31A - VARIANCE -1525 AND 1551 N TUSTIN

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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