HomeMy WebLinkAbout1. PLN-18-00001 7910-66 FlorenceSTAFF REPORT
PLANNING DIVISION
DATE: JUNE 20, 2018
TO: PLANNING COMMISSION
SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT
REVIEWED BY: DAVID BLUMENTHAL, CITY PLANNER
PREPARED BY: KEVIN NGUYEN, ASSISTANT PLANNER
SUBJECT: PLN-18-00001 (PLANNED SIGN PROGRAM) – A REQUEST TO
APPROVE THE SIZE, LOCATION, AND APPEARANCE OF ALL
SIGNAGE WITHIN A MULTI-TENANT COMMERCIAL CENTER
LOCATION: 7910-7966 FLORENCE AVENUE
ZONING: C-2 (GENERAL COMMERCIAL)
REPORT SUMMARY
The proposed Planned Sign Program (PLN-18-00001) is a request to establish sign standards
for a multi-tenant commercial center (Villa Plaza) regarding the size, location, and appearance of
all existing and new signs. 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 PLANNED SIGN PROGRAM (PLN-18-00001),
REGULATING THE SIZE, LOCATION, AND APPEARANCE OF ALL SIGNAGE
FOR A MULTI-TENANT COMMERCIAL CENTER LOCATED AT 7910-7966
FLORENCE AVENUE, AND ZONED GENERAL COMMERCIAL (C-2)
BACKGROUND
The 2.4 acres commercial center is located at the southwest corner of Paramount Boulevard
and Florence Avenue. The site is zoned C-2 (General Commercial) with a General Plan Land Use
Designation of General Commercial (G-C). The property is currently improved with three (3)
commercial buildings and 149 parking spaces. Building No. 1 is a 1,785 square foot Starbucks
restaurant (under construction), Building No. 2 is a 24,480 square foot multi-tenant commercial
building, and Building No. 3 is a 2,205 square foot Yoshinoya restaurant.
On December 2, 1992, the Planning Commission approved Zone Variance No. 92-71, thereby
approving additional wall sign for a total of three wall signs (28.20 sq. ft. each) for Yoshinoya
restaurant. Also, on August 16, 2017, the Planning Commission approved Site Plan Review and
Conditional Use Permit (PLN-17-00072), thereby approving a 1,785 square foot Starbucks café
with drive-thru and outdoor patio. This project replaces the existing drug store (Walgreens).
PC Agenda Page 1
Planned Sign Program (PLN-18-00001)
June 20, 2018 - Page 2
The surrounding properties include a commercial center to the north (across Florence Avenue),
Coco’s Bakery to the west of the site, Chase Bank to the east (across Paramount Boulevard),
and single family homes and Miller Mies Mortuary border the south side of the site.
On January 3, 2018, Chien-Ho Lin, a representative for property owner, submitted an application
(PLN-18-00001) requesting approval of a Planned Sign Program regarding the size, location, and
appearance of all signage for the commercial center. Staff completed its review of the application
on May 9, 2018, and deemed it complete. On May 24, 2018, staff mailed a 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/ ANALYSIS
Downey Municipal Code Section 9610.04 states that a Planned Sign Program shall be required for
any site having three (3) or more nonresidential tenants and shall be approved by the Planning
Commission, before any sign permit is issued. The Villa Plaza and its tenant signs have been in
existence longer than the current Sign Code standards; therefore, the signs are nonconforming
signs that may exist without a sign program if left unchanged. However, the arrival of a new
Starbucks and associated signs, which constitutes expansion of the existing signs, triggers the
requirement for the Planned Sign Program.
Signs in the shopping center currently consist of individual channel letter wall signs on the multi-
tenant building and the Yoshinoya restaurant building. The applicant is proposing illuminated
channel letter wall signs and a monument sign for the new Starbucks (under construction). Also,
Starbucks proposes to include preview/menu boards and order video screen along the drive-thru.
All existing wall signs on Buildings 2 and 3 will remain unchanged.
View of Site from Paramount Blvd
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.
Wall Signs
Building 1 (Starbucks) – All wall signs will be mounted above the entrance/exit and windows of
the building. Wall signs will be permitted a maximum of 1.5 square feet of sign space per lineal
footage of the width of the building frontage. However, the total square footage for all signs,
including monument sign, shall not exceed a maximum of 2.25 square feet of area for each
lineal foot of building frontage.
PC Agenda Page 2
Planned Sign Program (PLN-18-00001)
June 20, 2018 - Page 3
Building 2 (Yoshinoya) – Signs for this building will have the same criteria as Building 1. The
existing wall signs are 28.20 square feet each (approved under a Variance). However, the
current code allows additional square footage for signage than the code allowed at the time of
the variance’s approval; thus rendering the variance moot.
Building 3 (Multi-Tenant) – All wall signs will be mounted to the wall of the store front and signs
will be located 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 end spaces will be permitted a secondary wall sign with the maximum sign area
not to exceed ½ of the allowable square footage of the primary wall signs.
Below is a breakdown of all existing and proposed signage for the site:
Maximum sign area for all wall signs (per tenant): 1.5 sq ft per lineal foot of tenant frontage
Maximum allowable Existing sign area Proposed sign area
Building No. 1 (Starbucks)
•Wall sign
Primary:
77.25’ x 1.5’ = 116 sq. ft. 4’-6” x 6’-10” = 30.75 sq. ft.
Secondary & Fourth:
58 sq. ft. each 3’-7” x 12’-10” = 45.9 sq. ft.
Third: 58 sq. ft. 4’-6” x 6’-10” = 30.75 sq. ft.
•Monument 1/3 sq. ft. per lineal foot of
building frontage 2’-6” x 4’-0” = 10 sq. ft.
Building No. 2 (Yoshinoya)
•Wall sign
Primary:
66’ x 1.5’ = 99 sq. ft.
Secondary, Third &
Fourth: 49.5 sq. ft. (½ of
primary sign area)
28.20 sq. ft. each sign
Note: existing wall signs
were approved by a
Variance in 1992
No changes
Building No. 3 (multi-tenant)
•Wall sign
(12 tenant
spaces)
1)Primary 82 s. f.
Secondary 41.25 s. f.
2)54 sq. ft.
3)24 sq. ft.
4)24 sq. ft.
5)24 sq. ft.
6)54 sq. ft.
7)36 sq. ft.
8)36 sq. ft.
9)45 sq. ft.
10)30 sq. ft.
11)30 sq. ft.
12)180 sq. ft.
1) 2.5’ x 21’ = 52.5 sq. ft.
3’ x 25’ = 75 sq. ft.
2)2.5’ x 16.8’ = 42 sq. ft.
3)2.5’ x 9.5’ = 23.7 sq. ft.
4)2.5’ x 6’ = 15 sq. ft.
5)2.5’ x 9.5’ = 23.7 sq. ft.
6)2.5’ x 16.1’ = 40.4 sq. ft.
7)2’ x 11’ = 27.3 sq. ft.
8)2’ x 13.66’ = 28.6 sq. ft.
9)2.5’ x 12’ = 30 sq. ft.
10)2.5’ x 11.5’ = 28.7 sq. ft.
11)2’ x 22.75’ = 45.5 sq. ft.
12)2.5’ x 29’ = 72.5 sq. ft.
No changes
Monument Sign
The Applicant is requesting a six-foot (6’) tall monument sign located at the southwest corner of
Florence Avenue and Paramount Boulevard. The monument sign is designed to match the
adjacent building and, therefore, includes the same stone material. The Applicant has
PC Agenda Page 3
Planned Sign Program (PLN-18-00001)
June 20, 2018 - Page 4
communicated that they would like to extend the height of the sign to eight feet, which is the
maximum height allowed for a monument sign. Notwithstanding this, an important design criteria
that is considered when reviewing such signs is the scale in relation to adjacent buildings. This
sign will be next to the future Starbucks (Building 1), which will be 24 feet tall. Due to the height
and proximity of this building, staff feels that an eight-foot tall monument sign would appear too
massive and out of scale with the site. Municipal Code Section 9116 states that the provisions of
the Zoning Code, including the Sign Ordinance, are to be held as the minimum development
requirements. This Municipal Code section allows the Planning Commission to implement stricter
standards, based upon the specific facts and circumstances of particular development projects. In
this case, the potential scale of the sign necessitates the need to limit its height to six feet.
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. 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. Overall, staff is satisfied with the
appearance of the proposed signs.
DEVELOPMENT REVIEW COMMITTEE
The proposed project did not require a review from the Development Review Committee (DRC).
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. 15311 (Class 11, Accessory Structures). 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. In staff’s view, the request for a planned 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 11 exemption.
FINDINGS
Pursuant to the requirements of the Municipal Code Section 9610.06 (Planned Sign Program), the
Planning Commission must make the following findings to approve the request:
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, and monument signs. The proposed Planned
Sign Program regulates the size, location, and appearance of signs and limits the
number of wall signs for each tenant space. The total allowable wall sign area for the
existing buildings will not exceed the total sign area for each individual tenant space.
The total allowable signage for Building 1 is 173.8 square feet, while the total for all
proposed wall signs is 163.4 square feet. The proposed Planned Sign Program will
comply with all the applicable provisions of Chapter 6 (Signs) of the Zoning Code.
2.The sign is in proper proportion to the structure or site on which it is located.
The proposed illuminated channel letter wall signs, monument sign, and menu boards
for the Planned Sign Program will be well spaced and in proper proportion to the building
façades of the subject tenant space. All other channel letter wall signs for the existing
PC Agenda Page 4
Planned Sign Program (PLN-18-00001)
June 20, 2018 - Page 5
in-line retail and restaurant buildings will remain unchanged. It is staff’s opinion that the
design of all signs will compliment the architecture of the buildings.
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 signs will have LED, internally illuminated channel letters. Staff believes that
the size and height have been found to be compatible with the existing buildings and
enhance the property by replacing any outdated wall signs. The planned sign program will
allow flexibility in regards to the font and color of each channel letter sign; however, they will
all include matching returns, trim caps, maximum projections, and the same internal
illumination intensity. The neighborhood is commercially developed, and both the height
and location of the wall signs or the sign illumination will not negatively impact the
surrounding businesses.
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 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 wall signs, monument sign, menu boards for drive-thru business, and directional 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 at a sufficient height and location to
comply with Downey Municipal Code Section 9624. Furthermore, the use of LED lighting
will reduce power consumption.
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 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 the Planned Sign Program, subject to the conditions of approval.
EXHIBITS
A.Vicinity Map & Aerial Photograph
B.Draft Resolution
C.Planned Sign Program
PC Agenda Page 5
Planned Sign Program (PLN-18-00001)
June 20, 2018 - Page 6
Exhibit ‘A’
Vicinity Map
Aerial Photograph
PC Agenda Page 6
RESOLUTION NO. 18-____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
APPROVING PLANNED SIGN PROGRAM (PLN-18-00001), REGULATING THE
SIZE, LOCATION, AND APPEARANCE OF ALL SIGNAGE FOR A MULTI -TENANT
COMMERCIAL CENTER LOCATED AT 7910-7966 FLORENCE AVENUE, 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 January 3, 2018, an application was filed by Chien-Ho Lin, requesting
approval of a Planned Sign Program, for the size, location, and appearance of
signs within the existing multi-tenant commercial center; and,
B.On May 24, 2018, 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 public hearing, which was originally scheduled to be heard by the Planning
Commission on June 6, 2018, was continued by the Planning Commission to
June 20, 2018 without taking public testimony, to allow the applicant time to
prepare the revised plans; and,
D.The Planning Commission held a duly noticed public hearing on June 20, 2018,
and after fully considering all oral and written testimony, 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 project 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. 15311 (Class 11, Accessory Structures). The request for a
planned 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 11 exemption.
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, and monument signs. The
proposed Planned Sign Program regulates the size, location, and appearance of
signs and limits the number of wall signs for each tenant space. The total
allowable wall sign area for the existing buildings will not exceed the total sign
area for each individual tenant space. The total allowable signage for Building 1
is 173.8 square feet, while the total for all proposed wall signs is 163.4 square
feet. The proposed Planned Sign Program will comply with all the applicable
provisions of Chapter 6 (Signs) of the Zoning Code.
PC Agenda Page 7
Resolution No. 18-____
Downey Planning Commission
PLN-18-00001 (Planned Sign Program)
June 20, 2018 - Page 2
B.The sign is in proper proportion to the structure or site on which it is located. The
proposed illuminated channel letter wall signs, monument sign, and menu boards
for the Planned Sign Program will be well spaced and in proper proportion to the
building façades of the subject tenant space. All other channel letter wall signs
for the existing in-line retail and restaurant buildings will remain unchanged. It is
staff’s opinion that the design of all signs will compliment the architecture of the
buildings.
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 signs will have LED, internally illuminated
channel letters. Staff believes that the size and height have been found to be
compatible with the existing buildings and enhance the property by replacing any
outdated wall signs. The planned sign program will allow flexibility in regards to
the font and color of each channel letter sign; however, they will all include
matching returns, trim caps, maximum projections, and the same internal
illumination intensity. The neighborhood is commercially developed, and both
the height and location of the wall signs or the sign illumination will not negatively
impact the surrounding businesses.
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 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
wall signs, monument sign, menu boards for drive-thru business, and directional
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 at a sufficient height and location to
comply with Downey Municipal Code Section 9624. Furthermore, the use of LED
lighting will reduce power consumption.
SECTION 4. Based upon the findings set forth in Sections 1 through 3 of this
Resolution, the Planning Commission of the City of Downey hereby approves the Planned Sign
Program (PLN-18-00001), 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.
PC Agenda Page 8
Resolution No. 18-____
Downey Planning Commission
PLN-18-00001 (Planned Sign Program)
June 20, 2018 - Page 3
PASSED, APPROVED AND ADOPTED this 20th day of June 2018
Patrick Owens, 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 20th day of June
2018 by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Mary Cavanagh, Secretary
City Planning Commission
PC Agenda Page 9
Resolution No. 18-____
Downey Planning Commission
PLN-18-00001 (Planned Sign Program)
June 20, 2018 - Page 4
PLANNED SIGN PROGRAM (PLN-18-00001)
CONDITIONS OF APPROVAL
1)The approval of this Planned Sign Program (PLN-18-00001) allows the size, location,
and appearance of signs for a multi-tenant commercial center, located at 7910-7966
Florence Avenue.
2)All signs shall be internally illuminated.
3)All logo boxes shall not exceed 25% of the size of the wall sign.
4)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.
5)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.
6)An affidavit of Acceptance of Conditions, as provided by the City of Downey, shall be
sign, notarized, and returned to the Planning Division within fifteen (15) days of approval.
This approval will be considered invalid until this condition has been fulfilled.
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.
8)All individual tenant signs shall be brought into compliance with this 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.
9)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.
PC Agenda Page 10