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HomeMy WebLinkAbout03 CUP 10-011ITEM #3 Report to the Planning Commission DATE: JANUARY 25, 2011 SUBJECT: CONDITIONAL USE PERMIT CUP 10-011 PROPERTY OWNER: GRE TUSTIN FINANCIAL LLC. 17822 E. 17T" STREET TUSTIN, CA 92780 TUSTI N APPLICANT: SIGN SPECIALISTS CORPORATION 111 W. DYER ROAD, UNIT F SANTA ANA, CA 92707 LOCATION: 17772, 17782, 17822, 17852, AND 17862 E. 17T" ST. TUSTIN FINANCIAL PLAZA GENERAL PLAN: PLANNED COMMUNITY COMMERCIAUBUSINESS ZONING: PLANNED COMMUNITY BU5INESS PARK ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO SECTION 15311 (CLASS 11} OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUEST: A REQUEST FOR AUTHORIZATION TO AMEND THE MASTER SIGN PLAN FOR THE TUSTIN FINANCIAL CENTER TO ALLOW FOR WALL SIGNS THAT DEVIATE FROM THE TUSTIN CITY SIGN CODE. PC Report CUP 10-011 Page 2 RECOMMENDATION That the Planning Commission adopt Resolution No. 4169 approving Conditional Use Permit 10-011 to authorize amendments to the master sign plan that deviate from the City of Tustin Sign Code for the Tustin Financial Plaza located at 17772, 17782, 17822, 17852, and 17862 East 17T" Street. BACKGROUND The Tustin Financial Plaza is a business park consisting of five buildings on an area comprising 9.62 acres. The property owner is currently in the process of converting the office space to condominium use. Tentative Tract Map 17342 was approved by the Tustin City Council on September 7, 2010, to subdivide the subject property for condominium purposes. The property owner is currently processing the required final tract map. On March 11, 2008, the Planning Commission adopted Resolution No. 4085, approving a master sign plan for the Tustin Financial Plaza. The property owner has implemented the master sign plan and has now found a need for additional signage. The proposed amendments would deviate from the City of Tustin Sign Code. Pursuant to Section 9403i2(e) of the Tustin City Code, a master sign plan may deviate from the standards set forth in the Tustin Sign Code if the development is at least 30,000 building square feet and upon approval of a conditional use permit by the Planning Commission. The project is well within these parameters to request deviations from the City Sign Code. Site and Location The project site is located on the southeast corner of 17th Street and Prospect Avenue within the Planned Community Business Park (PC BUS PARK) zoning district and classified as Planned Community Commercial/Business by the General Plan Land Use Designation (Attachment A -Location Map). Surrounding uses include similar office uses located to the north across 17th Street and within the Professional Office {Pr) and Planned Community Professional Office (PC Pr) zoning districts. Commercial uses within the Planned Community Commercial (PC COMM) zoning district are located to the west of the project site across Prospect Avenue. To the south and east of the Tustin Financial Center are single family residential uses located in an unincorporated area under the jurisdiction of the County of Orange. PROJECT DESCRIPTION The proposed amendments involve the addition of major tenant identification signs on the buildings (Figure 3). Currently the master sign plan only allows for address signage on the buildings. The applicant is proposing two parapet mounted wall signs on each of the five buildings (Attachment C -Proposed Amendments). The signs will be oriented to take advantage of street views along Prospect Avenue and 17t" Street. Each building face will have one wall sign on the assigned elevation. The proposed wall signs could be 75 square feet in area; 25 feet in length; and, 36 inches in height. Signs would consist of internally illuminated channel letters attached via a raceway to the parapet. The raceway would be painted to match the building (Figure 2). 'Center Building (Y1(est Elevation) i - - - , , - - r~ - -- ~c+ ~' ~ _ _ ~ ~~.-- I I , ' i i i i - I it ' - f ~~ I i. i I ~ ~ I ~. - -•~I I ~ _ - 1 i ~~ ~ ~ ._. ~~ ~ ~.--~ `-• I _. Figure 2 PC Report CUP 10-011 Page 3 Figure 1 PC Report CUP 10-011 Page 4 The allowable signs would be installed in the locations identified within the proposed master sign plan and require preliminary approval from the building management prior to submittal to the City for approval. Sign maintenance has been identified within the existing master sign plan. !UI si?:k •r i~r~ _ _ ~ 17T" Street _ " _ (" ow _ ~ " czar ~cno. TI i ~~ -` ~ 1 ~~~''I ~ .~_. . __ .l 1 t ~ , Sign Type H " ° "l:'_1 s• Wall Signage .I ~Mr:,~.~e.; I ~~ Prospect - I -- ~ i Avenue " ~~ ~~~•r~ ..~._. ~ - .~r~-uftli sr ~.rrtri ' t_r..ro s+r I i .s.~ sr won, rw nes, ~i rrr iii ~ I ; Lr ~-_~~~ d _, f _ L Figure 3 Deviations The proposed parapet wall signs are in response to the architecture of the building and are essentially the only available space on the building to place signage. The proposed parapet signage is compatible with the architecture of the buildings and will allow select tenants the opportunity to promote their businesses without compromising the integrity of the building and center as a whole. The signage as proposed would be in scale with the existing buildings. The following are the proposed deviations from the Tustin City Sign Code. City of Tustin Sign Code Si na a TCC Requirements Proposed Si ns Business Identification Si n T e Wall or Cano Wall Max. Si n Area 6 s uare feet 75 s uare feet* Max. Number 1 er tenant 2 er buildin Max. Hei ht 16" letter hei ht 36" letter hei ht* Max. Length 12 feet 25 feet* Proposed Deviation PC Report CUP 10-011 Page 5 FINDINGS In determining whether to approve the Conditional Use Permit for the proposed amendments to the master sign plan, the Planning Commission must determine whether or not the proposed signage will 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. A decision to approve this request may be supported by the following findings: Pursuant to Section 9403i.2(e) of the Tustin City Code, master sign plans for projects with at least 30,000 building square feet may deviate from the standards set forth in the City of Tustin Sign Code. The Tustin Financial Plaza has approximately 190,000 building square footage and meets the necessary threshold to request deviations from the Sign Code. 2. The requested deviations from the City Sign Code are minor and keep the proposed signs within the context and scale of the buildings and surrounding uses. Signs will be appropriately visible while at the same time maintaining the visual quality of the site. 3. The proposed signs are complimentary to the existing master sign plan. 4. The proposed parapet wall signs are compatible with the architecture of the buildings and provide tenants the opportunity to promote their businesses. The proposed sign locations have been chosen in order to maximize visibility. 5. All conditions of approval contained within Resolution No. 4085, approving the original master sign plan for the Tustin Financial Center remain in effect. ___ , Rya wiontek Elizabeth A. Binsack Associate Planner Community Development Director Attachments: A. Location Map B. Land Use Fact Sheet C. Proposed Amendments D. Existing Master Sign Plan E. Resolution No. 4085 F. Resolution No. 4169 ATTACHMENT A LOCATION MAP ~~CATiON ~jItAP A aza St. ATTACHMENT B LAND USE FACT SHEET LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): CONDITIONAL USE PERMIT (CUP) 10-011 2. LOCATION: 17th STREET AND PROSPECT AVENUE 3. ADDRESS: 1 7772 - 1 7862 E. 17th STREET 4. APN(S):401-401-(01-05~ 5. PREVIOUS OR CONCURRENT APPLICATIONS RELATING TO THIS PROPERTY: CUP 07-024, TTM 17342 6. SURROUNDING LAND USES: NORTH: OFFICE/RESIDENTIAL SOUTH: RESIDENTIAL (COUNTY) WEST: COMMERCIAL EAST: RESIDENTIAL (COUNTY) 7. SURROUNDING ZONING DESIGNATION: NORTH: PROFESSIONAL OFFICE/PC PR SOUTH: COUNTY (RESIDENTIAL) WEST: PLANNED COMMUNITY COMMERCIAL EAST: COUNTY (RESIDENTIAL) 8. SURROUNDING GENERAL PLAN DESIGNATION: NORTH: PR/PC COMMERCIAL/BUSINESS SOUTH: LOW DENSITY RESIDENTIAL WEST: PC COMMERCIAL/BUSINESS EAST: PC RESIDENTIAL 9. SITE LAND USE: A. EXISTING: BUSINESS PARK (OFFICES) PROPOSED: SAME B. GENERAL PLAN: PC COMMERCIAL/BUSINESS PROPOSED: SAME C. ZONING: PC BUSINESS PARK PROPOSED: SAME DEVELOPMENT FACTS: NO CHANGE TO EXISTING DEVELOPMENT 11. LOT AREA: 9.62 GROSS ACRES 12. BUILDING AREA: 5 BUILDINGS +/- 190 000 SQUARE FEET 13. PARKING: SHARED ATTACHMENT C PROPOSED AMENDMENTS (Revised pages only) 0 •~ y.r~ .~ V W F Z 0 V LL W J m H N M ~ t1~ t,0 I~ r eM- N N N N N N M ai m m as a~ ~ ~ a~ m as m a~ m a~ m ~ ~ ~ ~ ~ a) ~ ~ isl of a! ~1 ~ ~ ~ Rf Rf t~T Rf Ri ~ Rf ~ ~ Rf t!S Rf Ri N Rf n. a a a aa.o.a. a~a aao.a c • c . . . . :~~ ~; ~, ~~ ~ ~~ ~~ ~~_ ~,~ in cn ~ c in ~ ~ 'L ~ • c as O •v> >, c = ~ ~ ~ o ~ _ O ~ - ~ p ~ cc L, m ~ W H • ~ ~~ ~ V ~ C W Z C 1 1 / 1 1 _~ / 1 1 • ~ ~ : V V v' O V Z ~ aN+ ~ ~ ~ C) ~ ~ ~ ~ d ~ ~ ~ _~ i ~ = C C= A C C ~ C C C ~+.. '~ ~~~~ CAN ~~~~ C d ~ ~ ~ (n a ~ ~ c o t~ v~ C7 i~ ~ V m M •~ ~ N M N r- d' O O O ~ ~ ~ Mir .~ V ~ ~ ~ ~ ~ (~ N ~ O ~ O ~ ~ ~ O .--. 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The Planning Commission does hereby resolve as foNows: The Planning Commission finds and determines as follows: A. A proper application, Conditional Use Permit 07-024, was filed by Sign Specialists Corporation on behalf of GRE Tustin Financial, LLC., requesting authorization to establish a master sign plan for the Tustin Financial Plaza located at 17772, 17782, 17822, 17852, and 17862 E. 17T" Street. The master sign plan will deviate from the City of Tustin Sign Code in allowable sign square footage by up to forty-eight (48} square feet, in maximum height by one foot and two inches (1'2"), in allowing individual business identification monument signs, and in sign spacing between monument signs by twelve (12} feet less than required. B. That the proposed master sign plan is consistent with the Tustin General Plan in that the property is designated as Planned Community Commercial/Business" and allows for business uses and their supporting signs. 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 a public hearing was duly called, noticed, and held for said application on March 11, 2008, by the Planning Commission. D. That the establishment of the proposed master 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 9403g of the Tustin Municipal Code requires a master sign plan for developments located within a specific plan or planned community district. The project site is located within a planned community zoning district and pursuant to Section 9403h.2 of the Cade, master sign plans for projects with at feast 30,000 building square feet may deviate from the standards set forth in the City of Tustin Sign Code. The Tustin Financial Plaza has approximately 190,000 building square footage and meets the necessary threshold to request deviations from the Sign Code. Resolution No. 4085 Page 2 2. The requested deviations from the City Sign Code are minor and keep the proposed signs within the context and scale of the building and surrounding uses. Signs will be appropriately visible while at the same time maintaining the visual quality of the site. 3. The proposed master sign plan for the Tustin Financial Plaza will provide coordinated and quality sign design in a center that will require a large number of signs. 4. The proposed master sign plan incorporates a common design theme through the use of common materials, uniform font, sizing restrictions, and reverse pan channel halo lighting. 5. The maintenance and removal of any future signs for the Tustin Financial Plaza is adequately addressed in the proposed master sign plan and conditions of approval. 6. The proposed signs meet visual clearance requirements as outlined in the City of Tustin Sign Code and approved by the Public Works Department. E. This project is Categorically Exempt pursuant to Section 15311, Class 11 of the California Code of Regulations (Guidelines for the California Environmental Quality Act). The Planning Commission hereby approves Conditional Use Permit 07-024 authorizing the establishment of a master sign plan that deviates from the City of Tustin Sign Code for the Tustin Financial Plaza located at 17772, 17782, 17822, 17852, and 17862 E. 17T" Street. PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the 11 ~h day of March, 2008. /~~ ~ G L`Wit.~G~. i~G~~~ ELIZABETH A. BINSACK -~ Planning Commission Secretary JOIH,Da NIELSEN Chairperson Resolution No. 4085 Page 3 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4085 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 11 ~h day of March, 2008. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A RESOLUTION N0.4085 CONDITIONAL USE PERMIT 07-024 CONDITIONS OF APPROVAL GENERAL (1) 1.1 All signs shall substantially conform to the master sign plan date stamped on March 11, 2008, the date of approval, 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 to be 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 07-024 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 07-024, 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) (2) CEQA MITIGATION (6) (3) UNIFORM BUILDING CODES (7) (4) DESIGN REVIEW *** RESPONSIBLE AGENCY REQUIREMENT LANDSCAPING GUIDELINES PC/CC POLICY EXCEPTION Exhibit A Resolution No. 4085 Page 2 (1) 1.5 Any violation of any of the conditions imposed is subject to the payment of a civil penalty of $100.00 for each violation, or such other amounts as the City Council may establish by ordinance or resolution, and for each day the violation exists, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (1) 1.6 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 All signs shall comply with the applicable provisions of the Uniform Building Code, the National Electric Code and the Tustin City Code Section 9404(A)(1) as adopted by the City (including UL approvals). (1) 2.2 All signs require review and approval by the Community Development Department prior to installation. Permits shall be required for all signs. (5) 2.3 All signs shall conform to the Tustin Financial Plaza master sign plan and revert to the City of Tustin Sign Code for any issues that remain silent in the Tustin Financial Plaza master sign plan. (5) 2.4 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. (5) 2.5 All signs shall be constructed of anon-corrosive, rust-resistant finish so as not to degrade in adverse weather conditions. Signs shall also be constructed of anon-reflective material. **'' 2.6 Should any sign be removed, it shall be the property owner's responsibility to ensure that the tenant repairs all damaged areas to match the finish and color of the adjacent surfaces. if the tenant fails to repair damaged areas from the removed sign(s), it shall be the responsibility of the prope-ty owner. (1 } 2.7 At the time of building permit application, the plans shall comply with the latest State and the City Tustin adopted Codes: 2007 California Building Code (CBC), 2007 California Mechanical Code (CMC), 2007 California Plumbing Codes (CPC), 2007 California Electrical Code (CEC), California Title 24 Accessibility Regulations, 2007 Title 24 Energy Regulations, City Ordinances, and State and Federal laws and regulations Exhibit A Resolution No. 4085 Page 3 (1) 2.8 Building plan check submittal shall include the following: Four (4) sets of construction plans, including electrical plans and details. Two (2) copies of structural calculations (for freestanding signs over four (4') feet in height. Two (2) copies of Title 24 energy calculations for illuminated signs. FEES (1) 3.1 Prior to issuance of any sign permits, all payments shall be made of alt applicable fees including the building division and sign permit fees. Payment shall be required based on upon those rates in effect at the time of payment and are subject to change. (1) 3.2 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 dollars ($50.00) to enable the City to file the appropriate environmental documentation far 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. ATTACHMENT F RESOLUTION NO. 4169 RESOLUTION NO. 4169 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, APPROVING CONDITIONAL USE PERMIT 10-011 AUTHORIZING AN AMENDMENT TO THE MASTER SIGN PLAN TO ALLOW FOR WALL SIGNS THAT DEVIATE FROM THE TUSTIN CITY SIGN CODE FOR THE TUSTIN FINANCIAL PLAZA LOCATED AT 17772, 17782, 17822, 17852, AND 17862 E. 17T" ST. The Planning Commission does hereby resolve as follows: The Planning Commission finds and determines as follows: A. A proper application, Conditional Use Permit 10-011, was filed by Sign Specialists Corporation on behalf of GRE Tustin Financial, LLC., requesting authorization to amend the master sign plan for the Tustin Financial Plaza located at 17772, 17782, 17822, 17852, and 17862 E. 17T" Street. The amendments include the addition of two (2) wall signs attached to the parapet on each of the five (5) buildings within the plaza and would deviate from the Tustin City Sign Code. B. That the proposed master sign plan is consistent with the Tustin General Plan in that the property is designated as "Planned Community Commercial/Business" and allows for business uses and their supporting signs. 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 on March 11, 2008, the Planning Commission adopted Resolution No. 4085 approving Conditional Use Permit 07-024 to establish a master sign plan for the Tustin Financial Center. D. That the applicant wishes to install additional signs that deviate from the approved master sign plan and the Tustin City Code. E. That a public hearing was duly called,. noticed, and held for said application on January 25, 2011, by the Planning Commission. F. That the establishment of the proposed master 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: 1. Pursuant to Section 9403i.2(e) of the Tustin City Code, master sign plans for projects with at least 30,000 building square feet may deviate from the standards set forth in the City of Tustin Resolution No. 4169 Page 2 Sign Code. The Tustin Financial Plaza has approximately 190,000 building square footage and meets the necessary threshold to request deviations from the Sign Code. 2. The requested deviations from the City Sign Code are minor and keep the proposed signs within the context and scale of the buildings and surrounding uses. Signs will be appropriately visible while at the same time maintaining the visual quality of the site. 3. The proposed signs are complimentary to the existing master sign plan. 4. The proposed parapet wall signs are compatible with the architecture of the buildings and provide tenants the opportunity to promote their businesses. The proposed sign locations have been chosen in order to maximize visibility. 5. All conditions of approval contained within Resolution No. 4085, approving the original master sign plan for the Tustin Financial Center remain in effect. G. 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 Planning Commission hereby approves Conditional Use Permit 10-011 authorizing an amendment to the master sign plan that deviates from the City of Tustin Sign Code to allow wall signs for the Tustin Financial Plaza located at 17772, 17782, 17822, 17852, and 17862 E. 17T" Street, subject to the conditions contained within Exhibit A of Resolution No. 4085. PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the 25th day of January, 2011. STEVE KOZAK Chairperson ELIZABETH A. BINSACK Planning Commission Secretary Resolution No. 4169 Page 3 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4169 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 25th day of January, 2011. ELIZABETH A. BINSACK Planning Commission Secretary