HomeMy WebLinkAboutCUP 07-012Infer-Gom
_,ATE: OCTOBER 22, 2007
Tt~: ZONING ADMINISTRATOR
1=ROP,~: COMMUNITY DEVELOPMENT DEPARTMENT
~U~JECT. CONDITIONAL USE PERMIT 07-012
APPLICAN_ T: STEVE IADIPAOLO
TNT ELECTRIC SIGN, INC.
3080 EAST 29T" STREET
LONG BEACH, CA 90806
PROPERTY
OWNER: RANDY SCOTT WONG
I-5 SELF STORAGE, LLC
620 NEWPORT CENTER DRIVE
NEWPORT BEACH, CA 92660
LOCATION: 2631 MICHELLE DRIVE
~,,®, GENERAL PLAN: PLANNED COMMUNITY COMMERCIAL/BUSINESS
ZONING: PLANNED COMMUNITY INDUSTRIAL (PC-IND)
ENVIRONMENTAL
STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO
SECTION 15311, CLASS 11 OF TITLE 14, CHAPTER 3 OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT.
REQUEST: A REQUEST FOR AUTHORIZATION TO ESTABLISH A MASTER
SIGN PLAN FOR THE I-5 SELF STORAGE INDUSTRIAL
BUILDING AT 2631 MICHELLE DRIVE
RECOMMENDATION
That the Zoning Administrator adopt Zoning Administrator Action 07-007 approving
Conditional Use Permit (CUP) 07-012.
BACKGROUND
Design Review (D~R) 0~ D14 was approved on January 19, 2006, authorizing the
;' conversion of existing industrial buildings and construction of new buildings to
accommodate aself-s#orage facility at 2531 Michelle Drive. The facility consis#s of eight
(8) buildings totaling over 230,400 square fee# on a seven (7) acre si#e. The I-5 Self
Zoning Administrator
October 22, 2007
CUP 07-012
Page 2
Storage facility is currently under construction and is applying for a Conditional Use
Permit to establish a master sign plan (MSP) for the business.
Master Sign Plan
Pursuant to section 9403g of the Tustin City Code, a master sign plan may deviate from
the standards set forth in the Tustin Sign Code if the building is at least 30,000 square
feet or one (1 }acre in project size and upon approval of a conditional use permit. The
subject project site is seven (7) acres in size and total building area is approximately
230,000 square feet.
Per Section 9299b(3)(e) of the Tustin City Code, the Zoning Administrator has the
authority to hear and approve requests for Minor CUPs for existing development where
there is no change in occupancy or primary use, which this project qualifies as.
Site and Location
The project is located on a seven (7) acre site on Michelle Drive in the Irvine Industrial
Complex planned community district (Attachment A -Location Map). Immediately to
the north of the project site is the I-5 freeway, which gives the property significant
frontage and visibility from the freeway. The subject property and all surrounding
properties to the south, east, and west are zoned Planned Community Industrial (PC-
IND) and designated as Planned Community Commercial/Business by the City's `:.~
General Plan. Surrounding land uses are industrial and commercial in nature.
Neighboring businesses include Schick Moving and Storage, Toshiba Medical Systems,
and Apria Healthcare.
PROJECT DESCRIPTION
The proposed MSP establishes guidelines for coordinated and visually attractive
signage for the several buildings that make up the I-5 Self Storage facility. The MSP
that the applicant is proposing deviates from the City Sign Code in terms of the
maximum number of signs requested, but complies with the Code in terms of the
maximum sign area for each sign. Currently the City Sign Code allowance for a
business iden"tification wall sign for an individual business within an industrial area is
one sign per street frontage, with maximum sign area of 64 square feet. The applicant
is proposing a total of four (4) wall signs: one (1) on the north elevation facing the I-5
freeway, two (2) on the east elevation facing an adjacent property, one (1) on the south
elevation fronting onto Michelle Drive, and none proposed on the west elevation.
Additionally, the City Sign Code allows for one (1) monument sign per street frontage,
maximum six {6) feet in height and 32 square feet in area, per individual business. A
total of two (2) monument signs are being proposed with this project, both on the south
elevation along Michelle Drive and no more than six (6) feet in height (Attachment B -
Submitted Plans).
Zoning Administrator
October 22, 2007
CUP 07-012
Page 3
Sign Criteria
As proposed, all wall signs would be constructed of internally illuminated channel letters
and pan-channel letters. Primary colors would be restricted to red and blue as used in
I-5 Self Storage's registered trademark, as well as white and black as secondary colors.
The wall signs will be placed on the building towers, which were specifically designed
with a designated signage area. The proposed signs maintain the same design on the
different buildings, but vary in terms of size. The walls signs all feature the I-5 Self
Storage logo with the text "SELF STORAGE" below. The proposed monument signs
are designed as an internally illuminated cabinet with an aluminum face with push-thru
acrylic plastic, and a stone veneer base. One of the monument signs is six (E) feet in
height and identifies the business; the other is four (4) feet in height and serves as a
directional sign to the exit. The design of these two signs is similar and the groposed
colors coordinate with the approved design review for the building.
Requested Deviations
r`
Sign Type Maximum Maximum Maximum Location
Si n Area Number Hei ht
Wall Si n
City Sign Code 64 s.f. One per street N/A Front wall, below
fronts e roof eave
Proposed Signs 54 s.f. Four total N/A On towers, in
si na a area
Monument Sign
City Sign Code 32 s.f. One per street 6' In larxiscaped
fronts a area
Proposed Signs 24.5 s.f. Two per street 6' 1n landscaped
fronts e area
The proposed master sign plan also adequately addresses sign maintenance and
prohibited signs. Should I-5 Self Storage ever vacate the buildings, the master sign
plan contains language that requires removal of their signs. Only the signs outlined
within the proposed master sign plan will be allowed at the I-5 Self Storage facility; all
other signs would be prohibited.
FINDINGS
Staff believes that the proposed sign program is in keeping with the context and scale of
the. building and surrounding uses and recommends that the Zoning Administrator
approve the proposed master sign plan. In determining. whether to approve CUP 07-012
for the proposed MSP, the Zoning Administrator must determine whether or not the
I' proposed use will be detrimental to the health, safety, morals, comfort, or genet~al welfare
of the persons residing or working in the neighborhood, or be injurious or de#rimental to the
property and improvements in the neighborhood of the subject property, or to the general
Zoning Administrator
October 22, 2007
CUP 07-012
Page 4
welfare of the City of Tustin. A decision to approve this request may be supported by the
following findings:
1. Section 9403.h.2 of the Tustin City Code establishes criteria (a-e) that must be
met for master sign plans. The proposed master sign plan would meet this
criteria as follows:
(a) The signs would reflect a common theme, incorporating design elements in
terms of materials, letter styles, colors, illumination, sign type and sign
shape in that all of the proposed signs incorporate the I-5 Self Storage logo
and colors into their design.
(b) Signs would utilize materials, colors, and a design ~ motif which are
compatible and which reflect the special qualities of the architecture of the
building on the site in both daytime and nighttime situations in that all
signs would consist of internally illuminated and halo-lit channel letters of a
consistent color, size, and font.
(c) No current signage exists that would need to be removed before
installation of the proposed signage.
(d) The master sign plan designates the property owner and/or designated
contractor as the primary liaison with the City for all sign permit requests.
(e) The complex is over one acre in site area and the Zoning Administrator is
authorized to approve a conditional use permit allowing the master sign j'
plan to deviate from the specific standards for permanent business
identification.
2. The requested deviation from the City Sign Code serves to keep the proposed
signs within the context and scale of the building and surrounding uses. Due to
the extensive size of the buildings, the master sign plan will ensure that signs will
be appropriately visible while at the same time maintaining the visual quality of
the site.
3. The maintenance and removal of any future signs for the I-5 Self Storage facility
are adequately addressed in the proposed master sign plan and conditions of
approval.
Reina Kapadia
Assistant Planner
Attachments:
A. Location Map ~ i
B. Submitted Plans
C. Zoning Administrator Action No. 07-007
r
Attachment A
Location Map
Attachment B
Submitted Plans
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Attachment C
Zoning Administrator _
Action 07-007
ZONING ADMINISTRATOR ACTION 07-007
CONDITIONAL USE PERMIT 07-012
The Zoning Administrator of the City of Tustin does hereby resolves as follows:
The Zoning Administrator finds and determines, as follows:
A. A proper application, Conditional Use Permit 07-012, was filed by
Steve ladipaolo of TNT Electric Sign, Inc. on behalf of I-5 Self Stofage,
LLC, requesting authorization to establish a master sign program for
the property located at 2631 Michelle Drive. The master sign program
will deviate from the City of Tustin :Sign Code in allowing a total of four
wall signs and two monument signs for the site. The City of Tustin
Sign Code only allows for a maximum of one wall sign and one
monument sign per street frontage sign for an individual business
located in an Indus#rial area.
B. That the proposed master sign program is consistent with the Tus#in
General Plan in that the property is designa#ed as "Planned
Community Commercial/Business" and allows for a mixture of
commercial and office uses. In addition, the project has been reviewed
for consistency with the Air Quality Sub-element of the City of Tustin
General Plan and has been determined to be consistent wi#h the Air
Quality Sub-element.
~'`~ C. The project is located within the Industrial "PC-IND" zoning distt-ict where
signs supporting permitted uses such as office and warehouse facilities
are allowed with a master sign plan.
D. That a public hearing was duly called, noticed, and held for said
application on October 22, 2007, by the. Zoning Administrator.
E. That the es#ablishment of the proposed mas#er sign plan will not, under
the circumstances of this case, be detrimental to the health, safety,
morals, comfort, or general welfare of the persons residing or working in
the neighborhood, nor be injurious or detrimental to the property and
improvements in the neighborhood of the subject property, or to the
general welfare of the City of Tustin in that:
Section 9403.h.2 of the Tustin City Code establishes criteria (a-e)
that must be met for master sign plans. The proposed master sign
plan would meet this criteria as follows:
(a) The signs would reflect a common theme, incorporating design
elements in terms of materials, letter styles, colors, illumination,
sign type and sign shape in that both of the proposed wall signs
are .exactly the same and will also be used on other Ricoh
buildings wi#hin the immediate vicinity.
(b) Signs would u#ilize materials, colors, and a design motif which
ZA Action 07-007
Page 2
are compatible and which reflect the special qualities of the
architecture of the building on the site in both daytime and
nighttime situations in that all signs would consist of internally
illuminated channel letters of a uniform color, size, and font.
(c) No current signage exists that would need to be removed
before installation of the proposed. signage.
(d) The master sign plan designates the property owner. and/or
designated contractor as the primary liaison with the City for all
sign permit requests.
(e) The complex is over one acre in site area and the Zoning
Administrator is authorized to approve a conditional use permit
allowing the master sign plan to deviate from the specific
standards for permanent .business identification.
2. The requested deviation from the City Sign Code serves to keep
the proposed signs within the context and scale of the building and
surrounding uses. Due to the extensive size of the buildings, the
master sign plan will ensure that signs will be appropriately visible
while at the same time maintaining the visual quality of the site.
3. The maintenance and removal of any future signs for I-5 Self
Storage are adequately addressed in the proposed master sign
plan and conditions of approval.
F. This project is Categorically Exempt pursuant to Section 15311, Class
11 of the California Code of Regulations (Guidelines for the California `~
Environmental Quality Act).
II. The Zoning Administrator hereby approves Conditional Use.. Permit 07-012
authorizing the establishment of a master sign program for the property
located at 2631 Michelle Drive subject to the conditions contained within
Exhibit A, attached hereto.
PASSED AND ADOPTED by the Zoning Administrator of the City of .Tustin at a regular
meeting held on the 22nd day of October, 2007.
DANA OGDON
ACTING ZONING ADMINISTRATOR
ELOISE HARRIS
RECORDING SECRETARY
ZA Action 07-007
Page 3
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, ELOISE HARRIS, the undersigned, hereby certify that I am the Recording Secretary of the
Zoning Administrator of the City of Tustin, California; that Zoning Administrator Action No. 07-
007 passed and adopted at a regular meeting of the Tustin Zoning Administrator, held on the
22~d day of October, 2007.
ELOISE HARRIS
Recording Secretary
E
EXHIBIT A
ZONING ADMINISTRATOR ACTION 07-007
CONDITIONAL USE PERMIT 07-012
CONDITIONS OF APPROVAL
GENERAL
(1) 1.1 All signs shall substantially conform to the master sign plan date stamped on
October 22, 2007, the date of approval, on file with the Community
Development Department, as herein modified, or as modified by the Directoi-
of Community Development Department in accordance with this Exhibit. The
Community Development Director may also approve minor modifications to
plans during plan check if such modifications are consistent with the
provisions of the Tustin City Code and other applicable codes.
(1) 1.2 Unless otherwise specified, all conditions contained in this Exhibit shall be
complied with prior to the issuance of any building permits for the project,
subject to review and approval of the Community Development Department.
(1) 1.3 Approval of Conditional Use Permit 07-012 is contingent upon the applicant
and property owner signing -and returning to the Community Development
Department a notarized "Agreement to Conditions Imposed" form and the
property owner signing and recording with the County Clerk-Recorder a "Notice
of Discretionary Permit Approval and Conditions of Approval" form. The forms
shall be established by the Director of Community Development, and evidence
of recordation shall be provided to the Community Development Department.
Failure to comply with the conditions of approval shall be grounds for
revocation of the conditional use permit.
(1) 1.4 As a condition of approval of Conditional Use Permit 07-012, the applicant
shall agree, at its sole cost and expense, to defend, indemnify, and hold
harmless the City, its officers, employees, .agents, and consultants, from any
claim, action, or proceeding brought by a third party against the City, its
officers, agents, and employees, which seeks to attack, set aside, challenge,
void, or annul an approval of the City Council, the Planning Commission, or
any other decision-making body, including staff, concerning this project. The
City agrees to promptly notify the applicant of any such claim or action filed
against the City arzd to fully cooperate in the defense of any such action. The
City may, at its sole cost and expense, elect to participate in defense of any
such action under this condition.
SOURCE CODES
(1) STANDARD CONDITION (5)
(2) CEQA MITLGATION (6)
(3) UNIFORM BUILDING CODE/S (7)
(4) DESIGN REVIEW ***
RESPONSIBLE AGENCY REQUIREMENT
LANDSCAPING GUIDELINES
PC/CC POLICY
EXCEPTION
Exhibit A
ZA Ac#ion 07-007
Page 2
(1) 1.5 The applicant shall be responsible for costs associated with any necessary
code enforcement, action, including attorneys fees, subject to the applicable
notice, hearing, and appeal process as established by the City Council by
ordinance.
SIGNS
(1) 2.1 At the time of building permit application prior to December 31, 2007, the
plans shall comply with the latest State and ,City adopted codes: 2001
California Building Code (CBC), 2004 California Electrical Code (CEC), 2005
Title 24 Energy Regulations as it pertains to signs, City ordinances, and
State and Federal laws and regulations. It is expected that a new set of
California codes will take effect on January 1, 2008. Please note that this set
of comments is based on the current codes.
(1) 2.2 All signs require review and approval by the Community Development
Department prior to installation. Permits shall be required for all signs.
Building plan check submittal shall include the following:
• Two (2) sets of construction plans, including drawings for electrical.
• Two (2) copies of structural calculations.
• Two (2) copies of Title 24 energy calculations.
~,.~ (5) 2.3 All signs shall conform to the I-5 Self Storage Master Sign Progfam and the
City of Tustin Sign Code.
(5) 2.4 Prior to the installation of any signage proposed in the. master sign plan, all
existing signage that does not conform to the master sign plan shall be
removed.
(5) 2.5 All signs shall be structurally safe and maintained in good condition at all
times. The Community Development Director shall have the authority to
order repair, replacement, or removal of any signs which constitute a hazard
or nuisance to the safety, health, or public welfare by reason of inadequate
maintenance, dilapidation, or obsolescence.
FEES
(1) 3.1 Within forty-eight (48) hours of approval of the subject project, the applicant
shall deliver to the Community Development Department, a cashier's check
payable to the COUNTY CLERK in the amount of fifty doNars ($50.00) to
enable the City to file the appropriate environmental documentation for the
project. If within such forty-eight (48) hour period that applicant has not
delivered to the Community Development Department the above-no#ed
check, the statute of limitations for any interested party to challenge the
environmental determination under the provisions of the California
Environmen#al Quality Act could he significantly lengthened.