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HomeMy WebLinkAboutZA AGENDA ITEM #1 12-16-14i ITEM # AG NDA R PORT IBM- MEETING DATE: DECEMBER 16, 2014 TO: ZONING ADMINISTRATOR FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT 2014 -21 PROPERTY DAN MURILLO OWNER: 171 S. ANITA DRIVE, SUITE 100 ORANGE, CA 92868 APPLICANT: JOHN SOMERS MEMORIALCARE MEDICAL FOUNDATION 2742 DOW AVENUE TUSTI N, CA 92780 LOCATION: 1451 IRVINE BOULEVARD GENERAL PLAN: PROFESSIONAL OFFICE ZONING: PROFESSIONAL (PR) REQUEST: A REQUEST TO ESTABLISH A MASTER SIGN PLAN TO ALLOW FOR SIGNAGE THAT DEVIATES FROM THE TUSTIN CITY CODE. ENVIRONMENTAL THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT STATUS: TO SECTION 15311 (CLASS 11) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). Zoning Administrator December 16, 2014 CUP 2014 -21 Page 2 RECOMMENDATION That the Zoning Administrator adopt Zoning Administrator Action (ZAA) No. 14 -007 approving Conditional Use Permit (CUP) 2014 -21, a request to establish a master sign plan for 1451 Irvine Boulevard. APPROVAL AUTHORITY Pursuant to the Tustin City Code JCC) 94031.2(3), the proposed signage requires approval of CUP 2014 -21. Pursuant to TCC 9299b.3(f), the Zoning Administrator is the review authority for a minor CUP for existing developments where there would be no change of primary use, there would be no expansion of floor area, and the request would not alter the original intent of the project or site. BACKGROUND Location and Surrounding Properties The project site is located in an existing building at the northwest corner of the intersection at Irvine Boulevard and Red Hill Avenue. The site is surrounded on three (3) sides by existing single - family dwellings within the unincorporated portion of the County of Orange to the northwest, northeast, and southeast across Red Hill Avenue. The project site is adjacent to commercial offices to the southwest of the property across Irvine Boulevard (Figure 1). Figure 1: Aerial The project site is an existing 22,671 square foot facility once occupied by Church of Scientology Administrative Offices. The existing structure has undergone many improvements and is the new location of the UC Irvine Health medical offices and clinic. The first phase of improvements at this site is complete for medical office and clinic use; Zoning Administrator December 16, 2014 CUP 2014 -21 Page 3 however, the remainder of the proposed tenant improvements will be completed at a later date. MASTER SIGN PLAN The purpose of a master sign plan is to encourage coordinated and quality sign design 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. The application is for a master sign plan to establish permanent signage for UC Irvine Health medical offices and clinic. The proposal includes a tenant directory monument sign, on- premises directional signs, and a business identification wall sign at the Port Cochere (Figure 2). goy 5rMi ;Uvry DM"/ FAeg € t ST 4.0: On- Premises Directional 1 x - A. ST 2.0 tu' On- Premises Directional X51 J, 8'E- - =. Street Figure 2: Site Plan ST 4.0: On- Premises Directional ST 2.0 On- Premises Directional Business Identification Wall Sign at Port Cochere &• --mss ST 1.0: Tenant Directory PROPOSED SfM PLAN F a ,e "�,Y''•� :. y{' Ti yi 41 iti Sil t i� It �l 'k 4.6 a ad !iN 3 Nf. of e Ing Y _ - r T,£ "• ...!.. :} . -y u, 1•� 3r '�s is� i ':! r 333 s� t �1M Ai & '1 'e'ms` Y� S 7 �:. F Wiwi # �fiiaF F0 AW Z a r — i� 9f Is '3K V ti `6i Yi li '! #E 'tilt 3 St 1 1• !a b Aa � -Pa Pkin • +. x VA g 5i ae A. ST 2.0 tu' On- Premises Directional X51 J, 8'E- - =. Street Figure 2: Site Plan ST 4.0: On- Premises Directional ST 2.0 On- Premises Directional Business Identification Wall Sign at Port Cochere &• --mss ST 1.0: Tenant Directory PROPOSED SfM PLAN Zoning Administrator December 16, 2014 CUP 2014 -21 Page 4 The master sign plan includes the following signs: • Sign Type 1.0: Tenant Directory — 5 ft 23/4 in tall by 14 ft wide. Total of 70.25 square feet Sign Type 1.0 is a tenant directory monument sign and is proposed to be located at the corner of Irvine Boulevard and Red Hill Avenue in a landscaped area. Sign Type 1.0 is to be externally illuminated by three (3) ground lights • Sign Type 2.0: On- Premises Directional — 6 ft tall by 3 ft wide. Total of 18.7 square feet Sign Type 2.0 is a freestanding on- premises directional sign and is proposed to be located at each entry point, one per street frontage, and will be located in a landscaped area. Sign is to be externally illuminated by 1 ground light for each side. To maintain coordinated sign design, all signs will be of the same color, sizing, illumination, and construction. • Sign Type 4.0: On- Premises Directional — 5 ft tall by 1 ft 6 in wide. Total of 7.5 square feet Sign Type 4.0 is a freestanding on- premises directional sign and is proposed to be located at each parking lot entrance, one per street frontage, and will be located in a landscaped area with no illumination proposed. To maintain coordinated sign design, all signs will be of the same color, sizing, illumination, and construction. A Zoning Administrator December 16, 2014 CUP 2014 -21 Page 5 • Port Cochere: Business Identification Sign — 8.26 in tall by 6 ft 10.10 in wide with a 21.25 in round logo. Total of 7.85 square feet Wall mounted business identification sign is proposed to be located on wall at Port Cochere entrance at rear parking lot. Sign is to feature halo - illuminated channel letters, 3 inches in depth, with a non - illuminated round logo. DISCUSSION 3iN415 fi� -1Q, �iG1` 5", j UC Irvine Health The proposed master sign plan for UC Irvine Health will provide a coordinated and quality sign design for the project. Staff has worked with the developer to provide adequate signage consistent with other developments within the City of Tustin and the proposed signage has been designed to be consistent with the architectural style of the medical office tenant improvement project. In addition, the master sign plan will provide permanent directional and informational signs to facilitate smooth internal circulation by motorists to access the medical office and clinic facility and navigate throughout the complex safely. The proposed Master Sign Plan proposes a business identification wall sign that is larger than the Tustin Sign Code would allow and would include halo - illumination, as demonstrated in the following table: Criteria Tustin Sign Code Proposed Business ID Wall Sign Maximum Letter Height 16 inches 8.26 inches Maximum Sign Area 6 square feet 7.85 square feet Illumination Allowed No Yes Zoning Administrator December 16, 2014 CUP 2014 -21 Page 6 The proposed master sign plan proposes on- premises directional signs that are taller and larger than the Tustin Sign Code would allow and would allow ground illumination, as demonstrated in the following table: Criteria Tustin Sign Code Proposed Sign Type 2.0 Proposed Sign Type 4.0 Maximum Height 4 feet 6 feet 5 feet Maximum Sign Area 4 square feet 18.7 square feet 7.5 square feet Illumination Allowed No Yes No The requested deviations from the Tustin Sign Code is consistent with the context, scale, and objective of the signs, which is to provide project and site information to residents, business owners, and others. The scale and massing of the proposed signs are consistent with the size and scale of the sites they identify and the overall development within the Tustin Legacy community. Visual Clearance Requirements The Public Works /Engineering Division has reviewed the proposed Master Sign Plan and requires that each sign conform to the City's sight distance requirements to ensure adequate visual clearance is provided. Prior to sign installation, Public Works Department staff will review each proposed sign location upon the submittal of building permit applications. FINDINGS In determining whether to approve the Conditional Use Permit for the proposed master sign plan, the Zoning Administrator must determine whether or not the proposed signage will be detrimental to the health, safety, morals, comfort, and general welfare of the persons residing in or working in the neighborhood or whether it will be injurious or detrimental to property or improvements in the vicinity or to the welfare of the City. A decision to approve this request may be supported by the following findings: 1. Pursuant to the Tustin City Code (TCC) 9299b.3(f), the Zoning Administrator is the review authority for a minor CUP for existing developments where there would be no change of primary use, there would be no expansion of floor area, and the request would not alter the original intent of the project or site and therefore meets the necessary threshold to allow signs throughout the development. Zoning Administrator December 16, 2014 CUP 2014-21 Page 7 2. The UC Irvine Health medical office complex and clinic is a self- contained medical office center that has the necessary components 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 adverse impact on adjacent properties in that the signage design and locations have been oriented to minimize the overall number of signs while maximizing the project identification and directional signs for the development. 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. 4. The scale and massing of the proposed signs reflect 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. �lOr�l Samantha Beier Assistant Planner Attachments: A. Location Map B. Draft Master Sign Plan C. ZAA 14 -007 LOCATION MAP CUP 2014 -14 1451 IRVINE BOULEVARD ZONING ADMINISTRATOR ACTION 14 -007 CONDITIONAL USE PERMIT 2014 -21 1451 IRVINE BOULEVARD The Zoning Administrator of the City of Tustin does hereby resolve as follows: I. The Zoning Administrator finds and determines as follows: A. That a proper application was filed by John Somers of MemorialCare Medical Foundation, requesting authorization for a new Master Sign Plan to accommodate a new UC Irvine Health medical office /clinic at 1451 Irvine Boulevard, also known as the Tustin Courtyard. B. That, pursuant to the Tustin City Code (TCC 94031.2(3)), the proposed project requires approval of a master sign plan through a Conditional Use Permit (CUP). Pursuant to the Tustin City Code (TCC) 9299b.3(f), the Zoning administrator is the review authority for a minor CUP for existing developments where there would be no change of primary use, there would be no expansion of floor area, and the request would not alter the original intent of the project or site. C. That the site is designated as Professional Office by the City General Plan and is zoned Professional District (PR) which provides for a variety of professional office uses. The project is consistent with the Air Quality Sub - element of the City of Tustin General Plan. D. That a public hearing was duly called, noticed, and held for CUP 2014 -21 on December 16, 2014, by the Zoning Administrator. 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 the Tustin City Code (TCC) 9299b.3(f), the Zoning Administrator is the review authority for a minor CUP for existing developments where there would be no change of primary use, there would be no expansion of floor area, and the request would not alter the original intent of the project or site and therefore meets the necessary threshold to allow signs throughout the development. Zoning Administrator Action 14 -007 CUP 2014 -21 Page 2 2. The UC Irvine Health medical office complex and clinic is a self - contained medical office center that has the necessary components 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 adverse impact on adjacent properties in that the signage design and locations have been oriented to minimize the overall number of signs while maximizing the project identification and directional signs for the development. 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. 4. The scale and massing of the proposed signs reflect 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). II. The Zoning Administrator hereby approves CUP 2014 -21 authorizing a master sign plan for permanent signage at 1451 Irvine Boulevard 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 on the 16th day of December, 2014. ELIZABETH A. BINSACK ZONING ADMINISTRATOR Zoning Administrator Action 14 -007 CUP 2014 -21 Page 3 VERA TISCARENO RECORDING SECRETARY STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Vera Tiscareno, the undersigned, hereby certify that I am the Zoning Administrator Secretary of the City of Tustin, California; that Zoning Administrator Action 14 -007 was duly passed and adopted at a regular meeting of the Tustin Zoning Administrator, held on the 16th day of December, 2014. VERA TISCARENO RECORDING SECRETARY GENERAL EXHIBIT A CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 2014 -21 1451 IRVINE BOULEVARD Signage shall substantially conform to the submitted Master Sign Plan for the project date stamped December 16, 2014, on file with the Community Development Department, as herein modified, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisions of the Tustin City Code. (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 This approval shall become null and void unless the use is established within twelve (12) months of the date of this Exhibit. Time extensions may be granted if a written request is received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.4 Approval of Conditional Use Permit 2014 -21 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) 1.5 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). (1) 1.6 As a condition of approval of Conditional Use Permit 2014 -21, 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 SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE /S (7) PC /CC POLICY (4) DESIGN REVIEW * ** EXCEPTION Conditions of Approval CUP 2014 -21 Page 2 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 the defense of any such action under this condition. (1) 1.7 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney's 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. 2.2 All signs shall conform to the 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 a non - 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 purposed. PLAN SUBMITTAL (1) 3.1 At the time of sign permit application, the plans shall comply with the latest edition of State and City of Tustin adopted codes: California Building Code, California Electrical Code, California Plumbing Code, City Ordinances, and State and Federal laws and regulations. Conditions of Approval CUP 2014 -21 Page 3 (1) 3.2 Submit three (3) sets of plans and structural calculations to the Building Division for plan check. (1) 3.3 The locations for any signs shall comply with the City of Tustin Guidelines for Determining Sign Location Visual Clearance and Public Safety Areas. At plan check submittal, all signs shall be clearly identified on plans as to the exact locations of the five (5) new signs that are requested. 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. Adequate sight distances at the public right -of -way accesses shall be provided. A site plan should show "limited use areas" that will facilitate the provision of adequate sight distance at the public right -of -way. (1) 3.4 Construction and Demolition Waste Recycling and Reduction Plan (WRRP). a. The applicant/contractor is required to submit a 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 al) to recycle at least 50% of the project waste material. b. The applicant will be required to submit a $50.00 application fee and a cash security 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. c. Prior to issuance of any permit, the applicant shall submit the required security deposit in the form of cash, cashier's check, personal check, or money order made payable to the "City of Tustin ". FEES (1) 4.1 Prior to issuance of any permits, payment shall be made of all applicable fees, including but not limited to, the following: • Building and Planning plan check and permit fees (1, 5) 4.2 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 for the project. 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