PC - Item 4B - Design Review 00-81 (Modification)ROSEMEAD PLANNING COMMISSION
STAFF REPORT
TO: THE HONORABLE CHAIRWOMAN AND MEMBERS OF THE
ROSEMEAD PLANNING COMMISSION
FROM: PLANNING DIVISION
DATE: DECEMBER 7, 2009
SUBJECT: DESIGN REVIEW 00-81 (MODIFICATION)
3506-3684 ROSEMEAD BOULEVARD
Summary
Rosemead Place, LLC has submitted an application to modify Design Review 00-81,
requesting to amend the existing master sign program for Rosemead Place Shopping
Center, located at 3506-3684 Rosemead Boulevard in the C3-D (Medium Commercial
with a Design Overlay) zone.
Environmental Determination:
Section 15311(a) of the California Environmental Quality Act (CEQA) exempts projects
that consist of the construction, or placement of minor structures accessory to
(appurtenant to) existing commercial, industrial, or institutional facilities, including but
not limited to on-premise signs. Accordingly, Design Review 00-81 (Modification) is
classified as a Class 11 Categorical Exemption pursuant to Section 15311(a) of CEQA
guidelines.
Municipal Code Requirements
Section 17.72.030 of the Rosemead Municipal Code (RMC) states that design review
procedures shall be followed for all improvements requiring a building permit or visible
changes in form, texture, color, exterior facade or landscaping.
Section 17.72.050 provides the criteria by which the Planning Commission may
approve, approve with conditions, or deny an application:
The plans indicate proper consideration for the relationship between the
proposed structure and site developments that exist or have been approved for
the general neighborhood;
The plan for the proposed structure and site development indicates the manner
in which the proposed development and surrounding properties are protected
against noise, vibrations, and other factors which may have an adverse effect on
the environment, and the manner of screening mechanical equipment, trash,
Planning Commission Meeting
December 7, 2009
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storage and loading areas.
The proposed structure or site development is not, in its exterior design and
appearance, so at variance with the appearance of other existing building or site
developments in the neighborhood as to cause the nature of the local
environment to materially depreciate in appearance and value.
The proposed building or structure is in harmony with the proposed
developments on land in the general area, especially those instances where
buildings are within or adjacent to land shown on the General Plan as being part
of the Civic Center or in public or educational use, or are within or immediately
adjacent to land included within any precise plan which indicates building shape,
size or style.
The proposed development is in conformity with the standards of this code and
other applicable ordinances in so far as the location and appearance of the
buildings and structures are involved; and
The site plan and the design of the buildings, parking areas, signs, landscaping,
luminaries and other site features indicates that proper consideration has been
given to both the functional aspects of the site development, such as automobile
and pedestrian circulation, and the visual effect of the development from the view
of public streets.
Staff Recommendation
Staff recommends that the Planning Commission APPROVE Design Review 00-81
(Modification) for a period of one (1) year and adopt Resolution 09-25, subject to
conditions outlined in Exhibit "B" attached hereto.
Property History and Description
The subject property is located on the east side of Rosemead Boulevard, between
Marshall Avenue and the San Bernardino (1-10) Freeway. According to the Los Angeles
County Assessor's records, the site consists of several parcels totaling approximately
twenty-six (26) acres.
According to the Building and Safety Division records, the property is currently
developed with nine (9) commercial buildings comprised of single to multiple tenants,
which include restaurants, offices, retail stores, a bank, a UPS store, and a health club.
According to Planning Division records, several entitlements for design reviews, zone
variances, zone changes and conditional use permits have been processed since 1965.
The original master sign program for the shopping center was approved in 1987. On
March 20, 2000, the Planning Commission approved Design Review 00-81, an
amendment the original master sign program.
Planning Commission Meeting
December 7, 2009
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Site & Surrounding Land Uses
The project site is designated in the General Plan as Mixed Use:
Residential/Commercial (0-30 du/acres) and on the zoning map it is designated C3-D
(Medium Commercial with a Design Overlay) zone. The site is surrounded by the
following land uses:
North:
General Plan: Low Density Residential
Zoning: R-1 (Single-Family Residential) and R-3 (Medium Multiple Residential)
Land Use: Residential
South:
General Plan: San Bernardino (1-10 Freeway)
Zoning: San Bernardino (1-10 Freeway)
Land Use: San Bernardino (1-10 Freeway)
East:
General Plan: Mixed Use: Residential/Commercial (0-30 du/acres)
Zoning: R-1 (Single-Family Residential and PO-D (Professional Office with a Design
Overlay)
Land Use: Landscaping and Residential
West:
General Plan: Mixed Use: Residential/Commercial (0-30 du/acres)
Zoning: C3-D (Medium Commercial with a Design Overlay) and P-D (Planned
Development)
Land Use: Commercial
Northwest Elevation
Planning Commission Meeting
December 7, 2009
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Administrative Analysis
The applicant is requesting to amend the existing master sign program for the
commercial shopping center. Master sign programs are used to create standard sign
design guidelines for developments with multiple buildings or tenants. The purpose of a
master sign program is to ensure that signs within the development are compatible
regarding design theme, sign size, locations, colors and materials. Such a program is
also devised to encourage sign design compatibility with the architecture of a multi-use
center and to ensure a harmonized and attractive environment. The proposed sign
program, attached in this staff report as Exhibit `D,"will incorporate conditions related to
the design and structural specifications, such as styles, sizes, colors, material, lettering,
etc.
In 2007, all building facades within the Rosemead Place Shopping Center were
renovated. However, the five (5) existing freestanding signs onsite were never
rehabilitated, and currently do not match the architectural design of the buildings in the
center. The proposed sign program proposes to significantly renovate all freestanding
signs onsite, so that they are architecturally compatible. The amended sign program
also proposes to install four (4) new directional monument signs and establish modern
wall signage criteria to further improve the shopping center's image.
Wall Signage
The applicant is proposing three (3) different types of tenant exterior wall signage
specifications, which include acrylic face channel letters, through face and halo channel
letters, and reverse pan channel letters. The applicant has chosen six (6) letter face
colors, which include white, red, green, dark blue, brown and yellow. The shopping
center currently has three (3) major tenants, which are all located in Building B and
include Bed Bath and Beyond, Office Depot and Skechers. The applicant is proposing
a maximum letter height of forty-eight (48) inches for these major tenants. The
maximum letter height for the other shop tenants is thirty-six (36) inches. The maximum
logo height will be forty-eight (48) inches for major and shop tenants. The applicant is
proposing a maximum of one and one-half (1.5) square feet of sign area for each linear
foot of store frontage for tenants with less than two (2) elevations and a maximum of
two (2) square feet of sign area for each linear foot of store frontage for end cap tenants
with three (3) or more elevations.
Freestanding Signs
The site plan on page 10 of the master sign program, indicates the location of each
freestanding sign onsite. Each of the existing freestanding signs, which range in height
between twenty-three (23) feet to eighty-five (85) feet, will be architecturally enhanced
with colors, materials and design elements that are found on the existing buildings
onsite. As shown on page 21 of the master sign program, the applicant is only
proposing to renovate the existing eighty-five (85) foot tall freestanding sign, which is
located on the south side of the center near the 1-10 Freeway, with new paint and neon
material to improve the sign structure and existing neon rose logo. The other four (4)
freestanding signs will be renovated by replacing the top of each sign with new
aluminum cabinets, which will incorporate text graphics consisting of routed out and
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December 7, 2009
Page 5 of 15
pushed through letters to identify the shopping center name. The middle portion of
each sign will be remodeled to incorporate sign cabinets, which will be used to identify
the shops. Three earth tone colors will be used on each of the signs. The main body
will have a simulated golden tan color stucco finish of a (Dunn Edwards DE 5331
"Pasta"), the sign cabinet faces will consist of a contrasting tan color (Dunn Edwards DE
3190 "Wandering DOE"), and a dark brown trim will enhance the top of each sign (Dunn
Edwards DE 3198 "Spearhead"). The base of each sign will incorporate a brown split
face block veneer (Angelus Block Split Face "Carnival") to match the buildings. Only
the sign text located within the cabinets are proposed to be illuminated during nighttime
hours.
Directional Signage
The site plan located on page 10 of the proposed master sign program, details the
proposed directional sign locations. The applicant is proposing to install four (4) new 6-
1 Y/" tall non-illuminated directional signs at different intersections in the shopping center
to assist customers in navigating to their destination. Two directional sign types are
proposed. As shown on page 26 and 27, two of the four signs will be double-sided, and
two signs will be four-sided. Each directional sign will be placed within existing
landscaped planters. The colors and materials proposed will match the buildings and
freestanding signs onsite.
Life-Style Signs
Lastly, as shown on page 19 of the master sign program, the applicant is proposing to
install six (6) new single-faced "lifestyle" signs on the shopping center building fagade
that faces the 1-10 freeway (Building B). The signs measure 6'-0' by 6'-0" and consist of
digital graphics. The applicant has indicated that the images do not advertise goods or
services, but may include abstract photos, seasonal decorations or people shopping.
The "life-style" signs are not permitted to be used as additional sign area for any of the
shop tenants. Furthermore, staff has added a condition which prohibits the use of these
signs for the advertisement of services and products sold offsite. Each sign will be
externally illuminated with gooseneck lamp fixtures.
Conclusion
The amendment to the existing master sign program for Rosemead Place Shopping
Center is consistent with the goals and policies of the Land Use Element of the City's
General Plan in that it calls for the upgrading of commercial uses by implementing
architectural design reviews of proposals for remodel of existing buildings and
renovation of signage. The proposed colors and design elements of the proposed
master sign program will upgrade the visual appearance of the entire shopping center.
Public Notice Process
This item has been noticed through the regular agenda notification process, which
includes a 300-foot property owner public hearing notice, and postings of the notice at
the six (6) public locations and on the subject site.
Planning Commission Meeting
December 7, 2009
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Pre are
Lily Trinh
Assistant Planner
Submitted by:
F ~ee~
Sheri Bermejo
Principal Planner
EXHIBITS:
A. Resolution 09-25
B. Conditions of Approval
C. Master Sign Program
D. Assessor Parcel Map (APNs: 8594-023-034, 037, 038, 042, 043, 044, & 045)
Planning Commission Meeting
December 7, 2009
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EXHIBIT "A"
PC RESOLUTION 09-25
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
APPROVING DESIGN REVIEW 00-81 (MODIFICATION), TO AMEND
THE EXISTING MASTER SIGN PROGRAM FOR ROSEMEAD PLACE
SHOPPING CENTER, LOCATED AT 3506-3684 ROSEMEAD
BOULEVARD IN THE C3-D (MEDIUM COMMERCIAL WITH A DESIGN
OVERLAY) ZONE (APNS: 8594-023-034, 037, 038, 042, 043, 044, &
045).
WHEREAS, on May 28, 2009, Rosemead Place, LLC filed an application filed an
application to modify Design Review 00-81, requesting to amend the existing master
sign program for Rosemead Shopping Center, located at 3506-3684 Rosemead
Boulevard; and
WHEREAS, 3506-3684 Rosemead Boulevard is located in the C3-D (Medium
Commercial with a Design Overlay) zoning district; and
WHEREAS, Section 17.72.050 of the Rosemead Municipal Code (RMC)
provides the purpose and criteria for a design review; and
WHEREAS, Sections 65800 & 65900 of the California Government Code and
Section 17.72.050 of the Rosemead Municipal Code authorize the Planning
Commission to approve, conditionally approve or deny design review applications; and
WHEREAS, on November 25, 2009, ninety-four (94) notices were sent to
property owners within a 300-foot radius from the subject property, in addition to notices
posted in six (6) public locations and on-site, specifying the availability of the
application, plus the date, time and location of the public hearing for Design Review 00-
81 (Modification); and
WHEREAS, on December 7, 2009, the Planning Commission held a duly noticed
and advertised public hearing to receive oral and written testimony relative to Design
Review 00-81 (MODIFICATION); and
WHEREAS, the Rosemead Planning Commission has sufficiently considered all
testimony presented to them in order to make the following determination.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Rosemead as follows:
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December 7, 2009
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SECTION 1. The Planning Commission HEREBY DETERMINES that Design
Review 00-81 (MODIFICATION) is classified as a Class 11 Categorical Exemption
pursuant to Section 15311(a) of CEQA guidelines. Section 15311(a) of the California
Environmental Quality Act exempts projects that consist of the construction, or
placement of minor structures accessory to (appurtenant to) existing commercial,
industrial, or institutional facilities, including but not limited to on-premise signs.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES
that facts do exist to justify approving Design Review 00-81 (MODIFICATION) in
accordance with Section 17.72.030 et seq., of the Rosemead Municipal Code as
follows:
A. The plans indicate proper consideration for the relationship between the
proposed building and site developments that exist or have been approved for the
general neighborhood;
FINDING: The master sign program has been developed to reflect uniform
design elements of the commercial center and to ensure a harmonized and attractive
environment. The signs proposed in the master sign program will be designed with
current industry standard materials. The overall design will improve the general
appearance of the existing commercial center.
B. The plan for the proposed building and site development indicates the
manner in which the proposed development and surrounding properties are protected
against noise, vibrations and other factors which may have an adverse effect on the
environment, and the manner of screening mechanical equipment, trash, storage and
loading areas.
FINDING: The master sign program and its criteria have been determined to be
appropriate to the subject site and each tenant space storefront. Once installed and
operational, the signage will be .silent in nature. This development will not adversely
affect surrounding properties.
C. The proposed building or site development is not, in its exterior design and
appearance, so at variance with the appearance of other existing buildings or site
developments in the neighborhood as to cause the nature of the local environment to
materially depreciate in appearance and value;
FINDING: The proposed design is in line with contemporary signage found
currently on-site and at other commercial sites in this region. The amendment to the
existing master sign program will improve the physical appearance of the commercial
center and replace deteriorating signage currently existing onsite today.
D. The proposed building or structure is in harmony with the proposed
developments on land in the general area, especially in those instances where buildings
are within or adjacent to land shown on the General Plan as being part of the Civic
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December 7, 2009
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Center or in public or educational use, or are within or immediately adjacent to land
included within any precise plan which indicates building shape, size or style.
FINDING: The approved design of the master sign program will create a
development that is aesthetically pleasing and enhance land values in the general area.
The proposed master sign program will upgrade the existing signage onsite with higher
quality materials. The proposed signage will provide an attractive cohesive architectural
style and color scheme that will substantially improve the visual appearance of the site.
E. The proposed development is in conformity with the standards of this code
and other applicable ordinances in so far as the location and appearance of the
buildings and structures are involved.
FINDING: This proposed development meets all of the minimum code
requirements for the C3-D (Medium Commercial with a Design Overlay) zone, and all
standards for signage in Section 17.104 of the Rosemead Municipal Code.
F. The site plan and the design of the buildings, parking areas, signs,
landscaping, luminaries, and other site feature indicates that proper consideration has
been given to both the functional aspects of the site development, such as automobile
and pedestrian circulation, and the visual effect of the development from the view of
public streets.
FINDING: The master sign program will not affect automobile and pedestrian
circulation. Instead, the master sign program will improve the visual effect of the site
from the view of the public streets, primarily on Rosemead Boulevard.
SECTION 3. The Planning Commission HEREBY APPROVES Design Review
00-81 (MODIFICATION), for the amendment to the existing master sign program for
Rosemead Place Shopping Center, located at 3506-3684 Rosemead Boulevard, subject
to conditions listed in Exhibit "B" attached hereto and incorporated herein by reference.
SECTION 4. This action shall become final and effective fifteen (15) days after
this decision by the Planning Commission, unless within such time a written appeal is
filed with the City Clerk for consideration by the Rosemead City Council as provided in
Section 17.72.070 of the Rosemead Municipal Code.
SECTION 5. This resolution is the result of an action taken by the Planning
Commission on December 7, 2009, by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
Planning Commission Meeting
December 7, 2009
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SECTION 6. The secretary shall certify to the adoption of this resolution and
shall transmit copies of same to the applicant and the Rosemead City Clerk.
PASSED, APPROVED and ADOPTED this 7th day of December, 2009.
Diana Herrera, Chairwoman
CERTIFICATION
I hereby certify that the foregoing is a true copy of a resolution adopted by the Planning
Commission of the City of Rosemead at its regular meeting, held on the 7th day of
December, 2009 by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
Sheri Bermejo, Secretary
Planning Commission Meeting
December 7, 2009
Page 11 of 15
EXHIBIT "B"
DESIGN REVIEW00-81 (MODIFICATION)
3506-3684 ROSEMEAD BOULEVARD
(APNs: 8594-023-034, 037, 038, 042, 043, 044, & 045)
CONDITIONS OF APPROVAL
December 7, 2009
1. Design Review 00-81 (Modification) is approved to amend the existing
master sign program at Rosemead Place Shopping Center, to be developed
in accordance with the plans marked Exhibit "C", dated November 25, 2009.
Any revisions to the approved plans must be resubmitted for the review and
approval of the Planning Division.
2. Approval of Design Review 00-81 (Modification) shall shall not take effect
for any purpose until the applicant has filed with the City of Rosemead a
notarized affidavit stating that he/she is aware of and accepts all of the
conditions of approval as set forth in the letter of approval and this list of
conditions, within ten (10) days from the Planning Commission approval
date.
3. Design Review 00-81 (Modification) is approved for one (1) year from the
Planning Commission approval date. The applicant shall make progress
towards initiation of proposed use, or request an extension from the
Planning Division within 30 days prior to expiration date. Otherwise Design
Review 00-81 (Modification) shall become null and void.
4. The Planning Commission hereby authorizes the Planning Division to make
and/or approve minor modifications.
5. Design Review 00-81 (Modification) is granted or approved with the City and
its Planning Commission and City Council retaining and reserving the right
and jurisdiction to review and to modify the permit, including the conditions
of approval based on changed circumstances. Changed circumstances
include, but are not limited to, the modification of the use, a change in
scope, emphasis, size, or nature of the use, or the expansion, alteration,
reconfiguration, or change of use. This reservation of right to review is in
addition to, and not in lieu of, the right of the City, its Planning Commission,
and City Council to review and revoke or modify any permit granted or
approved under the Rosemead Municipal Code for any violations of the
conditions imposed on Design Review 00-81 (Modification).
6. The applicant shall defend, indemnify, and hold harmless the City of
Rosemead or its agents, officers, and employees from any claim, action, or
proceeding against the City of Rosemead or its agents, officers, or
Planning Commission Meeting
December 7, 2009
Page 12 of 15
employees to attack, set side, void, or annul, an approval of the Planning
Commission and/or City Council concerning the project, which action is
brought within the time period provided by law.
7. All conditions of approval must be complied with to the satisfaction of the
Planning Division, prior to final inspection.
8. The numbers of the address signs shall be at least 6" tall with a minimum
character width of 1/4", contrasting in color and easily visible at driver's level
from the street. Materials, colors, location and size of such address
numbers shall be approved by the City Planner, or his or her designee, prior
to installation.
9. The following conditions must be complied with to the satisfaction of the
Planning Division prior to final approval of the associated plans, building
permits, occupancy permits, or any other appropriate request.
10. The conditions listed on this exhibit shall be copied directly onto any
development plans subsequently submitted to the Planning and Building
divisions for review.
11. Building permits will not be issued in connection with any project until such
time as all plan check fees, and all other applicable fees are paid in full.
12. Prior to issuance of building permits, all school fees shall be paid. The
applicant shall provide the City with written verification of compliance from
the Unified School District.
13. The applicant shall comply with all Federal, State and local laws relative to
the approved use including the requirements of the Planning, Building, Fire,
Sheriff and Health Departments.
14. The hours of construction shall be limited from 7 a.m. to 8 p.m. Monday to
Saturday. No construction shall take place on Sundays or on any legal
holidays without prior approval by the City.
15. Applicant shall obtain a public works permit for all work in or adjacent to the
public right-of-way.
16. The site shall be maintained in a graffiti-free state. Any new graffiti shall be
removed within twenty-four (24) hours. A 24-hour, Graffiti Hotline can be
called at (626) 569-2345 for assistance.
17. The site shall be maintained in a clean, weed and litter free state in
accordance with Sections 8.32.010-8.32.040 of the Rosemead Municipal
Code, which pertains to the storage, accumulation, collection, and disposal
Planning Commission Meeting
December 7, 2009
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of garbage, rubbish, trash, and debris. All trash containers shall be stored
in the appropriate trash enclosure at all times. All trash, rubbish, and
garbage receptacles shall be regularly cleaned, inspected, and maintained
in a clean, safe, and sanitary condition.
18. All open area not covered by concrete, asphalt, or structures shall be
landscaped and maintained on a regular basis.
19. The onsite public hearing notice posting shall be removed within 30 days
from the end of the 15-day appeal period of Design Review 00-81
(Modification).
20. A landscape plan shall be submitted with the sign plan application for the
installation of the new life-style signs, directional monument signs, and
renovated pole signs. The landscape plan shall reflect the renovation of all
landscape planters surrounding the directional monument signs and pole
signs, and the planters along the south building fagade of Building B. A
new irrigation system shall be installed in any of these landscape planters
that are currently not being maintained by an existing irrigation system.
21. All landscaped areas shall be maintained with adequate landscaping on a
regular basis, including the removal of trash and litter and the replanting of
dead or missing shrubs and plants.
22. All sign plans shall include a letter of approval from the property owner or
property management firm.
23. All tenant signs shall be replaced with conforming signage at the time of
lease renewal.
24. The maximum height for logos and letters for major tenants is four (4) feet.
25. The maximum height for logos for shop tenants is four (4) feet and the
maximum height for letters for shop tenants is three (3) feet.
26. All directional signs shall be placed within landscaped areas and the
surrounding areas shall be landscaped adequately.
27. A sign plan review application shall be submitted to the Planning Division for
the review and approval of any new exterior wall signage, directional
monument sign, and/or renovated freestanding sign. The sign plan shall
show compliance with both the Rosemead Municipal Code and Master Sign
Program.
28. All new "life-style" signage imagery, including face changes shall be
reviewed and approved by the Planning Division prior to installation.
Planning Commission Meeting
December 7, 2009
Page 14 of 15
29. Lifestyle signs shall not solicit public support or direct public attention to the
sale, lease, hiring or use of any objects, products or services not produced,
sold or otherwise available on the premises.
30. Lifestyle signs shall not contains a visual message to the general public
concerning candidates for public office, matters relating to elections, or any
public service announcement.
31. The final master sign program shall be revised to indicate the following:
a. The total exterior wall signage area shall be calculated as the
following:
• The maximum exterior wall signage area for Units 3620
and 3684 of Building "A" and Unit 3518 of Building "B" for
shall not exceed two (2) square feet of sign area for each
linear foot of building frontage.
• The maximum exterior wall signage for all tenants in
Building "A" and Building "B" shall not exceed 1.5 square
feet of sign area for each linear foot of building frontage.
• No extra sign credit shall be permitted.
b. Clearly identify the location of major tenants and shop tenants in
the elevation drawings on pages 15-20.
c. Only the end tenant of Building B (Unit 3518) shall be permitted
exterior wall signage on the south elevation of Building B.
d. The total exterior wall signage area, including the life-style imagery,
shall not cover more than twenty-five (25) percent of the wall area
of Building B(south elevation).
e. Push-thru letters in aluminum cabinets shall not be permitted for an
exterior wall sign, not including logos..
Planning Commission Meeting
December 7, 2009
Page 15 of 15
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