HomeMy WebLinkAbout04 Conditional Use Permit 2013-10 - Market Place Master Sign ProgramITEM ## 4
AGENDA REPORT
S"t
MEETING DATE: OCTOBER 3, 2013
TO: PLANNING COMMISSION
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: CONDITIONAL USE PERMIT 201310
APPLICANT: BAAB & ASSOCIATES
1469 VOYAGER DRIVE
TUSTIN, CA 92782
PROPERTY Old! /NER: IRVINE COMPANY REAL PROPERTIES
101 INNOVATION
IRVINE, CA 92617
LOCATION: 2740 — 3030 EL CAMINO REAL (TUSTIN MARKET PLACE)
RE03 UEST: A REQUEST TO AMEND THE MASTER SIGN PLAN FOR THE
TUSTIN MARKET PLACE TO ALLOW FOR SIGNAGE THAT
DEVIATES FROM THE TUSTIN CITY SIGN CODE.
ENVIRONMENTAL: THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO
SECTION 15311 (CLASS 11) OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA).
PC Report
October 8, 2013
CUP 2013 -10
Page 2
RECOMMENDATION:
That the Manning Commission adopt Resolution No. 4230 approving Conditional Use
Permit (CUP) 2013 -10 to authorize amendments to the master sign plan for the Tustin
Market Place shopping center that deviate from the City of Tustin Sign Code.
APPROVAf- AUTHORi Via
Pursuant to Section 9403i.2(e) of the Tustin City Code (TCC), 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 Market Place shopping center meets
the applicable criteria. In accordance with Section 94040b.6. of the I CC, the Planning
Commission shall review applications for Conditional Use Permits for master sign plans
requesting deviations from the standards within the City Sign Code.
BACKGROUND
Location
The Tustin Market Place shopping center is bounded by the Santa Ana (1 -6) Freeway to
the southwest, Jamboree Road to the southeast, Bryan Avenue to the northeast, and
Myford Road and its future extension on the northwest. Buildings primarily front inwards
towards the parking areas and are oriented to FI Camino Real which bisects the shopping
center.
PC Report
October 8, 2013
CUP 201310
Page 3
Surrounding Properties
Properties adjacent to the Tustin Market Place are commercial in nature with the exception
of residential properties located to the northeast of the center across Bryan Avenue. The
Tustin Auto Center and Costco Annex retail center are located to the west across Myford
Road. To the east of the Tustin Market Place across Jamboree Road lies the Irvine
Market Place.
Prior Master Sign Plan Amendments
The original master sign plan for the Tustin Market Place was approved by the Planning
Commission on July 11, 1988 through the adoption of Resolution No. 2516 approving CUP
88015. Since that time the master sign plan has been amended five times by the Planning
Commission and once by the Zoning Administrator through the conditional use permit process
(PC Resolution Nos. 2657, 3356, 3545, 3646, 3175, and Z.A Action No. 05018). Other
amendments which were in compliance with the Tustin City Sign Code have been approved
by the Director of Community Development.
AMENDMENT TO T H, E MASTER SIGN PLAN:
The applicant has submitted amendments to the current master sign plan for the Tustin
Market Place which change the format of the master sign plan and include light tower
signs which deviate from the Tustin Sign Code (Attachment C). The majority of signage
will remain the same and comply with the existing technical requirements of the master
sign plan. The intent is to provide a more streamlined criteria which is easier to use for
both tenants and management. In addition, the applicant proposes to eliminate some of
the very specific criteria contained within the existing master sign plan in order to allow
for greater flexibility in sign design.
While a large part of the signage and criteria will not change, there are a few additional
sign types to be added to the master sign plan. Staff will provide analysis within this
staff report on the changes to sign types and the newly added sign types. Signage
which is to remain the same and subject to similar if not the same technical standards
as in the existing master sign plan will not be further discussed.
Freeway Project Sign (Sign Type A): According to the applicant this particular
sign has existed since the inception of the project; however, it is not identified
within the current master sign plan. The sign is a project identification sign
located on a project wall facing the Interstate 5 Freeway which was previously
approved the Planning Commission.
PC Report
October 8, 2013
CUP 2013 -10
Page 4
o Tenant Project Signs (Various Sign Typos): Throughout the
Tustin Market Place there are tenant directory signs which
also serve as directional signage for motorists. Amendments
to the master sign plan would allow tenants the flexibility to
advertise their names in their preferred font or letterstyle. To
maintain coordinated sign design, all signs will be of the
same color, sizing, illumination, and construction. The T CC
does not have restrictions on the use of individualized fonts.
Additional quantities of these sign types have been added
throughout the Tustin Market Place and may be referenced in
the attached amended master sign plan.
Tenant Light Tower Signs (Sign Type G): The most
recognizable update to the master sign plan can be seen in the application of
tenant signage and lifestyle graphics on the existing light towers in the parking
lot. The applicant is proposing vertically oriented, single tagline tenant signage
on two sides of each light tower. The remaining two sides of the light tower will
display lifestyle graphics consisting of images without text. Only one tenant will
be displayed on each respective tower with no tenant identified on more than one
light tower. To maintain consistency, there is specific sizing, location, color,
construction, and illumination standards for all tenant light tower signs. The
lettering and logos will be non - illuminated and constructed of aluminum. The
proposed lifestyle graphics would be prohibited from displaying images
containing alcohol, tobacco, or depicting violent or explicit content. There are a
total of eight (8) light towers within the Tustin Market Place. The T CC does not
have provisions that would allow for such signs on the light towers.
hnages without test
on Sides B and D
Tenant identification
area for
on Sides A and C Sign Copy
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PC Report
October 8, 2013
CUP 201310
Page 5
o Large Directory Sign (Sign Type K): The applicant is proposing a large tenant
directory as wall signage on a blank wall tower at the southerly corner of the {=tome
Depot tenant space. Uniformity in signage would be assured through standards
limiting placement, height, illumination, and colors.
20 t«<
to
Event Banners and Light Bulb Strings (Sign Types N & ®): Criteria for temporary
signage to announce special events at the shopping center has been added.
These special event banners are not related to tenant space banners and would
comply with the time periods specified within the TCC, but would exceed the
maximum allowable square footage. Light bulb strings within pedestrian areas are
currently existing within the shopping center, but were not previously contained
within the master sign plan. Light bulb strings, with the exception of holiday lighting,
are prohibited within the TCC.
T e n a n t
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Event Banners and Light Bulb Strings (Sign Types N & ®): Criteria for temporary
signage to announce special events at the shopping center has been added.
These special event banners are not related to tenant space banners and would
comply with the time periods specified within the TCC, but would exceed the
maximum allowable square footage. Light bulb strings within pedestrian areas are
currently existing within the shopping center, but were not previously contained
within the master sign plan. Light bulb strings, with the exception of holiday lighting,
are prohibited within the TCC.
PC Report
October 8, 2013
CUP 2013 -10
Page 6
DISCUSSION:
It is common for retail commercial centers to reinvent themselves to stay relevant within an
evolving commercial landscape and to attract high quality tenants as well as consumers.
The Irvine Company has gone to great efforts over the past few years to attract new
tenants to the Tustin Market Place. In turn, these tenants are looking for ways to
distinguish themselves to consumers and promote their brand identities. This can already
be seen in the multitude of unique storefront facades at the Tustin Market Place. Tenant
signage is also an integral component of this brand identity.
The Tustin Market Place is a self contained shopping center where most signage is
directed inwards toward the center with the exception of project and tenant signage
located along the Interstate 5 Freeway and the major arterial Jamboree Road. No signage
is proposed along Bryan Avenue where the center is closest to residential uses located
across the street. The proposed tenant signs on the light towers may be visible from a
distance to residential properties along Bryan Avenue; however, given the distance and
that no internal illumination is permitted on the signs, it is not anticipated that the lighting
levels would be greater than those already emitted from the light towers.
The large lifestyle graphics to be placed on the light towers can be seen in many retail
shopping centers. A similar use of lifestyle graphics can be seen at the District shopping
center at Tustin Legacy. These lifestyle graphics are not to be used for specific branding
purposes or as billboards, but may depict images of products sold by retailers of the center
It should also be noted that the Irvine Company owns the Irvine Market Place shopping
center across Jamboree Road where similar signage is displayed. The Irvine Company
has promoted similar signage on both sides of the Market Place which has resulted in a
common theme and visual continuity.
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:
1. Pursuant to Section 9403i.2(e) and 9404b.6. 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 with the approval of a
Conditional Use Permit from the Planning Commission. The Tustin Market Place
has approximately 730,000 building square footage and meets the necessary
threshold to request deviations from the Sign Code.
PC Report
October 8, 2013
CUP 201310
Page 7
2. The Tustin Market Place is a unique self contained shopping center which has
the critical mass to support flexible sign design. Adequate sign standards
contained within the master sign plan reflect a common theme, incorporating
design elements in terms of sizing, scale, massing, materials, letter styles, colors,
illumination, sign type and sign shape to ensure that signage will be coordinated
throughout the project site.
3. The master sign plan as proposed would not have an impact on adjacent
properties as the signage would continue to face inward towards the parking
areas, face the Santa Ana (1 -5) Freeway, and face the Irvine side of the Market
Place shopping center. As proposed, the signs would be compatible with the
visual characteristics of the development, compatible with other signs in the
surrounding area, and would not detract from adjacent developed properties. No
additional lighting or glare beyond the levels existing is anticipated to affect
adjacent properties.
4. The scale and massing of the proposed signs reflect the special qualities of the
architecture of the buildings /structures on the site in both daytime and nighttime
situations and are consistent with the size and scale of the advertising surface
and the overall buildings within the center. Signs would be appropriately visible
and legible in terms of spacing and proportion of letters and details, and would
not dominate the visual quality of the site.
5. The newly proposed signs are complimentary to the existing signs at the Tustin
Market Place and allow the shopping center to provide signage opportunities to
tenants which are appropriate for a shopping center of the size of the Tustin
Market Place.
Ryan S%iontek Elizabeth A. Binsack
Senior Planner Community Development Director
Attachments:
A. Location Map
B. Land Use Fact Sheet
C. Resolution No. 4230 and Amended Master Sign Plan
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LOCATION MAP
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LAND USE APPLICATION FACT SHEET
1. LAND USE APPLICATION NUMBER(S): CONDITIONAL USE PERMIT 2013 -10
2. LOCATION: TUS T IN MARKET PLACE 3. ADDRESS: 2740 -3030 EL CAMINO REAL
4. APN(S): 500 - 291401 -20), 500 - 312401 -09)
5. PREVIOUS APPLICATION RELATING TO THIS PROPERTY: CUP 88 -15, CUP 93 -028 CUP 94 -031
CUP 97 -010, CUP 98 -032, CUP 05 -031 PERTAINING TO THE MASTER SIGN PLAN
6. SURROUNDING LAND USES:
NORTH: RESIDENTIAL SOUTH: OFFICE /INDUSTRIAL
EAST: COMMERCIAL WEST: COMMERCIAL
7. SURROUNDING ZONING DESIGNATION:
NORTH: PCR - PLANNED COMMUNITY RESIDENTIAL
SOUTH: PC IND - PLANNED COMMUNITY INDUSTRIAL /CITY OF IRVINE
EAST: CITY OF IRVINE -COMMERCIAL USES
WEST: PC COM - PLANNED COMMUNITY COMMERCIAL
8. SURROUNDING GENERAL PLAN DESIGNATION:
NORTH: PC RESIDENTIAL SOUTH: PC COMMERCIAL /BUSINESS
EAST: CITY OF IRVINE - COMMERCIAL WEST: PC COMMERCIAL /BUSINESS
9. SITE LAND USE:
A. EXISTING: COMMERCIAL B. PROPOSED: COMMERCIAL
C. GENERAL PLAN: PC COMMERCIAL /BUSINESS D. ZONING: PCMU - MIXED USE
PROPOSED GP: SAME PROPOSED ZONING: SAME
DEVELOPMENT FACTS:
10. LOT AREA: 78 ACRES APPROX.
11. TENANT SQUARE FOOTAGE: 734,752 S.F.
12. PARKING: 3,310 REQUIRED STALLS 4,049 PROVIDED STALLS
13. IMPROVEMENTS: AMENDMENT TO MASTER SIGN PLAN
A,TTACDVlFNIT C
R l,'=z S(CRUTMNl NOD. A2300
PUiWi F,='\DD u`�vil /AS a F -i3 SllGN� PL /ANl
RESOLUTION NO. 4230
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, APPROVING CONDITIONAL USE PERMIT
201310, AUTHORIZING AN AMENDMENT TO THE MASTER
SIGN PLAN FOR THE T USTIN MARKET PLACE SHOPPING
CENTER LOCATED AT 2740 — 3030 EL CAMINO REAL.
The Planning Commission does hereby resolve as follows:
The Planning Commission finds and determines as follows:
A. That a proper application, Conditional Use Permit 201310, was filed
by Baab & Associates on behalf of The Irvine Company, requesting
authorization to amend the master sign plan for the Tustin Market
Place shopping center located at 2740 — 3030 El Camino Real.
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 the master sign plan for the Tustin Market Place was originally
approved by the Planning Commission on July 11, 1988 through the
adoption of Resolution No. 2516 approving CUP 88015. Since that
time, the master sign plan has been amended five times by the
Planning Commission and once by the Zoning Administrator through
the conditional use permit process (PC Resolution Nos. 2657, 3356,
3545, 3646, 3175, and ZA Action No. 05018). Further amendments
which were in compliance with the Tustin City Sign Code have been
approved by the Director of Community Development.
D. That a public hearing was duly called, noticed, and held for said
application on October 8, 2013, by the Planning Commission.
E. 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) and 9404b.6. 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 with the approval of a Conditional
Use Permit from the Planning Commission. The Tustin Market
Resolution No. 4230
Page 2
Place has approximately 730,000 building square footage and
meets the necessary threshold to request deviations from the
Sign Code.
2. The Tustin Market Place is a unique self contained shopping
center which has the critical mass to support flexible sign
design. Adequate sign standards contained within the master
sign plan reflect a common theme, incorporating design
elements in terms of sizing, scale, massing, materials, letter
styles, colors, illumination, sign type and sign shape to ensure
that signage will be coordinated throughout the project site.
3. The master sign plan as proposed would not have an impact on
adjacent properties as the signage would continue to face
inward towards the parking areas, face the Santa Ana (I -5)
Freeway, and face the Irvine side of the Market Place shopping
center. As proposed, the signs would be compatible with the
visual characteristics of the development, compatible with other
signs in the surrounding area, and would not detract from
adjacent developed properties. No additional lighting or glare
beyond the levels existing is anticipated to affect adjacent
properties.
4. The scale and massing of the proposed signs reflect the special
qualities of the architecture of the buildings /structures on the site
in both daytime and nighttime situations and are consistent with
the size and scale of the advertising surface and the overall
buildings within the center. Signs would be appropriately visible
and legible in terms of spacing and proportion of letters and
details, and would not dominate the visual quality of the site.
5. The newly proposed signs are complimentary to the existing
signs at the Tustin Market Place and allow the shopping center
to provide signage opportunities to tenants which are
appropriate for a shopping center of the size of the Tustin
Market Place.
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 Planning Commission hereby approves Conditional Use Permit 201310
authorizing an amendment to the master sign plan for the Tustin Market
Place shopping center located at 2740 e 3030 EI Camino Real attached
hereto as Exhibit A, subject to the conditions contained within Exhibit S.
Resolution No. 4230
Page 3
PASSED AND ADOPTED by the Planning Commission of the City of -Tustin at a
regular meeting on the 8th day of October, 2013.
STEVE KOZAK
Chairperson
ELIZABETH A. BINSACK
Planning Commission Secretary
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. 4230
was duly passed and adopted at a regular meeting of the Tustin Planning
Commission held on the 8th day of October, 2013.
ELIZABETH A. BINSACK
Planning Commission Secretary
EXHIBIT A
O RESOL U T IMM NoO. 4230
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EXHI u
TO RESOLUTION NO. A2230
RESOLUTION NO. 4230
CONDITIONAL USE PERMIT 20113 -1i 0
CONDITIONS OF APPROVAL
GENERAL
(1) 1.1 Signage shall conform with the submitted master sign plan for the Tustin
Market Place date stamped October 8, 2013, on file with the Community
Development Department and attached hereto, as herein modified, or as
modified by the Director of Community Development in accordance with this
Exhibit. The Director of Community Development may approve modifications
to the master sign plan that are consistent with the intent of the Tustin City
Sign Code. Such modifications shall be accompanied with findings to
support said decision.
(1) 1.2 All conditions in this Exhibit shall be complied with subject to review and
approval by the Community Development Department.
(1) 1.3 As a condition of approval of Conditional Use Kermit 201310, 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.
(1) 1.4 Any violation of any of the conditions imposed is subject to the issuance of an
Administrative Citation pursuant to Tustin City Code Section 1162(a).
SIGNS
(1) 201 A sign permit shall be applied for and received from the Community
Development Department prior to constructing, erecting, altering, replacing,
moving, or painting any sign, except for signs exempt from a permit
according to the Tustin Sign Code. Permit applications shall be
accompanied by information as required for a standard sign plan or master
sign plan, pursuant to the Tustin Sign Code.
SOURCE CODES
(1) STANDARD CONDITION (5) RESPONSIBLE: AGENCY REQUIRI E FS1 NT
(2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES
INES
(3) CALIFORNIA BUILDING CODE /S (7) PC /CC POLICY
(4) DESIGN REVIEW * ** l XC p T 110N
Exhibit B
Resolution No. 4230
Page 2
(1) 2.2 All signs shall conform to the Tustin Market Place master sign plan and
revert to the City of Tustin Sign Code for any issues that remain silent in the
Tustin Market Place master sign plan.
(1) 2.3 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.
(1) 2.4 All signs shall be constructed of a noncorrosive, rust - resistant finish so as
not to degrade in adverse weather conditions. Signs shall also be
constructed of a non- reflective material.
2.5 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 property owner.
(1 2.6 Signs shall contain only that information which is necessary to identify the
businesses or uses of the property on which the sign is located. Identification
of product, trade, and service information is permitted and considered
supplemental provided it is subordinate to business identification.
(1) 2.7 The lifestyle graphic images located on the light towers are prohibited from
displaying images containing alcohol, tobacco, or depicting violent or explicit
content. Such images shall contain visual content relevant to the center and
shall not be used as advertising billboards.
(1) 2.8 The locations for any signs shall comply with the City of Tustin Guidelines for
Determining Sign Location Visual Clearance and Public Safety Areas. Signs
shall not be placed in a manner that will obstruct or inhibit sight distance or
visibility for the motorist. At plan check submittal, all signs shall be clearly
identified on plans as to the exact locations. Any signs in proximity to the
public right -of -way that could impact driver sight shall be shown at a larger
scale that will be adequate for plan check purposes.
(3) 2.9 If new or reconstruction of existing signs is proposed, then at the time of
building permit application, the plans shall comply with the current edition of the
codes (2010 California Building Standards Code), City Ordinances, State,
Federal laws, and other regulations as adopted by the City Council of the City
of Tustin.
Exhibit B
Resolution No. 4230
Page 3
FFFS
(2) 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 COUNTil Y GLV'iR K 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.