| Item No. 1. | |
| MEETING DATE: April 25, 2022 |
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| TO: | PLANNING COMMISSION |
| FROM: | SUSAN KIM, DIRECTOR OF COMMUNITY & ECONOMIC DEVELOPMENT By: |
| SUBJECT: | CONSIDERATION OF ARCHITECTURAL DESIGN REVIEW 22-01 FOR THE CONSTRUCTION OF A FREESTANDING SIGN AT 1950 WEST LA HABRA BOULEVARD
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CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA):
The original project was reviewed pursuant to the guidelines of the California Environmental Quality Act (CEQA) and determined to be Categorically Exempt pursuant to Section 15303(C), Class 3: "New Construction or Conversion of Small Structures" of the California Environmental Quality Act Guidelines.
RECOMMENDATION:
It is recommended that the Architectural Design Review Board approve the following motion:
A MOTION OF THE ARCHITECTURAL DESIGN REVIEW BOARD APPROVING ARCHITECTURAL DESIGN REVIEW 22-01 FOR THE CONSTRUCTION OF A FREESTANDING SIGN AT 1950 WEST LA HABRA BOULEVARD.
A MOTION OF THE ARCHITECTURAL DESIGN REVIEW BOARD APPROVING ARCHITECTURAL DESIGN REVIEW 22-01 FOR THE CONSTRUCTION OF A FREESTANDING SIGN AT 1950 WEST LA HABRA BOULEVARD.
DISCUSSION:
The Applicant, G&M GAPCO, LLC, is proposing to construct a freestanding sign at the southeast corner of La Habra Boulevard and Beach Boulevard (1950 W. La Habra Blvd.) to identify the automobile service station that is currently under construction on said property. The property is designated by the General Plan for Highway Commercial land use and located within the SP-1 (La Habra Boulevard Specific Plan) Zone, which implements the Highway Commercial land use designation.
On August 10, 2020, the Planning Commission approved Design Review 19-02, Conditional Use Permit 19-18 and Conditional Use Permit 19-19 for the construction of an automobile service station with 12 fueling positions, a 1,500 square foot convenience store, and a Type 20 (Off-Sale Beer and Wine) ABC (California State Department of Alcohol Beverage Control) license. Design Review 19-02 included architectural building and canopy elevations that identified wall sign locations, but did not include any sign details for a freestanding sign. Since a freestanding sign was not approved as part of Design Review 19-02, the La Habra Boulevard Specific Plan requires review and approval of the freestanding sign by the Planning Commission, acting in its capacity as the Design Review Board.
The requested freestanding sign will identify the service station and the food mart, and display fuel prices. The proposed sign will be located near the northwest corner of the property and constructed within a landscape planter. The sign measures seven feet high by nine feet, eight inches in length, facing northerly and southerly, setback three feet from the Beach Boulevard property line and four feet from the corner property line.
On August 10, 2020, the Planning Commission approved Design Review 19-02, Conditional Use Permit 19-18 and Conditional Use Permit 19-19 for the construction of an automobile service station with 12 fueling positions, a 1,500 square foot convenience store, and a Type 20 (Off-Sale Beer and Wine) ABC (California State Department of Alcohol Beverage Control) license. Design Review 19-02 included architectural building and canopy elevations that identified wall sign locations, but did not include any sign details for a freestanding sign. Since a freestanding sign was not approved as part of Design Review 19-02, the La Habra Boulevard Specific Plan requires review and approval of the freestanding sign by the Planning Commission, acting in its capacity as the Design Review Board.
The requested freestanding sign will identify the service station and the food mart, and display fuel prices. The proposed sign will be located near the northwest corner of the property and constructed within a landscape planter. The sign measures seven feet high by nine feet, eight inches in length, facing northerly and southerly, setback three feet from the Beach Boulevard property line and four feet from the corner property line.
The sign features three vertical sign panels each measuring two feet six inches by four feet, eleven inches for a combined display area of approximately 38 square feet. The sign panels will include a combination of internal illumination and white LED digits for the fuel price.
ANALYSIS
The SP-1 (La Habra Boulevard Specific Plan) Zone outlines a Design Review process based on a projects scope or work. Pursuant to LHMC Section 18.44.050.F.1.b:
Design Review Board/Planning Commission. The planning commission shall also act as the design review board for projects within the specific plan. Prior to the issuance of building permits, the design review board shall consider projects of front landscaping if hardscape or encroachment is involved, minor exterior changes such as doors and windows, minor exterior or site changes, exterior colors, freestanding signs and neon sign, and similar projects shall be considered to ensure architectural compatibility. Projects requiring review by the design review board shall be scheduled on the next available planning commission agenda for consideration without fee. The design review board may conditionally approve, approve or deny the application. The decision of the design review board may be appealed to the city council subject to the appropriate appeal fee.
Since the proposed project involves the construction of a new freestanding sign, not included as part of Design Review 19-02, the project is subject to the Design Review Board/Planning Commission to ensure architectural compatibility. The proposed freestanding sign incorporates a brick veneer base, stucco exterior finish and a cap, all architectural elements that will match the convenience store building. The freestanding sign's exterior colors will also match the earth tone colors approved for the convenience store and canopy.
Pursuant to Section 18.44.050.C.5, freestanding signs located within the SP-1 Zone are limited to a maximum allowable advertising area of 32 square feet and a maximum height of eight feet. As indicated above, the combined display area for the proposed freestanding sign is approximately 38 square feet, including 25.4 square feet used to display fuel prices and 12.6 square feet used to advertise the G&M Food Mart. As a comparison, the Chevron station located at the southeast corner of La Habra Boulevard and Harbor Boulevard was approved to maintain a 15-foot tall freestanding sign, with 48.6 square feet of advertising area. The 76 Service Station located at the southwest corner, west of the Chevron station was approved with a seven-foot tall freestanding sign, with 54 square feet of advertising area. The other Chevron station located at the southeast corner of La Habra Boulevard and Idaho Street was permitted to reface a seven foot, eleven inches high freestanding sign, with 50 square feet of advertising area. Automobile service stations that have been re-constructed along La Habra Boulevard have been permitted to utilize or construct larger freestanding signs as part of the Design Review process, which allows the Planning Commission to grant deviations as specified in Section 18.44.050.F.1.c. The Planning Commission has been consistent by allowing deviations to the advertising area for automobile service station's freestanding signs located within the SP-1 Zone. The requested deviation only involves six square feet, which is reasonable.
Design Review Board/Planning Commission. The planning commission shall also act as the design review board for projects within the specific plan. Prior to the issuance of building permits, the design review board shall consider projects of front landscaping if hardscape or encroachment is involved, minor exterior changes such as doors and windows, minor exterior or site changes, exterior colors, freestanding signs and neon sign, and similar projects shall be considered to ensure architectural compatibility. Projects requiring review by the design review board shall be scheduled on the next available planning commission agenda for consideration without fee. The design review board may conditionally approve, approve or deny the application. The decision of the design review board may be appealed to the city council subject to the appropriate appeal fee.
Since the proposed project involves the construction of a new freestanding sign, not included as part of Design Review 19-02, the project is subject to the Design Review Board/Planning Commission to ensure architectural compatibility. The proposed freestanding sign incorporates a brick veneer base, stucco exterior finish and a cap, all architectural elements that will match the convenience store building. The freestanding sign's exterior colors will also match the earth tone colors approved for the convenience store and canopy.
Pursuant to Section 18.44.050.C.5, freestanding signs located within the SP-1 Zone are limited to a maximum allowable advertising area of 32 square feet and a maximum height of eight feet. As indicated above, the combined display area for the proposed freestanding sign is approximately 38 square feet, including 25.4 square feet used to display fuel prices and 12.6 square feet used to advertise the G&M Food Mart. As a comparison, the Chevron station located at the southeast corner of La Habra Boulevard and Harbor Boulevard was approved to maintain a 15-foot tall freestanding sign, with 48.6 square feet of advertising area. The 76 Service Station located at the southwest corner, west of the Chevron station was approved with a seven-foot tall freestanding sign, with 54 square feet of advertising area. The other Chevron station located at the southeast corner of La Habra Boulevard and Idaho Street was permitted to reface a seven foot, eleven inches high freestanding sign, with 50 square feet of advertising area. Automobile service stations that have been re-constructed along La Habra Boulevard have been permitted to utilize or construct larger freestanding signs as part of the Design Review process, which allows the Planning Commission to grant deviations as specified in Section 18.44.050.F.1.c. The Planning Commission has been consistent by allowing deviations to the advertising area for automobile service station's freestanding signs located within the SP-1 Zone. The requested deviation only involves six square feet, which is reasonable.
HISTORY
- On August 10, 2020, the Planning Commission approved Design Review 19-02, Conditional Use Permit 19-18 and Conditional Use Permit 19-19 for the construction of an automobile service station with a convenience store with a Type 20 ABC License.
FISCAL IMPACT/SOURCE OF FUNDING:
The Applicant was not required to pay any processing fees for the Architectural Design Review Board review as specified in LHMC Section 18.44.050.F.1.b. However, the Applicant was required to pay $719.00 for the review of a Master Sign Program which includes the proposed freestanding sign.
NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES):
The Applicants original project was reviewed pursuant to the requirements of the City's National Pollutant Discharge Elimination System (NPDES) Municipal Permit, the Local Implementation Plan (LIP), and the Model Water Quality Management Plan (WQMP), Section 7.2. Since the original proposal included the disturbance of more than 5,000 square feet of soil, a Priority WQMP was required. A Priority WQMP has been reviewed and approved.
GENERAL PLAN RELEVANCE:
The property is designated Highway Commercial which is characterized by commercial uses that are primarily related to and dependent on the City's main arterials for patronage and access. Examples include auto sales and service, motels, restaurants, service stations and equipment rental. An automobile service station was found to be consistent with the General Plan land use designation. The project implements Policies LU 4.4 Design Review, LU 2.2 Places to Shop, LU 2.3 Places to Work, LU 3.2 Uses to Meet Daily Needs, LU 11.1 Diversity of Uses of the General Plan 2035.