HomeMy WebLinkAbout04 CUP 06-002
ITEM #4
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Report to the
Planning Commission
DATE:
SUBJECT:
APPLICANT:
PROPERTY
OWNER:
LOCATION:
ZONING:
AUGUST 14, 2006
CONDITIONAL USE PERMIT 06-002
FLOYD COMPANY
ATTN: RAYMOND FLOYD
3 CORPORATE PARK #250
IRVINE, CA 92606
FISHER AND LESTER CO.
L&M PROPERTY MANAGEMENT
ATTN: BILL MUNCE
1810 NEWPORT BLVD, SUITE C
COSTA MESA, CA 92627
12932 NEWPORT AVENUE
RETAIL COMMERCIAL (100 C110,000)
ENVIRONMENTAL
STATUS: THIS PROJECT HAS BEEN DETERMINED TO BE
CATEGORICALLY EXEMPT PURSUANT TO SECTION 15301
(CLASS 1) OF THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA).
TO MODIFY AN EXISTING MASTER SIGN PROGRAM FOR THE
TUSTIN CROSSINGS CENTER TO ALLOW TWO (2) CENTER
TENANTS TO LOCATE SIGNS ON A TOWER
REQUEST:
RECOMMENDATION
That the Planning Commission approve Conditional Use Permit 06-002 by adopting
Resolution No. 4031.
BACKGROUND
On October 24, 2005, the Planning Commission approved Conditional Use Permit 05-029
for the attached master sign program (Attachment A) for the Tustin Crossings Center
located at 12932 Newport Avenue.
Planning Commission Report
CUP 06-002
August 14,2006
Page 2
Master sign plans that comply with the provIsions of the sign code are processed
administratively. However, since the proposed modifications to the existing master sign
plan deviate from the sign code, TCC Section 9403h2(e) requires that the Planning
Commission review a conditional use permit for the proposed master sign plan.
Site and Surrounding Properties
The project site is located within the City's Retail Commercial (C1) Zoning District and
Community Commercial General Plan land use designation. The center is north of Old
Irvine Boulevard, south of a convenience store and multi-family residences, east of
Newport Avenue and Lafayette Plaza, and west of a bowling alley (Attachment B -
Location Map).
DISCUSSION
The applicant is proposing to install two wall signs on a tower element in the northeast
corner of the shopping center (Attachment C - Project Plans). Each of the two wall signs
would be the second sign allowed for the respective tenant spaces since each would also
have a sign above their storefront. Tenant spaces 7, 14, and 15 would be allowed tower
signs but pursuant to the submitted sign plan amendment, only two (2) of those spaces
could have tower signs at any time due to tower area limitations. No tenant space is
located below the tower element since it covers a breezeway that separates two buildings
and provides passage to a parking area at the rear of the center. Only one (1) of the
tenant spaces for which a tower sign is proposed is immediately adjacent to the tower.
The Tustin Sign Code has no provisions allowing shopping center tenants to have on-
building signage when the signs are not attached to the exterior walls of their respective
suites. The applicant is requesting to vary from the sign code with the tower signs to
allow traffic traveling on Old Irvine Boulevard and northbound on Newport Avenue to have
greater visibility to the tenants which are somewhat obscured by the E-Z lube building
located at the southwest corner of the two (2) streets. Condition 2.2 would limit tower
signs to no more than two (2).
The proposed tower signs would be limited to 75 percent of the width of the tower which
is consistent with the width allowed for tenant storefront signs under the existing sign
program. The proposed tower sign text would be limited to one and a half feet tall and
logos would be limited to two (2) feet tall, consistent with what the existing sign program
allows for storefront signs. The Tustin Sign Code limits secondary signs to no larger than
25 square feet and only allows secondary signs when they face towards a street or
parking lot. The proposed secondary tower signs would meet the intent of the sign code
in that Condition 2.3 limits tower signs to no greater than 25 square feet and the signs
would face onto the parking lot and two adjacent streets. Condition 2.4 would require the
proposed signs to be centered on the tower.
The proposed tower signs would be subject to the existing sign program which utilizes
letter colors that contrast with the building colors, quality materials, and requires the signs
Planning Commission Report
CUP 06-002
August 14, 2006
Page 3
to be channel letters with reverse halo or a combination of forward illumination with
reverse halo lighting.
As indicated in the findings section of the report, staff feels that the sign code exception is
appropriate for the tower signs.
FINDINGS
In determining whether to approve the Conditional Use Permit, staff has prepared the
findings below that the Planning Commission may use to determine that the proposed
master sign program will not be detrimental to the health, safety, morals, comfort, and
general welfare of the persons residing in or working in the neighborhood, and that the
master sign program will not be injurious or detrimental to property or improvements in the
vicinity, or to the welfare of the City. Should the Planning Commission choose to deny
the proposal or any aspects of the proposal, alternative findings would need to be
provided which staff would need to return to the Planning Commission in a revised
resolution at a later date.
Staff recommends that the Planning Commission approve the request based upon the
following findings:
1) Section 9403g and Section 9404b6 of the Tustin City Code provides for the
adoption of master sign programs and allows for deviations from standards
contained in the Tustin Sign Code provided that the project is located within a
center with at least thirty thousand (30,000) square feet of building area. Tustin
Crossings Center meets the criteria in that it contains approximately 30,400
square feet for commercial uses and is located within a center.
2) Sign size and placement restrictions of the Tustin Sign Code and the intent and
purpose of the sign regulations for the Retail Commercial Zone District are
followed as closely as practicable in that the tower where the signs would be
located is within close proximity of the tenants and would provide visibility to the
businesses as secondary signs which are allowed under the Tustin Sign Code
for businesses occupying a suite that faces more than one street or parking lot.
3) There are special circumstances unique to the property to justify variations from
the Tustin Sign Code as follows:
· The shopping center serves as more of a regional center than a typical strip
mall;
· The shopping center has an existing sign program that ensures signs are
constructed from quality materials, are of unique design, are placed in
appropriate locations, and are maintained; and,
· The suites that will be allowed tower signs are partially obscured from traffic
traveling on Old Irvine Boulevard and northbound on Newport Avenue.
Planning Commission Report
CUP 06-002
August 14, 2006
Page 4
4) Granting of the permit will not have a negative impact on surrounding properties,
would promote public health, safety, welfare and aesthetics of the community,
and would meet the findings and intent of the Tustin Sign Code in that the
proposed signs would be subject to the existing sign program that will ensure the
signs are constructed from quality materials, are of unique design, are placed in
appropriate locations, and are maintained.
c~ C~J
Chad Ortlieb
Associate Planner
Elizabeth A. Binsack
Community Development Director
Attachments:
Attachment A - Existing Master Sign Plan
Attachment B - Location Map
Attachment C - Project Plans
Attachment D - Resolution No. 4031
S:ICddlPCREPOR112006\CUP 06-002.doc
ATTACHMENT A
EXISTING MASTER SIGN PLAN
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ATTACHMENT B
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CONDITIONAL USE PERMIT 05-029
12932 NEWPORT AVENUE
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ATTACHMENT D
RESOLUTION NO. 4031
RESOLUTION NO. 4031
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN APPROVING CONDITIONAL USE PERMIT 06-002 TO MODIFY A
MASTER SIGN PLAN FOR THE TUSTIN CROSSINGS CENTER
LOCATED AT 12932 NEWPORT AVENUE. THE MASTER SIGN PLAN
MODIFICATION DEVIATES FROM THE TUSTIN SIGN CODE BY
ESTABLISHING TOWER SIGNAGE FOR TWO (2) CENTER TENANTS
THAT ARE NOT DIRECTLY LOCATED UNDER THE TOWER.
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 06-002, was filed by the
Floyd Company, requesting authorization to modify an existing master sign
plan for the Tustin Crossings Center located at 12932 Newport Avenue.
The master sign plan modification deviates from the Tustin Sign Code by
establishing tower signage for two (2) center tenants that are not directly
located under the tower.
B. That the proposed master sign plan is consistent with the Tustin General
Plan in that the property is designated as "Community Commercial" and
allows for commercial 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 in that the addition of signs will
not affect air quality.
C. The project is located within the Retail Commercial "C1" zoning district
where signs supporting permitted uses in centers are allowed with a master
sign program.
D. That a public hearing was duly called, noticed, and held for said application
on August 14, 2006, by the Planning Commission.
E. As conditioned, the proposed use will not be detrimental to the health,
safety, morals, comfort, and general welfare of the persons residing in or
working in the neighborhood in that:
1) Section 9403g and Section 9404b6 of the Tustin City Code provides
for the adoption of master sign programs and allows for deviations
from standards contained in the Tustin Sign Code provided that the
project is located within a center with at least thirty thousand (30,000)
square feet of building area. Tustin Crossings Center meets the
criteria in that it contains approximately 30,400 square feet for
commercial uses and is located within a center.
2) Sign size and placement restrictions of the Tustin Sign Code and
the intent and purpose of the sign regulations for the Retail
Commercial Zone District are followed as closely as practicable in
Resolution No. 4031
Page 2
that the tower where the signs would be located is within close
proximity of the tenants and would provide visibility to the
businesses as secondary signs which are allowed under the Tustin
Sign Code for businesses occupying a suite that faces more than
one street or parking 101.
3) There are special circumstances unique to the property to justify
variations from the Tustin Sign Code as follows:
a. The shopping center serves as more of a regional center
than a typical strip mall;
b. The shopping center has an existing sign program that
ensures signs are constructed from quality materials, are of
unique design, are placed in appropriate locations, and are
maintained; and,
c. The suites that will be allowed tower signs are partially
obscured from traffic traveling on Old Irvine Boulevard and
northbound on Newport Avenue.
4) Granting of the permit will not have a negative impact on
surrounding properties, would promote public health, safety,
welfare and aesthetics of the community, and would meet the
findings and intent of the Tustin Sign Code in that the proposed
signs would be subject to the existing sign program that will ensure
the signs are constructed from quality materials, are of unique
design, are placed in appropriate locations, and are maintained.
F. That this project is Categorically Exempt pursuant to Section 15301 (Class
1) of the California Environmental Quality Acl.
II. The Planning Commission hereby approves CUP 06-002 allowing a modification
to the existing master sign program for the Tustin Crossings Center to allow two
(2) center tenants to locate signs on a tower, subject to the conditions contained
in Exhibit A, attached hereto.
PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular
meeting on the 14th day of August, 2006.
Chairperson
ELIZABETH A. BINSACK
Planning Commission Secretary
Resolution No. 4031
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. 4031 was
duly passed and adopted at a regular meeting of the Tustin Planning Commission, held
on the 14th day of August, 2006.
ELIZABETH A. BINSACK
Planning Commission Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 06-002
GENERAL
(1) 1.1 All signs shall substantially conform to the master sign plan date stamped
October 24, 2005, and the modified plan sheet date stamped August 14,
2006, on file with the Community Development Department, except 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 minor modifications to the Master Sign Program during
plan check if such modifications are to be consistent with the provisions of
the Tustin City Code and other applicable codes.
(1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be
complied with as specified or prior to the issuance of any building permits
for signs, subject to review and approval by the Community Development
Department.
(1) 1.3 Approval of Conditional Use Permit 06-002 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 06-002, the applicant
shall agree, at its sole cost and expense, to defend, indemnify, and hold
harmless the City, its officers, employees, agents, and consultants, from
any claim, action, or proceeding brought by a third-party against the City, its
officers, agents, and employees, which seeks to attack, set aside,
challenge, void, or annul an approval of the City Council, the Planning
Commission, or any other decision-making body, including staff, concerning
this project. The City agrees to promptly notify the applicant of any such
claim or action filed against the City and to fully cooperate in the defense of
any such action. The City may, at its sole cost and expense, elect to
participate in defense of any such action under this condition.
SOURCE CODES
(1) STANDARD CONDITION
(2) CEQA MITIGATION
(3) UNIFORM BUILDING CODElS
(4) DESIGN REVIEW
.** EXCEPTIONS
(5)
(6)
(7)
RESPONSIBLE AGENCY
REQUIREMENTS
LANDSCAPING GUIDELINES
PC/CC POLICY
Exhibit A - Conditions of Approval
Resolution 4031
Cup 06-002
Page 2
(1) 1.5 Any violation of any of the conditions imposed is subject to the payment of a
civil penalty of $100.00 for each violation, or such other amounts as the City
Council may establish by ordinance or resolution, and for each day the
violation exists, subject to the applicable notice, hearing, and appeal
process as established by the City Council ordinance.
(1) 1.6 The applicant shall hold harmless and defend the City of Tustin from all
claims and liabilities arising out of a challenge of the City's approval for this
project.
(1) 1.7 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.
USE RESTRICTIONS
***
2.1 All conditions of CUP 05-029 and all requirements of the approved master
sign plan shall continue to apply to the shopping center.
***
2.2 No more than two (2) "Shop B" tenants as indicated on the approved
master sign site plan may maintain a tower sign.
***
2.3 Tower signs may not exceed 25 square feet in area.
***
2.4 All tower signs must be centered on the tower.
FEES
(1)(5) 3.1 Prior to issuance of any sign permits, payment shall be made of all
applicable fees, including but not limited to, the following. Payment shall be
required based upon those rates in effect at the time of payment and are
subject to change.
A. Building permit plan check and permit fees to the Community
Development Department based on the most current schedule.
(2) 3.2 Within forty-eight (48) hours of approval of the subject project, the
applicant shall deliver to the Community Development Department, a
cashier's check payable to the COUNTY CLERK in the amount of forty-
three dollars ($43.00) to enable the City to file the appropriate
environmental documentation for the project. If within such forty-eight
Exhibit A - Conditions of Approval
Resolution 4031
Cup 06-002
Page 3
(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.