PC - Item 4B - Modification 10-02ROSEMEAD PLANNING COMMISSION
STAFF REPORT
TO: THE HONORABLE CHAIRWOMAN AND MEMBERS OF THE
ROSEMEAD PLANNING COMMISSION
FROM: PLANNING DIVISION
DATE: JUNE 21, 2010
SUBJECT: MODIFICATION 10-02
(ZONE VARIANCE 84-115)
705 SAN GABRIEL BOULEVARD
Summary
On May 21, 1984, the City of Rosemead Planning Commission approved Zone
Variance 84-115, to allow the construction of a 58-foot tall pole sign in lieu of the 35-foot
maximum height limitation in place at the project site due to the site being in the C-3
(Medium Commercial) zone. The zone variance approval also permitted the total
permitted pole sign cabinet area to exceed the maximum requirement of 200 feet per
the zone by 72 feet. Zone Variance 84-115 was approved with three (3) conditions of
approval, one of which required the signage to bear the name and logo of "Travel
Lodge" only (Condition of Approval No. 2).
Swain Sign Inc. on behalf of Holiday Inn Express Hotel is proposing to upgrade all
signage on the now-existing Holiday Inn Express Hotel to incorporate new corporate
sign colors and design. Modification 10-02 is a request to eliminate Condition of
Approval No. 2 to officially allow the sign cabinet to bear the name "Holiday Inn
Express." The project will consist of removing and replacing the sign cabinet on the
existing 58-foot tall pole sign. New building exterior wall signage is also proposed.
However, the total wall sign area proposed is compliant with the maximum sign area
requirements, and therefore, will not be reviewed under the proposed Modification 10-
02. The subject site is located at 705 San Gabriel Boulevard in the C-3 (Medium
Commercial) zone.
Environmental Determination:
Section 15311(a) of the California Environmental Quality Act (CEQA) guidelines
exempts projects that consist of the construction, or placement of minor structures
Planning Commission Staff Report
MOD 10-02
June 21, 2010
Page 2 of 14
accessory to (appurtenant to) existing commercial, industrial, or institutional facilities,
including but not limited to on-premise signs. Accordingly, Modification 10-02 is
classified as a Class 11 Categorical Exemption pursuant to Section 15311(a) of CEQA
guidelines.
Staff Recommendation
Staff recommends that the Planning Commission APPROVE Modification 10-02 and
ADOPT Resolution No. 10-20 (Exhibit "A") with findings and subject to nineteen (19)
conditions outlined in Exhibit "B" attached hereto.
Property History and Description
The subject site is located on southwest corner of San Gabriel Boulevard and Town
Center Drive. According to the Assessor's records, the site consists of one parcel
totaling 1.14 acres. According to Building Division records, Holiday Inn Express Hotel
has been operating at this site since 1992.
The Rosemead Planning Commission approved the 58-foot tall pole sign for Travel
Lodge under Zone Variance 84-115 in 1984 due to lack of freeway visibility. The
variance was approved with the following three (3) conditions of approval:
1. The sign is not to exceed 58 ft. in height and the total square footage of the sign
is not to exceed 272 sq. ft.
2. The sign is to bear the name and logo of Travel Lodge and nothing else.
3. The sign is to conform to the Rosemead City Code in every respect except for
height and sign area.
It is important to note that Building and Safety Division records indicate that a ministerial
permit was issued to Holiday Inn Express in 1992 for a face change on the existing pole
sign cabinet to incorporate the business name and logo. Staff believes that the
conditions of approval for the zone variance may not have been reviewed in 1992.
Nevertheless, before any further modifications are made to the existing sign with
respect to business name, Planning Commission approval is required. In order to
provide more flexibility to the existing and future property owners, staff recommends
that Condition No. 2 be eliminated in its entirety.
Planning Commission Staff Report
MOD 10-02
June 21, 2010
Page 3 of 14
Site & Surrounding Land Uses
The site is designated in the General Plan for Commercial use and on the zoning map it
is designated for C-3 (Medium Commercial) zone. The site is surrounded by the
following land uses:
North
General Plan: Pomona Freeway (60)
Zoning: Pomona Freeway (60)
Land Use: Pomona Freeway (60)
South:
General Plan:
Commercial
Zoning:
C-3 (Medium Commercial)
Land Use:
Residential
East:
General Plan:
Los Angeles County Unincorporated
Zoning:
Los Angeles County Unincorporated
Land Use:
Residential
West:
General Plan:
Commercial
Zoning:
C-31D (Medium Commercial with a Design Overlay)
Land Use:
Hotel
Y
Planning Commission Staff Report
MOD 10-02
June 21, 2010
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Administrative Analysis
As indicated earlier in this report, Building and Safety Division records indicate that a
ministerial permit was issued to Holiday Inn Express in 1992 for a face change on the
existing pole sign cabinet to incorporate the business name and logo, even though there
was a condition of approval that limited the sign to only bear the name of Travel Lodge.
Before any further modifications are made to the existing sign with respect to business
name, Planning Commission approval is required since the condition still remains in
effect. Staff recommends that Condition No. 2 be eliminated in its entirety to provide
more flexibility to the existing and future property owners so that the sign can be
renovated with new corporate names, logos and colors as needed.
As illustrated on the plans, attached as Exhibit "C," the applicant is proposing to remove
the existing 5-8" X "5'-8" sign cabinet and replace it with a new 15-1" X 7'-6" sign
cabinet. The new double-faced internally illuminated cabinet will consist of the Holiday
Inn Express corporate colors of blue, green and white. This modification will not affect
the height of the pole. The pole of the sign will be modified to ensure that the height of
the pole sign does not exceed 58-feet. 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.
Staff has carefully reviewed the applicant's request to verify that the proposed use is in
conformity with the originally approved zone variance. The applicant's request is not
changing the existing pole height which was approved under Zone Variance 84-115. To
allow future flexibility on pole signs, staff is recommending the elimination of Condition
No. 2, so that other businesses can benefit from the use of the existing structure.
Although this modification application does not pertain to building wall signage, the
applicant has indicated that they are proposing to replace the building wall signage on
the north elevation to the new corporate colors and design. All other signs on the
building will be removed from the building.
Municipal Code Requirements
On May 21, 1984, the Planning Commission determined that the zone variance met all
the requisite standards of the Chapter 17.108 of the RMC and approved Zone Variance
84-115. Section 17.108.020 of the Municipal Code sets criteria required for granting a
variance. There being no specific criteria for modification of a variance, staff is applying
the requirements for the initial grant of the approval to the applicant's request for a
modification. The following are findings that must be made in order to approve a zone
variance and staffs analysis of each:
• That the variance granted shall be subject to such conditions as will assure the
adjustment thereby authorized shall not constitute a grant of special privilege
inconsistent with the limitations upon other properties in the vicinity in which the
property is situated;
Planning Commission Staff Report
MOD 10-02
June 21, 2010
Page 5 of 14
Modification 10-02 will not constitute a grant of privilege inconsistent with the
limitations upon other properties in the vicinity. The original zone variance was
approved by the Planning Commission on May 21, 1984. The modification of the
sign cabinet will not affect the zone variance because the variance was based on
height and not cabinet size. The applicant will continue to comply with the height
and area limitations set forth in the zone variance approval. The modification is
proposed to remove the business name limitation on the sign. Therefore, it will
not constitute a grant of special privilege to the property owner but instead give
the owner the same flexibility as owners of nearby parcels.
• That the granting of such variance will not be materially detrimental to the public
health or welfare or injurious to the property or improvements in such zone or
vicinity;
Modification 10-02 will not be materially detrimental to the public health or
welfare or injurious to the property or improvements in such zone or vicinity. The
zone variance was approved by the Planning Commission on May 21, 1984. The
modification of the sign cabinet will not be materially detrimental to the public
health or welfare or injurious to the property or improvements in such zone or
vicinity. The applicant is proposing a simple upgrade of an existing pole sign
cabinet to include the new Holiday Inn Express corporate sign colors and design.
The height of the sign will not change. The modification is proposed to remove
the business name limitation on the sign.
• That because of special circumstances applicable to the subject property,
including size, shape, topography, location or surroundings, the strict application
of the zoning ordinance is found to deprive the subject property of privileges
enjoyed by other properties in the vicinity under identical zone classifications;
and
The proposed sign would not be deprived of a privilege enjoyed by other
businesses in the area. The zone variance was approved by the Planning
Commission on May 21, 1984. Strict enforcement of the zoning code would
hinder visibility. The majority of signs in the area immediate vicinity include the
name of the business. The elimination of Condition of Approval No. 2 will allow
the business name on the proposed sign.
• The granting of such variance will not adversely affect the comprehensive
general plan.
The zone variance was approved by the Planning Commission on May 21, 1984.
The modification of the sign cabinet will not affect the zone variance, therefore
Y
Planning Commission Staff Report
MOD 10-02
June 21, 2010
Page 6 of 14
will not adversely affect the comprehensive General Plan. The modification is
proposed to remove the business name limitation on the sign.
PUBLIC NOTICE PROCESS
This item has been noticed through the regular agenda notification process, which
includes a 300' radius public hearing notice to twenty-six (26) property owners,
publication in the San Gabriel Valley Tribune, and postings of the notice at the six (6)
public locations and on the subject site.
Prepared bAt:
Lily Trinh
Assistant Planner
Attachments: A. Resolution 10-20
B. Conditions of Approval
C. Sign Plan
D. Assessor's Parcel Map
Submitted b
Stan Wong
Community Development Director
Planning Commission Staff Report
MOD 10-02
June 21, 2010
Page 7 of 14
EXHIBIT "A"
PC RESOLUTION 10-20
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
APPROVING MODIFICATION 10-02, TO ELIMINATE CONDITION OF
APPROVAL NO. 2 UNDER ZONE VARIANCE 84-115, TO ALLOW THE
MODIFICATION OF THE SIGN CABINET ON AN EXISTING 58-FOOT
TALL POLE SIGN TO BEAR THE NAME HOLIDAY INN EXPRESS.
THE SUBJECT SITE IS LOCATED AT 705 SAN GABRIEL
BOULEVARD, IN THE C-3 (MEDIUM COMMERCIAL) ZONE (APN:
5288-004-062 TO 065).
WHEREAS, on April 22, 2010, Swain Sign Inc. filed an application to eliminate
Condition of Approval No. 2 under Zone Variance 84-115, to allow the modification of
the sign cabinet on an 58-foot tall existing pole sign, located at 705 San Gabriel
Boulevard; and
WHEREAS, this property at 705 San Gabriel is located in the C-3 (Medium
Commercial) zone; and
WHEREAS, Section 17.108.020 sets the following criteria required for granting a
variance which states that the granting of a variance shall not:
• Constitute a grant of special privilege inconsistent with the limitations upon
other properties in the vicinity; and
• Be materially detrimental to the public health or welfare or injurious to the
property or improvements in such zone or vicinity; and
• That because of special circumstances, the strict enforcement of the code
would deprive the subject property of privileges enjoyed by other properties in
the vicinity under identical zone classifications; and
• Adversely affect the comprehensive general plan; and
WHEREAS, on June 10, 2010, twenty-six (26) 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 Modification 10-02, and on June 11,
2010, the notice was published in the San Gabriel Valley Tribune; and
WHEREAS, on June 21, 2010, the Planning Commission held a duly noticed and
advertised public hearing to receive oral and written testimony relative to Modification
10-02; and
Planning Commission Staff Report
MOD 10-02
June 21, 2010
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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
Modification 10-02 is Categorically Exempt from environmental review as a Class 11
Exemption pursuant to Section 15311(a) of the California Environmental Quality Act
(CEQA).
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES
that the modification of the plan does not in any way alter the findings previously made
by the Planning Commission to approve Zone Variance 84-115. On May 21, 1984, the
Planning Commission determined that the zone variance met all the requisite standards
set forth. Staff is only applying the requirements for the initial grant of the approval to
the applicant's request for a modification. These criteria require:
A. That the variance granted shall be subject to such conditions as will assure
the adjustment thereby authorized shall not constitute a grant of special privilege
inconsistent with the limitations upon other properties in the vicinity in which the
property is situated;
FINDING: Modification 10-02 will not constitute a grant of privilege inconsistent
with the limitations upon other properties in the vicinity. The original zone variance was
approved by the Planning Commission on May 21, 1984. The modification of the sign
cabinet will not affect the zone variance because the variance was based on height and
not cabinet size. The applicant will continue to comply with the height and area
limitations set forth in the zone variance approval. The modification is proposed to
remove the business name limitation on the sign. Therefore, it will not constitute a grant
of special privilege to the property owner but instead give the owner the same flexibility
as owners of nearby parcels.
B. That the granting of such variance will not be materially detrimental to the
public health or welfare or injurious to the property or improvements in such zone or
vicinity;
FINDING: Modification 10-02 will not be materially detrimental to the public
health or welfare or injurious to the property or improvements in such zone or vicinity.
The zone variance was approved by the Planning Commission on May 21, 1984. The
modification of the sign cabinet will not be materially detrimental to the public health or
welfare or injurious to the property or improvements in such zone or vicinity. The
applicant is proposing a simple upgrade of an existing pole sign cabinet to include the
Planning Commission Staff Report
MOD 10-02
June 21, 2010
Page 9 of 14
new Holiday Inn Express corporate sign colors and design. The height of the sign will
not change. The modification is proposed to remove the business name limitation on the
sign.
C. That because of special circumstances applicable to the subject property,
including size, shape, topography, location or surroundings, the strict application of the
zoning ordinance is found to deprive the subject property of privileges enjoyed by other
properties in the vicinity under identical zone classifications; and
FINDING: The proposed sign would not be deprived of a privilege enjoyed by
other businesses in the area. The zone variance was approved by the Planning
Commission on May 21, 1984. Strict enforcement of the zoning code would hinder
visibility. The majority of signs in the area immediate vicinity include the name of the
business. The elimination of Condition of Approval No. 2 will allow the business name
on the proposed sign.
D. That the granting of such variance will not adversely affect the
comprehensive General Plan.
FINDING: The zone variance was approved by the Planning Commission on May
21, 1984. The modification of the sign cabinet will not affect the zone variance,
therefore will not adversely affect the comprehensive General Plan. The modification is
proposed to remove the business name limitation on the sign.
SECTION 3. The Planning Commission HEREBY APPROVES Modification 10-
02 to modify the sign cabinet on an existing pole sign previously approved under Zone
Variance 84-115, to bear the name Holiday Inn Express, located at 705 San Gabriel
Boulevard, subject to the conditions listed in Exhibit "B" attached hereto and
incorporated herein by reference.
SECTION 4. This resolution is the result of an action taken by the Planning
Commission on June 21, 2010, by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
Planning Commission Staff Report
MOD 10-02
June 21, 2010
Paae 10 of 14
SECTION 5. 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 21St day of June, 2010.
William Alarcon. Chairman
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 this 21St day of
June, 2010, by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
Stan Wong, Secretary
Planning Commission Staff Report
MOD 10-02
June 21, 2010
Paae 11 of 14
EXHIBIT "B"
MODIFICATION 10-02
(ZONE VARIANCE 84-115)
705 SAN GABRIEL BOULEVARD
CONDITIONS OF APPROVAL
June 21. 2010
1. Modification 10-02 shall be in compliance and remain in compliance with all
Conditions of Approval for Zone Variance 84-115, except Condition of Approval
No. 2, in addition to the Conditions of Approval for Modification 10-02.
2. Approval of Modification 10-02 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. Modification 10-02 is approved for a period of six (6) months. The applicant shall
commence the proposed use or request an extension within 30-calendar days
prior to expiration. The six (6) months 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
the Modification 10-02 has been unused, abandoned or discontinued for a period
of six (6) months 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. Modification 10-02 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 Modification 10-02.
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
Planning Commission Staff Report
MOD 10-02
June 21, 2010
Page 12 of 14
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. The conditions .listed on this exhibit shall be copied directly onto any
development plans subsequently submitted to the Planning and Building
divisions for review.
8. 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.
9. 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.
10.AII requirements of the Building and Safety Division and the Planning Division
shall be complied with prior to the final approval of the proposed construction.
11. 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. The applicant shall give notice of
construction times to residents and business owners within a 300' radius, no less
than five days before construction.
12.The Planning staff shall have access to the subject property at any time during
construction to monitor progress.
13.Applicant shall obtain a public works permit for all work in or adjacent to the
public right-of-way.
14.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.
15.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. All trash, rubbish, and garbage receptacles shall be
regularly cleaned, inspected, and maintained in a clean, safe, and sanitary
condition.
16.The onsite public hearing notice posting shall be removed within 30 days from
Planning Commission Staff Report
MOD 10-02
June 21, 2010
Paqe 13 of 14
the end of the 10-day appeal period of Modification 10-02.
17.Any future business name change on the cabinet of the existing 58-foot pole sign
shall be reviewed and approved by the Planning Division.
18.AII future building wall signage proposed shall comply with the Rosemead
Municipal Code.
19.Violation of the conditions of approval may result in citation and/or initiation of
revocation proceedings.
Planning Commission Staff Report
MOD 10-02
June 21, 2010
Paqe 14 of 14
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