HomeMy WebLinkAboutCUP 07-004----- -- ------- - ------ -Inter-Com
DATE: APRIL 16, 2007
TO: ZONING ADMINISTRATOR
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: CONDITIONAL USE PERMIT 07-004
APPLICANT: MARK KUWAHARA
PACIFIC SIGN CENTER
24422 DEL PRADO, SUITE #2
DANA POINT, CA 92629
PROPERTY
OWNER: MISAKI GERTZ
RICOH DEVELOPMENT OF CALIFORNIA, INC.
1100 VALENCIA AVENUE
TUSTIN, CA 92780
LOCATION: 1101 BELL AVENUE and 1100 VALENCIA AVENUE
GENERAL PLAN: INDUSTRIAL
ZONING: INDUSTRIAL (100 M 20,000)
ENVIRONMENTAL
STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT (CLASS 1)
PURSUANT TO SECTION 15311 OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT.
REQUEST: A REQUEST FOR AUTHORIZATION TO ESTABLISH A MASTER
SIGN PLAN FOR THE RICOH INDUSTRIAL PARK LOCATED AT
1101 BELL AVENUE AND 1100 VALENCIA AVENUE.
RECOMMENDATION
That the Zoning Administrator adopt Zoning Administrator Action 07-002 approving
Conditional Use Permit (CUP) 07-004.
BACKGROUND
The Ricoh Electronics Corporation has been located at the subject properties within the
City of Tustin since 1987. The two addresses are located on Assessor's Parcel Number
430-241-07. The property located at 1101 Bell Avenue is comprised of a site area of
244,095 square feet with a 85,938 square foot building. The adjacent property located
at 1100 Valencia Avenue is located on a 366,864 square foot site with a 162,830 square
Zoning Administrator
April 16, 2007
CUP 07-004
Page 2
foot building. In addition to the subject properties, the Ricoh Electronics Corporation
also operates in numerous other buildings in the immediate vicinity that are undergoing
the same uniform signage updates as proposed in this master sign plan.
Site and Location
The project site is located between Bell Avenue and Valencia Avenue where the streets
dead end into the State Route 55 Costa Mesa Freeway. The subject properties are
located within the Industrial (100 M 20,000) zoning district and classified as Industrial by
the General Plan Land Use Designation (Attachment A -Location Map). Surrounding
uses are industrial in nature and include Planned Community Industrial uses to the
south and east. There is a Ricoh owned and operated building located to the southwest
of the project site directly across Bell Avenue. The Pacific Center East Planned
Community district lies to the northeast across Valencia Avenue and accommodates a
variety of light industrial, office, and technology uses. The project site is bordered to the
northwest by the SR55 Costa Mesa Freeway.
Master Sign Plan
Pursuant to section 9403g of the Tustin City Code, master sign plans may deviate from
the standards set forth in the Tustin Sign Code if the building is at least 30,000 square
feet or one (1) acre in project size and upon approval of a conditional use permit. The
project site is over 14 acres in size and both buildings are well over 30,000 square feet
in size.
PROJECT DESCRIPTION
Ricoh Electronics Corporation is modifying its corporate image and updating all exterior
signage. The applicant is proposing to establish a master sign plan that includes one
deviation from the City Sign Code. Currently the maximum square footage allowed in
the City Sign Code for a business identification wall sign for an individual business
within an industrial area is 64 square feet. The applicant is proposing a maximum sign
area of 135 square feet per wall sign and one (1) wall sign per building to be located on
the northwest elevation and facing onto the SR55 (Attachment B -Submitted Plans).
There are also two existing monument signs, one of which is located along Bell Avenue
and the other on Valencia Avenue, that are included in the proposed master sign plan.
These monument signs will require a reface only and are in compliance with the City
Sign Code.
Sign Criteria
As proposed, all wall signs would be constructed of internally illuminated channel letters
with low voltage LED lighting. Colors would be restricted to red and white as used in
Ricoh's registered trademark. Both buildings are proposing to utilize the same wall
signs with similar locations toward the top of the parapet. The proposed signs are to
have a height of five feet (5') by twenty-seven feet (27') in length. The existing
monument signs are three feet (3') in height by seven feet (7') in length.
Zoning Administrator
April 16, 2007
CUP 07-004
Page 3
Requested Deviations
Sign Type Maximum Maximum Maximum Location
Si n Area Number Hei ht
Wall Si n
City Sign Code 64 s.f. One per street N/A Front wall, below
fronts a roof eave
Proposed Signs 135 s.f. One sign per 5 feet West elevation,
building near top of
ara et
Monument Sign
City Sign Code 32 s.f. One per street 6 feet In landscaped
fronts a area
Proposed Signs 21 s.f. One per street 3 feet In landscaped
fronts a area
The proposed master sign plan also adequately addresses sign maintenance and
prohibited signs. Should Ricoh ever vacate the buildings, the master sign plan contains
language that requires removal of their signs. Only the signs outlined within the
proposed master sign plan will be allowed in the Ricoh Business Center; all other signs
would be prohibited.
FINDINGS
Staff believes that the proposed sign program is in keeping with the context and scale of
the building and surrounding uses and recommends that the Zoning Administrator
approve the proposed master sign plan. In determining whether to approve CUP 07-004
for the proposed master sign plan, the Zoning Administrator must determine whether or
not the proposed use 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. Section 9403.h.2 of the Tustin City Code establishes criteria (a-e) that must be
met for master sign plans. The proposed master sign plan would meet this
criteria as follows:
(a) The signs would reflect a common theme, incorporating design elements in
terms of materials, letter styles, colors, illumination, sign type and sign
shape in that both of the proposed wall signs are exactly the same and will
also be used on other Ricoh buildings within the immediate vicinity.
(b) Signs would utilize materials, colors, and a design motif which are
compatible and which reflect the special qualities of the architecture of the
Zoning Administrator
April 16, 2007
CUP 07-004
Page 4
building on the site in both daytime and nighttime situations in that all
signs would consist of internally illuminated channel letters of a uniform
color, size, and font.
(c) The master sign plan adequately addresses the removal of existing
signage to accommodate the proposed signage.
(d) The master sign plan designates the property owner and/or designated
manager as the primary liaison with the City for all sign permit requests.
(e) Because the center is over one acre in site area, the Zoning Administrator
may approve a conditional use permit allowing the master sign plan to
deviate from the specific standards for permanent business identification.
2. The requested deviation from the City Sign Code serves to keep the proposed
signs within the context and scale of the building and surrounding uses. Due to
the extensive size of the buildings, the master sign plan will ensure that signs will
be appropriately visible while at the same time maintaining the visual quality of
the site.
3. The maintenance and removal of any future signs for the Ricoh Center are
adequately addressed in the proposed master sign plan and conditions of
approval.
~-.-~
Ryan iontek
Associate Planner
Attachments:
A. Location Map
B. Submitted Plans
C. Zoning Administrator Action No. 07-002
ATTACHMENT A
Location Map
LOCATION MAP
CONDITIONAL USE PERMIT
07-004
COUNTY c
CITY OF ® •
OF ORANGE
SANTA AN ~
...
y
.. ~, yy
e *usnN
~ NANCN •
` sn~ r
~n ~
~!
v! ~ e~ ,
~! ~ • y , ~ COUNTY
~ ~ OF
• . ORANGE
4
r
~ ~ ~ CITY
•y OF
• 4,' IRVINE
NSnN LEGACY
VN~nirri~mp~~
'~ ~• NO SCALE
O
CITY
OF
IRVINE
L~ p
r'
'~
O
PROJECT LOCATION
1101 BELL AVENUE &
1100 VALENCIA AVENUE
,` ~
~~
.,\ ~
'.
''~
'~.
FILE: 1101 BELL h 1100 VALENCIA '~
ATTACHMENT B
Submitted Plans
V
z
m
z
U
z
O
U
w
w
2
U
Q
O
z
C~
v~
~~
an o
bb
•~ q o
W ~ ~
~~ V ~
ro
F, ~ U
o c .~
U ~
•--~ H
L
N
N
C
U ~
r
C
_~~
N N
V p~
w 7
•V ~
a
U
U
a
W
O
U
~i
LL
d
O ~ m •N N '~ ~ N a y0 W N
a, °a° ,''.,~o ow cab ~~wti ~° ~ ~ °cv a`i
o >, o a. ~ o ~ .d w~ a~~ w o a r ,~ o o ~~ ~
~~ p~ O w p ^>, y ,~ y o r~ o w y~ >, ~~ ~~ V
~ O b v >' 'n O O ~ bqq.`,~ N >O .D ,y bq wo ~ c>d ~~" ~ Q m
.~ 'r. Y N p a w a+ O cUa 'G F~~ b ~ CL '~ ~ U N
y R b .~ w p V~ O N .b Q w y Q ati+ v~ w ~ "' ~ 5-. d
a a 0 0 U U ~-. N
m ti w h ~.~ d a ~,a" m y,op~n.d °' a o>~ a°
W ~ , y W o > W ~ o '~ .~ > ~ °° °° W ~ ~ ~ oq ~ ° a`'i a
.Vi N H „V,i H b ~ R1 yy V a+ ~ a Fi ° ~ F~
M ~ ~ ~ ~
.-.
° o •`~ ~
w a Y y •U ~ O a O w
{~! w m ¢, w yo
v ~ ~ ~ ~ wcv y ~, w ~ . ~ ~ p
b b0 O p vi ~' .~ C a ~ abi v' '~
~~ Q p'y~ N~+'~ •~V'27> N
~d rn rn O ~~„ cd
> ~ y~ A N ~ Y a) w .a 1., ~ ti ~ ~ ti
° ~ ~ ~ .~
~ :d .'p b W ~ ~ ° O
c~d ~ ~ W .U F w ~ U .~ a4 .b ~ y ~ 0 w bq O
a a, ~ ~ ~ ~ . o ~ ~ ~ o 'N,o 9 ~ ° 0~.5 0 ~~ .o a.o cU
o ~
w ~ vi ~ U bq a~ U ~ Q
.~ Aa~w
w ti .~ O a+ ~ O pp^^ U~ '~ W
p «+ ~ ~ Pi cd cd ~i ti a. Pr ~ i ~ i ~ i
> ~ U •~
aai `~ H a ti W
H ~~ ~ 3" ~ ~
v
n
7
N
Q~
Ki
a
w
3
'o
m
a~
U
LL
a
A
r~-
.~ ~' • ~
U ~
o ~ ~
~kJ " ~
y ~ m
A
~ ~
•; ~ .y ~.
N ~y
bq ~ ~ o
.~
pU ~ y
y ~ .U .
p may, N~ .b~A
O A ti `.,
(y ~ ~ ¢'
Q ~ •~ ~ y
x° 50'0 ~.~
F N
~ N
.~
.~ 'y ~
~ Q C~
j~.Wtl~ F
O
v G.
~ ~ a
a`"i oq
'w
~ V y
^~-~ G~' ~
~3 •y°.~
•~ ~3
.q ~ ~
O W
O ~~
w.~ ~'~
J7 y ~ ~
(Oj b ++
~ ~
T
r~ y
a+ ~L
b C
~~ a
~b b ~
ob
Y ' ~]
Q
~ ~ y
U •ti
y O
a a. ~
Y (~
.~ '~ >
V ~ ~
H
y O
N ~~ U
t^qE ~ U
A
v~ ~,~A
z o ao
d a
g'•~ o
W F o ~
b ~" ~ 3
J ~
.~ a ~ r
~ ~ N
'b '~ "~ A
N ~ ~+
OO A
.5 ~
N ~ o
A ~ ti ~
h c'. q ~
~ ~ ~ ~
Y p ~ .~
ou ~ ~
a U ~ a~
m A ~ 3
U P U
.~
a~°i > a°i o '~
o ~
a -- 'v ,~,
d ~~~ 3
a;
.~
3
w
,~
b
.U
a"i C
w .0
~'..' U
U O
O
a `"
o ~
Y
A
~~
a.
q
w
1~y
a
Q
U
o
.~ ~
y N
.~ ~
N
b
'ti
.si ~
Y .~
Q
y a
o ~
a~
~ a
H 'S
.~
'~
y
'~
~ .ti
H ~
,~ >
a o
~ 'b
~ ~
o
b ~y
U G
.~ .W
~ ~
~ ^pO,
O `"
H
3
O
.~
v
O
N
P
M
L
N
C
U
C
_m
N
V
U
a
~c
/-.
~i
U
a
W
U
r
O
cG
a
L_
3
m
d
U
a
H
A
CQ
H
Q
O
a
F7
on
N
Fy
.~
U
.
~
a
y
~ J
r .a
VJ N N
k k
0
~ 0
~
y
o v
a ~o 'O
°
' ~
U a ~ ~
~
U h U y
td
w
y
x~3 a~~
O
cYd 00.~ OUq .~
~~ o~ o?b
>~
3Q >-
Q
'" ~a 3
~a
a
b
q
h
ti
~
[/]
w
0 U
.j ~ v N
~v~
~
^
^
n-I ~.~ U
ti .: U
d
b
OA .~
~..
' , ~
~
0.1 0 0
k
b~D
q
47
O
F.
,~ ~
.~ a
~ a
4~ (,~
~b L
3A~ a~i ~
.~ .~ v U 7
U U +-'
~ N ~
07 [~
00
q y et
q ~~ bq
~
V
W o~
~ y ~ ~
a~~~
O
~" ~ a
r.
~ `~ q0 ?4
Y'~~ !~.
~3~.~
n
~
.
a
ro ~ ~
~
3 .~ o ,~
°v
~,
~:
~ ctl ~ o
b W p U
G O
.
~ .w+
y ~ '~ Q
~ , ~ ~ ~
F
~
~
ti
O
a~~u'~
o ~ ~o ,~ °
O {~ p
ti ~~ a~
~
'~
a
p 'd
~ ~
A
.
~ ~ ~ F-~
'b O y ^ N
.~ ~ p ~ ~
D N U
:
,
~ .
,. ~ ~ o
w.~P~>
q' ~ ~ y o
~ ~
•
~ ~
~ ~~.~ a z
~
~'~~ o
_
Y
°'
~
~ ~
...N
.
~
~b U
W
^x ~ ~~
w.ro~ ~~ ;~ W p,.
0 o v 3 x a.
A
p
i V C7
~
!
k ~
W ~ v w ~ m ~ v~
E
U
0
U
C
O
.`
l4
.~
U
l4
w
a
r
3
N
N
m
U
LL
a
t;
~,
~.
a.
F
}
h
m
CZ7
F
F
a
..1
U
.0
LJ
N
^V
m` ~
b
t
v
5
L
d
N
~..~
N
U
w
U
(C
a
F
W
W
x
0
'7
a
w
0
.~
Q
U
z
w
a
O
O
Q
~i
W
z
0
H
w
a
w
U
Q
O
O
.~-~
,~
N
O
L
N
Fd
C
~ 7
U ~
v
C ~
_Cf ao
N N
V ~
w 7
•V rn
a
U
O
H
U
a
w
x
0
U
C7
O
x
w
n
~~
J
~~
Q
W
J
XFr
l
N
L Y.
1 ;
= i }
_ - ~ r
~_
d
~~
U ~
v
C ~
~ ~
7
N
01
J
0
3
U
O
H
W
.a
W
x
0
U
O
a
z
O
U
O
U
f0
C
O
.~
N
<0
.`
0
U
(6
w
v
a
L
~3
d
m
m
L
U
LL
0
a
=f/ j
:# ? ~ -
K^ ~ ,;~c
'1 ~
ti~
~W
W
"Z
U:
,,?
v{ ~~
- E. „
rr ' ' - o
1 ~J
i; ~
i,
i;f
i ~ l % f If
',i 1 i r
i , r r.
i ~ r i i:~
r ~ i~ r
l i' j .+ % r
i f f: r r
- J i i
f _1`,_
;_
_,~ ,.. _,
~" - -
t
I
i
u
3„-.
i
/r ,
i
i
'. i
'~~
d
c
a~ ~
U ~
C ~
m ~
N ~
N
V
w 7
'V ~
(0
a
U
O
a
H
U
W
..7
W,
x
O'
E
U
O
U
f0
c
0
.N
m
m
.`
0
U
(0
LL
w
n
L_
~3
:?
m
d
U
LL
0
d
ATTACHMENT C
Zoning Administrator Action No. 07-002
ZONING ADMINISTRATOR ACTION 07-002
CONDITIONAL USE PERMIT 07-004
The Zoning Administrator of the City of Tustin does hereby resolves as follows:
I. The Zoning Adminstrator finds and determines as follows:
A. A proper application, Conditional Use Permit 07-004, was filed by Mark
Kuwahara of Pacific Sign Center on behalf of Ricoh Development of
California, Inc. requesting authorization to establish a master sign plan
for the properties located at 1101 Bell Avenue and 1100 Valencia
Avenue. The master sign plan will deviate from the City of Tustin Sign
Code in allowing a maximum wall sign area of 135 square feet per
sign. The City of Tustin Sign Code only allows for a maximum sign
area of 64 square feet for individual business wall signs located in an
industrial area.
B. That the proposed master sign plan is consistent with the Tustin
General Plan in that the property is designated as "Industrial" and
allows for business 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.
C. The project is located within the Industrial "100 M 20,000" zoning district
where signs supporting permitted uses in centers are allowed with a
master sign plan.
D. That a public hearing was duly called, noticed, and held for said
application on April 16, 2007, 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. Section 9403.h.2 of the Tustin City Code establishes criteria (a-e)
that must be met for master sign plans. The proposed master sign
plan would meet this criteria as follows:
(a) The signs would reflect a common theme, incorporating design
elements in terms of materials, letter styles, colors, illumination,
sign type and sign shape in that both of the proposed wall signs
are exactly the same and will also be used on other Ricoh
buildings within the immediate vicinity.
(b) Signs would utilize materials, colors, and a design motif which
are compatible and which reflect the special qualities of the
ZA Action 07-002
Page 2
architecture of the building on the site in both daytime and
nighttime situations in that all signs would consist of internally
illuminated channel letters of a uniform color, size, and font.
(c) The master sign plan adequately addresses the removal of
existing signage to accommodate the proposed signage.
(d) The master sign plan designates the property owner and/or
designated manager as the primary liaison with the City for all
sign permit requests.
(e) Because the center is over one acre in site area, the Zoning
Administrator may approve a conditional use permit allowing
the master sign plan to deviate from the specific standards for
permanent business identification.
2. The requested deviation from the City Sign Code serves to keep
the proposed signs within the context and scale of the building and
surrounding uses. Due to the extensive size of the buildings, the
master sign plan will ensure that signs will be appropriately visible
while at the same time maintaining the visual quality of the site.
3. The maintenance and removal of any future signs for the Ricoh
Center are adequately addressed in the proposed master sign plan
and conditions of approval.
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 Conditional Use Permit 07-004
authorizing the establishment of a master sign plan for the properties located
at 1101 Bell Avenue and 1100 Valencia Avenue 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 held on the 16~' day of April, 2007.
ELIZABETH A. BINSACK
ZONING ADMINISTRATOR
ELOISE HARRIS
RECORDING SECRETARY
ZA Action 07-002
Page 3
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, ELOISE HARRIS, the undersigned, hereby certify that I am the Recording Secretary of the
Zoning Administrator of the City of Tustin, California; that Zoning Administrator Action No. 07-
002 passed and adopted at a regular meeting of the Tustin Zoning Administrator, held on the
16~h day of April, 2007.
ELOISE HARRIS
Recording Secretary
EXHIBIT A
ZONING ADMINISTRATOR ACTION 07-002
CONDITIONAL USE PERMIT 07-004
CONDITIONS OF APPROVAL
GENERAL
(1) 1.1 All signs shall substantially conform to the master sign plan date stamped on
April 16, 2007, the date of approval, on file with the Community Development
Department, as herein modified, or as modified by the Director of Community
Development Department in accordance with this Exhibit. The Community
Development Director may also approve minor modifications to plans during
plan check if such modifications are consistent with the provisions of the
Tustin City Code and other applicable codes.
(1) 1.2 Unless otherwise specified, all conditions contained in this Exhibit shall be
complied with prior to the issuance of any building permits for the project,
subject to review and approval of the Community Development Department.
(1) 1.3 Approval of Conditional Use Permit 07-004 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 "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.
Failure to comply with the conditions of approval shall be grounds for
revocation of the conditional use permit.
(1) 1.4 As a condition of approval of Conditional Use Permit 07-004, 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 (5)
(2) CEQA MITIGATION (6)
(3) UNIFORM BUILDING CODE/S (7)
4)
ESIGN REVIEW RESPONSIBLE AGENCY REQUIREMENT
LANDSCAPING GUIDELINES
PC/CC POLICY
*** EXCEPTION
Exhibit A
ZA Action 07-002
Page 2
(1) 1.5 The applicant shall be responsible for costs associated with any necessary
code enforcement, action, including attorneys fees, subject to the applicable
notice, hearing, and appeal process as established by the City Council by
ordinance.
SIGNS
(1) 2.1 All signs shall comply with the applicable provisions of the Uniform Building
Code, the Title 24 Energy Code of 2005, the National Electric Code, and
Tustin City Code Section 9404(A)(1) as adopted by the City (including UL
approvals).
(1) 2.2 All signs require review and approval by the Community Development
Department prior to installation. Permits shall be required for all signs.
(5) 2.3 All signs shall conform to the Ricoh Center master sign plan and revert to the
City of Tustin Sign Code for any issues that remain silent in the Ricoh Center
master sign plan.
(5) 2.4 Prior to the installation of any signage proposed in the master sign plan, all
existing signage that does not conform to the master sign plan shall be
removed.
(5) 2.5 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.
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 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.