HomeMy WebLinkAbout05 PC REPORT CUP 2014-18AG NDA R PORT
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MEETING DATE: DECEMBER 9, 2014
TO: PLANNING COMMISSION
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: CONDITIONAL USE PERMIT 2014 -18
APPLICANT/ SEAN DOYLE
PROPERTY OWNER: STANDARD PACIFIC CORPORATION
15630 BARRANCA PARKWAY
IRVINE, CA 92618
LOCATION: TRACT 17507 AT TUSTIN LEGACY
250 DOWNS ROAD
ITEM #5
REQUEST: A REQUEST TO ESTABLISH A MASTER SIGN PLAN TO
ALLOW COMMUNITY AND MODEL HOME SIGNAGE AT THE
GREENWOOD RESIDENTIAL COMMUNITY
ENVIRONMENTAL: THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO
SECTION 15311 (CLASS 11) OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA).
PC Report
December 9, 2014
CUP 2014 -18
Page 2
RECOMMENDATION:
That the Planning Commission adopts Resolution No. 4274 approving Conditional Use
Permit (CUP) 2014 -18 to authorize the establishment of a master sign plan for the
Greenwood Community at Tustin Legacy which deviates from the standards contained
within the Tustin City Sign Code.
APPROVAL AUTHORITY:
Pursuant to Section 3.12.1C. of the MCAS Tustin Specific Plan and Tustin City Code
(TCC) Section 9403h, a master sign plan is required for developments in the Residential
Core (Planning Area 15) of the specific plan which includes the subject project area.
The purpose of a master sign plan is to encourage coordinated and quality sign design
(integrated with the architectural style of the project) on sites where a large number of
signs will occur. In addition, the master sign plan should include permanent directional
and information signs to facilitate smooth internal circulation by motorists.
Section 3.12.1 E. of the MCAS Tustin Specific Plan states that master sign plans may
deviate from the standards upon approval of a conditional use permit. In accordance
with Section 9404b.6. of the TCC, the Planning Commission shall review applications
for conditional use permits for master sign plans requesting deviations from the
standards within the Tustin City Sign Code.
BACKGROUND:
Site Location
The project site consists of approximately 78.2 gross acres and is located within the
MCAS Tustin Specific Plan (Tustin Legacy). The project site is bounded by future
Moffett Drive to the north, Jamboree Road to the east, Warner Avenue off -ramp to the
south, and Park Avenue to the west within Planning Area 15 of Neighborhood G,
MCAS- Tustin Specific Plan (Figure 1). Surrounding uses include the St. Anton
apartments and vacant site to the west, warehouse and light industrial uses to the
south, residential uses across Jamboree Road to the east, and vacant sites to the north
(Figure 2).
The project consists of four (4) neighborhoods within the Greenwood Community which
comprise a total of 375 single - family detached homes (Figure 3). The Sheldon,
Crawford, Stafford, and Huntley neighborhoods will each have a model home sales
complex for the public to visit the home products within the respective neighborhood. In
the center of the development lies a focal park which is open to the public along with a
private Greenwood Clubhouse and pool for residents. There are also greenbelt trail
areas which link the focal park to the public right -of -way along Park Avenue and Moffett
Drive. Grading activities are ongoing at the site along with infrastructure improvements.
Permits for model home complexes are anticipated to be issued within the next couple
of months.
PC Report
December 9, 2014
CUP 2014 -18
Page 3
Figure 1
Figure 2
PC Report
December 9, 2014
CUP 2014 -18
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MASTER SIGN PLAN:
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Overall Site Plan (SP- 19)
The application is for a master sign plan to establish permanent signage for the
Greenwood Community as well as temporary construction, directional, and model home
sales signage. The proposal includes project identification monument signs, park
/amenity signs, community wayfinding signs, construction safety signs, banners, flags,
and fence graphics (Attachment C). No internal illumination is proposed for any of the
signs; however, exterior landscape up- lighting may be installed at a future date.
Permanent Signage
Sign Type E — Monument Signs
Sign Type E.6 is an entry monument sign to be located at the main entry to the
Greenwood Community at Park Avenue and Victory Road. The entry sign will consist of
three (3) walls of varied height with community name signage along with Tustin Legacy
copy to be placed on the middle wall which will have a smooth stucco finish. The lower
front wall and higher rear wall will contain the stone veneer (ledgestone) as utilized on
the signs throughout the community. Lettering and logos will consist of '/2" cut
aluminum which will be used on all monument signage within the development. One (1)
PC Report
December 9, 2014
CUP 2014 -18
Page 5
identical monument sign will be located on each corner. At this time there is only
lettering and a logo proposed on one (1) corner of the intersection. This is a design
decision chosen by the applicant, but the sign plan allows the flexibility to add copy and
logo on the other corner if desired in the future.
Natural Cray Precast
Concrete Cap
Stone Veneered Wall to
Match Project Walls
Stucco (or�
Smooth Concrete Alt.) Wall
Bronze Letters, Pin —
Mounted onto Wall
ALL SIGNAGE LOCATED ADJACENT TO REFER TO BACKBt >NE PERIMETER AND INTERICDR
INTERSECTIONS OR DRIVES MEET THE VISUAL STREETSCAPES LANDSCAPE PRODUCTION PLAN
CLEARANCE REQUIREMENTS AND ARE CHECK #G2014 -0009 FOR EXTERIOR
PLACED ON PRIVATE PROPERTY. ILLUMINATION PROPOSED FOR THE MONUMENT
SIGNAGE.
Boulders J Sign Type E.6
Sign Type E.7 provides a similar multi -wall monument sign at the intersection of Moffett
Drive and Windrow Road. Only a logo will be provided on this smaller dual wall
monument. Again, this monument will only have the logo on one street corner with the
option to place a secondary logo on the other corner.
Natural Gray Precast
Concrete Cap
Stone Veneered Wall to
Match Project Walls
L-QOVI %aut LA vt 14-lu a i ea,
Pin Mounted onto Wall
Boulders
Sign Type E.7
Sign Type E.10 offers a pin mounted logo sign on a boulder at the entries to the
greenbelts on Park Avenue and Moffett Drive. There are a total of two (2) E.10 signs
which utilize the Greenwood tree logo as seen throughout the community.
PC Report
December 9, 2014
CUP 2014 -18
Page 6
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Sign Type E.10
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Sign Types E.8 and E.11 consist of monument signs within the focal park area. Both
signs employ the same stone veneer with pin mounted aluminum lettering as seen in
the community. These signs will serve to identify the focal park (Greenwood Park) and
the clubhouse (Legacy Club).
Sign Type E.8
Sign Type PS — Informational Signs
Natural Gray Precast
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and Letters, Pin Mounted
onto Wall
Sign Type E.11
This sign category provides for informational signage identifying
park amenities and park rules. In addition, signs within the
greenbelts, reminding users to clean up after their pets and
offering waste bags, are provided. The signs are consistent in
design and coloring to provide a uniform theme.
Temporary Signage
GREENWOOD
''35 r`H i.E uALV BU
CLUBHOUSE 1- °
SPLASH PARK <-
BASKETBALL -
Sign Types A, B, and C — Community Identification & Directional Signs
Sign Type A consist of ten (10) banners mounted on light poles located along the main
entry at Victory Road. The banners state the name of the community, Greenwood at
Tustin Legacy. They are eight (8) feet tall by just over two (2) feet wide.
PC Report
December 9, 2014
CUP 2014 -18
Page 7
Sign Type B are fence graphics which will be placed on the project fencing along the
Jamboree Road off -ramp extending to the Park Avenue intersection. The Greenwood
fence graphics will alternate with fence graphics promoting Tustin Legacy to be paid for
and installed by the developer.
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ONE (1) BANNER PER POLE
BANNERS WILL BE ON BLACK LIGHT POSTS.
Sign Type C includes project identification and directional signage. The majority of
these signs range in height from six (6) feet to seven (7) feet with a single project
identification sign located at the Moffett Drive entry exceeding twelve (12) feet in height
from grade. The directional signs are dispersed throughout community with individual
neighborhood identifiers located at each of the model home complexes.
NEW
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PARK
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HOMES
Sign Type C includes project identification and directional signage. The majority of
these signs range in height from six (6) feet to seven (7) feet with a single project
identification sign located at the Moffett Drive entry exceeding twelve (12) feet in height
from grade. The directional signs are dispersed throughout community with individual
neighborhood identifiers located at each of the model home complexes.
EXCEPTIONAL
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HOMES
ti
Sign Type C includes project identification and directional signage. The majority of
these signs range in height from six (6) feet to seven (7) feet with a single project
identification sign located at the Moffett Drive entry exceeding twelve (12) feet in height
from grade. The directional signs are dispersed throughout community with individual
neighborhood identifiers located at each of the model home complexes.
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December 9, 2014
CUP 2014 -18
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Model Home Complex Signs
Each of the four (4) model home complexes will have signage inclusive of flags, model
identification, parking sign, sales center sign, and tour sign. All model home signage
will be of a uniform design and coloring to promote continuity. Flags will be installed at
a height of twenty -one (21) feet with the tallest informational sign at a height of
approximately seven (7) feet tall.
Sign Code Deviations
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According to Section 3.12.1A of the MCAS Tustin Specific Plan, signs standards shall
comply with the Tustin City Sign Code unless otherwise identified in the specific plan. It
is not uncommon for the Tustin City Sign Code to not adequately address all required sign
types within a larger development similar to the Greenwood Community. This is precisely
why there is a process in place to allow flexibility from the Tustin City Sign Code for larger
projects. In general, most of the deviations involve exceeding the maximum sign heights
and square footages from those allowed within the Tustin City Sign Code. In addition,
some temporary sign types such as the community banners and fence graphics, which are
common to new developments, are not properly addressed within the Tustin City Sign
Code.
DISCUSSION:
The proposed master sign plan for the Greenwood Community will provide a coordinated
and quality sign design for both permanent and temporary signage within the
community. The proposed sign types, sizes, quantities, and design are consistent with
other developments within the City of Tustin and other master planned communities at
Tustin Legacy. The proposed signage has a coordinated theme and design utilizing a
stone veneer seen elsewhere in the community which serves to connect to the nature
theme of the greenbelts and park. In addition, the master sign plan will provide
STANDARD
SHELDON
ar
PARKING
PACIFIC
HOMFS
GREFNWOOD
Continue
Model
Tour
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According to Section 3.12.1A of the MCAS Tustin Specific Plan, signs standards shall
comply with the Tustin City Sign Code unless otherwise identified in the specific plan. It
is not uncommon for the Tustin City Sign Code to not adequately address all required sign
types within a larger development similar to the Greenwood Community. This is precisely
why there is a process in place to allow flexibility from the Tustin City Sign Code for larger
projects. In general, most of the deviations involve exceeding the maximum sign heights
and square footages from those allowed within the Tustin City Sign Code. In addition,
some temporary sign types such as the community banners and fence graphics, which are
common to new developments, are not properly addressed within the Tustin City Sign
Code.
DISCUSSION:
The proposed master sign plan for the Greenwood Community will provide a coordinated
and quality sign design for both permanent and temporary signage within the
community. The proposed sign types, sizes, quantities, and design are consistent with
other developments within the City of Tustin and other master planned communities at
Tustin Legacy. The proposed signage has a coordinated theme and design utilizing a
stone veneer seen elsewhere in the community which serves to connect to the nature
theme of the greenbelts and park. In addition, the master sign plan will provide
PC Report
December 9, 2014
CUP 2014 -18
Page 9
temporary directional and informational signs to facilitate smooth internal circulation by
motorists visiting the model home sites.
Condition 2.8 has been included to require the copy "Tustin Legacy" to be provided on
monument signs at the community entries where text is applied to the signs. This is a
standard condition included for properties within the Tustin Legacy development to provide
a coordinated identity throughout the community.
FINDINGS:
In determining whether to approve the conditional use permit for the proposed 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 3.12.1C. of the MCAS Tustin Specific Plan and Tustin City
Code Section 9403h, a master sign plan is required for developments in the
Residential Core (Planning Area 15) of the specific plan which includes the
subject project area. In accordance with Section 3.12.1E. of the Specific Plan
master sign plans may deviate from the standards upon approval of a conditional
use permit. The Planning Commission is the review authority for the proposed
conditional use permit in accordance with Section 9404b.6 of the Tustin City
Code.
2. The Greenwood residential community is a large project which requires flexible
sign design. Adequate sign standards are contained within the master sign plan
to reflect a common theme, incorporate design elements in terms of sizing, scale,
massing, materials, letter styles, colors, sign type and sign shape to ensure that
signage has been coordinated throughout the project site.
3. The signs proposed within the master sign plan are typical of a residential
housing tract development. Similar sign packages have been provided in the
development of existing residential communities at Tustin Legacy.
4. As proposed, the signs would be compatible with the visual characteristics of the
development in utilizing similar materials and design as seen within the
community.
5. The temporary signs provide a coordinated design theme and would be removed
upon completion of the project. In addition, temporary signs will provide for the
necessary product identification and wayfinding for visitors to the model homes.
PC Report
December 9, 2014
CUP 2014 -18
Page 10
6. The scale and massing of the proposed signs are harmonious with the
architecture of the buildings /structures on the site and are consistent with the
size and scale of the site and the overall development within the community.
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.
Ryan Swiontek
Senior Planner
Attachments:
A. Location Map
B. Resolution No. 4274
C. Master Sign Plan
Elizabeth A. Binsack
Community Development Director
ATTACHMENT A
LOCATION MAP
LOCATION MAP
STANDARD PACIFIC
DISPOSITION PARCEL I & 6
ATTACHMENT B
RESOLUTION NO. 4274
RESOLUTION NO. 4274
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, APPROVING CONDITIONAL USE PERMIT
2014 -18 AUTHORIZING THE ESTABLISHMENT OF A
MASTER SIGN PLAN FOR THE GREENWOOD
RESIDENTIAL COMMUNITY LOCATED AT 250 DOWNS
ROAD (TRACT 17507).
The Planning Commission does hereby resolve as follows:
I. The Planning Commission finds and determines as follows:
A. That a proper application, Conditional Use Permit (CUP) 2014 -18, was
filed by Sean Doyle of Standard Pacific Corp., requesting authorization
to establish a master sign plan for the Greenwood residential
community located at 250 Downs Road (Tract 17507)
B. That pursuant to Section 3.12.1C. of the MCAS Tustin Specific Plan
and Tustin City Code Section 9403h, a master sign plan is required for
developments in the Residential Core (Planning Area 15) of the
specific plan which includes the subject project area. In accordance
with Section 3.12.1 E. of the Specific Plan, master sign plans may
deviate from the standards upon approval of a conditional use permit.
The Planning Commission is the review authority for the proposed
conditional use permit in accordance with Section 9404b.6 of the
Tustin City Code.
C. That the proposed master sign plan is consistent with the Tustin
General Plan in that the property is designated as MCAS Tustin
Specific Plan and allows for residential uses and their supporting signs.
In addition, the project has been reviewed for consistency with the Air
Quality Sub - element of the City's General Plan and has been
determined to be consistent with the Air Quality Sub - element.
D. That a public hearing was duly called, noticed, and held for said
application on December 9, 2014, by the Planning Commission.
E. That the establishment of the proposed master sign plan will not 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. The Greenwood residential community is a large project which
requires flexible sign design. Adequate sign standards are
contained within the master sign plan to reflect a common theme,
incorporate design elements in terms of sizing, scale, massing,
materials, letter styles, colors, sign type and sign shape to ensure
that signage has been coordinated throughout the project site.
Resolution No. 4274
Page 2
2. The signs proposed within the master sign plan are typical of a
residential housing tract development. Similar sign packages have
been provided in the development of existing residential
communities at Tustin Legacy.
3. As proposed, the signs would be compatible with the visual
characteristics of the development in utilizing similar materials and
design as seen within the community.
4. The temporary signs provide a coordinated design theme and
would be removed upon completion of the project. In addition,
temporary signs will provide for the necessary product
identification and wayfinding for visitors to the model homes.
5. The scale and massing of the proposed signs are harmonious with
the architecture of the buildings /structures on the site and are
consistent with the size and scale of the site and the overall
development within the community. 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.
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). This exemption is for construction of
accessory structures including on- premise signs.
II. The Planning Commission hereby approves Conditional Use Permit 2014 -18
authorizing establishment of a master sign plan for the Greenwood
residential community as required in the Tustin City Sign Code, subject to
the conditions of approval contained within Exhibit A attached hereto.
PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a
regular meeting on the 9t" day of December, 2014.
JEFF R. THOMPSON
Chairperson
ELIZABETH A. BINSACK
Planning Commission Secretary
Resolution No. 4274
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. 4274 was duly passed and
adopted at a regular meeting of the Tustin Planning Commission held on the 9t" day of
December, 2014.
PLANNING COMMISSIONER AYES:
PLANNING COMMISSIONER NOES:
PLANNING COMMISSIONER ABSTAINED:
PLANNING COMMISSIONER ABSENT:
ELIZABETH A. BINSACK
Planning Commission Secretary
EXHIBIT A
RESOLUTION NO. 4274
CONDITIONAL USE PERMIT 2014 -18
CONDITIONS OF APPROVAL
GENERAL
(1) 1.1 Signage shall conform with the submitted master sign plan for the
Greenwood residential community date stamped December 9, 2014, on file
with the Community Development Department. 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 Unless otherwise specified, the conditions contained in this Exhibit shall be
complied with as specified, subject to review and approval by the Community
Development Department.
(1) 1.3 Approval of Conditional Use Permit 2014 -18 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
notarized "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.
(1) 1.4 As a condition of approval of Conditional Use Permit 2014 -18, 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) 1.5 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).
SOURCE CODES
(1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT
(2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES
(3) CALIFORNIA BUILDING CODE /S (7) PC /CC POLICY
(4) DESIGN REVIEW * ** EXCEPTION
Exhibit A
Resolution No. 4274
Page 2
(1) 1.6 The applicant shall be responsible for costs associated with any necessary
code enforcement action, including attorney fees, subject to the applicable
notice, hearing, and appeal process as established by the City Council by
ordinance
SIGNS
(1) 2.1 A sign permit shall be applied for and obtained 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.
(1) 2.2 All signs shall conform to the Greenwood Community master sign plan and
revert to the City of Tustin Sign Code for any issues that remain silent in said
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 anon- corrosive, rust - resistant finish so as
not to degrade in adverse weather conditions.
(1) 2.5 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) 2.6 At the time of building permit application, the plans shall comply with the
current edition of the codes (2013 California Building Standards Code), City
Ordinances, State, Federal laws, and other regulations as adopted by the City
Council of the City of Tustin.
(1) 2.7 All signs shall be located on -site within the property boundaries. All signs, both
temporary and permanent, shall not be erected, posted, or displayed within the
public right -of -way. Failure to comply with these requirements specified will
result in the issuance of an administrative citation pursuant to TCC 1162(a).
(1) 2.8 Entry monument signs to the Greenwood Community shall include the Tustin
Legacy community name where text is applied.
Exhibit A
Resolution No. 4274
Page 3
( * * *) 2.9 Construction fence graphics shall alternate between those advertising the
Greenwood Community and those advertising Tustin Legacy. The applicant
shall coordinate fence graphic installation with the City of Tustin. Graphics
promoting Tustin Legacy shall be paid for and installed by the developer. All
graphics shall be installed simultaneously.
nl1RATInN
( * * *) 3.1 Upon completion of each of the neighborhoods within the Greenwood
residential development, all temporary signs respective to the neighborhood
shall be removed and the site restored.
( * * *) 3.2 Prior to release of the final grading bonds for the Greenwood residential
community, all temporary signs shall be removed from the properties and the
vicinity restored.
FEES
(2) 4.1 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 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.
ATTACHMENT C
MASTER SIGN PLAN
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