HomeMy WebLinkAbout31A - VARIANCE -1525 AND 1551 N TUSTINREQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING; DATE:
MAY 19, 2015
TITLE:
RECOMMENDED ACTION
CLERK OF COUNCIL USE ONLY:
/G1T7:�i�l�`7
❑ As Recommended
❑ As Amended
❑ Ordinance on 1" Reading
❑ Ordinance on 21d Reading
® Implementing Resolution
®
Set Public Hearing For
CONTINUED TO
1
Receive and file the staff report approving Variance Nos, 2015 -03 as conditioned and 2015 -04 as
conditioned.
PLANNING COMMISSION ACTION
At its regular meeting on April 27, 2015 by a vote of 6:0 (Verino absent), the Planning
Commission adopted a resolution approving Variance Nos. 2015-03 and 2015 -04 to allow
additional major building identification signs at Tustin Centre located at 1525 and 1551 North
Tustin Avenue in the Professional (P) zoning district. The Planning Commission made no
changes to the recommended conditions of approval outlined in the attached staff report (Exhibit
A),
Tustin Centre Is requesting approval of three additional major building identification signs: two on
an existing 10 -story office tower and one on an existing four -story office building. Pursuant to
SAMC Section 41 -867, each office building is permitted a maximum of two major building
Identification signs, which are top -floor signs typically used to identify the primary tenant(s) of an
office building. Each building that is the subject of the variance application requires review and
approval of an individual variance as the complex is an integrated development site comprised of
individual parcels and separate addresses. Full -sized plans are available for public viewing in the
Clerk of the Council Office.
STRATEGIC PLAN ALIGNMENT
Approval of this item supports the City's efforts to meet Goal No. 3 Economic Development,
31A-1
Variance Nos, 2015 -03 and 2015 -04
May 19, 2015
Page 2
Objective No. 2 (create new opportunities for business /Job growth and encourage private
development through new General Plan and Zoning Ordinance policies).
FISCAL IMPACT
There is no fiscal Impact associated with this action.
Vince Fregoso, Al
Interim Executive cEor
Planning & Building Agency
AP: kg
apU \Reports \Staff Reports for CC \VA16.03&04 Tustin Centre SIgns.ou
Exhibit: A. Planning Commission Staff Report
31A-2
REQUEST FOR
Planning Commission Action
l- 3Rtt. 1�lt�Co3drt7aFSFiF [��Csit�ltfr��if.a R_',
APRIL 27, 2015
TITLE.
PUBLIC HEARING — FILED BY AUSTIN EVELO
FOR VARIANCE NOS. 2015 -03 AND 2015 -04
TO ALLOW ADDITIONAL MAJOR BUILDING
IDENTIFICATION SIGNS FOR TUSTIN CENTRE
LOCATED AT 1525 AND 1551 NORTH TUSTIN
AVENUE (STRATEGIC PLAN NO. 3,2)
Prepared by Ali PezeShkpour
V
Interim Exec6t'tve irector
PLANNING COMMISSION SECRETARY
APPROVED
•
As Recommended
•
As Amended
•
Set Public Hearing for
DENIED
•
Applicant's Request
•
Staff Recommendation
CONTINUED TO
Acting Planning Manager
1. Adopt a resolution approving Variance No. 2015 -03 as conditioned.
2. Adopt a resolution approving Variance No. 2015 -04 as conditioned.
Request of the Applicant
Austin Evelo, representing Tustin Centre, is requesting approval of two variances from the Santa Ana
Municipal Code (SAMC) to allow additional major building identification signs at 1525 and 1551 North
Tustin Avenue. Specifically, the applicant is requesting a variance from Section 41 -867 of the SAMC
to allow two additional major building identification signs (Variance No. 2015 -03) on an existing 10-
story office building at 1551 North Tustin Avenue and a second variance (Variance No. 2015 -04) to
allow one additional major building Identification sign on an existing four -story office building at 1525
North Tustin Avenue.
Project Location and Site Description
Tustin Centre is a mixed -use 3.76 -acre multi -unit office and health club complex located at 1501,
1525, and 1551 North Tustin Avenue. The complex is comprised of four distinct structures: a two -
story health club currently operating as LA Fitness with a six -level parking garage, a 10 -story office
tower, and a four -story office building. The various structures on the site were constructed between
1990 and 2007. The site is surrounded by commercial (retail and restaurant) uses to the north, office
uses to the south, office and commercial (retail and restaurant) uses to the west, and the Costa
Mesa (SR -55) Freeway to the east (Exhibits 1, 2 and 3).
EXHIBIT A
31A-3
Variance Nos. 2015 -03 & 2015 -04
April 27, 2015
Page 2
Project Descriotion
Tustin Centre is requesting approval of three additional major building identification signs: two on an
existing 10 -story office tower and one on an existing four -story office building. Pursuant to SAMC
Section 41 -867, each office building is permitted a maximum of two major building identification signs,
which are top -floor signs typically used to identify the primary tenant(s) of an office building, Each
building that is the subject of the variance applications requires review and approval of an individual
variance as the complex is an integrated development site comprised of individual parcels and
separate addresses.
If approved; the first variance (Variance No. 2015 -03) would allow two additional major building
identification signs for a total of four major building identification signs on the 10 -story office tower
located at 1551 North Tustin Avenue. The signs would be placed on the top (tenth) level facing
northeast toward Seventeenth Street and the Costa Mesa Freeway, southeast toward the Costa
Mesa Freeway, southwest toward Tustin Avenue and the Costa Mesa Freeway, and northwest
toward Seventeenth Street and Tustin Avenue.
The second variance (Variance No. 2015 -04) would allow one additional major building identification
sign for a total of three major building identification signs on the four -story office building at 1525
North Tustin Avenue. The signs would be placed on the top level facing north toward Seventeenth
Street, west toward Tustin Avenue and Seventeenth Street, and south toward Tustin Avenue
(Exhibit 4).
Project Background
Tustin Centre is a mixed -use office and health club complex with a variety of office spaces, an LA
Fitness gymnasium, and a multi -level parking structure. The complex contains contemporary
architecture. The 10 -story, 149 -foot tall office tower contains multiple facades that results in the
structure having two distinct wings. The four -story, 66 -foot tall office building features a traditional
rectangular space. The entire complex is highly visible, situated prominently near the Seventeenth
Street interchange with the Costa Mesa Freeway, and can also be seen from Tustin Avenue and
stretches of the Seventeenth Street corridor through Santa Ana, unincorporated County of Orange
areas, and neighboring Tustin.
Since 1990, a handful of planned sign programs have been approved at Tustin Centre. These sign
programs have established uniform colors, fonts, signage types and styles, and other details for
proposed or existing signage at the complex. In 2014, the applicant applied for a new sign program
to refresh the existing signage at Tustin Centre. The applicants and staff worked together in the
subsequent period to refine the proposed sign program and identified signage that would require
approval of a variance. The applicant is requesting approval of a variance to allow additional signage
for branding and tenant advertising purposes. During this time, the property owner has also
completed site improvements for new disabled- access parking and pathways, landscaping, and
hardscaping as part of the upgrading of the project site's aesthetics.
31A-4
Variance Nos. 2015 -03 & 2015 -04
April 27, 2015
Page 3
General Plan and Zonina Consistenc
The General Plan land use designation for the site is Professional and Administrative Office (PAO), a
designation that applies to those areas where professional and /or administrative offices are
predominant, or where such development is being encouraged, The Professional and Administrative
Office areas are intended to provide a unique environment for office development in those areas of
the City where office uses are the predominant land use. The purpose for maintaining and supporting
these areas exclusively for office and office - related uses is to encourage major employment centers
at locations which significantly lessen the impact to the City's local street system. The project site is
consistent with this General Plan land use designation.
The site is located within the Professional (P) zoning district. The Professional zoning district
allows for office buildings and related professional uses, making the proposed project consistent
with the zoning designation.
Project Analysis
Variance requests are governed by Section 41 -638 of the SAMC. Variance requests may be granted
when it can be shown that the following can be established:
• That there exists a special circumstance related to the property, such as size, shape, topography,
location or surroundings.
• That the granting of the variance is necessary for the preservation and enjoyment of substantial
property rights.
• That the granting of the variance will not be detrimental to the public or surrounding property.
• That the granting of the variance will not adversely affect the General Plan.
If these findings can be made, then it is appropriate to grant the variances. Conversely, the inability to
make these findings would result in a denial. Using this information, staff has prepared the following
analysis, which forms the basis for the recommendation contained in this report.
Tustin Centre is a multi - building mixed -use office and health club development. The site contains
several structures of varying height that are prominently placed near major arterial corridors that
connect Santa Ana and Tustin, Moreover, the buildings on the complex are visible from the Costa
Mesa Freeway, a heavily - traveled transportation corridor that draws commuters from central and
southern Orange County, as well as the Inland Empire via the Riverside (SR -91) Freeway.
31A-5
Variance Nos. 2015 -03 & 2015 -04
April 27, 2015
Page 4
Section 41 -867 of the SAMC contains provisions for major building identification signs, which are
intended to brand major commercial buildings and to identify major tenants within such structures.
Pursuant to this SAMC section, each office building at Tustin Centre over two stories in height would
each be permitted two major building identification signs. However, special site characteristics and
architectural components of the buildings have resulted in a configuration in which strict application of
the SAMC would limit the site's exposure for tenant advertising and site branding. These
characteristics and components include: the location of the structures in relationship to surrounding
arterial corridors, building placement both on and off -site that limit exposure and view, and the design
and shape of the buildings that have resulted in multiple elevations beyond traditional square towers.
The applicant is requesting approval of Variance No. 2015 -03 to allow two additional major building
identification signs on the 10 -story office tower located at 1551 North Tustin Avenue. This tower is
prominently situated near the Costa Mesa Freeway but is set back nearly 400 feet from Tustin
Avenue. Moreover, the building's architecture, while unique in shape, has resulted in an appearance
of two conjoined buildings and seven distinct elevations on which signage could reasonably be
installed. The applicant's request for two additional top -floor signs, for a total of four major building
identification signs, would create an opportunity to effectively brand and market the building in a
manner that is also consistent with the intent of the SAMC to balance signage installation and site
aesthetics.
In addition, the applicant is requesting approval of Variance No. 2015 -04 to allow one additional major
building identification sign on the four -story office building at 1525 North Tustin Avenue. Although
situated near Tustin Avenue, visibility of the building is limited by the placement of the health club
building. Moreover, the four -story building is over 350 feet south of Seventeenth Street; several
structures of varying heights further obscure the building's visibility from this view corridor. The
applicant's request for one additional top -floor sign, for a total of three major building identification
signs, would create an additional opportunity to brand the building and advertise its tenants to
passers -by. Approval of this variance would, like Variance No. 2015 -03, also balance signage
installation and site aesthetics.
In analyzing the applicant's requests for Variance Nos. 2015 -03 and 2015 -04, staff believes that the
following findings of fact warrant approval of the variances:
The project site has a special circumstance related to its location and surroundings. As detailed in
the analysis above, the location of the existing buildings near major arterial corridors and the
Costa Mesa Freeway, the placement of the site's buildings, and the shape of the structures create
a situation in which strict application of Section 41 -867 of the SAMC limits branding and marketing
opportunities of the structures on the project site. Approval of the variances would create
opportunities on the project site to brand and market the buildings while also balancing site
aesthetics and avoiding visual clutter.
31A-6
Variance Nos. 2015 -03 & 2015 -04
April 27, 2015
Page 5
The granting of the variances is necessary for the preservation and enjoyment of substantial
property rights. Additional major building identification signs would assist with branding and
marketing efforts of the buildings, reducing vacancy rates, increasing commercial activity, and
allowing the property owner the ability to maximize the existing structures to their fullest
potential. The placement of these signs has been carefully analyzed and is intended to reduce
visual clutter while also increasing each building's visibility and the overall project site's
branding efforts.
• The granting of the variances will not be detrimental to the public or surrounding properties.
The signs are intended to be visible from heavily - traveled commercial corridors and the
adjacent Costa Mesa Freeway. The site location and building placements minimize any
possibility of visual intrusion onto surrounding commercial properties. Moreover, the nearest
residential communities are located almost 500 feet away to the southwest and the northeast.
Finally, the project will not adversely affect the General Plan as the proposed signage is
consistent with several goals of the General Plan. Approval of the variances supports Policies
4.3, 4.4, and 4.5 of Goal 4 of the Land Use Element (to protect and enhance development sites
that are unique community assets). In addition, approval of the variances is consistent with the
intent and purpose of Goals 1, 2, and 3 of the Scenic Corridors Element (to improve and
provide identity, form, and public image to the City's linear transportation corridors) and Goals 1
and 2 of the Urban Design Element (to improve the physical appearance of the City through
creating a sense of place, positive community image, and quality environment, and to improve
the physical appearance of the City through development that is proportional and aesthetically
related to its district setting).
Public Notification
The project site is not located within the boundaries of an established Neighborhood Association.
However, staff contacted representatives of the City of Tustin, and the project site was posted with
a notice advertising this public hearing, a notice was published in the Orange County Reporter,
and mailed notices were sent to all property owners and tenants within 500 feet of the project site.
At the time of this printing, no correspondence, by phone, written, or electronic, had been received
from any members of the public.
CEQA Compliance
In accordance with the California Environmental Quality Act the recommended action is exempt for
further review per Section 15301. The Class 1 exemption allows the operation, repair, maintenance,
permitting, or leasing of existing structures.
31A-7
Variance Nos. 2015 -03 & 2015 -04
April 27, 2015
Page 6
The project consists of two variances to allow three additional top -floor major building identification
signs. No expansion of square footage or interior reconfigurations of square footages are proposed
as part of the project. In addition, the structure is already served by municipal services, such as
roadways, utilities, and parking in a variety of forms. Categorical Exemption Environmental Review
No. 2014 -84 will be filed for this project.
Strateaic Plan Allanment
Approval of this item supports the City's efforts to meet Goal No. 3 Economic Development,
Objective No. 2 (create new opportunities for business /job growth and encourage private
development through new General Plan and Zoning Ordinance policies).
Conclusion
Based on the analysis provided within this report, staff recommends that the Planning Commission
adopt a resolution approving Variance Nos. 2015 -03 and 2015 -04 as conditioned.
,0.3:1-
Ali Pezeshkpour
Assistant Planner I
AP:jm
ap\WReports\SlaFf Reports for PCWA'1 5-03804 Tustin Centre Signs.pc
Attachments:
Exhibit 1 — Vicinity Map
Exhibit 2 — Land Use Map
Exhibit 3 — Site Photo
Exhibit 4 — Architectural Site Plans, Elevations, and Photographs
31A-8
R4,, q
60-Al-7200 cS cS
Rai p L
IN
P, —IL
z
R4 Al N,
0
r
AT ELI
Al IGIR".
All AT 0 R4
i CS ct F)3
Rl
R4
FIT Fill Ai
Cl
T Q
c cs EDE C5
C5
"j'— cs 3 cl
14_ , CIS
IT 0
Rl
R4 R4-PRD
RI 1 PI
PR SRE
IT
R4
_- __
ITT III 17 IT
RI
1 L5-1
P
II R
-,J
Ri R1- R1 A
R4 Fp tE:
J.,
I ol o
AT GINORALAGnICULTURIE CR CDMEAERCIALRESIDENTIAL MANN SMALLI.MSINGLE FAMILY RES,
43 PARKING MODIFICATION cc MVERNMEWCENTER R2 LIMITED MULTIPLE FAMILY III
C-SM COMMERCIAL SLUTH MAIN Mi LIGHNINDUSTRIAL 10 MEDIUM DENSITY MULTIPLE
CI COMMUNITY COMMERCIAL ME HEAVYINDUITRIAL FAMILY RESIDENTIAL
CI-MD COMM. COMMERCIAILEHISLUM CISTRIC r ME) MILIMAY OPERATIONS R4 suaI APARTMENTS
C2 GENERAL COMMERCIAL 0 OPENSPACE HE REALESTATE
C3 CENTHASTRUSITALSS p PROFESSIONAL SO SPEOPICDEVELOPMENT
Cl A CENTRAL RUSINESS-ARTIST VILLAGE FOG PLANNED COMMUNITY DEVELOPMENT SIR 5PECIFIrPLAN
C4 PLANNED SHOPPING CENTER PRO PLANNED RESIDENNAL DEVELOPMENT
CS ARTERIAL COMMERCIAL RI SINGLE FAMILY RESIDENTIAL
VA NOS. 2015-3 & 2015-4
TUSTIN CENTRE BUILDING SIGNAGE
1551 &'1525 NORTH TUSTIN AVENUE 500 FEET
1000 FEET
P L A N N I N G A N D 9 J I L D i A G A G C N C Y
EXHIBIT I
31A-9
VA NOS. 2015 -3 & 2015 -4
TUSTIN CENTRE BUILDING SIGNAGE
1551 & 1525 NORTH TUSTIN AVENUE
P L A N N I N G A N D 8 U I L D I N G A G E N C Y
LAND USE MAP
EXHIBIT2
31A -10
A
A- LM -7 --
W I--- « :m
012
A-
i r
}/ \
P F
K
y
C i i i
R i
0
A cm
joI I -.
,
;",a 0.9 4
0 i
E
13
I41
y ,.E
3
n
4
O
5
4
�k
a
¢a wo�
a
a �
a _
o _
g
m
E
m
wg o
u a
a � V�o
Ij
Z
I Ld
e r�
I
�
_
c
u
E
q
U
A,
6
�
'V
-5
c
w
ma,
a �
ro V! c(ggJ
O�Q
Odd
w_
ILi E
�E.o'
Ea�e 2of X13
;",a 0.9 4
0 i
E
13
I41
y ,.E
3
n
4
O
5
4
�k
a
¢a wo�
a
a �
a _
o _
g
m
E
m
wg o
u a
a � V�o
Ij
Z
I Ld
st
zm
q
Page «;
21A.14
00
§) \
� }
!(§ {
!
)\ }
N
aM
2 z
z
z
gx
. . . . . . . . . . . .
[ED 1-1 ED E-31 ED EO a ED
D ED F3 ED 1:1 Ell F11 131
131 ED EEO Rl F-T] 131 ED EE
ED ED D Pill Ell El El EE
ED Ell El EO Ell EB EB EE
ED El E31 L=9 E-4 F31 El D H-JJ--±
aM
2 z
z
z
gx
. . . . . . . . . . . .
Ell H D, F11 EJI E-11 Ia-] E]l DM=
E-B E 07 D HI F-Il D El
ED El E31 L=9 E-4 F31 El D H-JJ--±
. ... ..
. ....
ED Ell El D =1 Ell ED D
01 El Ed E-11 L`110 1410 117JF El
E3 FD E31 D, EB EE El El
L <
Ell El El D1 0, Ell 1:11 �
4
Page 4 of 5
31A-15
D
d
`o
i
n 1 I
I
_,
o
nE
F�
om
vo`o
m .
31A -16
0
F
a
N +-
na
aAn
n'a
1
L1..`.
E O
e
{ 1
S' '4
d d 1 l d d
R
and
`o
i
U
_,
o
nE
F�
om
vo`o
m .
31A -16
vN
N +-
na
aAn
n'a
i3 o
^ o
E O
me
„o
v .0
alb
� zE
¢tea°
au
R
and
`o
i
mo
_,
vo
nE
F�
2n
�?
:$ Page 5 of 5
31A -16
0
Q
a
O
x
x
0
a
I
<f
— u
m
o'
a
LS 4/22/15
RESOLUTION NO. 2015 -15
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING VARIANCE NO.
2015 -03 AND VARIANCE NO. 2015 -04, AS CONDITIONED,
TO ALLOW THREE ADDITIONAL MAJOR BUILDING
IDENTIFICATION SIGNS AT TUSTIN CENTRE ON THE
PROPERTY LOCATED AT 1525 AND 1551 NORTH
TUSTIN AVENUE
BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF
SANTA ANA AS FOLLOWS:
Section 1. The Planning Commission of the City of Santa Ana hereby finds,
determines and declares as follows:
A. Applicant is requesting approval of Variance 2015 -03 and Variance 2015-
04, to allow three (3) additional major building identification signs at Tustin
Centre located at 1551 and 1525 North Tustin Avenue.
B. Tustin Centre is a mixed -use office and health club complex with a variety of
office spaces, an LA Fitness gymnasium, and a multi -level parking structure.
It includes a 10 -story office tower and another 4 -story office building and is
located within the Professional zoning district.
C. Section 41 -867 of the Santa Ana Municipal Code (SAMC) allows two
major building identification signs on buildings over two stories and is
intended to brand major commercial buildings and to identify major
tenants within such structures.
D. Variance Nos. 2015 -03 and 2015 -04 came before the Planning
Commission on April 27, 2015, for a duly noticed public hearing. Variance
2015 -03 would allow two (2) additional major building identification signs for
a total of four major building identification signs on the ten -story office tower
at 1551 N. Tustin Avenue. Variance 2015 -04 would allow one (1) additional
major building identification sign for a total of three major building
identification signs on the four -story office tower at 1525 N. Tustin Avenue,
E. The Planning Commission determines that for Variance No. 2015 -03 for
the ten story building, the following findings, which must be established
pursuant to Santa Ana Municipal Code Section 41 -638 in order to grant a
variance from the provisions of the Santa Ana Municipal Code, have been
established:
1. That because of special circumstances applicable to the subject
property, including size, shape, topography, location, or
Resolution No. 2015 -15
31A-17 Page 1 of 5
surroundings, the strict application of the zoning ordinance is found
to deprive the subject property of privileges not otherwise at
variance with the intent and purpose of the provisions of this
Chapter.
The project site at 1551 North Tustin Avenue has a special
circumstance related to its location and surroundings. The
location of the existing buildings near major arterial corridors
and the Costa Mesa Freeway, the placement of buildings both
on and off -site, and the shape of the structures create a
situation in which strict application of Section 41 -867 of the
SAMC limits branding and marketing opportunities of the
structures on the project site. Approval of the variance would
create opportunities on the project site to brand and market
the buildings while also balancing site aesthetics and avoiding
visual clutter.
2. That the granting of a variance is necessary for the preservation
and enjoyment of one or more substantial property rights.
The granting of the variance is necessary for the preservation
and enjoyment of substantial property rights. Additional major
building identification signs would assist with branding and
marketing efforts of the buildings, reducing vacancy rates,
increasing commercial activity, and allowing the property
owner the ability to maximize the existing structures to their
fullest potential. The placement of these signs has been
carefully analyzed and is intended to reduce visual clutter
while also increasing each building's visibility and the overall
project site's branding efforts.
3. That the granting of a variance will not be materially detrimental to
the public welfare or injurious to surrounding property.
The granting of the variance will not be detrimental to the
public or surrounding properties. The signs are intended to
be visible from heavily - traveled commercial corridors and the
adjacent Costa Mesa Freeway. The site location and
building placement minimize any possibility of visual
intrusion onto surrounding commercial properties.
Moreover, the nearest residential communities are located
almost 500 feet away to the southwest and the northeast.
4. That the granting of a variance will not adversely affect the General
Plan of the City.
Resolution No. 2015 -15
31A-18 Page 2 of 5
The project will not adversely affect the General Plan as the
proposed signage is consistent with several goals of the
General Plan. Approval of the variance supports Policies
4.3, 4.4, and 4.5 of Goal 4 of the Land Use Element (to
protect and enhance development sites that are unique
community assets). In addition, approval of the variances is
consistent with the intent and purpose of Goals 1, 2, and 3 of
the Scenic Corridors Element (to improve and provide
identity, form, and public image to the City's linear
transportation corridors) and Goals 1 and 2 of the Urban
Design Element (to improve the physical appearance of the
City through creating a sense of place, positive community
image, and quality environment, and to improve the physical
appearance of the City through development that is
proportional and aesthetically related to its district setting).
F. The Planning Commission determines that for Variance No. 2015 -04 for
the four story building, the following findings, which must be established
pursuant to Santa Ana Municipal Code Section 41 -638 in order to grant a
variance from the provisions of the Santa Ana Municipal Code, have been
established:
1. That because of special circumstances applicable to the subject
property, including size, shape, topography, location, or
surroundings, the strict application of the zoning ordinance is found
to deprive the subject property of privileges not otherwise at
variance with the intent and purpose of the provisions of this
Chapter.
The project site at 1525 North Tustin Avenue has a special
circumstance related to its location and surroundings. The
location of the existing buildings near major arterial corridors
and the Costa Mesa Freeway, the placement of buildings both
on and off -site, and the shape of the structures create a
situation in which strict application of Section 41 -867 of the
SAMC limits branding and marketing opportunities of the
structures on the project site. Approval of the variance would
create opportunities on the project site to brand and market
the buildings while also balancing site aesthetics and avoiding
visual clutter.
2. That the granting of a variance is necessary for the preservation
and enjoyment of one or more substantial property rights.
The granting of the variance is necessary for the preservation
and enjoyment of substantial property rights. Additional major
building identification signs would assist with branding and
Resolution No. 2015 -15
31A-19
Page 3 of 5
marketing efforts of the buildings, reducing vacancy rates,
increasing commercial activity, and allowing the property
owner the ability to maximize the existing structures to their
fullest potential. The placement of these signs has been
carefully analyzed and is intended to reduce visual clutter
while also increasing each building's visibility and the overall
project site's branding efforts.
3. That the granting of a variance will not be materially detrimental to
the public welfare or injurious to surrounding property.
The granting of the variance will not be detrimental to the
public or surrounding properties. The signs are intended to
be visible from heavily - traveled commercial corridors and the
adjacent Costa Mesa Freeway. The site location and
building placement minimize any possibility of visual
intrusion onto surrounding commercial properties.
Moreover, the nearest residential communities are located
almost 500 feet away to the southwest and the northeast.
4. That the granting of a variance will not adversely affect the General
Plan of the City.
The project will not adversely affect the General Plan as the
proposed signage is consistent with several goals of the
General Plan. Approval of the variance supports Policies
4.3, 4.4, and 4.5 of Goal 4 of the Land Use Element (to
protect and enhance development sites that are unique
community assets). In addition, approval of the variances is
consistent with the intent and purpose of Goals 1, 2, and 3 of
the Scenic Corridors Element (to improve and provide
identity, form, and public image to the City's linear
transportation corridors) and Goals 1 and 2 of the Urban
Design Element (to improve the physical appearance of the
City through creating a sense of place, positive community
image, and quality environment, and to improve the physical
appearance of the City through development that is
proportional and aesthetically related to its district setting).
G. In accordance with the California Environmental Quality Act the
recommended action is exempt for further review per Section 15061(b)(3),
which is a general rule exemption applying to projects that have no
possibility of having a significant effect on the environment. Categorical
Exemption Environmental Review No. 2014 -84 will be filed for this project.
Section 2. The Planning Commission of the City of Santa Ana, after
conducting the public hearing, hereby approves Variance No. 2014 -03 for 1551 North
Resolution No. 2015 -15
31A-20 Page 4 of 5
Tustin Avenue as conditioned in Exhibit A attached hereto and incorporated herein as
though fully set forth. This decision is based upon the evidence submitted at the
abovesaid hearing, which includes, but is not limited to: the Staff reports and exhibits
attached thereto; and, the public testimony, all of which are incorporated herein by this
reference.
Section 3. The Planning Commission of the City of Santa Ana, after
conducting the public hearing, hereby approves Variance No. 2014 -04 for 1525 North
Tustin Avenue as conditioned in Exhibit B attached hereto and incorporated herein as
though fully set forth. This decision is based upon the evidence submitted at the
abovesaid hearing, which includes, but is not limited to: the Staff reports and exhibits
attached thereto; and, the public testimony, all of which are incorporated herein by this
reference.
ADOPTED this 27th day of April, 2015, by the following vote:
AYES: Commissioners: Alderete, Bacerra, Bauer, Gartner, Mill, Nalle (6)
NOES: Commissioners: None (0)
ABSENT: Commissioners: Verino (1)
ABSTENTIONS: Commissioners: None (0)
James Gartner
Chairperson
APPROVED AS TO FORM:
Sonia Carvalho, City Attorney
Lisa Storck
Assistant City Attorney
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, Karen Gerardo, Planning Commission Secretary, do hereby attest to and certify the
attached Resolution No. 2015 -15 to be the original resolution adopted by the Planning
Commission of the City of Santa Ana on April 27, 2015.
Date:
Planning Commission Secretary
City of Santa Ana
Resolution No. 2015 -15
31A-21 Page 5 of 5
EXHIBIT A
Conditions of Approval
Variance No. 2015 -03 (1551 North Tustin Avenue) is approved subject to compliance,
to the reasonable satisfaction of the Planning Commission, with all applicable sections
of the Santa Ana Municipal Code, the California Administrative Code, the California
Building Standards Code and all other applicable regulations.
The applicant must comply in full with each and every condition listed below rip or to
exercising the rights conferred by this variance.
The applicant must remain in compliance with all conditions listed below throughout the
life of the variance. Failure to comply with each and every condition may result in the
revocation of the variance.
A. Planning Division
All proposed improvements must conform to the Site Plan Review
approval of DP No. 2014 -37 and the staff report exhibits.
Any amendment to this variance must be submitted to the Planning
Division for review. At that time, staff will determine if administrative relief
is available or the variance must be amended.
3. Any amendment to the locations of the proposed top -floor major building
identification signs must be submitted to the Planning Division for review.
At that time, staff will determine if administrative relief is available or if the
variance must be amended.
B. Police Department
The existing tenant space and required parking must conform to the
provisions of Chapter 8, Article II, Division 3 of the Santa Ana Municipal
Code (Building Security Ordinance). These code conditions will require
that the existing project's lighting, door /window locking devices and
addressing be upgraded to current code standards. Lighting standards
cannot be located in required landscape planters.
31A-22
EXHIBIT B
Conditions of Approval
Variance No. 2015 -04 (1525 North Tustin Avenue) is approved subject to compliance,
to the reasonable satisfaction of the Planning Commission, with all applicable sections
of the Santa Ana Municipal Code, the California Administrative Code, the California
Building Standards Code and all other applicable regulations.
The applicant must comply in full with each and every condition listed below prior to
exercising the rights conferred by this variance.
The applicant must remain in compliance with all conditions listed below throughout the
life of the variance. Failure to comply with each and every condition may result in the
revocation of the variance.
A. Planning Division
All proposed improvements must conform to the Site Plan Review
approval of DP No. 2014 -37 and the staff report exhibits.
2. Any amendment to this variance must be submitted to the Planning
Division for review. At that time, staff will determine if administrative relief
is available or the variance must be amended.
1 Any amendment to the locations of the proposed top -floor major building
identification signs must be submitted to the Planning Division for review.
At that time, staff will determine if administrative relief is available or if the
variance must be amended.
B. Police Department
The existing tenant space and required parking must conform to the
provisions of Chapter 8, Article Il, Division 3 of the Santa Ana Municipal
Code (Building Security Ordinance). These code conditions will require
that the existing project's lighting, door /window locking devices and
addressing be upgraded to current code standards. Lighting standards
cannot be located in required landscape planters.
31A-23
31A-24