AGENDA ITEM
TO:
HONORABLE CHAIR
AND MEMBERS OF THE PLANNING COMMISSION
FROM:
ALEXIS LOPEZ SEVILLA
ASSISTANT PLANNER
SUBJECT:
title
PUBLIC HEARING - SITE PLAN AND DESIGN REVIEW 24-03 A REQUEST TO MODIFY THE EXISTING SIGN PROGRAM FOR AN EXISTING AUTOMOBILE DEALERSHIP (GLENN E. THOMAS DODGE, CHRYSLER, JEEP) LOCATED AT 2100 EAST SPRING STREET WITHIN THE AUTO CENTER SPECIFIC PLAN (SP-4) ZONING DISTRICT
summary
Summary:
The Los Angeles County Sanitation District will be installing new electrical equipment within the front landscape area (adjacent to East Spring Street) of the auto dealership’s property, which will obstruct the view of the existing 14’-6” monument sign located at the intersection of East Spring Street and Jones Place. On behalf of the auto dealership, the Los Angeles County Sanitation District is proposing to increase the height of the sign by 5’-0” to a total of 19’-6”, to improve the sign's visibility. The Commission will review the sign modification under Site Plan and Design Review.
Form of Notice: Notice was published in the Signal Tribune newspaper per Government Code §65091(a)(4) on December 20, 2024, was posted in accordance with Signal Hill Municipal Code Section 1.08.010 on December 20, 2024, and was mailed to all property owners within a 100-foot radius on December 20, 2024.
recommendation
Recommendation:
Adopt the following resolution, entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SIGNAL HILL, CALIFORNIA, APPROVING A REQUEST TO MODIFY THE EXISTING SIGN PROGRAM FOR AN EXISTING AUTOMOBILE DEALERSHIP (GLENN E. THOMAS DODGE, CHRYSLER, JEEP) LOCATED AT 2100 EAST SPRING STREET WITHIN THE AUTO CENTER SPECIFIC PLAN (SP-4) ZONING DISTRICT
Strategic Plan Objectives:
Goal No. 3: Economic and Downtown Development
body
Background:
Signal Hill Auto Center
In 1989, the Signal Hill Auto Center Specific Plan (SP-4) was adopted as a primary tool to guide the City’s economic development. The Specific Plan did not include design standards; however, the City adopted the Auto Center Design Guidelines to ensure high-quality design while allowing flexibility. Based on the Design Guidelines, the design of each auto dealership and sign program are reviewed on a case-by-case basis by the Planning Commission during Site Plan and Design Review.
History of Sign and Sign Modifications
In 1992, the Planning Commission approved Site Plan and Design Review (SPDR) 92-01 for the development of Glenn E. Thomas Dodge, Chrysler, Jeep (Dodge), at 2100 East Spring Street. A sign program was part of the approval and included one freestanding monument sign.
On May 20, 2003, a second monument sign was approved by the Planning Commission. The second monument sign was installed at the intersection of East Spring Street and Jones Place.
On September 14, 2010, the Planning Commission approved upgrades to the monument signs. The signs were upgraded to incorporate the four brands of vehicles sold at the dealership.
On September 15, 2020, in anticipation of the Los Angeles County Sanitation District No 29 (Sanitation District), informing Dodge of their intent to install new electrical equipment within the front landscape area which would block the visibility of the existing sign, the Sanitation District submitted an application for SPDR 20-01 to allow a 5’-0” increase in the height of the existing sign. The Planning Commission approved SPDR 20-01. Under the Signal Hill Municipal Code Chapter 20.52, approved SPDRs are valid for 1 year with an allowance for a maximum 1-year extension, by which time unless building permits are issued, the SPDR approval expires. The Sanitation District encountered delays and requested a six-month extension in August of 2021 which was granted. The new expiration date was March 15, 2022. Since no additional extension requests were submitted and permits and construction for the project were not initiated, SPDR 20-01 was deemed expired.
Analysis:
The applicant, the Sanitation District, is now prepared to proceed with their project to install the equipment in the front landscape area and is therefore resubmitting a new request for a sign modification. The Sanitation District operates most of the Signal Hill Sewer System, including three pumping plants. The three pumping plants do not meet current Environmental Protection Agency regulations for redundant force mains and standby power; therefore, the District intends to install a Southern California Edison (SCE) transformer and upgraded electrical panel in the landscape setback area near the subject sign location.
The SCE transformer will be placed on top of the existing SCE vault in the landscape area on East Spring Street near Jones Place. The SCE transformer measures 5’-0” in height by 5’-0” in width by 5’-0” in length. The new electrical panel measures 7’-6” in height by 6’-0” in width by 3’-6”. The installation of the new electrical equipment will obstruct the view of the existing auto dealership’s monument sign, which advertises the car brands sold at the dealership including Chrysler, Dodge, Jeep, and Ram. The Sanitation District is proposing to raise the existing sign 5’-0” to a maximum height of 19’-6” feet to improve the visibility of the sign to drivers traveling eastbound on East Spring Street.
Sign Design
Each of the City’s auto dealerships has a master sign program which requires Site Plan and Design Review by the Planning Commission prior to making major modifications. The existing monument sign would be modified by adding two 5’-0” high legs which would increase the sign’s height by 5’-0” which in addition to improving sign visibility, will also improve the line-of-sight for drivers pulling onto East Spring Street from Jones Place, through the 5’-0” raised area. The design of the monument would remain the same. The monument would also be similar in size and height to other auto dealership monument signs in the SP-4 zoning district.
Placemaking
The existing sign does not include the City of Signal Hill text. As has been policy historically for the City to request a Signal Hill label on dealership signs; however, this request was not initially recommended because the dealership name does not have any geographical reference such as “Long Beach.” The sign identifies the dealership’s name, Glenn E. Thomas, and the list of vehicle brands sold at this location. No placemaking additions to the sign are being recommended at this time. It is worth noting that the previous direction from the Commission during the placemaking discussion was not to retroactively require changes to existing signs and buildings.
The project does have existing placemaking elements as follows:
• This is a monument sign of a similar height and design as other dealerships in the SP-4 district, which are not allowed in other commercial districts; and
• The sign is located in a large, landscaped setback area with signature palm trees, and a meandering sidewalk made of decorative pavers, which was established as a signature design element in the SP-4 district.
Sign Location
Due to the proximity of the proposed sign and SCE equipment to East Spring Street and Jones Place, the City required the Sanitation District to prepare a Line-of-Sight Study to determine if the size and placement of the proposed equipment would reduce the visibility for drivers exiting the property from Jones Place. The applicant’s consultant, Rick Engineering Group, prepared a report and determined that the measured sight distance for eastbound vehicles along East Spring Street is greater than the minimum required by the Caltrans Highway Design Manual and the proposed sign and SCE equipment will not have an impact on visibility. The line-of-sight study was reviewed by the Department of Public Works/Engineering and their findings concur with the findings stated by Rick Engineering Group (Attachment A).
Stormwater Compliance
The project will not result in the disturbance of more than 500 square feet of area and therefore does not trigger State Low Impact Development (LID) regulations or the City’s small-site LID requirements. The area under the existing sign is landscaped and landscaping will be required to be replaced if disturbed, as a condition of the sign and SCE equipment work.
CEQA Exemption
The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Article 19, Section 15301 Class 1 (e) for Existing Facilities, of the Guidelines for Implementation of CEQA.
Conclusion
The proposed modification would improve sign visibility and driver visibility following the installation of the Sanitation District’s SCE equipment. Staff recommends approval, subject to conditions, of the request to modify the Dodge dealership’s sign program allowing for the increase in height of the existing monument sign located at the intersection of East Spring Street and Jones Place.
Approved:
Colleen T. Doan
Attachments:
A. Line of Sight Analysis
B. Resolution