HomeMy WebLinkAbout04 CUP 07-006
ITEM #4
Report to the
Planning Commission
DATE:
JUNE 12,2007
CONDITIONAL USE PERMIT 07-006
SUBJECT:
APPLICANT:
BRYAN STARK
BUILDING INDUSTRY ASSOCIATION (ORANGE
COUNTY)
17744 SKYPARK CIRCLE, SUITE 170
IRVINE, CA 92614
VARIOUS PUBLIC AND PRIVATE PROPERTY
OWNERS
PROPERTY OWNER:
LOCATION:
GENERALLY SOUTH OF THE 1-5 FREEWAY
WITHIN THE SURROUNDING VICINITY OF RED
HILL AVENUE, EDINGER AVENUE, WALNUT
AVENUE, AND JAMBOREE ROAD.
VARIOUS
ZONING:
ENVIRONMENTAL
STATUS:
THIS PROJECT IS CATEGORICALLY EXEMPT
PURSUANT TO SECTION 15311 (CLASS 11) OF
THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT.
REQUEST:
A REQUEST FOR AUTHORIZATION TO
ESTABLISH A MASTER SIGN PROGRAM TO
PROVIDE DIRECTIONAL INFORMATION FOR
NEW RESIDENTIAL DEVELOPMENTS AND
COMMUNITY AMENITIES AT VARIOUS
LOCATIONS WITHIN THE CITY OF TUSTIN.
RECOMMENDATION
That the Planning Commission adopt Resolution No. 4061 approving Conditional
Use Permit 07-006 to authorize the establishment of a City-wide master sign
program for off-site directional signs for new home communities and community
amenities.
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PLANNING COMMISSION REPORT
CUP 07-006
June 12, 2007
Page 2
BACKGROUND
In September of 2006, the Building Industry Association, Orange County Chapter
(BINOC), contacted the City and indicated their desire on behalf of various
builders to install directional signs for new residential developments in the City of
Tustin. These signs will be located within the City's right-of-way and the signs
would substitute for individual builder's directional signs.
On January 15, 2007, the Directional Sign Program was introduced to the City
Council. The City Council directed City Staff to negotiate and execute a master
sign program agreement with the BINOC.
PROJECT DESCRIPTION
The proposed Master Sign Program is intended to promote interest and provide
potential home-buyers with directional information to new home communities and
community amenities in the City of Tustin. The program is intended to replace a
multitude of developer-designed private directional signs with a single uniform
design. The proposed sign program would require 100 percent participation of all
builders and would substitute individual home builder's directional signs, thus
providing for sign consistency throughout the City.
The proposed directional signs are seven (7) feet nine (9) inches high, six (6) feet
wide, made of painted aluminum panels with vinyl copy, and are to be attached
to treated wood posts. The proposed color theme is earth tone and includes tan
and dark teal as the general background colors, teal and white as copy color, and
light teal as the arrow color.
The directional signs will have one (1) header panel and nine (9) copy panels.
Six (6) copy panels are designated for new home communities, two (2) copy
panels are designated for use by the City at no charge to the City, and one (1)
copy panel is designated to the BINOC for its logo and website address. The
sign copy will be restricted to include only the names of the new home
communities. No builder information may be attached to the sign.
Project Location
The Master Sign Program includes seventeen (17) directional signs which will be
placed at various locations in the City. Generally, the signs are located south of
the 1-5 Freeway within the vicinity and intersections of Red Hill Avenue, Walnut
Avenue, Edinger Avenue, and Jamboree Road. Twelve (12) of the sign locations
are within the City's public right-of-way, two (2) signs are located within Caltrans
property, and the remaining three (3) are within private properties (see map on
page 9 of Attachment B).
PLANNING COMMISSION REPORT
CUP 07-006
June 12, 2007
Page 3
Implementation
The proposed directional signs will be installed and maintained by BINGC or its
designated representative at no cost to the City. Upon close-out of each
development, the BINGC shall remove the respective community panel from the
directional sign(s) at its sole cost and expense. Upon close-out of all
developments, the BINGC will be responsible for the removal of all signs at its
sole cost and expense.
The panels designated for City use will be used to provide directional information
for community amenities such as, but not limited to, the Tustin library and nearby
parks.
Visual Clearance Requirements
The Public Works/Engineering Department reviewed the proposed Sign Program
and requires that each sign conforms to the sight distance requirements to
ensure adequate visual clearance is provided. Prior to sign installation, the
Public Works Department will review each location upon submittal of
encroachment permit applications.
FINDINGS
In determining whether to approve the conditional use permit for the proposed
master sign program, the Planning Commission 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, 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 9403d11 of the Tustin City Code authorizes temporary off-site
directional signs.
2) Section 9403h2 of the Tustin City Code establishes criteria for master sign
programs. The proposed master sign program would meet these criteria
as follows:
(a) The signs would reflect a common theme, incorporating design
elements in terms of materials, letter styles, colors, sign type and
sign shape in that the proposed directional signs would have a
common color theme and consist of double-sided signs made of
aluminum panels with consistent vinyl letters attached to treated
PLANNING COMMISSION REPORT
CUP 07-006
June 12, 2007
Page 4
wood posts. The signs would also be limited to specified height,
number of panels, and number of locations as shown in the
proposed master sign program.
(b) Signs would utilize materials, colors, and a design motif which are
compatible and which reflect the special qualities of the architecture
of the new home communities in both daytime and nighttime
situations in that the directional signs consist of an earth tone color
motif using tan, dark and light teal, and white; however, the
directional signs will not be illuminated.
(c) The proposed master sign plan designates appropriate measures
for removal and replacement of signs in that upon close-out of each
development, the applicant will remove the respective community
panel from the directional sign(s) at its sole cost and expense. Upon
close-out of all developments, the applicant will be responsible for
the removal of all signs at its sole cost and expense.
(d) The master sign program designates a person or primary liaison for
the City for the purpose of requesting master sign approval and
submitting sign permit requests in conformance with the approved
master sign program. The proposed master sign program
designates the applicant, Bryan Stark of BINOC, as the primary
liaison with the City.
(e) The master sign program is authorized to deviate from the Tustin
City Code upon approval of a conditional use permit. The proposed
master sign program includes signs that are taller and larger that
the Tustin Sign Code would allow. The requested deviation from
the City Sign Code is within the context, scale, and objective of
signs, which is to provide directional information of new homes to
motorist and pedestrians.
3) The proposed master sign program for new home communities in the City
will provide uniform and quality sign design at various locations in the City.
4) The Traffic Engineering Division has reviewed the proposed signs and has
concluded that, as conditioned, there will be no adverse traffic impacts
resulting from the proposed project.
5) The maintenance and removal of any future signs for new home
communities in the City are adequately addressed in the proposed master
sign program and conditions of approval.
PLANNING COMMISSION REPORT
CUP 07-006
June 12, 2007
Page 5
The proposed master sign program will eliminate the need for an individual
builder to design and erect individual directional signage, thereby avoiding sign
clutter. The master sign program will provide connectivity and continuity of
residential development signage throughout the City. The master sign program
would also provide an opportunity for the City to provide direction to the City's
parks, community facilities, etc. For these reasons, staff recommends that the
Planning Commission approve Conditional Use Permit 07-006.
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Edm nne V. Hutter
Assistant Planner
~?ddA~
Elizabeth A. Binsack ~
Director of Community Development
Attachments:
A. Proposed Master Sign Program
B. Planning Commission Resolution No. 4061
S:\Cdd\PCREPORT\2007\CUP 07-006 PC Report.doc
ATTACHMENT A
Proposed Master Sign Program
"NEW HOME COMMUNITIES"
MODEL HOME TOUR
MASTER SIGN PROGRAM
PREPARED BY:
OUTDOOR DIMENSIONS
5325 E. HUNTER AVENUE
ANAHEIM, CA 92807
PREPARED FOR:
BUILDING INDUSTRY ASSOCIATION
ORANGE COUNTY CHAPTER
17744 SKYP ARK CIRCLE,
IRVINE, CA 92614
RECEIVED
MAY 3 1 2007
COMMUNllY DEVELOPMENT
BY
TABLE OF CONTENTS
INTRODUCTION
SIGN PROGRAM PURPOSE & INTENT
PRINCIPLES OF SIGNAGE
SIGN SPECIFICATIONS
SIGN SPECIFICATION GRAPHIC
COLOR LEGEND
CITY WIDE LOCATION MAP
SIGN MATRIX
LOGO'S
INDIVIDUAL SIGN GRAPHICS
(SIGN #1 - #17)
Page 2 of 12
PAGE NUMBER
3
4
5
6
7
8
9
10
11
12 - 28
SIGN TYPE:
NEIGHBORHOOD DIRECTIONAL KIOSK SIGNS
The design of the sign will accommodate up to 9 panels of directional copy. Of
those, 6 will be designated for new residential communities with appropriate
directional arrows, 2 will be set aside for use by the City at no charge to the City,
and 1 will be designated for the BIA Orange County website and logo (which can
also be removed if needed to accommodate 1 more panel on the sign).
These signs will be removed when new home sales are completed. Individual
panels will be removed once a community has been sold out, to leave room for a
blank panel or any other new residential community wishes to use said panel.
Empty panels shall be relocated to the bottom of each sign.
Page 5 of 12
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LOCATION MAP
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AS OF 5-25-0
= B.I.A Kiosk Sign Structures
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Page 9 of 11
NEW HOME COMMUNITIES - MODEL HOME TOUR
MASTER SIGN PROGRAM
MATRIX
1 Red Hill & Parkway Loop Public R.O.W. Adjacent to 430-282-002
2 Red Hill & Edinger Public R.O.W. Adjacent to 430-261-028
3 On Edinger Public RO.W. Adjacent to 430-261-028
4 On Red Hill, S. of Sycamore Public RO.W. Adjacent to 432-011-012
5 On Edinger, W. of Harvard Public RO.W. Adjacent to 434-371-014
6 On Harvard N. of Edinger Public RO.W. Adjacent to 434-361-018
7 Edinger & Jamboree Public RO.W. Adjacent to 434-201-022
8 On Edinger, W. of Harvard Public R.O.W. Adjacent to 434-361-026
9 On Edinger Public RO.W. Adjacent to 434-331-003
10 On Tustin Ranch, N. of Walnut Public RO.W. Adjacent to 432-436-012
11 On Tustin Ranch @ Walnut Public RO.W. Adjacent to 432-491-034
12 On Walnut Briarwood Investment Co. 432-161-028
1667 E. Lincoln Ave.,
Oran e, CA 92865
13 On Edinger Public RO.W. Adjacent to 432-282-005
14 On Walnut & Cherrywood Laurelwood HOA 432-381-001
2112 E. 4th Street, Ste. 200
Santan Ana, CA 92705
15 On Red Hill, N. of Walnut Suncal Red Hill, LLC 432-111-003
2392 Morse Ave.,
Irvine, CA 92614
16 On Tustin Ranch & El Camino Cal- Trans 500-181-013
3347 Michelson Dr., Ste 100
Irvine, CA 92612-0611
17 On Tustin Ranch & Freeway Cal- Trans 432-391-059
3347 Michelson Dr., Ste 100
Irvine, CA 92612-0611
LOGO
The logo used on the top header panel of each sign throughout the City of Tustin
will be the City Seal.
In addition to the City Seal, the BIA Orange County logo will be utilized on the
bottom panel of each sign.
Page 11 of 12
Sign #1
LOCATION: East side of Red Hill Ave., south of Parkway Loop
(1000 ft. south of Edinger Avenue)
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LOCATION: West side of Red Hill Ave.,
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LOCATION: South side of Edinger Ave.,
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LOCATION: West side of Red Hill Ave., SO ft. south
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LOCATION: South side of Edinger Ave.,
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ATTACHMENT B
Planning Commission Resolution No. 4061
RESOLUTION NO. 4061
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, APPROVING CONDITIONAL USE PERMIT
07-006 AUTHORIZING THE ESTABLISHMENT OF A MASTER
SIGN PROGRAM FOR DIRECTIONAL SIGN INFORMATION FOR
NEW HOME COMMUNITIES AT VARIOUS LOCATIONS IN THE
CITY.
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 07-006, was
submitted by Bryan Stark on behalf of the Building Industry
Association, Orange County Chapter (BINOC), requesting
authorization to establish a master sign program to provide
directional sign information for new home communities within the
City of Tustin.
B. That the project is located at various public and private property
locations in various zoning districts and General Plan land use
designations. The proposed sign locations are generally located
south of the 1-5 Freeway and within the vicinity of Red Hill Avenue,
Walnut Avenue, Edinger Avenue, and Jamboree Road intersections
and thoroughfares.
C. That 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.
D. That temporary off-site directional signs are authorized under
Tustin City Code Section 9403d11 and master sign programs which
deviate from the Sign Code requirements are conditionally
permitted pursuant to Tustin City Code Section 9403h2(e).
E. That a public hearing was duly called, noticed, and held for said
application on June 12, 2007, by the Planning Commission.
F. That the establishment, maintenance, and operation of the
proposed use will not, under the circumstances of this case be
detrimental to health, safety, morals, comfort, or general welfare of
the persons residing or working in the neighborhood of such
Resolution No. 4061
Page 2
proposed use, nor be injurious or detrimental to the property, or to
the general welfare of the City of Tustin in that:
1) Section 9403d11 of the Tustin City Code authorizes
temporary off-site directional signs.
2) Section 9403h2 of the Tustin City Code establishes criteria
for master sign programs. The proposed master sign
program would meet these criteria as follows:
(a) The signs would reflect a common theme,
incorporating design elements in terms of materials,
letter styles, colors, sign type and sign shape in that
the proposed directional signs would have a common
color theme and consist of double-sided signs made
of aluminum panels with consistent vinyl letters
attached to treated wood posts. The signs would also
be limited to specified height, number of panels, and
number of locations as shown in the proposed master
sign program.
(b) Signs would utilize materials, colors, and a design
motif which are compatible and which reflect the
special qualities of the architecture of the new home
communities in both daytime and nighttime situations
in that the directional signs consist of an earth tone
color motif using tan, dark and light teal, and white;
however, the directional signs will not be illuminated.
(c) The proposed master sign plan designates
appropriate measures for removal and replacement of
signs in that upon close-out of each development, the
applicant will remove the respective community panel
from the directional sign(s) at its sole cost and
expense. Upon close-out of all developments, the
applicant will be responsible for the removal of all
signs at its sole cost and expense.
(d) The master sign program designates a person or
primary liaison for the City for the purpose of
requesting master sign approval and submitting sign
permit requests in conformance with the approved
master sign program. The proposed master sign
program designates the applicant, Bryan Stark of
BIA/GC, as the primary liaison with the City.
Resolution No. 4061
Page 3
(e) The master sign program is authorized to deviate
from the Tustin City Code upon approval of a
conditional use permit. The proposed master sign
program includes signs that are taller and larger that
the Tustin Sign Code would allow. The requested
deviation from the City Sign Code is within the
context, scale, and objective of signs, which is to
provide directional information of new homes to
motorist and pedestrians.
3) The proposed master sign program for new home
communities in the City will provide uniform and quality sign
design at various locations in the City.
4) The Traffic Engineering Division has reviewed the proposed
signs and has concluded that, as conditioned, there will be
no adverse traffic impacts resulting from the proposed
project.
5) The maintenance and removal of any future signs for new
home communities in the City are adequately addressed in
the proposed master sign program 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 Planning Commission hereby approves Conditional Use Permit
07 -006 authorizing the establishment of a Master Sign Program to provide
directional information for new home communities and community
amenities, subject to the conditions contained within Exhibit A attached
hereto.
PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a
regular meeting on the 12th day of June, 2007.
BRETT FLOYD
Chairperson
ELIZABETH A. BINSACK
Planning Commission Secretary
Resolution No. 4061
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 the Resolution No.
4061 was duly passed and adopted at a regular meeting of the Tustin Planning
Commission, held on the 12th day of June, 2007.
ELIZABETH A. BINSACK
Planning Commission Secretary
GENERAL
(1) 1.1
(1) 1.2
(1) 1.3
(1 ) 1.4
(1) 1.5
EXHIBIT A
RESOLUTION NO. 4061
CONDITIONAL USE PERMIT 07-006
CONDITIONS OF APPROVAL
The proposed project shall substantially conform with the Tustin
City Code and Tustin guidelines and standards and be consistent
with submitted plans for the project date stamped June 12, 2007,
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.
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 the project, subject to review and
approval by the Community Development Director.
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 Departm~nt within thirty (30)
days prior to expiration.
Approval of Conditional Use Permit 07-006 is contingent upon the
applicant signing and returning to the Community Development
Department a notarized "Agreement to Conditions imposed" form.
The form shall be established by the Director of Community
Development, and evidence of recordation shall be provided to
the Community Development Department.
As a condition of approval of Conditional Use Permit 07-006, the
applicant shall agree at is 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
SOURCE CODES
(1 ) STANDARD CONDITION
(2) CEQA MITIGATION
(3) UNIFORM BUILDING CODE/S
(4) DESIGN REVIEW
(5) RESPONSIBLE AGENCY REQUIREMENT
(6) LANDSCAPING GUIDELINES
(7) PC/CC POLICY
*** EXCEPTION
Exhibit A
Resolution No. 4061
CUP 07-006
Page 2
(1 )
1.6
(1 )
1.7
(1 )
1.8
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 this sole cost
and expense, elect to participate in defense of any such actions
under this condition.
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.
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 Ordinance.
Any public improvements damaged by the applicant adjacent to
this project shall be repaired and/or replaced by the applicant as
determined by the Engineering Division and shall include but not
be limited to curb, gutter, street paving, and drive apron.
USE RESTRICTIONS
(1 ) 2.1 The proposed sign program shall reflect 100 percent participation
from all builders, and no other builder signs shall be located in the
right-of-way and other off-site locations.
(1 ) 2.2 The signs shall only advertise the name of the new communities
i.e. Columbus Square, Tustin Field, etc. but not builder(s) i.e.
Lennar Homes, John Laing Homes, etc.
(1 ) 2.3 The signs shall advertise new residential developments and
community amenities within the City of Tustin boundary only and
the signs shall be double sided.
(1 ) 2.4 Two panels on each sign shall be set aside for City use at no
charge to the City.
(1 ) 2.5 Blank panels shall be located at the bottom in order to maintain
panels with directional information towards the top of the sign.
Exhibit A
Resolution No. 4061
CUP 07-006
Page 3
(1) 2.6 Sign #11 shall be located outside the future Tustin Ranch Road
right-of-way.
(***) 2.7 The City reserves the right to add the City's logo, moniker, or
special fonts to the header panel of all signs.
(***) 2.8 The signs shall be constructed and maintained by the BIAlOC at no
charge to the City.
(1) 2.9 Any damage done to existing street improvements and utilities shall
be repaired by the applicant.
(1) 2.10 If any of the signs, after installation, are found to cause any
significant impacts, as determined by the Director of Public Works
or Director of Community Development, the signs shall be removed
immediately at the applicant's expense.
(1) 2.11 Upon written request from the City, the applicant shall relocate the
designated sign(s) to approved location(s) at the applicant's
expense within thirty (30) days.
(***) 2.12 Upon close-out of each development, the BIAlOC shall remove the
respective community panel from the directional sign(s) at its sole
cost and expense. Upon close-out of all developments, the BIAlOC
shall be responsible for the removal of all signs from the City's
right-of-way and other off-site locations at its sole cost and expense.
SIGN CRITERIA AND PLAN CHECK
(1) 3.1 The applicant shall obtain all approvals and permits from the
applicable agencies for work within the agencies' limits.
(***) 3.2 The maximum sign height shall be seven (7) feet nine (9) inches.
(1) 3.3 The signs shall be made of durable materials such as recyclable
materials to withstand weather conditions.
(1) 3.4 All wood in contact with earth or cement shall be of treated wood.
(1) 3.5 The proposed signs shall be designed to withstand 70 miles per
hour wind loads.
(1) 3.6 Sign locations shall be measured from the closest End of Curb
Return.
Exhibit A
Resolution No. 4061
CUP 07-006
Page 4
(1) 3.7 The proposed sign locations shall conform to the sight distance
requirements of City Standard No. 510. Adequate horizontal and
vertical intersection sightline shall be provided. In general, a 25 feet
by 25 feet limited use area triangle provides adequate sight at typical
driveways. The signs shall be located a minimum of 250 feet away
from any intersections.
(1) 3.8 The proposed signs shall not obstruct and/or encroach on any
existing traffic signs, traffic control devices, etc. that would result in
any impacts to traffic operations or interfere with any existing or
proposed bicycle, bus, or pedestrian activities.
(1) 3.9 Prior to issuance of building or encroachment permits, a separate
detailed plan for each sign location shall be submitted. Said plan
shall include, but not limited to, the following:
a. Site plan
b. Applicable dimensions
c. Horizontal and vertical intersection sightlines
d. Curb and Gutter
e. Sidewalk
f. Parkway and landscape area
f. Driveways and drive aprons
g. Catch basins
h. Property lines
(1) 3.10 Plans submitted at plan check shall comply with the applicable
requirements and standards at that time.
(1) 3.11 Prior to any work in the public right-of-way, an encroachment permit
shall be obtained from and applicable fees paid to the Public Works
Department.
(1) 3.12 Prior to issuance of a building or encroachment permit, the applicant
shall provide written approval to install the proposed directional signs
from Caltrans and private property owner for signs within Caltrans
and private property ownership, respectively.
(1) 3.13 Prior to issuance of any permits, payment shall be made of all
applicable fees, including but not limited to, the following:
a. Building and Planning plan check and permit fees.
b. Public Works Department plan check, encroachment permit,
and inspection fees.
Exhibit A
Resolution No. 4061
CUP 07-006
Page 5
FEES
(2) 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 forty-three 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.