HomeMy WebLinkAbout03 SCE 06-002
ITEM #3
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Report to the
Planning Commission
DATE:
SUBJECT:
PROPERTY
OWNER:
APPLICANT:
LOCATION:
JANUARY 8, 2007
SIGN CODE EXCEPTION 06-002
WINNER BAIRD/ROBERT KO
212 E. GRAND BLVD., STE E.
CORONA, CA 92879
TARBELL REALTY
ATTN: DON TARBELL
1403 N. TUSTIN AVENUE, #380
SANTA ANA, CA 92705
13152 NEWPORT AVENUE
GENERAL PLAN: COMMUNITY COMMERCIAL
ZONING:
PLANNED COMMUNITY COMMERCIAL (PC COMM)
ENVIRONMENTAL
STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT (CLASS 11)
PURSUANT TO SECTION 15311 OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT.
REQUEST:
TO REPLACE A MONUMENT SIGN FACE THAT CURRENTLY
IDENTIFIES ONE BUSINESS WITH A SIGN FACE THAT
IDENTIFIES TWO BUSINESSES
RECOMMENDATION
That the Planning Commission adopt Resolution No. 4046 approving Sign Code Exception
(SCE 06-002).
PROJECT SETTING
The project is located in Packers Square at 13152 Newport Avenue north of Pointe
Newport Apartments, south of Tustin Heights Commercial Center and Irvine Boulevard,
west of Newport Avenue and, east of the Village Homes condominiums (Attachment A -
Location Map). Packers Square consists of four parcels and 55,785 square feet of
commercial floor area that contains the following buildings and uses:
Planning Commission Report
SCE 06-002
January 08, 2007
Page 2
Building Address Packers Square Uses Square feet
13102 Newport Avenue Rubv's Diner 5,387
13112 Newport Avenue Small service oriented businesses 17,192
13132 Newport Avenue Medical uses 23,198
13152 Newport Avenue Tarbell Realtors and Talbert Medical Group 10,008
55,785 Total
BACKGROUND
The applicant is proposing to reface an existing monument sign that identifies one
business (Attachment B - Existing Monument Sign). After the reface the sign would
identify two businesses, Tarbell Realtors and Talbert Medical Group (Attachment C -
Project Plans).
In 1995, the City approved a master sign plan for Packers Square (Attachment D -
Existing Master Sign Plan). Among other signs, the master sign plan allows for the subject
existing single tenant monument sign that currently identifies Talbert Medical Group.
The single tenant monument sign was approved and originally constructed seven feet tall
and ten feet wide. However, in 2004 the City widened Newport Avenue which included the
segment adjacent to Packers Square. A portion of the project site was acquired for the
widening and involved the removal of the single tenant monument sign. As part of the
City's agreement with the property owner for the roadway acquisition, the City installed a
new twelve and one half foot high single tenant monument sign. Both the sign approved in
the master sign plan and the replaced sign installed by the City exceed the six foot
maximum height allowed by the Tustin Sign Code.
DISCUSSION
The applicant is proposing to divide the single tenant monument sign face that is 64
square feet in area with two sign faces that would provide 41 square feet of sign area for
Tarbell Realtors and 23 square feet of sign area for Talbert Medical Group. Both
businesses are considered major tenants by the sign code since they each occupy 5,000
square feet of floor area.
Sign Code Exception 06-002 is required because the Tustin Sign Code does not allow one
monument sign to identify two major tenants unless the sign includes center identification.
A center identification sign exists for the center and there cannot be two such signs based
on sign code provisions. A second single tenant sign is not an option either since distance
separation requirements of the sign code could not be met.
The existing center identification sign for Packers Square currently identifies tenants
occupying suites less than 5,000 square feet. This sign is in a state of disrepair and
Planning Commission Report
SCE 06-002
January 08, 2007
Page 3
Condition 3.3 is proposed to require the property owner to have the sign repaired prior to
issuance of a permit for a face change for Tarbell Realtors.
The existing master sign plan contains no provisions for the ongoing maintenance of
installed signs or to ensure that the owner is ultimately responsible for returning
surfaces to a seamless appearance matching that of the adjacent areas once the signs
are removed. Staff proposes Condition 3.1 to address this matter.
FINDINGS
In determining whether to approve the Sign Code Exception, staff has prepared five
findings required by Tustin City Code Section 9405c that the Planning Commission may
use to approve the project. 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. Sign size and placement restrictions of the sign code shall be closely
followed as practicable.
Although the existing single tenant monument sign is in violation of the City's
distance separation requirement and six foot height limitation, pursuant to Tustin
City Code Section 9273e, the sign is legally exempt from the requirements of the
Tustin City Code when it was located on the property by the City in association with
the acquisition of public right-of-way. The sign area complies with the Tustin Sign
Code.
2. The intent and purpose of the sign regulations of the land use zone in which
the sign is to be located shall be followed as closely as practicable.
The intent of the sign regulations shall be followed as closely as practicable in that
a center identification sign currently serves to identify the center, both tenants
propose to share identification on the single tenant identification sign and would
qualify for their own monument signs if it were not for distancing requirements,
there will be no increase in sign area, and there will be little difference between the
display of two signs versus one.
Planning Commission Report
SCE 06-002
January 08, 2007
Page 4
3. There are special circumstances unique to the property to justify the
exception.
The configuration of the property lends itself to lesser street frontage than would a
similarly sized center, especially those oriented on street corners. The property
consists of 55,785 square feet of uses and similarly sized centers are entitled to a
greater number of signs and sign area.
4. Granting the exception will not have a negative impact on the surrounding
properties.
The proposed signs will not be detrimental to, or have a negative effect on,
surrounding properties in that the monument sign is existing, no new sign area is
proposed, and the signs are compatible with the existing uses and improvements in
the surrounding area in location, size, and fabrication.
5. The sign application promotes the public, health, safety, welfare, and
aesthetics of the community and the granting of the exception meets findings
and the intent of the sign code.
The proposed sign is not in a traffic sight safety area, is compatible with other
signs in the area, serves to identify two major tenants in the center, consolidates
two major tenants into one sign, and assists to promote Tustin business. As
indicated in the above findings, the request meets the intent of the Tustin Sign
Code.
~~
Associate Planner
Attachments:
Attachment A - Location Map
Attachment B - Existing Monument Sign
Attachment C - Project Plans
Attachment 0 - Existing Master Sign Plan
Attachment E - Resolution No. 4046
S:\CddlPCREPORT\2006\SCE 06-002.doc
ATTACHMENT A
LOCATION MAP
LOCATION MAP
SIGN CODE EXCEPTION 06-002
13152 NEWPORT AVENUE
TUSTIN
CITY
MAP
LEGEND
.._._M'OI.(;I,,"_I'
_..___cnHMra(tJl>Sl,
ATTACHMENT B
EXISTING MONUMENT SIGN
Tarbell Tustin (06/16/06)
ATTACHMENT C
PROJECT PLANS
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ATTACHMENT D
EXISTING MASTER SIGN PLAN
..
. ...
.:. ELECTRONIC SIGN CORPORATION
0<0 aD aRT
December 12,1995
SCOPE OF WORK ~'i
RE: C.U.P. %-015
Ammended "packers square" Master Sign Plan
Talbert Medical Croup
Newport Ave.
Tustin, CA
Site Signs
A. Rework existing PACKERS SQUARE Monument
Ad Art to M&I new tenant panels
C.C. to repaint cabinet sign and trim
SOUTH
STREET SIDE
Allstate Hair and Nails
orthodontist Tustin Florist
60 Minute Photo optometrist
NORTH
5TREETSIDE
Tailoring Allstate
Orthodontist Christian Science
Reading Room
Drycleaning Taka Sush i
B.
Remove existing FHP cabinet
Ad Art to M&I new 'Logo/Talbert Medical croup"
D.
"village Homes"
C.C. to repaint trim to project color
Rework existing DirectOry
Ad Art to furnish and install
New map and inserts per project colors
C.C. to relocate directory
1st. Floor
TALBERT MEDICAL CROUP
Pharmacy
Dental
optometry
C.
.......~
.....df~
.5~
AD ART ( ELECTRONIC SIGN CORPORATION. 19603 FIGUEROA STREET CARSON. CA 90745 . PHONE (310) 523-9500 FAX (310) 538-1215
December 12,1995
Talbert Medical Group
Page 2
2nd. Floor
Suite # 200 Talbert
Medical Group
Suite # 201 blank
Suite # 202 blank
suite # 203 ALLSTATE Insurance
Suite # 204 sylvan Learning
Center
Suite # 205 Susan Roker,
L.C.S.w.
Suite #205 Amy stark, Ph.D.
Suite # 206 blank
E. Ad Art to M& I new S/F non-iIIum.directional sign
at entrance similar construction as director
TALBERT MEDICAL GROUP-+
Pharmacy
Dental
optometry
BUILDING SIGNS
F. BUILDING "B"
Ad Art to reface all tenant signs to project colors
G.C. to prepaint cabinets to project colors
G. BUILDING "C"
A
B
C
D
E
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ATTACHMENTE
RESOLUTION NO. 4046
RESOLUTION NO. 4046
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN, APPROVING SIGN CODE EXCEPTION 06-002, AUTHORIZING
THE REPLACEMENT OF A MONUMENT SIGN FACE THAT
CURRENTLY IDENTIFIES ONE BUSINESS WITH A SIGN FACE THAT
IDENTIFIES TWO BUSINESSES LOCATED AT 13152 NEWPORT
AVENUE
The Planning Commission does hereby resolve as follows:
I. The Planning Commission finds and determines as follows:
A. That a proper application, Sign Code Exception 06-002, has been filed by
Tarbell Realtors, requesting authorization to replace a monument sign face
that currently identifies one business with a sign face that identifies two
businesses located at 13152 Newport Avenue.
B. That the proposed sign code exception is consistent with the Tustin General
Plan "Community Commercial" designation and zoning ordinance planned
community commercial designation which allow for business uses and their
supporting signs. In addition, the project has been determined to be consistent
with the Air Quality Sub-Element of the City of Tustin General Plan since the
addition of signs will not affect air quality.
C. That Pursuant to Sign Code Section 9405c, the request can be supported by
the following findings.
1. Sign size and placement restrictions of the sign code shall be
closely followed as practicable.
Although the existing single tenant monument sign is in violation of the
City's distance separation requirement and six foot height limitation,
pursuant to Tustin City Code Section 9273e, the sign is legally exempt
from the requirements of the Tustin City Code when it was located on
the property by the City in association with the acquisition of public right-
of-way. The sign area complies with the Tustin Sign Code.
2. The intent and purpose of the sign regulations of the land use zone
in which the sign is to be located shall be followed as closely as
practicable.
The intent of the sign regulations shall be followed as closely as
practicable in that a center identification sign currently serves to identify
the center, both tenants propose to share identification on the single
tenant identification sign and would qualify for their own monument
signs if it were not for distancing requirements, there will be no increase
in sign area, and there will be little difference between the display of two
signs versus one.
Resolution No. 4046
Page 2
3. There are special circumstances unique to the property to justify
the exception.
The configuration of the property lends itself to lesser street frontage
than would a similarly sized center, especially those oriented on street
corners. The property consists of 55,785 square feet of uses and
similarly sized centers are entitled to a greater number of signs and sign
area.
4. Granting the exception will not have a negative impact on the
surrounding properties.
The proposed signs will not be detrimental to, or have a negative effect
on, surrounding properties in that the monument sign is existing, no new
sign area is proposed, and the signs are compatible with the existing
uses and improvements in the surrounding area in location, size, and
fabrication.
5. The sign application promotes the public, health, safety, welfare,
and aesthetics of the community and the granting of the exception
meets findings and the intent of the sign code.
The proposed sign is not in a traffic sight safety area, is compatible with
other signs in the area, serves to identify two major tenants in the
center, consolidates two major tenants into one sign, and assists to
promote Tustin business. As indicated in the above findings, the
request meets the intent of the Tustin Sign Code.
D. That a public hearing was duly called, noticed, and held for said application on
January 8,2007, by the Planning Commission.
E. This project is Categorically Exempt pursuant to Section 15311, Class 11 of
Title 14, Chapter 14, Chapter 3 of the California Code of Regulations
(Guidelines for the California Environmental Quality Act).
II. The Planning Commission hereby approves Sign Code Exception 06-002,
authorizing the replacement of a monument sign face that currently identifies one
business with a sign face that identifies two businesses located 13152 Newport
Avenue, subject to the conditions contained within Exhibit A, attached hereto.
Resolution No. 4046
Page 3
PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a
regular meeting on the 8th day of January, 2007.
BRETT FLOYD
Chairperson
ELIZABETH A. BINSACK
Planning Commission Secretary
Resolution No. 4046
Page 4
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. 4046 was
duly passed and adopted at a regular meeting of the Tustin Planning Commission,
held on the 8th day of January, 2007.
ELIZABETH A. BINSACK
Planning Commission Secretary
Exhibit A
Resolution No. 4046
EXHIBIT A
SIGN CODE EXCEPTION 06-002
CONDITIONS OF APPROVAL
RESOLUTION NO. 4046
GENERAL
(1) 1.1 All signs shall substantially conform to the sign plans date stamped
January 8, 2007, on file with the Community Developl:1lent
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 sign plans 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 prior to the installation of the signs, subject to
review and approval by the Community Development Department.
(1) 1.3 Approval of Sign Code Exception 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 Sign Code Exception 06-002, the
applicant shall agree, at their 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 CODEtS
(4) DESIGN REVIEW
.- EXCEPTIONS
(5)
(6)
(7)
RESPONSIBLE AGENCY
REQUIREMENTS
LANDSCAPING GUIDELINES
PCICC POLICY
Exhibit A
Resolution No. 4046
(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 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.
PLAN SUBMITTAL
(***) 2.1
All signs, including any change of copy, require review and
approval by the Community Development Department prior to
installation.
USE RESTRICTIONS
(***) 3.1 The property owner must ensure that any demarcation(s), void(s),
projection(s), or discoloration(s) on any building or monument sign
resulting from deterioration, vandalism, or installation and subsequent
removal of signs at the center is repaired in a seamless manner so
that the damaged area(s) matches the materials, finish, and color of
the adjacent building walls or monument sign surface(s). Within thirty
(30) days of a tenant vacating the building, all signs shall be removed
and repaired to the satisfaction of the Community Development
Director.
(***) 3.2 Prior to installing a face change for the signs approved herein, the
property owner shall repair the Packers Square center
identification/tenant directory sign so that the sign is painted uniformly
and there are no areas showing rust. A building permit may be
required from the Department of Community Development depending
on the extent of repair necessary.
(***) 3.3 The freestanding Tarbell Realty sign currently located on-site must be
removed upon expiration of the temporary sign permit or as of the
date business information is added to the single tenant monument
sign, whichever occurs first.
FEES
(C) 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
$43.00 (forty-three dollars) 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
Exhibit A
Resolution No. 4046
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.