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HomeMy WebLinkAbout05 PC REPORT CUP 2016-06 JAMBOREE PLAZA • f � ITEM #5 AGENDA REPORT 1 MEETING DATE: FEBRUARY 28, 2017 TO: PLANNING COMMISSION FROM- COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT 2016-06 APPLICANT: CECILIA DE HERAS ACTION PROPERTY MANAGEMENT 2603 MAIN STREET, SUITE 500 IRVINE, CA 92614 PROPERTY OWNER: JAMBOREE PLAZA OWNERS ASSOCIATION CIO ACTION PROPERTY MANAGEMENT 2603 MAIN STREET, SUITE 500 IRVINE, CA 92614 LOCATION: 2887 EDINGER AVE. THROUGH 3097 EDINGER AVE. REQUEST: A REQUEST TO AMEND THE JAMBOREE PLAZA MASTER SIGN PLAN TO UPDATE SIGNAGE DESIGN, SIMPLIFY DESIGN CRITERIA, AND CLARIFY ALLOWABLE PROJECT AND TENANT SIGNAGE WITHIN THE JAMBOREE PLAZA CENTER. ENVIRONMENTAL: THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO SECTION 15311 (CLASS 11) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). JAMBORKI PC Report February 28, 2017 CUP 2016-06 Page 2 RECOMMENDATION: That the Planning Commission adopt Resolution No. 4334 approving Conditional Use Permit (CUP) 2016-06 to authorize the amendment of a master sign plan for the Jamboree Plaza Planned Community development. APPROVAL AUTHORITY: Pursuant to Tustin City Code (TCC) Sections 9403i.2.(e) and 9404b.6, a conditional use permit for a master sign plan, approved by the Planning Commission, is required for centers that are at least 30,000 square feet in building square footage, or one (1) acre in area, and where signs would deviate from the Tustin City Sign Code. Jamboree Plaza is approximately 160,000 square feet in building square footage and seventeen (17) acres in project area. BACKGROUND: Site and Location The project site is located on Edinger Avenue, west of Jamboree Road within the Planned Community Industrial (PC IND) zoning district and designated as Planned Community Commercial/Business by the City's General Plan (Attachment A — Location Map). The site is known as Jamboree Plaza and is regulated by the Jamboree Plaza Planned Community District Regulations, Jamboree Plaza is a triangle shaped commercial/industrial center of approximately 17.5 acres in size and is bounded by Jamboree Road to the east, Edinger Avenue to the south and west, and the Santa Fe railway to the north. The Tustin Metrolink Commuter Station lies just to the north of Jamboree Plaza and access to the Metrolink Station is provided through Jamboree Plaza. 4 r Jamboree Plaza ' ,ff Tustin Legacy eI - `r` *fir � � '•` ' ' " d� �� Figure 1 -Aerial PC Report February 28, 2017 CUP 2016-06 Page 3 Surrounding uses include industrial, commercial and residential uses. To the south and east of the site across Jamboree Road are residential uses that have been developed at Tustin Legacy. Directly across Edinger Avenue to the west of the site is undeveloped land located at Tustin Legacy. This vacant land is proposed for future residential uses. MASTER SIGN PLAN: On July 27, 1992, the Planning Commission adopted Resolution No. 3064 approving CUP 92010, a master sign plan for Jamboree Plaza. On December 19, 2001 , the Community Development Department administratively approved minor revisions to the master sign plan to provide additional color guidelines and tenant wall signage regulations. The current proposal is for a master sign plan to establish permanent signage for the Jamboree Plaza center that updates and simplifies the center's sign regulations. The proposal includes standards for directional signs, monument signs, pylon sign, and tenant signs (Attachment C). >>12 +Si:n.rI n11' 10 11 1 1=:I'11 E"ilal ."fie*A1— t.lal.E 7W Ia11 I—,nl, 1 1n:PrBm:n 4n11IP.uttlC9Y Cnla:cn Anpi KLI1111'.n t a rfi nnl �- SIGN LEGEND • ® Diraa50nal Sign 1f ® airecti-al5'iga a" © IumanumentSign s 61 TenantMonament5ignage Tenant Monument Signage w f Tenant Monument Signage ¢• tia' � 1 I r Y 'S4E Monolith IAentificalian Sign Edinger.Ave - A of e c ox Is i i-.rlmriaa nt, Figure 2—Site Plan Sign Type A & B — Directional Signs The applicant is proposing to install directional signs within the common areas of the center. Sign Type A is proposed at the main access drive to Jamboree Plaza and the Metrolink station. As proposed, the directional sign would be eight (8) feet tall and located in the median planter at the main access drive (Figure 3). The proposed sign area is approximately four (4) square feet. The sign would show drivers the address ranges of the buildings and indicate which direction they are located. PC Report February 28, 2017 CUP 2016-06 Page 4 1'S PLAZA MM I 6 6 D 4 ' 4 'J Figure 3—Sign Type A Sign Type B is also a directional sign and is proposed to be located near a secondary access point to Jamboree Plaza, southeast of the main entry drive. This sign is proposed to be five (5) feet high and located within an existing landscape area at the north west corner of the entry crossroad (Figure 4). The proposed sign area is approximately two (2) square feet. 2..6 i.. _ 4 d !JAMMOM a w 1 i 1 n 7 .,W. Figure 4—Sign Type B Sign Type C — Center Identification Sign Type C is a monument sign that would be located parallel to the existing building and within common area at the secondary access drive into the center (Figure 5). The proposed monument sign would identify the center's name for drivers and visitors. The proposed maximum height for the monument sign is six (6) feet and the maximum sign area is thirty-two (32) square feet. PC Report February 28, 2017 CUP 2016-06 Page 5 .�•lrnyl An _h.-11 III t"e0l: r.-.Wr-,AM:!N 11 h0 TM011 III- l A•1 lnxlill.atrm tl axR..y lrr r,':ed ,I 'VrNxr.Ix,4 M'Y x II'aUc;Yl'i ns 1..,1'{+p5;k0M tt;IN,Ahi•,' f',o;tl� CRURG SCHEDULE 1 SM1eIw10 YInINum ■ BWEPYN WIIaatM ■ INd aw ll 1n sW r .., alp ma 1pealal am Ia"IPin no "Boma FILM,, aamprexfM,a s0eGrnlra a..r , .- s ,rG' .. es naraasmpa IIIBNma I. p�V-nn ,. - .,_ OMgner.samen Fou 1 ON ASSOCIATION PROPERTY +�+.ISAa-,z,o-Wv S.10 AM MMES 'T"a'b 1 W+R MIS13�ireai eliillieg_ m ,v 113KNI]WHISIGN mY ane Ul xegnrca a y - ' n ��� I� nnnaaenn ana maal„also 1 r.,,rca mre .�fi,a, �* Cah:rel'. Ah"mcunsl P 5 S ;w Sn:;nn;.un �'y Face.: F�e'd omla 1r rnp,-ra Snnir,nW1:rr-SW 70115rorrc.unl ♦ CapY' ofrr,M:mei,yM xlr:!e:Krplir xlm r�v �ea,v➢ C 4 1M M I 1 3E 3 ,y, s9N70als—u"'d .j aa..SFrrrl AI IIIrn,S Vleala'1-alr t'r,y — L Illrn nal on Wil In ltVa.�a'r,l cn t�",, � ^ 'YS'S � note. ;sna�l'a ,�•sa�,�lo�,u,yr��..m ep l,l' :_,or:.un Page: 120114 Figure 5— Sign Type C Sign Type D — Tenant Monument Signs Sign Type D allows for monument signs for tenant located at 3017, 3089 and 3091 Edinger Ave, There are three (3) proposed tenant monument signs to be locate adjacent to Edinger Avenue (Figure 6). The maximum sign height would be six (6) feet and the sign area would be thirty-two (32) square feet. FULL SERVE t 24 HR SELF SERVE CARWAS H D1 D2 D3 Figure 6 Sign Type E — Monolith Identification Sign 1 Pylon Sign Sign Type E is proposed to be a fifty (50) feet tall pylon sign located adjacent to Jamboree Road and would include the center's name and six (6) tenant signs PC Report February 28, 2017 CUP 2016-06 Page 6 displayed. The sign would be located near the northeast corner of the building located at 3097 Edinger Avenue and adjacent to the project site perimeter (Figures 2 & 7). Flr.:ar-.. 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R%aat ar - �v M111.11: I i-w'11 lrthrnalh 11 n ra!atldhuhle bre PTlnnsl9n 4 f'Y -M1rr .1.1 1 S ,%IN wlrumssW lou Sa9woomd $ �"� J rn se rl - <e cnarnnl loner. ,,._,•+, Pone, X111=h PMS 179T jA c� 9awi. n r 9P � - VJ II s9W T0013nu,rtuund 1 1.1 1,11 h h + ;[ Fa[?.. - .r�{rr S Lrcrv,' l _ ecfannrtl �^ Ola,.:-: 1 r1: . . A 7J hnren A„te Ltllonl tufa n Fm 19114 3ke Y6w Fill Proed Waw III vr.r:n.- Jr-rr R11, „upllet Scale .'.1'-0' -..... -..__. ..Z:S[aln'.,-.1'0" 3 Sole.1,16'..1•41 :... - _ P.91. 14 PI 14 Figure 7 — Sign Type E Tenant Wall Signs The current master sign plan requires tenant wall signs to be maximum thirty (30) square feet regardless of the building elevation size. The proposed tenant wall sign standard would be modified to calculate sign area based on one (1 ) square foot of sign for every linear foot of tenant lease space along the building elevation and a maximum of seventy-five (75) square feet in sign area. Tenant spaces that have elevations fronting onto a parking lot and Edinger Avenue may have a secondary wall sign with a maximum thirty-seven and one-half (37.5) square feet in area. DISCUSSION: The applicant is requesting the amendment to the current master sign plan and CUP to simplify sign criteria and update the design. Table 1 shows how the proposed sign criteria depart from the traditional sign code; however, that is the primary purpose of a Master Sign Plan for large centers and multiple users/tenants. PC Report February 28, 2017 CUP 2016-06 Page 7 Table 1 — Deviations from Tustin Sign Code Sign Type Current MSP Proposed Tustin Sign Code Deviation from TSC A — Directional Sign 4' high 8' high 4' high max. +4' B — Directional Sign 4' high 5' high 4' high max. +1' E — Pylon Sign 33' high 50' high NIA Primary Tenant 30 sq. ft. max 1 sq.. ft. per 15% of store front Different Wall Signs linear foot of area; 75 sq. ft. calculation lease space; 75 max. method sq. ft. max. Secondary Tenant None 37.5 sq. ft. max 5% of store front +12.5 sq. Wall Sign area; 25 sq. ft. ft. max. Sign Type A and B are proposed to exceed the Tustin Sign Code in height by four (4) feet and one (1) foot, respectively, and the sign criteria do not include a standard for maximum sign area. The applicant has provided a statement (Attachment D) that explains the reason for requesting the additional sign height. In summary, the applicant is requesting the additional sign height to increase sign visibility over existing landscaping for drivers coming into the center. Figure 8 shows the proposed locations for the directional signs. Type A location U1,—4.1 ys I \ n"d�y""Mllii °.r Sign Type B location iY3 Figure 8 Staff has reviewed the proposed directional signs and finds that there is no compelling reason to allow the increase in height. Landscape growth can be remedied by regular maintenance by landscape contractors that are already charged with maintaining the Plaza's common landscape areas. In addition, the proposed eight (8) feet tall directional sign for Sign Type A is excessive in height and above the drivers' line of sight for most vehicles. Sign Type B would be in a location that is easily visible by drivers as long as it is PC Report February 28, 2017 CUP 2016-06 Page 8 not obscured by landscaping. An increase in sign height would not be necessary for Sign Type A & B. Condition 2.4 has been included in Resolution No. 4334, requiring the applicant to modify the directional signs criteria to be maximum four(4) feet tall. Condition 2.4 also requires the applicant to establish the maximum sign area at six (6) square feet. Sign Type E is a proposed fifty (50) feet tall pylon sign, or monolith sign, that would be visible to drivers along Jamboree Road. The sign is a revision from the 1992 approved master sign plan, which was planned to be located near Edinger Avenue where Jamboree Road passes over Edinger Avenue. The previously approved thirty-three (33) feet tall sign was never constructed. The proposed pylon sign is fifty (50) feet high and located further north along Jamboree Road, closer to the Metrolink Station parking structure. The Tustin Sign Code does not provide design standards for a pylon sign, and standards for such a sign would be established in a master sign plan. The purpose of the pylon sign is to give Jamboree Plaza additional visibility from Jamboree Road, which is at a higher elevation than the Plaza. Figure 9 shows Jamboree Plaza and the Metrolink Station parking structure, as viewed from Jamboree Road. As vehicles drive by Jamboree Plaza, drivers basically see the center's roof tops. SOUTHBOUND Clock Tower Jamboree Plaza - Metrolink Parking Structure NORTHBOUND Clock Tower R Metrolink Parking Jamboree Structure Plaza Figure 9 As proposed, the pylon sign would be located within Jamboree Plaza, approximately ninety (90) feet from the closest point to the Edinger Ave. exit ramp from Jamboree Road. The sign would be eleven (11) feet wide (Figure 10). PC Report February 28, 2017 CUP 2016-06 Page 9 a. MlqxM:.d t, t. 4 Proposed Signage UcaUan ,r5 Proposed Signage Lacatian I FJ Scale:MIS Scale.ads Figure 10 The proposed fifty (50) feet high sign would extend approximately twenty-four (24) feet above the adjacent building's parapet. For comparison, the existing clock tower is fifty-four (54) feet tall and the Metrolink Station parking structure is approximately fifty (50) feet tall, excluding the elevator and solar panels (Figure 9). Staff considers the proposed pylon sign height to be too high and out of scale with the adjacent development. A more appropriate height would be about forty (40) to forty-five (45) feet high, providing about fifteen (15) sign height above the adjacent building's parapet and Jamboree Road. The effective sign height of fifteen (15) feet is appropriate in that the sign would still be easily visible from Jamboree Road and is generally at the driver's line of sight while assuring that the pylon sign does not become the dominant visual feature of the Jamboree Plaza area when viewed from Jamboree Road. Condition 2.5 has been included in Resolution No. 4334, requiring the applicant to modify the pylon sign criteria to be maximum forty-five (45) feet tall. In regards to tenant wall signage, the applicant is proposing standards that allow additional flexibility in sign area, location and design. The current master sign plan allows tenant wall signs to be maximum thirty (30) square feet for each tenant, regardless of the storefront elevation size or whether the tenant has secondary frontage along the street. The proposed master sign plan would allow sign area based on the linear frontage of the building elevation where the sign will be placed, with a maximum sign area of seventy-five (75) square feet, consistent with the Tustin Sign Code maximum sign area for commercial signs. In addition, the Tustin Sign Code calculates sign area based on fifteen (15) percent of the store front area and the proposed standard for calculating the allowable sign area equates to a smaller percentage allowed per store front area. In addition, the proposed master sign plan would allow a secondary wall sign with maximum thirty-seven and one-half (37.5) square feet for buildings that have elevations fronting onto the parking lot and Edinger Avenue. A secondary wall sign is not allowed by PC Report February 28, 2017 CUP 2016-06 Page 10 the existing master sign plan. The Tustin Sign Code allows secondary wall signs with maximum twenty-five (25) square feet. As proposed, the secondary tenant wall sign exceeds the Tustin Sign Code secondary sign square footage maximum. However, as proposed, the secondary signs will be appropriate in scale to the building elevations along Edinger Avenue and the parking lot. Staff is supportive of the increase in sign area square footage. FINDINGS: In determining whether to approve the CUP 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 Tustin City Code (TCC) Sections 9403i.2.(e) and 9404b.6, a CUP for a master sign plan, reviewed and approved by the Planning Commission, is required for centers that are at least 30,000 square feet in building square footage, or one (1) acre in area, and where signs would deviate from the Tustin I Sign Code. Jamboree Plaza is approximately 160,000 square feet in building ' square footage and seventeen (17) acres in project area. 2. The proposed Master Sign Plan proposes signs that are taller and larger than the Tustin Sign Code would allow. As conditioned, the requested deviations from the Tustin Sign Code are consistent with the context, scale, and objective of the signs, which is to provide project and site information to patrons, motorists and others. 3. As conditioned, 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. 4. The signs proposed within the Master Sign Plan are typical of multitenant commercial developments. Similar sign packages have been provided in the development of existing multitenant commercial centers within the City. 5. As'proposed, the signs would be compatible with the visual characteristics of the development in utilizing similar materials and design as seen within the center. 6. That the proposed sign heights of the Directional Signs (Sign Types A & B) and the Pylon Sign (Sign Type E) are not appropriate in that the signs would be unnecessarily tall, above drivers' line of sight, and out of scale with the adjacent development. As conditioned, the scale and massing of the proposed signs are PC Report February 28, 2017 CUP 2016-06 Page 11 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. 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. 7. The Traffic Engineering Division of the Public Works Department has reviewed the proposed Master Sign Plan and has concluded that, as conditioned, there will be no adverse traffic impacts resulting from the signs authorized by the proposed Master Sign Plan. Edmelynne V. Hutter Elizabeth A. Binsack Senior Planner Community Development Director Attachments: A. Location Map B. Land Use Fact Sheet C. Master Sign Plan D. Sign Deviation Justification Letter E. Resolution No. 4334 i ATTACHMENT A Location Map i i l i LOCATION MAP CUP 2016-06 2887 THROUGH 3097 EDINGER AVENUE Rq ,_ PROJECT SITE 41 300 J3 500' /Ax tc14221 2 Gaear AET f{ / a 1 162f � r / / 1` / Ar ti .;�1 i i i i i I E ATTACHMENT B Land Use Fact Sheet f f i e LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): CUP 2016-06 2. LOCATION: JAMBOREE PLAZA 3. ADDRESS: 2887—3097 EDINGER AVENUE 4, APN(S): 434-201-06 to 09, 14, 19, 22, 24, 25; 434-311-01 to 10; 434-341-01 to 18 5, PREVIOUS OR CONCURRENT APPLICATION RELATING TO THIS PROPERTY: CUP 92-010 6, SURROUNDING LAND USES: ' NORTH: INDUSTRIAL/COMMERCIAL SOUTH: RESIDENTIAL(Across Jamboree Rd.) EAST: RESIDENTIAL (Across Jamboree Rd.) WEST: VACANT LAND—PLANNED RESIDENTIAL 7. SURROUNDING ZONING DESIGNATION: NORTH: PC-IND SOUTH: MCAS TUSTIN SPECIFIC PLAN EAST: MCAS TUSTIN SPECIFIC PLAN WEST: MCAS TUSTIN SPECIFIC PLAN 8, SURROUNDING GENERAL PLAN DESIGNATION: NORTH: PC COMM ERCIAUBUSINESS SOUTH: MCAS TUSTIN SPECIFIC PLAN EAST: MCAS TUSTIN SPECIFIC PLAN WEST: MCAS TUSTIN SPECIFIC PLAN I, 9. SITE LAND USE: A. EXISTING: INDUSTRIAL OFFICE COMPLEX B. PROPOSED: SAME C. GENERAL PLAN: PC COMMERCIAL/BUSINESS D. ZONING: PC-IND PROPOSED GP: SAME PROPOSED ZONING: SAME DEVELOPMENT FACTS: 10, LOT AREA: 17.5 ACRES 11. 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R — — � 0i c y p• � ..0-.05 M c N � v r V ,:G C N y E a, E= O� w m 3 c o � R y M w a rn cc i N N = a y X M R o� H H H 5Q as a C O N a a V i i ----------- LLJ W z W W W H H R � h n -\ ..O,.v �oc �oc �08 �oc �oc e " y R R rn c o ..L-.ZZ �- o c 1.0•.09 I ATTACHMENT D Sign Deviation Justification Letter DYNAMITE SIGN GROUP INC. DBA: rw r (LEC 1 RIC JIen ca. 3080 East 29th Street, Long Beach,CA • Business: (562)545-7725 • Fox: (562) 545-5434 January 16, 2017 Dear Edmelynne, I am writing you in regard to the proposed directional sign at Jamboree Plaza -- in the medium of the entrance to the Plaza --and why the allowable area, per city code, must be exceeded. The Jamboree Plaza Association, who governs the Jamboree Plaza, has been receiving multiple complaints from tenants and customers patronizing Jamboree Plaza. Customers arriving at the Metro are stopping in the middle of the main entrance road trying to find their desired location. The proposed directional sign would cut down, and even eliminate,the congestion that is happening at the entrance. The existing area we are proposing, where the directional is located, is in front of a landscaping hedge. The hedge is approximately 4' high. The directional sign area is approximately 3' 6" overall height. If the directional sign is fabricated at 4' overall height, as per city code, the sign will be hidden by the hedge. The association can reduce the height of the hedge but we still need the height for clear visibility of the directional. At 8' overall height, there will be clear visibility which will eliminate the congestion. I understand the hedge could be cut in half, but that still leaves the hedge at 2' in height and the hedge would be impossible to maintain. Wlth the sign area at 3'6"overall high, we feel the height is needed for visibility and for possible regrowth of the hedge. As per the second directional sign at 5'overall high, we have the same situation with landscaping which will get in the way of visibility, but we feel going at 5' overall high will be enough room for the sign to be seen at a distance. By granting us approval of the 8' and 5' overall heights, this will give arriving traffic clear direction of their desired location. The Jamboree Plaza Association is being proactive by attempting to help customers to their site and help eliminate any traffic congestion and traffic accidents. Thank/� �' 1 /2•LAIY Wiilia enigsman TnT Electric Sign Co. Complete Commercial Sign Systems - Pylons - Monuments - Channel Letters - All Signs U. Listed i i I ATTACHMENT E Planning Commission Resolution No. 4334 I i RESOLUTION NO. 4334 A RESOLUTION OF THE PLANNING COMMISSION OF THE f CITY OF TUSTIN, APPROVING CONDITIONAL USE PERMIT 2016-06 AUTHORIZING THE AMENDMENT OF THE MASTER SIGN PLAN FOR JAMBOREE PLAZA LOCATED AT 2887 TO 3097 EDINGER AVENUE. 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) 2016-06, was filed by the Cecilia de Heras, of Action Property Management, on behalf of Jamboree Plaza Owners Association, to amend and update the Master Sign Plan for Jamboree Plaza. B. That, pursuant to the Tustin City Code (TCC) Sections 9403i.2.(e) and 9404b.6, a CUP for a master sign plan, approved by the Planning Commission, is required for centers that are at least 30,000 square feet in building square footage, or one (1) acre in area, and where signs would deviate from the Tustin Sign Code. C. That the proposed Master Sign Plan is consistent with the Tustin General Plan in that Jamboree Plaza is designated as Planned Community Commercial/Business, which allows for commercial, office and industrial land 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'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 February 28, 2017, by the Planning Commission. E. That 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 in that: 1. Pursuant to the TCC Sections 9403i.2.(e) and 9404b.6, a CUP for a master sign plan, reviewed and approved by the Planning Commission, is required for centers that are at least 30,000 square feet in building square footage, or one (1) acre in area, and where signs would deviate from the Tustin Sign Code. Jamboree Plaza is approximately 160,000 square feet in building square footage and seventeen (17) acres in project area. Resolution No. 4334 Page 2 Z The proposed Master Sign Plan proposes signs that are taller and larger than the Tustin Sign Code would allow. As conditioned, the requested deviations from the Tustin Sign Code are consistent with the context, scale, and objective of the signs, which is to provide project and site information to patrons, motorists and others. 3. As conditioned, 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. 4. The signs proposed within the Master Sign Plan are typical of multitenant commercial developments. Similar sign packages have been provided in the development of existing multitenant commercial centers within the City. 5. As proposed, the signs would be compatible with the visual characteristics of the development in utilizing similar materials and design as seen within the center. 6. That the proposed sign heights of the Directional Signs (Sign Types A & B) and the Pylon Sign (Sign Type E) are not appropriate in that the signs would be unnecessarily tall, above drivers' line of sight, and out of scale with the adjacent development. As conditioned, 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. 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. 7. The Traffic Engineering Division of the Public Works Department has reviewed the proposed Master Sign Plan and has concluded that, as conditioned, there will be no adverse traffic impacts resulting from the signs authorized by the proposed Master Sign Plan. 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 the construction of accessory structures including on-premises signs. II. The Planning Commission hereby approves CUP 2016-06 authorizing amending the Master Sign Plan for Jamboree Plaza, pursuant to the Tustin City Sign Code, subject to the conditions of approval contained within Exhibit A. Resolution No. 4334 Page 3 PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the 28th day of February, 2017. AUSTIN LUMBARD 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 and that Resolution No. 4334 was duly passed and adopted at a regular meeting of the Tustin Planning Commission held on the 28th day of February, 2017. PLANNING COMMISSIONER AYES: PLANNING COMMISSIONER NOES: PLANNING COMMISSIONER ABSTAINED: PLANNING COMMISSIONER ABSENT: ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A RESOLUTION NO. 4334 CONDITIONAL USE PERMIT 2016-06 CONDITIONS OF APPROVAL JAMBOREE PLAZA MASTER SIGN PROGRAM GENERAL (1} 1.1 Signage shall substantially conform to the submitted Master Sign Plan for the project date stamped February 28, 2017, 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 (CUP) 2016-06 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 CUP 2016-06, 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 SOURCE CODES (1)STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2)CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) BUILDING CODE (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Exhibit A Resolution No. 4334 Page 2 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 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. (1) 1.8 CUP 2016-06 may be reviewed annually or more often, if deemed necessary by the Community Development Department, to ensure compatibility with the area and compliance with the conditions contained herein. If the use is not operated in accordance with CUP 2016-06, or is found to be a nuisance or negative impacts are affecting the surrounding tenants or neighborhood, the Community Development Director may impose additional conditions to eliminate the nuisance or negative impacts, or may initiate proceedings to revoke the Conditional Use Permit. SIGNS *** 2.1 CUP 2016-06, approved by Resolution No. 4334, replaces CUP 92-010, approved by Resolution No. 3064, including associated Conditions of Approval. (1), 2.2 A sign permit shall be applied for and obtained from the Community (5) 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), 2.3 All signs shall conform to the Jamboree Plaza Master Sign Plan and revert (5) to the City of Tustin Sign Code for any issues that remain silent in said master sign plan. Minor changes could be made if signs meet the spirit and intent of the Master Sign Plan and approved by the Community Development Department. (1) 2.4 Directional signs (Sign Type A & B) shall be maximum four (4) feet tall and maximum six (6) square feet in sign area. Within thirty-days (30) of CUP 2016-06 approval, the applicant shall submit to the City a revised master sign plan to show the maximum height and sign area accordingly. Exhibit A Resolution No. 4334 Page 3 *** 2.5 The pylon sign (Sign Type E) shall be maximum forty-five (45) feet tall. Within thirty-days (30) of CUP 2016-06 approval, the applicant shall submit 1 to the City a revised master sign plan to show the maximum height accordingly. *** 2.6 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. *** 2.7 Landscaping shall be maintained so as not to obscure signs located in landscape areas. *** 2.8 All signs shall be constructed of a non-corrosive, rust-resistant finish so as not to degrade in adverse weather conditions. (1) 2.9 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. FEES (1) 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 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 the 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. i