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PC - Item 3B - Design Review 09-03 at 8855 Valley BoulevardROSEMEAD PLANNING COMMISSION STAFF REPORT TO: THE HONORABLE CHAIR AND MEMBERS OF THE ROSEMEAD PLANNING COMMISSION FROM: PLANNING DIVISION DATE: DECEMBER 17, 2012 SUBJECT: DESIGN REVIEW 09 -03 8855 VALLEY BOULEVARD Summary Eric Lee has submitted a Design Review application requesting approval of a master sign program for the Universal Bank property located at 8855 Valley Boulevard in the CBD -D (Central Business District 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 -03 is classified as a Class 11 Categorical Exemption pursuant to Section 15311 of CEQA guidelines. Staff Recommendation Based on the analysis and findings contained in this report, it is recommended that the Planning Commission ADOPT Resolution No. 12 -23 with findings (Exhibit "A ") and APPROVE Design Review 09 -03, subject to the sixteen (16) conditions outlined in Exhibit "B" attached hereto. Property History and Description Universal Bank Plaza, the subject property, is located on the northwest corner of Valley Boulevard and Ivar Avenue. The property is located on a parcel of land that totals approximately 70,336 square feet or 1.63 acres in size. The subject site was originally developed as part of a larger shopping center, which is located on Valley Boulevard between Muscatel and Ivar Avenues. The shopping center was developed to accomidate a combination of retail, food, government service, and professional office land uses. The shopping center was later sold to two different entities and was renamed Rosemead Shopping Center (now Valley Gateway Shopping Center) and Universal Bank Plaza. Planning Commission Meeting December 17, 2012 Page 2 of 14 On October 22, 1958, building permits were issued for the construction of a new 3,775 square -foot office building. On October 25, 1965, a 30,000 square -foot addition was permitted for a savings and loan financial institution. In 2005, the Planning Commission approved Design Review 03 -110 (PC Resolution 05-41) for a fagade remodel and landscape and parking lot improvements for the Universal Bank Plaza property with specific conditions of approval. This approval was appealed to the City Council, and was ultimately approved on November 22, 2005 under City Council Resolution number 2005 -42. In 2006, the Planning Commission approved Zone Variance 06 -340 (PC Resolution 06 -27) permitting the conversion of office space into restaurant space with less than required number of parking stalls for the two story office building. The existing roof mounted pole sign was required to be removed under condition number 18 (PC Resolution 06 -27 — ZV 06 -340). This sign was ultimately removed as required. The property improvements have continued slowly. To date the building exterior has been repainted with lighter, earthtoned colors and the interior of the building has been modified. There are still outstanding items that need to be completed such as the installation of new decks and walkways along the west elevation, installing roof mounted parapet walls to screen the restaurants rooftop mechanical equipment, landscaping, and parking lot restriping. Site & Surroundinci Land Uses The project site is designated in the General Plan as Commercial and is zoned CBD -D- MUDO (Central Business District with a Mixed Use Overlay and a Design Overlay). The site is surrounded by the following land uses: North: General Plan: Mixed Use Residential /Commercial Planning Commission Meeting December 17, 2012 Page 3 of 14 Zoning: CBD- D -MUDO (Central Business District with Design Overlay and Mixed Use Development Overlay) Land Use: Commercial South: General Plan: Mixed Use Residential /Commercial Zoning: CBD- D -MUDO (Central Business District with Design Overlay and Mixed Use Development Overlay) Land Use: Commercial East: General Plan: Mixed Use Residential /Commercial Zoning: CBD- D -MUDO (Central Business District with Design Overlay and Mixed Use Development Overlay) Land Use: Commercial West: General Plan: Mixed Use Residential /Commercial Zoning: CBD- D -MUDO (Central Business District with Design Overlay and Mixed Use Development Overlay) Land Use: Commercial Administrative Analysis The applicant has submitted a Design Review application requesting approval of a master sign program for his commercial property. Conditions of approval from past entitlements required the applicant to obtain approval of a master sign program (Conditions number 17 - CC Resolution 2005 -42 — Design Review 03 -110) and 18 - PC Resolution 06 -27 — Zone Variance 06 -340). Master sign program The master sign program proposes building identification and individual business identification wall signage. All wall signage will consist of back lit aluminum channel letters (individual aluminum channel with halo lighting effect). "Universal Plaza" building identification signage is proposed on all four elevations of the building. However, the applicant is proposing to utilize only two elevations at this time. The three tenant units located on the first floor will be permitted to have wall signage for businsess identification. These units include the bank, and the two restaurant units. The second floor business tenants and the basement tenants will not be permitted to have wall signage displayed on the building exterior. The Universal Bank (Unit 101) signage is proposed on the front elevation (along Valley Blvd) and on the rear elevation facing north. The restaurant corner unit will have two signs, one on the front elevation along Valley Boulevard and one along Ivar Avenue. The other restuaurant unit (Unit 102) will have one wall sign located west side of the building. Planning Commission Meeting December 17, 2012 Page 4 of 14 Rosemead Municpal Code Section 17.104.0708 specifies that exterior wall signage may cover no more than twenty -five percent (25 %) of any front, side or rear wall of a main building or structure. As shown on the elevation plans within the master sign program, the wall signs meet this code requirement. The Downtown Rosemead Design Guidelines recommend one (1) square feet of sign area for per one lineal foot of building frontage. The sign program will limit tenant signage to this recommendation. Monument Siqn A new monument sign is proposed under this design review. The new monument sign will be located in front of the existing building along Valley Boulevard. The monument sign will be located adjacent to the existing landscape planter and will be setback three (3) feet from the front property line. The monument sign will measure ten (10) feet tall and seven (7) feet wide. Rosemead Muncipal Code Section 17.104.070E permits freestanding signs in all commercial zones, however in the Central Business District zone, the sign area is limited to 200 square feet. The Downtown Rosemead Design Guidelines recommend 1/3 square feet of monument signage area per one lineal foot of lot frontage, with a maximum of fifty (50) square feet of signage area. The monument sign is proposed with a total of 70 square feet of sign area. The applicant is requesting to be permitted to install a larger monument sign for his property. 131 -V r o' P se -a ea -vNnar ia1 rea�iny�mal Proposed Monument Two conditions were placed on the previous entitlements requiring specific design critera for the monument sign (Conditions of approval numbers 33 - CC Resolution 2005 -42 — DR 03 -110 and 32 - PC Resolution 06 -27 — ZV 06 -340). Both conditions state: "Stone monument sign shall include routed out, aluminam sheet metal background, with push through acrylc style individual letters not to exceed % inch for major tenants and % inch for all others, with internal illumination ". III IIIIIIII ® - EN ■ ■� ■t ■ ��'lll ®��� 1111111 IIIIf II IIIIIIIIIIIIIIIII amffini Nlllllll r o' P se -a ea -vNnar ia1 rea�iny�mal Proposed Monument Two conditions were placed on the previous entitlements requiring specific design critera for the monument sign (Conditions of approval numbers 33 - CC Resolution 2005 -42 — DR 03 -110 and 32 - PC Resolution 06 -27 — ZV 06 -340). Both conditions state: "Stone monument sign shall include routed out, aluminam sheet metal background, with push through acrylc style individual letters not to exceed % inch for major tenants and % inch for all others, with internal illumination ". Planning Commission Meeting December 17, 2012 Page 5 of 14 The sign is proposed with a metal powder coated finsh, painted to match the building exterior color and stone veneer along the sign base. The monument sign includes '/i inch thick acrylic letters. The letters will be "pushed thru" and the sign will include internal illumimation in order to create a back lite (halo) effect. 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. 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 master sign program has been developed to reflect uniform design elements for the commercial center. The proposed wall signage will complement the newly renovated building. The signs proposed in the master sign program will be designed with current industry standard materials and will improve the general appearance of the existing commercial center. 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 master sign program has been determined to be appropriate to the subject site and the newly revovated building. Once installed and operational, the signage will be silent in nature. 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 design of the wall signs are in line with contemporary signage found within the current neighborhood. The development of a master sign program will improve the physical appearance of the commercial center by creating uniform sign criteria for the entire center. The proposed building or structure is in harmony with the proposed developments on land in the general area, especially those instances where Planning Commission Meeting December 17, 2012 Page 6 of 14 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 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 complement the newly renovated building. The proposed signage will provide an attractive cohesive architectural style and color scheme that will improve the Civic Center. • 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 CBD -D (Central Business District with Design Overlay) zone, and all applicable referenced code sections 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 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, primarly on Valley Boulevard. PUBLIC NOTICE PROCESS This item has been noticed through the regular agenda notification process, which includes a 300' radius public hearing notice to twenty-one (21) property owners, publication in the Rosemead Reader , and postings of the notice at the six (6) public locations and on the subject site. Prepared by: . D J v — �`'� Gina Casillas Planning Technician Submitted by: CPU" Michelle Ramirez Community Development Director Planning Commission Meeting December 17, 2012 Page 7 of 14 EXHIBITS: A. Planning Commission Resolution B. Conditions of Approval C. Master sign program D. Site Plan E. Assessor Parcel Map (5391- 009 -002) Planning Commission Meeting December 17, 2012 Paoe 8 of 14 EXHIBIT "A" PC RESOLUTION 12 -23 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING DESIGN REVIEW 09 -03, FOR THE APPROVAL OF A MASTER SIGN PROGRAM FOR AN EXISTING COMMERCIAL PROPERTY LOCATED AT 8855 VALLEY BOULEVARD IN THE CBD -D (CENTRAL BUSINESS DISTRICT WITH DESIGN OVERLAY) ZONE (APN: 5391 - 009 -002). WHEREAS, on November 22, 2005, the Rosemead City Council approved Design Review 03 -110, for the fagade remodel and landscape and parking lot improvements for the commercial property located at 8855 Valley Boulevard, and WHEREAS, on June 19, 2006, the Rosemead Planning Commission approved Zone Variance 06 -340 allowing the conversion of 2,600 square feet tenant space at the southeast corner for the first floor and 1,790 square feet of tenant space at the west side of the first floor, for a legal, non - conforming shopping center with less than the minimum mumber of required parking stalls for the commercial property located at 8855 Valley Boulevard , and WHEREAS, on May 11, 2009, Eric Lee submitted a Design Review application requesting approval of a master sign program for his commercial property located at 8855 Valley Boulevard, and WHEREAS, 8855 Valley Boulevard is located in the CBD -D (Central Business District with Design Overlay) zone; and WHEREAS, Section 17.72.050 of the Rosemead Municipal Code provides the purpose and criteria for a design review; 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 December 6, 2012, twenty -one (21) 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 onsite, specifying the availability of the application, plus the date, time and location of the public hearing for Design Review 09 -03 on December 6, 2012, the notice was published in the Rosemead Reader; and Planning Commission Meeting December 17, 2012 Page 9 of 14 WHEREAS, on December 17, 2012, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Design Review 09 -03; 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 -03, is Categorically Exempt from environmental review as a Class 11 Exemption pursuant to Section 15311 of the California Environmental Quality Act (CEQA). SECTION 2 . The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Design Review 09 -03, 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 for the commercial center. The proposed wall signage will complement the newly renovated building. The signs proposed in the master sign program will be designed with current industry standard materials and will improved 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 has been determined to be appropriate to the subject site and the newly renovated building. 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; Planning Commission Meeting December 17, 2012 Pace 10 of 14 FINDING: The proposed design of the wall signs are in line with contemporty signage found within the current[ neighborhood. The development of a master sign program will improve the physical appearance of the commercial center by creating uniform sign criteria for the entire center. 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. 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 complement the newly renovated building. The proposed signage will provide an attractive cohesign architectural style and color scheme that will imporove the Civic Center. 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 CBD -D (Central Business District with Design Overlay) zone, and all applicable referenced code sections 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, primarly on Valley Boulevard. SECTION 5 . The Planning Commission HEREBY APPROVES Design Review 09 -03, approving a master sign program, subject to conditions listed in Exhibit "B" attached hereto and incorporated herein by reference. SECTION 6 . This resolution is the result of an action taken by the Planning Commission on Deember 17, 2012, by the following vote: YES: NO: ABSTAIN: Planning Commission Meeting December 17, 2012 Page 11 of 14 ABSENT: SECTION 7 . 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 17 day of December, 2012. Victor Ruiz, Chair 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 17 day of December 2012 by the following vote: YES: NO: ABSTAIN: ABSENT: Michelle Ramirez, Secretary APPROVED AS TO FORM: Gregory M. Murphy, Planning Commission Attorney Burke, Williams & Sorensen, LLP Planning Commission Meeting December 17, 2012 Page 12 of 14 EXHIBIT "B" DESIGN REVIEW 09 -03 (APN: 8391- 009 -002) CONDITIONS OF APPROVAL December 17, 2012 1. Design Review 09 -03 is approved for a master sign program in accordance with the master sign program marked Exhibit "C ", dated November 9, 2012. Any revisions to the approved plans must be resubmitted for the review and approval of the Planning Division. 2. The conditions listed on this exhibit shall be copied directly onto any development plans subsequently submitted to the Planning and Building Divisions for review. 3. Approval of Design Review 09 -03 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. 4. Design Review 09 -03 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 -03 has been unused, abandoned or discontinued for a period of one (1) year it shall become null and void. 5. The Planning Commission hereby authorizes the Planning Division to make and /or approve minor modifications. 6. 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. 7. Design Review 09 -03 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 Planning Commission Meeting December 17, 2012 Page 13 of 14 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 -03. 8. 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 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. 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. The numbers of the address signs shall be at least 6" tall with a minimum character width of 3/4 ", 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. 11. 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. 12. The hours of construction shall be limited from 7:00 a.m. to 8:00 p.m. Monday to Saturday. No construction shall take place on Sundays or on any federal holidays without prior approval by the City. 13. 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. 14. 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. 15. The on -site public hearing notice posting shall be removed within 30 days from the end of the 10 -day appeal period of Design Review 09 -03. 16. Violations of the conditions of approval may result in citation and /or initiation of revocation proceedings. 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