Permit
Application (PLN-16-00242), requesting to modify the previously approved Planned Sign Program
No. 08-100 regarding the number of the signs at the commercial center. Staff completed its review
of the application on October 13, 2016, and deemed it complete. On October 19, 2016, staff
mailed notice of the pending public hearing to all property owners within 500 feet of the subject site
and the notice was published in the Downey Patriot.
DISCUSSION
WSS proposes to increase the number of wall signs on the north elevation (facing Firestone
Blvd) of Building ‘B’ from four signs to six. The number of wall signs allowed on Building ‘A’ and
the number of signs allowed on the two monument signs will remain unchanged. The maximum
square footage of the allowable wall signs for the business is 1.5 times the tenant space
frontage.
PC Agenda Page 2
Planned Sign Program (PLN-16-00242)
November 2, 2016 - Page 3
A summary of all the existing and proposed signs and the maximum allowed under the Downey
Municipal Code is as follows:
As the table above illustrates, WSS displays five wall-mounted signs (including a Supplemental
Band) on their building façade that contain 101.6 square feet of sign area. They are requesting two
additional wall signs, measuring 16.4 square feet that would make the total sign area for wall-
mounted signs for WSS equal 118 square feet. WSS is one of two tenants of Building “B” with
Wesley Health Center being the other. The Table also shows the total sign area for the existing
and proposed signs for Building “B” is 184 square feet, which is significantly less than the
maximum allowable sign area (450 sq. ft.).
ANALYSIS
On September 7, 2016, the Planning Commission considered a variance request by WSS (PLN-
16-00149) to deviate from Downey Municipal Code Section 9618 and provide two additional signs
wall signs for the business. Section 9618.04 of the Code provides sign-specific standards for
various signs allowed in the City, including Section 9618.04 (a)(6), which provides standards for
wall signs.
“(D) Building frontages in excess of one hundred fifty (150) feet may divide the
supplemental sign copy portion of the primary wall sign to a maximum four (4) sign
areas on the same building elevation, provided that the supplemental sign copy
portions do not exceed twenty-five (25) percent of all signing on the building
elevation, and the combined area of all signs on the building elevation does not
exceed the maximum allowable area of the primary wall sign.”
WSS was previously approved with a primary wall sign and three supplemental wall signs. Their
variance application was a request for additional signage. The Planning Commission continued
the public hearing on this item to a date uncertain and directed staff and the applicant to consider
alternatives for this request.
BUILDING ‘B’ (Two-Tenant)
Wall Signs Sign Area
Wesley Health Center (Existing)
3’-0” x 22’-0” = 66 sq. ft.
Maximum allowed = 112.5 sq. ft.
(2.25 times the tenant space frontage 50’)
WSS (Existing)
WSS –Supplemental Band (Existing)
Vans (Existing)
Nike (Existing)
Jordan (Existing)
Converse (Proposed)
Adidas (Proposed)
6’-0” x 9’-6” = 57 sq. ft.
14” x 17’-0” = 19 sq. ft.
2’-0” x 5’-3” = 10.5 sq. ft.
2’-0” x 5’-7” = 11.1 sq. ft.
2’-0” x 2’-0” = 4.0 sq. ft.
Total = 101.6 sq. ft.
16” x 9’-9” = 12.9 sq. ft.
2’-0” x 1’-9” = 3.5 sq. ft.
Total = 118 sq. ft.
(existing + proposed WSS signs)
Maximum allowed sign area = 337.5 sq. ft.
(2.25 times the tenant space frontage 150’)
Total sign area for Building ‘B’ (Wesley Health + WSS) = 184 sq. ft.
PC Agenda Page 3
Planned Sign Program (PLN-16-00242)
November 2, 2016 - Page 4
All signs installed on the subject property must comply with the Downey Municipal Code and the
Planned Sign Program for this center; therefore, staff applied Section 9610.04 (b) as a means for
the applicant to obtain the additional wall signs within the parameters of the Code. Section 9610.04
(b) states:
“(b) A Planned Sign Program may include deviations from the standards of this
chapter, provided that the total sign area shall not exceed the area otherwise
permitted by this Chapter…”
Section 9618.02 of the Downey Municipal Code (DMC) stipulates that “The allowable signs and
maximum sign area allowed by zone for on-site signs shall be as identified in Table 9.6.2”. A brief
summary of allowable signs in commercial zones is described in Table 9.6.2 below:
Zone Signs Allowed Maximum Signs Area
C-1, C-2, C-3 Awning, Freestanding, Hanging,
Monument, Projecting, Temporary,
Wall, and Exempt signs
The maximum sign area of all permit signs for
each individual business shall not exceed two
and one-quarter (2.25) sq. ft. of area for each
lineal foot of building frontage
Staff reasoned that the applicant could deviate from the Sign Code and have the additional signs
as requested, as long as the total signs area for all signs permitted at the WSS business, including
the monument sign, does not exceed 337.5 square feet. Staff analyzed the proposed signs for
WSS and determined that the total proposed sign area for all wall signs and monument sign is 182
(118 + 64) square feet.
DEVELOPMENT REVIEW COMMITTEE
The proposed project did not require a review from the Development Review Committee (DRC).
However, staff presented the proposed project to the Fire and Building & Safety Departments
for their recommendations and staff received no comments from them.
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 CEQA because they do not have a
significant effect on the environment.
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. The proposed
modification to a Planned Sign Program limits the number of wall signs for each tenant
PC Agenda Page 4
Planned Sign Program (PLN-16-00242)
November 2, 2016 - Page 5
space. The Planning Commission is required to approve the sign program before any sign
permit is issued. The proposed Planned Sign Program will comply with all the applicable
provisions of Chapter 6 (Signs) of the Zoning Code, including the allowance for the
Planning Commission to allow deviations to the numbers and sizes of wall signs.
2. The sign is in proper proportion to the structure or site on which it is located.
The proposed wall signs will be well spacing and will be in proper proportion to the
building façade of the subject tenant space. The design of new signs will compliment
the architecture of the existing businesses.
3. The sign materials, color, texture, size, shape, height, and placement are
compatible with the design of the structure(s), property, and neighborhood of
which it is a part.
The proposed wall signs will have LED illuminated channel letters. The colors, size, and
height have been found to be compatible with the existing 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.
All of the new and existing signs are internally illuminated with fluorescent bulbs to reduce
the brightness of the sign. Similar to the past approvals, internal LED (light-emitting diode)
strands will be required to illuminate the signs.
5. The sign is not detrimental to the public interest, health, safety, or welfare.
All new wall mounted signs are set at a sufficient height and/or location such that they will
not create a detrimental impact to the public interest, health, safety, and/or welfare.
6. The sign complies with Section 9624, Lighting and Design Standards.
All signs on site are internally illuminated and are set a sufficient height and location to
comply with Downey Municipal Code Section 9624.
CORRESPONDENCE
As of the date that this report was printed, staff has not received any correspondence regarding
this matter.
CONCLUSION
Based on the analysis contained within this report, the proposed revision to a 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 Revision ‘B’ to a Planned Sign Program can be made in a positive manner.
As such, staff recommends that the Planning Commission approve PLN-16-00242 (Revision ‘B’ to
Planned Sign Program No. 08-100), subject to the conditions of approval.
EXHIBITS
A. Vicinity Map & Site Photograph
B. Aerial Photograph & Zoning Map
C. Draft Resolution
PC Agenda Page 5
Planned Sign Program (PLN-16-00242)
November 2, 2016 - Page 6
Exhibit ‘A’
Vicinity Map
Site Photograph
PC Agenda Page 6
Planned Sign Program (PLN-16-00242)
November 2, 2016 - Page 7
Exhibit ‘B’
Aerial Photograph
Zoning Map
SUBJECT
PROPERTY
PC Agenda Page 7
RESOLUTION NO. 16-____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
APPROVING PLN-16-00242 (REVISION ‘B’ TO PLANNED SIGN PROGRAM NO.
08-100), REGARDING THE LOCATION, APPEARANCE, AND NUMBER OF
WALL SIGNS WITHIN A MULTI-TENANT COMMERCIAL CENTER AT 8500-8530
FIRESTONE BOULEVARD, AND ZONED GENERAL COMMERCIAL (C-2)
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 September 22, 2004, the Design Review Board (DRB) approved Case No.
04-58, for the architectural design, colors, and landscaping for the commercial
center; and,
B. On August 24, 2005, the DRB approved a revision to Case No. 04-58, approving
a Planned Sign Program for the center; and,
C. On September 7, 2005, the Planning Commission adopted Resolution No. 2402
for Zone Variance No. 2402, allowing two tenants sign instead of one, on a
monument sign; and,
D. On January 7, 2009, the Planning Commission adopted Resolution No. 09-2563,
for Planned Sign Program No. 08-100, requesting to revise the existing sign
program to allow additional wall sign for three tenants, on Building ‘B’; and,
E. On February 3, 2016, the Planning Commission adopted Resolution No. 16-2958
(Revision ‘A’ to Planned Sign Program No. 08-100), requesting to revise the
existing sign program to allow a total of four (4) wall signs for WSS business, on
Building ‘B’; and,
F. On September 7, 2016, the Planning Commission considered a variance request
(PLN-16-00149) to exceed the maximum number of wall signs on Building ‘B’ for
the WSS business; however, on October 20, 2016, the applicant submitted a
written request to withdraw the variance application; and,
G. On October 3, 2016, a Land Use Application was filed by Ms. Sarah Withers,
(authorized agent for WSS), requesting approval of PLN-16-00242 (Revision ‘B’
to Planned Sign Program No. 08-100), for the location, appearance, and number
of wall signs within the existing multi-tenant commercial center; and,
H. On October 19, 2016, 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,
I. The Planning Commission held a duly noticed public hearing on November 2,
2016, and after fully considering all oral and written testimony, facts, and
opinions offered at the aforesaid public hearing, adopted this resolution.
PC Agenda Page 8
Resolution No. 16-____
Downey Planning Commission
PLN-16-00242 (Planned Sign Program)
November 2, 2016 - Page 2
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.
The proposed modification to a Planned Sign Program limits the number of wall
signs for each tenant space. The Planning Commission is required to approve
the sign program before any sign permit is issued. The proposed Planned Sign
Program will comply with all the applicable provisions of Chapter 6 (Signs) of the
Zoning Code, including the allowance for the Planning Commission to allow
deviations to the numbers and sizes of wall signs.
B. The sign is in proper proportion to the structure or site on which it is
located.
The proposed wall signs will be well spacing and will be in proper proportion to
the building façade of the subject tenant space. The design of new signs will
compliment 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.
The proposed wall signs will have LED illuminated channel letters. The colors,
size, and height have been found to be compatible with the existing signs on 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 new and existing signs are internally illuminated with fluorescent bulbs
to reduce the brightness of the sign. Similar to the past approvals, internal LED
(light-emitting diode) strands will be required to illuminate the signs.
E. The sign is not detrimental to the public interest, health, safety, or welfare.
All new wall mounted signs are set at a sufficient height and/or location such that
they will not create a detrimental impact to the public interest, health, safety,
and/or welfare.
F. The sign complies with Section 9624, Lighting and Design Standards.
All signs on site are internally illuminated and are set a sufficient height and
location to comply with Downey Municipal Code Section 9624.
PC Agenda Page 9
Resolution No. 16-____
Downey Planning Commission
PLN-16-00242 (Planned Sign Program)
November 2, 2016 - Page 3
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-16-00242
(Revision ‘B’ to Planned Sign Program No. 08-100), subject to conditions of approval attached
hereto, 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 2nd day of November 2016
Matias Flores, 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 2nd day of November
2016 by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Mary Cavanagh, Secretary
City Planning Commission
PC Agenda Page 10
Resolution No. 16-____
Downey Planning Commission
PLN-16-00242 (Planned Sign Program)
November 2, 2016 - Page 4
PLN-16-00242
(REVISION ‘B’ TO PLANNED SIGN PROGRAM 08-100)
CONDITIONS OF APPROVAL
1) The approval of PLN-16-00242 (Revision ‘B’ Planned Sign Program No. 08-100)
approves six (6) wall signs on Building ‘B’ for Warehouse Shoe Sale business, located
within a multi-tenant shopping center at 8500-8530 Firestone Boulevard.
2) Approval of this Planned Sign Program shall not be construed to mean any waiver of
applicable and appropriate zoning regulations, or any Federal, State, County, and City
laws and regulations. Unless otherwise expressly specified, all other requirements of
the City of Downey Municipal Code shall apply.
3) The City Planner is authorized to make minor modifications to the approved preliminary
plans or any of the conditions if such modifications shall achieve substantially the same
results as would strict compliance with said plans and conditions.
4) The applicant/owner shall comply with all conditions of approval of Planned Sign
Program 08-100 before this PLN-16-00242 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. Also, if Building ‘B’ is converting back to a
three-tenant space, all tenant signs for Building ‘B’ shall be brought into compliance with
the Planned Sign Program No. 08-100 and the Downey Municipal Code.
7) Prior to the commencement of installation of new wall signs, the applicant shall obtain all
required Building permits, necessary inspections and permit final at the site.
8) The Owner/Applicant agrees, as a condition of approval of this resolution, to indemnify,
defend and hold harmless, at Applicant's expense, City and City's agents, officers and
employees from and against any claim, action or proceeding commenced within the time
period provided in Government Code Section 66499.37 to attack, review, set aside, void
or annul the approval of this resolution, to challenge the determination made by City
under the California Environmental Quality Act or to challenge the reasonableness,
legality or validity of any condition attached hereto. City shall promptly notify Applicant of
any such claim, action or proceeding to which City receives notice, and City will
cooperate fully with Applicant in the defense thereof. Applicant shall reimburse the City
for any court costs and attorney's fees that the City may be required to pay as a result of
any such claim, action or proceeding. City may, in its sole discretion, participate in the
defense of any such claim, action or proceeding, but such participation shall not relieve
Applicant of the obligations of this condition.
H:\Community Development\Nguyen\CASES\Sign Program\8500-8530 Firestone (WSS-Revision B)\PLN-16-00242 Reso.doc
PC Agenda Page 11