HomeMy WebLinkAbout2. PLN-18-00121 - 7927-7933 ImperialSTAFF REPORT
PLANNING DIVISION
DATE: DECEMBER 5, 2018
TO: PLANNING COMMISSION
SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT
REVIEWED BY: DAVID BLUMENTHAL, CITY PLANNER
PREPARED BY: DAVID BLUMENTHAL, CITY PLANNER
SUBJECT: PLN-18-00121 (PLANNED SIGN PROGRAM) – A REQUEST TO
APPROVE THE SIZE, LOCATION, AND APPEARANCE OF THE SIGNS
FOR A MULTI-TENANT COMMERCIAL DEVELOPMENT
LOCATION: 7927-7933 IMPERIAL HIGHWAY
ZONING: C-2 (GENERAL COMMERCIAL)
REPORT SUMMARY
The proposed Planned Sign Program (PLN-18-00121) is a request to establish sign standards
for a multi-tenant commercial development regarding the number, location, and appearance of
the new walls 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 A PLANNED SIGN PROGRAM (PLN-18-00121),
THEREBY REGULATING THE SIZE, LOCATION, AND APPEARANCE OF THE
SIGNS FOR A MULTI -TENANT COMMERCIAL DEVELOPMENT, ON
PROPERTY LOCATED AT 7927-7933 IMPERIAL HIGHWAY, AND ZONED C-2
(GENERAL COMMERCIAL)
BACKGROUND
The subject site consists of three parcels, totaling a combined 41,715 square feet, which are
located on the north side of Imperial Highway, between Smallwood Avenue and Paramount
Boulevard. The site is zoned C-2 (General Commercial) with a General Plan Land Use
Designation of General Commercial. The property is currently improved with three buildings,
which includes a 5,600 square-foot, two-story, mixed-use building located on the west side of
the property. This building includes several retail spaces on the first floor (facing Imperial Hwy)
and eight apartments on the second floor. To the east of this building, is a single-story, 2,695
square-foot retail building. On the north side of the site is a two-story, 24-unit apartment building
that measures 15,520 square feet. In addition to the buildings, there are 49 parking spaces on-
site, which are accessible through one of three driveways on Imperial Hwy. The building
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façades have recently been remodeled and currently has just a single wall sign, which complies
with all criteria of the proposed sign program.
The surrounding businesses include a supermarket and Starbucks with a drive-thru to the south
(across Imperial Highway), a Burger King with a drive-thru to the east, a U.S. Post Office to the
west, and single family residences, zoned R1-5,000, bordering the north side of the site.
On July 31, 2018, Ken Le, a representative for the property owner, submitted an application
requesting approval of a Planned Sign Program regarding the size, location, and appearance of the
signs for the commercial building. Staff completed its review of the application on October 9, 2018,
and deemed it complete. On November 21, 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 building previously contained tenant signs,
which predated the code. However, the recent façade improvement of the existing buildings
included the removal of the existing wall signs; as such, a Planned Sign Program is now
required prior to the installation of new signs. The property does not have the required street
frontage for a freestanding sign, and the proximity of the buildings to the front property line
negates the possibility of a monument sign, the Applicant’s Planned Sign Program consists of
wall signs only. These signs will be mounted to the top of the awning on the buildings, but for all
intents and purposes the Municipal Code classifies them as wall signs.
View of property from Imperial Highway
The applicant is proposing internally illuminated channel letter wall signs for all six tenant spaces.
Wall signs will be mounted so as to be centered above each tenant space. Wall signs will be
permitted a maximum of 1.5 square feet of sign for each lineal foot of the width of the tenant space.
The maximum sign width is seventy (70) percent of the width of the tenant space frontage with a
maximum height of 27-inches. The signage will be limited to the retail businesses only and are not
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permitted for the apartment buildings. Overall, staff is satisfied with the appearance of the
proposed wall signs.
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 either Department.
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 CEQA because they do not have a
significant effect on the environment. The addition of signage to the site is considered accessory to
the main buildings and will not create new environmental effects.
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, which permits wall
signs, projecting signs, marquee signs, freestanding signs, hanging signs, monument
signs, and awning signs. The proposed Planned Sign Program regulates the
appearance of signs and limits the number of wall signs for each tenant space. The total
allowable wall sign area for each tenant will not exceed 1.5 square feet for each lineal foot
of the width of the tenant space. All proposed wall sign square footage will be under the
maximum allowable sign area by code. As such, the proposed Planned Sign Program
will comply with all the applicable provisions of Section 3.7 (Signage Standards and
Guidelines) of the Municipal Code.
2. The sign is in proper proportion to the structure or site on which it is located.
The proposed internally illuminated, channel letter wall signs will be well spaced and in
proper proportion to the building façades of each tenant space. All channel letter signs
are restricted to wireways to be centered above the storefront and will have a maximum
height of either 19-inches or 27-inches. It is staff’s opinion that the design of the new wall
signs will complement the architecture of the newly remodeled store front.
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 include a 1/8- inch thick illuminated acrylic letter face which will be
mounted on a wireway. Staff believes that the size and height have been found to be
compatible with the existing building and architecturally enhance the property. The
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Planned Sign Program will allow flexibility in regards to the font, color and size of each
channel letter sign. The neighborhood is commercially developed, and both the height and
location of the wall signs 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 new signs will be internally illuminated by LEDs in order to reduce the brightness of the
signs. This will allow the signs to be readable at night, but avoid light spillage or the
creation of glare.
5. The sign is not detrimental to the public interest, health, safety, or welfare.
The proposed illuminated wall signs will be mounted at a sufficient height and location and
will not block pedestrian/vehicle access. All signs will face Imperial Highway, so the LED
lighting will not impact residents. The channel letter signs will be affixed by wireway to the
existing building façade. Therefore, they will not create a detrimental impact to the public
interest, health, safety, and/or welfare.
6. The sign complies with Section 9624, Lighting and Design Standards.
All proposed signs on the building are internally illuminated and will be placed so as to be in
compliance 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 Planned Sign Program will create
aesthetically pleasing identification for the building. The proposed signs will not create a significant
adverse impact to the surrounding area. Furthermore, all six (6) findings required to approve a
Planned Sign Program can be made in a positive manner. As such, staff recommends that the
Planning Commission approve the Planned Sign Program (PLN-18-00121), subject to the
conditions of approval.
EXHIBITS
A. Maps
B. Draft Resolution
C. Planned Sign Program
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Planned Sign Program (PLN-18-00121) – 7927-7933 Imperial
November 7, 2018 - Page 5
Exhibit ‘A’
Vicinity Map
Aerial Photograph
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Planned Sign Program (PLN-18-00121) – 7927-7933 Imperial
November 7, 2018 - Page 6
Zoning Map
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RESOLUTION NO. 18-____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY APPROVING A PLANNED SIGN PROGRAM (PLN-18-00121),
THEREBY REGULATING THE SIZE, LOCATION, AND APPEARANCE OF
THE SIGNS FOR A MULTI -TENANT COMMERCIAL DEVELOPMENT, ON
PROPERTY LOCATED AT 7927-7933 IMPERIAL HIGHWAY, AND ZONED C-2
(GENERAL COMMERCIAL)
THE PLANNING COMMISSION OF THE CITY OF DOWNEY DOES RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission of the City of Downey does hereby find,
determine and declare that:
A. On July 31, 2018, an application was filed by Ken Le, (authorized agent for the
property owner), requesting approval of a Planned Sign Program, for the size,
location, and appearance of the signs for the existing multi-tenant commercial
buildings. Due to needed corrections in the Sign Program, staff deemed the
application incomplete; and,
B. On September 24, 2018, the applicant submitted the corrected information needed
to complete the application. Accordingly, staff deemed the application complete on
October 9, 2018; and,
C. On November 21, 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,
D. The Planning Commission held a duly noticed public hearing on December 5,
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 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. 15311 (Class 11, Accessory Structures).
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, which permits
wall signs, projecting signs, marquee signs, freestanding signs, hanging signs,
monument signs, and awning signs. The proposed Planned Sign Program
regulates the appearance of signs and limits the number of wall signs for each
tenant space. The total allowable wall sign area for each tenant will not exceed
1.5 square feet for each lineal foot of the width of the tenant space. All proposed
wall sign square footage will be under the maximum allowable sign area by code.
As such, the proposed Planned Sign Program will comply with all the applicable
Agenda Page 7
Resolution No. 18-____
Downey Planning Commission
Planned Sign Program (PLN-18-00121) – 7927-7933 Imperial
November 7, 2018 - Page 2
provisions of Section 3.7 (Signage Standards and Guidelines) of the Municipal
Code.
B. The sign is in proper proportion to the structure or site on which it is located. The
proposed internally illuminated, channel letter wall signs will be well spaced and
in proper proportion to the building façades of each tenant space. All channel
letter signs are restricted to wireways to be centered above the storefront and will
have a maximum height of either 19-inches or 27-inches. The design of the new
wall signs will complement the architecture of the newly remodeled store front.
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 include a 1/8 - inch thick illuminated
acrylic letter face which will be mounted on a wireway. The size and height have
been found to be compatible with the existing building and architecturally
enhance the property. The Planned Sign Program will allow flexibility in regards
to the font, color and size of each channel letter sign. The neighborhood is
commercially developed, and both the height and location of the wall signs 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 new signs will be internally illuminated by
LEDs in order to reduce the brightness of the signs. This will allow the signs to
be readable at night, but avoid light spillage or the creation of glare.
E. The sign is not detrimental to the public interest, health, safety, or welfare. The
proposed illuminated wall signs will be mounted at a sufficient height and location
and will not block pedestrian/vehicle access. All signs will face Imperial Highway,
so the LED lighting will not impact residents. The channel letter signs will be
affixed by wireway to the existing building façade. Therefore, they will not create
a detrimental impact to the public interest, health, safety, and/or welfare.
F. The sign complies with Section 9624, Lighting and Design Standards. All
proposed signs on the building are internally illuminated and will be placed so as
to be in compliance with Downey Municipal Code Section 9624.
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-18-00121), 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.
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Resolution No. 18-____
Downey Planning Commission
Planned Sign Program (PLN-18-00121) – 7927-7933 Imperial
November 7, 2018 - Page 3
PASSED, APPROVED AND ADOPTED this 5th day of December 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 5th day of December
2018 by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Mary Cavanagh, Secretary
City Planning Commission
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Resolution No. 18-____
Downey Planning Commission
Planned Sign Program (PLN-18-00121) – 7927-7933 Imperial
November 7, 2018 - Page 4
PLANNED SIGN PROGRAM (PLN-18-00121)
CONDITIONS OF APPROVAL
1) The approval of Planned Sign Program approves the size, location, appearance, and
number of the signs for a multi-tenant commercial buildings, located at 7927-7933
Imperial Highway.
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) An affidavit of Acceptance of Conditions, as provided by the City of Downey, shall be
sign, notarized, and returned to the Planning Division within thirty (30) days of approval.
This approval will be considered invalid until this condition has been fulfilled.
6) Wall signs shall only be mounted on the south façade (facing Imperial Highway) of the
subject buildings.
7) All wall signs shall be internally illuminated with LED light strings.
8) Logo box for each tenant space shall not exceed 25% of the total wall sign area.
9) 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.
10) Prior to the installation of new wall signs, the applicant shall obtain all required Building
permits. The applicant shall also obtain all required building inspection for all signs.
11) Signage shall be limited to the commercial businesses on site; there shall be no signs for
the apartments.
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