PC - Item 4A - Design Review 09-06 - 9655 Valley BlvdKOSEMEA® PLANNING COMMISSION
STAFF REPORT
TO: THE HONORABLE CHAIRWOMAN AND MEMBERS OF THE
ROSEMEAD PLANNING COMMISSION
FROM: PLANNING DIVISION
DATE: MARCH 15, 2010
SUBJECT: DESIGN REVIEW 09 -06
9655 VALLEY BOULEVARD
Summary
Coast Sign Inc. has submitted an application for a Design Review to replace all exterior
signage on an existing Jiffy Lube automobile repair facility, located at 9655 Valley
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 09 -06 is classified as a
Class 11 Categorical Exemption pursuant to Section 15311(a) of CEQA guidelines.
Staff Recommendation
Based on the analysis and findings contained in this report, staff recommends that the
Planning Commission APPROVE Design Review 09 -06 and ADOPT Resolution No. 10-
06 with findings, and subject to the twenty -five (25) conditions outlined in Exhibit "A"
attached hereto.
Property History and Description
The subject property is located at the northwest corner of Temple City Boulevard and
Valley Boulevard. The site consists of one parcel totaling approximately 9,888 square
feet in size, which is currently developed with a 1,936± square foot commercial building.
The building was constructed in 1988 and has been used as an oil /lube shop since the
time of construction.
There is also an existing legal non - conforming single -sided billboard structure on the
property that was constructed at the same time as the building. The billboard is not a
part of the Design Review application and no changes to the billboard are proposed.
Planning Commission Meeting
March 15, 2010
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Planning Division records indicate that no other entitlements have been approved for
this property.
South Elevation
Site & Surrounding Land Uses
The project site is currently designated in the General Plan as Mixed -Use:
Residential /Commercial 31 -45 du /ac and is proposed to be re- designated to Mixed -Use:
Residential /Commercial 60 du /ac as part of General Plan Amendment No. 09 -01 that is
currently being processed by City staff. The current zoning classification for the property
is C3 -D (Medium Commercial with a Design Overlay). The site is surrounded by the
following land uses:
North:
General Plan: Mixed -Use: Residential /Commercial 31 -45 du /ac
Zoning: C3 -D (Medium Commercial with Design Overlay)
Land Use: Commercial
South:
General Plan: Mixed Use: Residential /Commercial (31 -45 Du /ac) and
Low Density Residential
Zoning: C3 -D (Medium Commercial with Design Overlay) and
R -1 (Single Family Residential)
Land Use: Commercial and Residential
Planning Commission Meeting
March 15, 2010
Paqe 3 of 15
East:
General Plan:
Zoning:
Land Use:
- West: - .:_ - .
General Plan:
Zoning:
Land Use:
Mixed -Use: Residential /Commercial 31 -45 du /ac
C3 -D (Medium Commercial with Design Overlay)
Commercial
Mixed -Use: Residential /Commercial 31 -45 du /ac _
C3 -D (Medium Commercial with Design Overlay)
Commercial
Administrative Analysis
The applicant is requesting to upgrade all exterior signage on an existing Jiffy Lube
automobile repair facility to the new Jiffy Lube corporate sign colors and design. The
applicant is proposing to reface two (2) illuminated double -sided signs on an existing
19 -foot tall pole sign at the southeast corner of the property (Signs A and B on the
attached plans — Exhibit "C "). The upper and lower signs would remain the same size
(57.44 square feet and 16.92 square feet, respectively), with the smaller, lower sign
being converted to a non - electronic changeable message sign. Only the letter portions
of the signs would be illuminated at night. The pole sign will also be repainted in a light
bronze color.
Planning Commission Meeting
March 15, 2010
Pace 4 of 15
Two small (1.66 square feet) directional sings (Sign C on the attached plans — Exhibit
"C ") will be placed next to each service bay on the south side of the building. A thirty -
three (33) square foot internally illuminated wall sign consisting of raised channel letters
and the Jiffy Lube logo will be placed on the east (Sign D) and west (Sign G) facades of
the building. Each of these signs will have red vinyl letters with bronze colored returns at
the -ends of each sign cabinet. - Finally, two non-illuminated,- three- (3)--square- foot.,
directional signs (Sign E) will be mounted on the north side of the building next to the
service bays along with a non - illuminated five (5) square foot welcome sign.
The City's Commercial Revitalization Guidelines suggest that wall sign area should be
limited to a maximum of two (2) square feet of total wall area and window sign area for
each one linear foot of building frontage. The subject building has forty -four (44) feet of
building frontage. Therefore, a total of eighty -eight (88) square feet of sign area could
be permitted. The existing building only has three (3) small directional wall signs
adjacent to the service bays and no signage on the east or west facades of the building.
The proposed wall signs will total approximately seventy -nine (79) square feet with the
primary identification signs being the neon signs to be mounted on the east and west
sides of the building.
The new Jiffy Lube corporate colors include two primary color shades (medium bronze
and dark red). The building is also proposed to be repainted in white and bronze colors
with red trim to complement the new sign program. With the new paint and signs, the
building will have a more attractive appearance with a consistent color scheme for all
architectural elements.
Staff does have concerns about the design of the two raised channel letter signs (Signs
D and G). The signs have a visible raceway behind the raised letters (housing the
transformer for the neon lighting) which results in the sign extending seven (7) inches
out from the building wall instead of being flush- mounted to the wall. To be consistent
with many other signs that have been approved by the City, staff recommends that the
Planning Commission condition approval of the project to require Signs D and G to
eliminate the exposed raceway and have the signs be flush- mounted to the wall.
Condition No. 25 has been incorporated into Planning Commission Resolution No. 10-
06 to reflect staffs recommendation.
Staff is also proposing Condition of Approval No. 17 requiring that all banners,
pennants, and flags be removed from the property and that the small existing landscape
planters be rehabilitated to further improve the aesthetic appearance of the site
(Condition No. 24).
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 fagade or landscaping.
Planning Commission Meeting
March 15, 2010
Paoe 5 of 15
Section 17.72.050 provides the criteria by which the Planning Commission may
approve, approve with conditions, or deny an application:
Y 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 proposed signs have been developed to reflect uniform design elements of the
site and to-ensure a harmonized and attractive environment. The signs have been
designed with current industry standard materials. The design and color schemes
match existing signs and trademarks of "Jiffy Lube." The overall design will improve
the general appearance of the existing building.
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,
storage and loading areas.
The signs have been determined to be appropriate to the subject site. The signs are
a combination of an existing pole sign, new neon signs, and small metal directional
wall signs. This development will not adversely affect surrounding properties.
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 signs are in line with contemporary signage found currently at other
commercial sites in this area. The re- imaging of existing signs will improve the
physical appearance of the site.
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 signage will upgrade the existing signage on -site with higher quality
materials. The proposed signs will provide an attractive cohesive architectural style
and color scheme that will substantially improve the visual appearance of the site.
Lastly, the property is not part of the Civic Center Plan, precise plan or land reserved
for public or educational use.
Planning Commission Meeting
March 15, 2010
Page 6 of 15
• 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
This proposed development meets all of the minimum code requirements for the C3-
__ . __D ( Medium_ Commercial .with_Design_Overlay)_zone, and all _standards .for signage.in _.
Section 17.104 of the Rosemead Municipal Code.
• 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.
The proposed signs will not affect automobile and pedestrian circulation. The pole
sign is an existing signs and the new wall signs will improve the visual effect of the
site from the view of the public streets, primarily Temple City Boulevard and Valley
Boulevard.
Staff finds this request to be consistent with land uses in the general area with no
foreseeable negative impacts to the adjacent neighborhood. The project site includes a
small commercial building with an existing pole sign with height consistent with the size
of the building. The proposed signs are consistent with all Rosemead Municipal Code
requirements and City design guidelines. The proposed signs in conjunction with a new
paint scheme for the building will provide unified design for the building that is currently
lacking and will provide an improved appearance for a key gateway entrance to the City.
Conclusion
The proposed re- imaging 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. The proposed colors and style of the new signage will be in harmony with the
existing developments and will give the business an identifying symbol.
PUBLIC NOTICE PROCESS
This item has been noticed through the regular agenda notification process, which
includes publication in the San Gabriel Valley Tribune, a 300 -foot property owner public
hearing notice to twenty -five (25) property owners, and posting of the notice at the six
(6) public locations and on the subject site.
Planning Commission Meeting
March 15, 2010
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_ Prepared by:
�_ 4kj „ /�1�ilV 1/1�
Paul Garry
Senior.Planner
EXHIBITS:
Submitted by:
.Community D _elopment Director
A. Resolution 10 -06
B. Conditions of Approval
C. Site Plan /Sign Plans
D. Assessor Parcel Map (APN: 8592 - 007 -061)
P
Planning Commission Meeting
March 15, 2010
Page 8 of 15
EXHIBIT "A"
PC RESOLUTION 10 -06
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
AP-P_ROVING DESIGN REVIEW 09 706, TO PROVIDE NEW EXTERIOR
SIGNAGE ON AN EXISTING JIFFY LUBE AUTOMOBILE REPAIR
FACILITY AT 9655 VALLEY BOULEVARD IN THE C3 -D (MEDIUM
COMMERCIAL WITH A DESIGN OVERLAY) ZONE (APN: 8592 -007-
061).
WHEREAS, on November 2, 2009, Coast Signs Incorporated filed an application
to provide new exterior signage on an existing Jiffy Lube automobile repair facility,
located at 9655 Valley Boulevard; and
WHEREAS, 9655 Valley Boulevard is located in the C -3D (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 March 5, 2010, twenty -five (25) notices were sent to property
owners within a 300 -foot radius from the subject property and notice was published in
the San Gabriel Valley Tribune, 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 09 -06; and
WHEREAS, on March 15, 2010,. the Planning Commission held a duly noticed
and advertised public hearing to receive oral and written testimony relative to Design
Review 09 -06; 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:
SECTION 1. The Planning Commission HEREBY DETERMINES that Design
Review 09 -06 is classified as a Class 11 Categorical Exemption pursuant to Section
15311(a) of CEQA guidelines. Section 15311(a) of the California Environmental Quality
Planning Commission Meeting
March 15, 2010
Page 9 of 15
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 09 -06 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
proposea building and site developments that exist or have been approved for the
general neighborhood;
FINDING: The proposed signs have been developed to reflect uniform design
elements of the site and to ensure a harmonized and attractive environment. The signs
have been designed with current industry standard materials. The design and color
schemes match existing signs and trademarks of "Jiffy Lube." The overall design will
improve the general appearance of the existing building.
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 signs have been determined to be appropriate for the subject
site. The signs are a combination of an existing pole sign, new neon signs, and small
metal directional wall signs. 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 signs are in line with contemporary signage found
currently at other commercial sites in this area. The re- imaging of existing signs will
improve the physical appearance of the site.
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
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.
Pianning Commission Meeting
March 15, 2010
Page 10 of 15
FINDING: The proposed signage will upgrade the existing signage on -site with
higher quality materials. The proposed signs will provide an attractive cohesive
architectural style and color scheme that will substantially improve the visual
appearance of -the site. Lastly, the property is not. part of the Civic Center Plan, precise
plan or land reserved for public or educational use.
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 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 proposed signs will not affect automobile and pedestrian
circulation. The pole sign is an existing signs and the new wall signs will improve the
visual effect of the site from the view of the public streets, primarily Temple City
Boulevard and Valley Boulevard.
SECTION 3. The Planning Commission HEREBY APPROVES Design Review
09 -06, to reimage all exterior signage on an existing Jiffy Lube automobile repair facility
located at 9655 Valley Boulevard, subject to conditions listed in Exhibit "B" attached
hereto and incorporated herein by reference.
SECTION 4. This action shall become final and effective ten (10) 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
Article IX - Planning and Zoning of the Rosemead Municipal Code.
SECTION 5. This resolution is the result of an action taken by the Planning
Commission on March 15, 2010 by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
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.
Planning Commission Meeting
March 15, 2010
Pace 11 of 15
PASSED, APPROVED and ADOPTED this 15th day of March 2010.
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 15th day of
March, 2010, by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
Stan Wong, Secretary
Planning Commission Meeiing
March 15, 2010
Page 12 of 15
EXHIBIT °B"
DESIGN REVIEW 09 -06
9655 VALLEY BOULEVARD
(APN: 8592 - 007 -061)
CONDITIONS OF APPROVAL
March 15, 2010
1. Design Review 09 -06 is approved for the new exterior signage at the existing
Jiffy Lube automobile repair facility to be developed in accordance with the plans
marked Exhibit "C ", dated February 4, 2010. Any revisions to the approved plans
must be resubmitted for the review and approval of the Planning Division.
2. Approval of Design Review 09 -06 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 09 -06 is approved for a period of one (1) year. The applicant.
shall commence the proposed use or request an extension within 30- calendar
days prior to expiration. The one (1) year initial approval period shall be effective
from the Planning Commission approval date. For the purpose of this petition,
project commencement shall be defined as beginning the permitting process with
the Planning and Building Divisions, so long as the project is not abandoned. If
Design Review 09 -06 has been unused, abandoned or discontinued for a period
of one (1) year it shall become null and void.
4. The Planning Commission hereby authorizes the Planning Division to make or
approve minor modifications to the approved Plans where necessary.
5. Design Review 09 -06 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 09 -06.
6. The applicant shall defend, indemnify, and hold harmless the City of Rosemead
Planning Commission Meeting
March 15, 2010
Page 13 of 15
or its agents, officers, and employees from any claim, action, or proceeding
against the City of Rosemead or its agents, officers, or 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. Prior to the issuance of a Building Permit, the conditions listed on this exhibit
shall be copied directly onto any development plans subsequently submitted to
.the Planning and Building departments for review.
9. 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.
10. Construction activities shall be limited to take place between the hours of 7:00
a.m. and 8:00 p.m., Monday through Saturday. No construction shall take place
on Sundays or any federal holidays.
11. 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 of garbage,
rubbish, trash, and debris. All trash containers shall be stored in the appropriate
trash enclosure at all times. Any new litter and graffiti shall be removed within
twenty -four (24) hours.
12. 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.
13. 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.
14. All requirements of the Building and Safety Division and the Planning Division
shall be complied with prior to the final approval of the proposed construction.
15. The Planning staff shall have access to the subject property at any time during
construction to monitor progress.
16. Applicant shall obtain a public works permit for all work in or adjacent to the
public right -of -way.
17. - All existing banners, flags, pennants, and other temporary signs must be
Planning Commission Meeting
March 15, 2010
Paoe 14 of 15
removed from the site.
18. Signs shall comply with Chapter 17.104 of the Rosemead Municipal Code.
Window signs shall not cover more than 15% of window and glass door areas.
All future banners and temporary signs shall be reviewed and approved by the
Rosemead Planning Division prior to installation -.
19. 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.
20. The parking area, including handicapped spaces, shall be paved and re- painted
periodically to City standards to the satisfaction of the Planning Division. In
accordance with Chapter 17.84 of the Rosemead Municipal Code, all designated
parking stalls shall be double striped. Such striping shall be maintained in a
clear, visible, and orderly manner.
21. At least two percent of the required parking shall be designated for handicap
space pursuant to California Vehicle Code Section 22511.8. A letter by the
property owner shall be given to the City for authorizing enforcement.
22. All open area not covered by concrete, asphalt, or structures shall be landscaped
and maintained on a regular basis.
23. Violations of the conditions of approval may result in citation and /or initiation of
revocation proceedings.
24. All existing landscaped areas shall be rehabilitated with new plant material and
maintained on a regular basis, including the removal of trash and litter.
25. Signs D and G on the approved plans, marked Exhibit "C ", dated February 4,
2010, shall be revised to eliminate the exposed raceway behind the signs and
shall be flush- mounted to the building walls.
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