This project was reviewed pursuant to the guidelines of the California Environmental Quality Act (CEQA) and determined to be categorically exempt pursuant to Section 15311, Class 11: "Accessory Structures" of CEQA because the proposed project involves on-site wall signs only. No modifications are being proposed to the existing building and/or site. The project is not subject to any of the exceptions for exemption under Section 15300.2 of the CEQA Guidelines. The location of the project is predominantly urban and is not considered a sensitive environment; therefore, the project will not result in any significant impacts that may otherwise occur in a sensitive environmental area. The cumulative impact of this project, and the approval of other projects like it in the vicinity, is not expected to have any significant environmental impact. The project is not located along any state designated scenic highway nor within any designation hazardous waste site.  Staff does not expect any significant impacts or unusual circumstances related to the approval and construction of the project. Therefore, the project is categorically exempt from CEQA.

The Applicant, Wael Sahyoun, is requesting approval of Conditional Use Permit 24-04 to allow a Sign Program for an existing multi-tenant industrial building at 2120 East Lambert Road. The subject property, comprising of 0.54 acres, is located on the south side of East Lambert Road; east of South Palm Street, as shown on Exhibit 1, and designated for Commercial Industrial land use by the City's General Plan. The property is located within the M-1 (Light Manufacturing) Zone, which implements the property's General Plan land use designation. The subject industrial building contains the following nine businesses:

1. Unit AB: Prosafe Fence Inc.
2. Unit C: Reset Machine Inc.
3. Unit D: Roof Pro. Remodeling Inc.
4. Unit E: Foster Friends Thrift.
5. Unit F: Reset Machine Inc.
6. Unit G: Reset Machine Inc.
7. Unit H: Solar Freedom USA.
8. Unit I: Stay Kool Window Tinting.
9. Unit J: Orange Property Management LLC (The office of the property owner)

To the north of the project site, across Lambert Road, is the Lambert Commercenter, which includes Vinny's Italian Restaurant, Canyon Draperies, Shuffle & Cut Games, Nails/Lashes/Tan Salon, One Stop Printing, Digital Computerland, Truck Parts 411, Cyrus Architectural Foam and La Habra Welding Supplies. To the east of the project site, are the Brookside apartments. The southern property line coincides with the border between the City of La Habra and the City of Brea; the Union Pacific railroad is located south of this property line. To the west of the project site, is Colleen's Cuddle Bugs Child Care Center. All the properties that are located adjacent to the project site, within the City of La Habra, are designated for Commercial Industrial land use by the General Plan.

EXHIBIT 1

Per La Habra Municipal Code (LHMC) Section 18.23.050(A)(1), a sign program is required for any multi-tenant development consisting of three or more tenants. Non-residential signs are typically required to comply with LHMC Section 18.23.080. In this case, the Applicant is seeking additional flexibility to permit a wall-mounted directory sign, allow each of the proposed individual wall signs to exceed 15% of the total wall height, and remove the sign illumination requirement for all of the proposed signs. Pursuant to LHMC Section 18.23.050(D)(2), a sign program that deviates from the design standards of LHMC Chapter 18.23, is subject to the approval of a conditional use permit by the Planning Commission.


DIRECTORY SIGN
As shown in Exhibit 2, the Applicant is also proposing a directory sign that measures 8 feet by 6 feet (total of 48 square feet in area), which will also consist of white acrylic spaces with red translucent film letter markers to denote assigned tenant space identification (i.e., Suites A through J). The Applicant is proposing to mount the directory sign along the north elevation, above the main entrance. The proposed directory sign contains sign area for up to 10 tenant spaces, but one of the existing nine tenants (Prosafe Fencing Inc.) presently occupies two tenant spaces (Suites A and B). It is anticipated that this tenant's business name will be duplicated in the sign area for Suites A and B.


EXHIBIT 2


INDIVIDUAL TENANT WALL SIGNS
The Applicant is proposing to provide individual tenant wall signs that consist of a white acrylic face with a black aluminum frame as depicted in Exhibit 3. The tenant identification (i.e., Suites A through J) will be provided by using a red transluscent film and the business name for each tenant will be provided using a blue translucent film. Each individual wall sign will be 1.5 feet high and 5 feet in width with a 3-inch deep panel. The proposed sign program intends to make it easy for visitors to find each of the units, and to provide uniform design among all nine businesses that would be attractive to the public.


EXHIBIT 3


In the event that a tenant space becomes vacant, the Applicant will insert a blank face in the corresponding sign area on the directory sign. As new tenants will replace old tenants, the Applicant will install a new directory insert and/or individual wall sign using the design shown in Exhibits 2 and 3.
 

Pursuant to LHMC Section 18.23.050(D)(2), a sign program that deviates from the design standards of LHMC Chapter 18.23, is subject to the approval of a conditional use permit by the Planning Commission
in accordance with the requirements of Chapter 18.66 of the LHMC. Pursuant to LHMC Section 18.66.070(C), in order to grant approval of the Conditional Use Permit, the Planning Commission must make the findings listed below. Staff has provided justification in support of each of the required findings:

A. The granting of the Conditional Use Permit will not be detrimental to the public welfare and will not unreasonably interfere with the use, possession, and enjoyment of surrounding and adjacent properties and will not impair the character of the zone in which it is to be located.

The sign program provides design specifications that will provide uniformity and orderly placement of multiple signs on a building that contains nine businesses/tenant spaces. The proposed sign program request under Conditional Use Permit 24-04 takes into careful consideration the property's location and provides signs sized to fit above each tenant's entrance. The proposed sign program will provide visitors with clear identification of each tenant's location. At the same time, the sign program can be seen as an enhancement to the industrial zoned area where the existing building is located. The proposed sign program only involves on-site wall signs on the subject site. The granting of a Conditional Use Permit for the proposed sign program will not be detrimental to the public welfare, will not interfere with the use, possession and enjoyment of surrounding and adjacent properties and will not impair the character of the M-1 Zone.  Therefore, the granting of Conditional Use Permit 24-04 will not be detrimental to the public welfare, will not unreasonably interfere with the use, possession and enjoyment of surrounding and adjacent properties, and will not impair the character of the M-1 Zone.

B. The subject site is physically suitable for the type of project being proposed.

Appropriate signage is expected to help identify businesses. Conditional Use Permit 24-04 includes a sign program that fits the needs of the existing multi-tenant industrial building. Visitors will be able to clearly identify each tenant location and the new sign design will complement the existing building as it considered the identification needs from Lambert Road as well as all of the tenant locations and recommends appropriate sign sizes above each entrance. The subject site can physically accommodate the proposed signage. Therefore, the subject site is physically suitable for the proposed sign program.

C. The proposed project is conditionally permitted within the subject zone and complies with the intent of applicable provisions of this title.

LHMC Section 18.23.050(D)(2) enables the processing of a Conditional Use Permit for a sign program to provide greater design flexibility than what is allowed under LHMC Chapter 18.23. Conditional Use Permit 24-04 is being requested in order to allow for a large directory sign and individual tenant wall signs that exceed the sign height of 15% of the total wall height; at the same time, it will remove the requirement to provide sign illumination. Conditional Use Permit 24-04 includes a sign program that fits the needs of the existing multi-tenant industrial building. Visitors will be able to clearly identify each tenant location and the new sign design will complement the existing building as it considered all of the tenant locations and includes appropriate sign sizes above each entrance. Therefore, the proposed sign program under Conditional Use Permit 24-04 is conditionally permitted within the subject zone and complies with the intent of applicable provisions of the Zoning Ordinance.

D. The granting of the Conditional Use Permit is consistent with the City’s General Plan.

The proposed project supports General Plan Goal LU 11.6 "Enhanced Design Character" by enabling the Applicant to provide customized sign designs that will not detract from the existing building design. In fact, the sign program includes sign placement and sizing that helps reduce visual clutter. Therefore, Conditional Use Permit 24-04 is consistent with the General Plan.
 

The Applicant’s proposal has been 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 no disturbance of soil will occur, the project is exempted by the Water Quality Ordinance from the preparation of a WQMP.

The proposed project supports the General Plan policies including: