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HomeMy WebLinkAboutCUP 09-032Inter-Com DATE: MAY 3, 2010 TO: ZONING ADMINISTRATOR FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT 09-032, MODIFICAIONS TO MASTER SIGN PROGRAM FOR MIMI'S PLAZA APPLICANT: JON MERRY JM COMMERCIAL, LLC 4041 MacARTHUR BLVD., SUITE 120 NEWPORT BEACH, CA 92fi60 PROPERTY OWNER: MIMI'S PLAZA, LLC C/O JM COMMERCIAL LLC 4041 MacARTHUR BLVD., SUITE 120 NEWPORT BEACH, CA 92660 LOCATION: 13911, 13931, 13951 CARROLL WAY GENERAL PLAN: COMMUNITY COMMERCIAL ZONING: RETAIL COMMERCIAL WITH COMBINING PARKING OVERLAY (C-1 P) 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 MODIFY A MASTER SIGN PROGRAM FOR THE MIMI'S PLAZA SHOPPING CENTER TO REFINE GENERAL SIGN CRITERIA AND TO DEVIATE FROM TUSTIN CITY SIGN CODE MAXIMUM SIZE REQUIREMENTS FOR THREE (3) FREEWAY-FACING WALL SIGNS RECOMMENDATION That the Zoning Administrator adopt Zoning Administrator Action 10-004 approving Conditional Use Permit (CUP) 09-032. BACKGROUND The shopping center at Carroll Way near 17t" Street and the Costa Mesa Freeway (SR- 55) was constructed in the late 1980s. A Master Sign Plan for the site was approved in Zoning Administrator May 3, 2010 CUP 09-032 Page 2 1989 and a revised edition was approved by the Community Development Department in 1994. At this time, the property owner is applying for an amendment to the existing master sign program including a deviation from Tustin City Sign Code requirements. Master Sign Program Pursuant to section 9403g of the Tustin City Code, a master sign program (MSP) 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 over two acres in size and the total building area is approximately 30,795 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. Site and Surroundings The project site is located on an approximately 2.4 acre site on Carroll Way (see Attachment A -Location Map), has a zoning designation of C-1 P (Retail Commercial with Combining Parking District), and a General Plan land use designation of Community Commercial. Immediately to the west of the project site is the SR-55 freeway, which gives the property substantial frontage and visibility from the freeway. To the east of the project site is the Tustin French Quarter shopping center across Carroll Way, directly to the north is single family residential, and directly to the south are the Mimi's Cafe restaurant and a service station, which are also zoned C-1 P (see Figure 1 -Surrounding Zoning). While the Mimi's Cafe stand alone building is located directly adjacent to the subject shopping center and the two properties share through vehicular access and parking, the Mimi's Cafe building is located on a separate parcel and is not included in the subject Master Sign Program. Figure 1. Surrounding Zoning Map Zoning Administrator May 3, 2010 CUP 09-032 Page 3 PROJECT DESCRIPTION The intent of an MSP is to establish guidelines for coordinated and visually attractive signage with respect to the site design and architecture of a specific property. Additionally, if approved, a master sign program may allow for deviations from the City Sign Code criteria. The existing MSP in effect for the center does establish signage allowance and guidelines, but the proposed amendment updates the criteria to refine the standards, reflect current sign materials and techniques, and improve visibility. Site Design and Architecture The existing shopping center is designed to be oriented towards both adjacent roadways, Carroll Way, and the 55 freeway. The center consists of one long primary building with in-line and anchor tenants that faces the parking lot and backs onto the freeway on-ramp (at 17th Street), and two pad buildings adjacent to Carroll Way (see Figure 1). The back of the primary building forms a long wall that faces onto the freeway (see Figure 2). Additionally, the building architecture features three tower elements along the interior of the site and three tower elements along the freeway elevation. The proposed master sign program is designed to capitalize on the tower elements and freeway-facing surface for signage placement. Zoning Administrator May 3, 2010 CUP 09-032 Page 4 Proposed Sign Criteria The current sign program allows for signage along the freeway elevation for up to eight (8) tenants, at a maximum 25 square feet each. The applicant has indicated that the current signage size is insufficient for proper visibility from the freeway and that the uniform size of these signs makes the signage difficult to distinguish. As such, the applicant is requesting an increase in allowable sign area from 25 to 50 square feet maximum for major tenant signage on the three freeway-facing tower elements only. The other five signs on this elevation for minor tenants are proposed to remain at 25 square feet each. Figure 3 shows the sign allowances on the freeway elevation per the existing MSP, and Figure 4 shows the proposed sign allowances on the freeway elevation per the amended MSP. Eight signs @ max Z5 sq. ft. each fall tenants) Figure 3. Existing MSP Sign Allowance -Freeway Elevation Five signs @ max. 25 sq. ft. each (shop tenants) ~ r 1tE'' Jl~t~f ~.`', (C;" f.i7c~X '}(~ ~t.i.. 1(.. F'at_I`) ~P"1'IcP~C)f 10:x!"1._ll 1L~ sc:,:F i .s _ i. ~. Figure 4. Proposed MSP Sign Allowances -Freeway Elevation WEST EI..E'~/AYiON .~. ~.~. ~~~~' ~ All signs, Majac and Minor to bar 24" m~.t. ltr. hgt. and not to exc~ad 25 aq, Et. of aign area ~. .~_.. ~ _. ,1 ~- ~ L . Zoning Administrator May 3, 2010 CUP 09-032 Page 5 The increase in sign area of three freeway-facing signs represents the major change from the existing to proposed sign programs, but the updated program also refines the sign criteria for more orderly signage overall (see Attachment B -Submitted Plans). As proposed, all wall signs would be constructed of internally illuminated channel letters (standard) or reverse-channel letters (halo lit). The sign criteria provides details of standard channel letter construction showing acrylic or Lexan faces or backs, aluminum channel housing, trim caps to match face colors, returns to match face colors, means of illumination, etc. The criteria are designed to allow for independence of businesses with logos or corporate signage, while providing some standardization for non-corporate tenant signage. Temporary Signage Placement of illegal temporary (banner) signs has been an ongoing issue at the subject property. To clarify requirements, a section addressing temporary signage has been included in the sign program. Consistent with the Tustin City Sign Code, banners along the freeway elevation are prohibited and banners along the storefront elevation are permitted subject to landlord and City requirements and approval. 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 program. In determining whether to approve CUP 09- 032 for the proposed MSP, the Zoning Administrator must determine whether or not the proposed Master Sign Program will be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood, or 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. A decision to approve this request may be supported by the following findings: 1. The proposed master sign program would comply with master sign plan criteria pursuant to Section 9403.1.2 of the Tustin City Code, as follows: (a) As proposed, the signs reflect a common theme, incorporating design elements in terms of materials, letter styles, colors, illumination, sign type and sign shape per the proposed criteria. (b) As proposed, the signs will be compatible and reflect the special qualities of the architecture of the buildings on site in that the proposed signs are places in designated signage areas on the building fascia and larger signage is allowed on the tower elements of the buildings and along the freeway-facing elevations. (c) The proposed master sign program designates appropriate timing (at the time of new or replacement signage for new or existing tenants) for replacement signage in conformance with the master sign program. Zoning Administrator May 3, 2010 CUP 09-032 Page 6 (d) The proposed master sign plan designates the Landlord or licensed sign company as the primary liaison with the City for the purpose of sign permit requests in conformance with the approved master sign program. (e) As proposed, signs will be appropriately visible and legible as far as spacing and proportion of letters and details, and will not dominate the visual quality of the site or obscure existing or adjacent signs. (f) A master sign program deviating from the specific standards of the Tustin City Sign Code is authorized by TCC Section 9403.i.2(e) subject to approval of a conditional use permit for a single development project of at least one (1) acre in project size, and the subject property is 2.4 acres in size. 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 unique and sizable building facade facing the freeway, the master sign program will ensure that signs will be appropriately visible while at the same time maintaining public safety and the visual quality of the site. ~~ Reina Kapadia Associate Planner Attachments: A. Location Map B. Submitted Plans C. Zoning Administrator Action No. 10-004 Attachment A Location Map LOCATION MAP AE~~RE~ti~ ; ~ ~~~~N ~ ~'E 3~~'i ~~~~~~~1~~.. ~,~~~~~~~ PROJECT NO.: CUP 09-032 Mii~il'~~ i~~.s~~l~ aV4A'~"~'~R ~~4f~4~4 '~'P~~~~;ad`*o~~44 + ¢ {au:nu: -- ult no ~wi -Ix ~ I ~~! 1 ~, (OUjfSIDE OF j ' `D, i 1 - CI Y LIMIT) ` '' - I ~= i iii _, ¢ ~ ~ * ~ }" ~;y ~ `I PROJECT i SITE p m _ ~ ce - - il~ ~ O 1'i~ i U I _I I ~-. ~~ i i--- I _.00' I i~ - 17~~{ STREET - - 500' ~ _! ,'~ i I - - Q ~~ ~1 - ~4'1~]1P4wwwGww~~HC1 '~Y~lYbt.Y~; OO~aA Attachment B Submitted Plans ,: . ,~., ~- -. ~ ~~ f .. rig L~ ~~ ~~ a ~, ~ L , - f' LI ~ c~ ~ ~ , _ , ~{ ~, ~~ ~~,~`~ -~~ .\ ` ~~~ -_ -- _ _._ ~` `"~-~f ~ _:~ ~ ~ ~ f_,~ S...M C ~. ;~,~ ~, r-~~ ~ _ ` ~~--~ ~ `.,..~- r M Z 4" G? ,,, ~ C~ L7 ~~ r ~` -' ~ ~ - T ~ _ `` 0 N "'`.- O d a a W F- u z 5 a ~_ ,~ a~ z ~ , ~ ~ w O O w ~ Z ~~JJ ~ ~ r ~ ~ Z Z vi oc N O O Z ~ ~ ~ ZO ~ Z Q ~ O Z ,,, cn ~ U F- a Q ~ Z Q j (7 z w a Imo- Z a ~ U_ ~ ~ ~.' w w ~ ~ In Z O ~ O Z w Z dS Z LL~ Z O~ d~ 0 ~ ~ '- ~°~°No~ aZ°a~~ ~ Z zo ~ o ~ ~ ~ m ~ g ~„ Q~Q ~ Q~ ~ ~ °~ z U w J~ w Z S cn a Z U O~ ~- Z O w Z ~-~- > m m Z O O w (`~ a s O O ~ o a ~ c~ u~-, a u ~ N ~ ~ ~ ~ ~ a ~ ~ J Q 0©00©000 ~ 00008 ~ 0 z o o N W~ ~~ aro ~O Q ~ N ~ OC g° ~" ~ ° ms ~zN° ?~ Z J O S} ~ ~~ U 4~ w V N~ C O ~Q~~ w4 V vP ~~.oNMO ~g~zP c?dw o°° O~u~ao in~~0v COO'na"o Qmwr!'aU 0 3 D w ~ o aZa ~~ ~ o>~W '~ ~ ~cZU~ 7O~v5~u- v~N~r~Q /~~ V ~ V QZ o DC J Q ~ O LL, 1~-/~ N V l J .~ w ~ O a y~ ~ w U Q (TU p Z z w d O can .'y ~ :~ ~ [)) ~. ~ c rn L ~n D _c _ 0 o c ~ "' o~ c ,rte "D OQ ~ ~ t u ~ ~ ~ c .~ ~ , O d D C ~ 'D ~ ~ a.. ~ '~ U7 Q~ -D .~ O N N C ~ ~ O ~ N 4J .L- IK~/id71 ~ D ~ CO Q7 :D D u -p ~ t O u'V' }0 0 .N C O ~ ~ v G D .C p~ vi Q O d ~ C D N D ~ ~•- O ~ C'D -D ~ ~ u 47 p ~ O ~ y ~ d ~ ~ ~ N dl C ~ O _C ~ O ~ ~ ~ ~ ~ ~ ~ ~ ~ p -D 7 ~ ~ C •~ C - O C ~ N~ i y O c ~ ~ C , O .~ O C~ D O> D C L N ~ D }7 0 ~ p 'D ~ 't- O ' ~ ~ DNS 'o N ° ~,~ ac m3~ D~~D cwt D o cD ~° ~~° rna~u~ ~ a o ~ a~ ~ o ai -~ s ~ ~~v ~ D .•_N.. ~~ E~ ~c -D~n o~~y w N ~ ~v ~ ~ ~ N ~ ~ ~ O t o 3 c ~ ~ ~ •~ !. 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That a proper application, Conditional Use Permit (CUP) 09-032, was filed by Jon Merry of JM Commercial, LLC, on behalf of Mimi's Plaza, LLC, requesting authorization to modify an existing master sign program for the property located at 13911-13951 Carroll Way, also referred to as Mimi's Plaza. The proposed master sign program establishes sign criteria for the commercial center and requests a deviation from the City of Tustin Sign Code for three (3) secondary signs on the freeway-facing elevation of the primary building from a maximum of 25 square feet to 50 square feet each in sign area; B. That the proposed master sign program modification is consistent with the Tustin General Plan in that the property is designated as "Community Commercial" and allows for a mixture of retail, service 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 with the Air Quality Sub-element; C. That the project is located within the Retail Commercial with Combining Parking Overlay (C-1 P) zoning district where signs supporting permitted uses such as retail and service commercial are permitted; D. That pursuant to Tustin City Code Section 9403h, a master sign plan is required for multi-tenant centers in the City and pursuant to Section 9403i2(e), a master sign program may deviate from the specific standards of the Tustin City Sign Code with approval of a conditional use permit; E. That a Master Sign Plan (MSP) for the property was originally approved in 1989 and revised in 1994, and that the applicant is currently requesting an amendment to the existing MSP to refine overall sign criteria and a conditional use permit to deviate from the Tustin City Sign Code; F. That pursuant to Section 9299b(3)(e) of the Tustin City Code, the Zoning Administrator is authorized to hear and approve requests for Minor CUPs for existing development where there is no change in occupancy or primary use; G. That a public hearing was duly called, noticed, and held for said application on May 3, 2010, by the Zoning Administrator; ZA Action 10-004 CUP 09-032 May 3, 2010 Page 2 H. In determining whether to approve CUP 09-032 for the proposed MSP, the Zoning Administrator must determine whether or not the proposed Master Sign Program modification will be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood, or 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. A decision to approve this request may be supported by the following findings: 1. The proposed master sign program modification would comply with master sign plan criteria pursuant to Section 9403.1.2 of the Tustin City Code, as follows: (a) As proposed, the signs reflect a common theme, incorporating design elements in terms of materials, letter styles, colors, illumination, sign type and sign shape per the proposed criteria. (b) As proposed, the signs will be compatible and reflect the special qualities of the architecture of the buildings on site in that the proposed signs are placed in designated signage areas on the building fascia and larger signage is allowed on the tower elements of the buildings and along the freeway-facing elevations. (c) The proposed master sign program modification designates appropriate timing (at the time of new or replacement signage for new or existing tenants) for replacement signage in conformance with the approved master sign program. (d) The proposed master sign program modification designates the Landlord or licensed sign company as the primary liaison with the City for the purpose of sign permit requests in conformance with the approved master sign program. (e) As proposed, signs will be appropriately visible and legible as far as spacing and proportion of letters and details, and will not dominate the visual quality of the site or obscure existing or adjacent signs. (f) A master sign program deviating from the specific standards of the Tustin City Sign Code is authorized by TCC Section 9403.i.2(e) subject to approval of a conditional use permit for a single development project of at least vne (1) acre in project size, and that the subject property is 2.4 acres in size. ZA Action 10-004 CUP 09-032 May 3, 2010 Page 3 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 unique and sizable building fagade facing the freeway, the master sign program will ensure that signs will be appropriately visible while at the same time maintaining public safety and the visual quality of the site. 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 09-032 authorizing the modification of the master sign program for the property located at 13911 - 13951 Carroll Way 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 3rd day of May, 2010. DANA L. OGDON ACTING ZONING ADMINISTRATOR ELOISE HARRIS RECORDING SECRETARY 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. 10- 004 passed and adopted at a regular meeting of the Tustin Zoning Administrator, held on the 3rd day of May, 2010. ELOISE HARRIS Recording Secretary EXHIBIT A ZONING ADMINISTRATOR ACTION 10-004 CONDITIONAL USE PERMIT 09-032 CONDITIONS OF APPROVAL GENERAL (1) 1.1 All signs shall substantially conform to the Master Sign Program date stamped May 3, 2010, on file with the Community Development Department, as herein modified, or as modified by the Director 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 or sign permits for the project, subject to review and approval of the Community Development Department. (1) 1.3 Approval of Conditional Use Permit (CUP) 09-032 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 09-032, 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 and 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) RESPONSIBLE AGENCY (2) CEQA MITIGATION REQUIREMENTS (3) UNIFORM BUILDING CODEIS (6) LANDSCAPING GUIDELINES (4) DESIGN REVIEW (7) PC/CC POLICY *** EXCEPTIONS Exhibit A ZA Action 10-004 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. (1) 1.6 Any violation of any of the conditions imposed is subject to issuance of an Administrative Citation pursuant to Tustin City Code Section 1162(a). SIGNS (4) 2.1 Monument sign tenant panels shall be of a uniform size, design, font, and background color. Any non-conforming panels on the existing monument sign shall be replaced in conformance with this condition within sixty (60) days of approval of CUP 09-032. (***) 2.2 Any existing unpermitted signs shall be removed or brought into compliance within sixty (60) days of approval of CUP 09-032. (~**) 2.3 The existing raceway or sign support structure on the south end of the freeway-facing elevation shall be removed within thirty (30) days of approval of CUP 09-032. BUILDING DIVISION (3) 3.1 At the time of building permit application, the plans shall comply with the latest State and City of Tustin adopted codes: California Building Code, California Electrical Code, Title 24 Energy Regulations, City Ordinances, and State and Federal laws and regulations. (3) 3.2 At the time of submittal for a sign permit, a Title 24 Energy Calculation will be required for all illuminated signs. (4) 3.3 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. PUBLIC WORKS/ENGINEERING (1) 4.1 If the applicant/owner is to redesign and reconstruct the existing monument sign along Carroll Way, the applicant/owner shall relocate the monument sign away from street trees. Exhibit A ZA Action 10-004 Page 3 (1) 4.2 All signs shall be designed and constructed outside of the public right-of-way. Prior to any work in the public right-of-way, an Encroachment Permit shall be obtained from and applicable fees paid to the Public Works Department. (1) 4.3 Prior to issuance of any permit, the applicant/contractor is required to submit a Construction and Demolition Waste Recycling and Reduction Plan (WRRP) to the Public Works Department. The WRRP must indicate how the applicant will comply with the City's requirement (City Code Section 4351, et seq.) to recycle at least 50 percent of the project waste material. The applicant will be required to submit a $50.00 application fee and a cash deposit. Based on the review of the submitted Waste Management Plan, the cash security deposit will be determined by the Public Works Department in an amount not to exceed 5 percent of the project's valuation. Prior to issuance of any permit, the applicant shall post the required security deposit in the form of cash, cashier's check, personal check, or money order made payable to "City of Tustin." FEES (2) 5.1 Within forty-eight (4$) 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 dollars ($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-noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened.