HomeMy WebLinkAbout31D - SIGN PROGRAM - 1421 S VILLAGE WAYREQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
MAY 3, 2016
TITLE:
REGIONAL PLANNED SIGN PROGRAM
NO. 2016-01 MCFAIDDEN PLACE AT
1421 SOUTH VILLAGE WAY —
PAULA HALVERSON, APPLICANT
(STRATEGIC PLAN NO. 3l 2)
CITY MANAGM.
RECOMMENDED ACTION
CLERK OF COUNCIL USE ONLY:
APPROVED
Q As Recommended
As Amended
® Ordinance on 1•' Reading
C� Ordinance on 2nd Reading
Implementing Resolution
L� Set Public Hearing For
CONTINUED TO
FILE NUMBER
Receive and fife the staff report approving Regional Planned Sign Program No. 2016-01 as
conditioned.
PLANNING COMMISSION ACTION
At its regular meeting on April 11, 2016, by a vote of 5:0 (Alderete and Bacerra absent), the
Planning Commission adopted a resolution approving Regional Planned Sign Program No. 2016-
01 as conditioned to allow a 60 -foot tall pylon sign message display for McFadden Place at 1421
South Village Way located in the McFadden Place/Specific Development (SD -86) zoning district.
The Planning Commission made no changes to the recommendation outlined in the attached
staff report (Exhibit A),
The applicant is requesting approval of a regional planned sign program to amend and replace
an existing planned sign program to allow construction of a 60 -foot tali pylon sign replacing the
existing 45 -foot tall electronic message sign, which has ceased to function. The new sign would
contain an electronic message display and three static panels for individual tenants, as well as a
panel with "Santa Ane" displayed. The electronic message display portion of the sign would
measure eight feet by 25 feet and the static tenant sign panels would measure two and ane -half
feet by 25 feet wide. Full-sized site plans are available for public viewing In the Clerk of the
Council Office,
STREEGIC PLAN AL-1,914MENT
Approval of this item supports the City's efforts to meet Goal #3 - Economic Development,
Objective #2 (create new opportunities for business/job growth and encourage private
development through new General Plan and Zoning Ordinance policies),
31 D-1
Regional Planned Sign Program No, 2010.01 — McFadden Place Digital Sign at 142.1 South
Village Way
May 3, 2016
Page 2
Fl$CAL IMPACT
There is no fiscal impact associated with this action.
`rJf/f�IW
AP.rb
apWAReparhMStaf4 Reports for OMRSPQ 2019-01 McFadden Place Signa 1421 SO.Vlllage,ne
Exhibit; A. Planning Commission Staff Report
31 D-2
REQUESTFOR
1111111 W-11,11970 If klwcol
�.
APRIL 11, 2016
TITLE:
PUBLIC HEARING — FILED BY PAULA
HALVERSON TO ALLOW REGIONAL
PLANNED SIGN PROGRAM NO. 2016-01 AT
MCFADDEN PLACE AT 1421 SOUTH VILLAGE
WAY (STRATEGIC PLAN NO. 3,2)
Prepared by Ali Pezeshkpour
Executive Director
APPROVED
❑
As Recommended
❑
As Amended
❑
Set Public Hearing For
DENIED
❑
Applicant's Regciest
❑
Staff Recommendation
CONTINUED TO
Planning Man4 eri-
Adopt a resolution approving Regional Planned Sign Program No. 2016-01 as conditioned.
Request of the Applicant
Paula Halverson, representing Northern McFadden Limited Partnership, is requesting approval of a
comprehensive regional planned sign program for the mixed-use McFadden Place regional commercial
center located at 1421 South Village Way. Specifically, the applicant is requesting approval of an
electronic message display ("digital sign") at the existing center.
Prooiect Location and Site Description
The subject property, known as McFadden Place, is a 17 -acre development located on Village Way
just south of McFadden Avenue and south of the southbound entrance to the Costa Mesa (SR -55)
Freeway. Nine buildings, consisting of approximately 278,689 square feet, as well as 850 parking
spaces, are located on the site. The proposed regional planned sign program will update an existing
planned sign program for the property to allow construction of a 60 -foot tall pylon sign oriented toward
the Costa Mesa Freeway with an eight -foot by 25 -foot electronic message display.
The General Plan land use designation for the site is Industrial (IND), which allows for a variety of
industrial and industrial -serving commercial uses. The proposed project is consistent with the
General Plan. The subject site is located in the McFadden Place/Specific Development (SD) No. 85
zoning district. SD -85 is a zoning designation that allows industrial, commercial, and recreational
uses. These uses include retail, restaurants, and indoor sports facilities subject to approval of a
CUP. The project site is consistent with this zoning designation. The site is surrounded by
industrial uses to the north and west, the LOSSAN rail corridor and Santa Ana Auto Mall to the
south, and the Costa Mesa Freeway to the east (Exhibits 1, 2, and 3).
EXHIBIT A
31 D-3
Regional Planed Sign Program No. 2016-01
April 11, 2016
Page 2
Project Description
The applicant is requesting approval of a regional planned sign program to amend and replace an
existing planned sign program to allow construction of a 60 -foot tall pylon sign. The sign would be
erected where a current 45 -foot tall electronic message display pylon exists, which has ceased to
function. The new sign would contain an electronic message display and three static panels for
individual tenants, as well as a panel with "Santa Ana" displayed. The electronic message display
portion of the sign would measure eight feet by 25 feet and the static tenant sign panels would
measure two and one-half feet by 25 feet wide (Exhibit 4).
The electronic message display portion has been designed with technology to minimize light intrusion
onto any residential areas located across the Costa Mesa Freeway in the city of Tustin. Its placement
will maximize visibility from motorists traveling north or south on the freeway, and the display will
feature technology to limit brightness over ambient light conditions as required by the SAMC. In
addition, the overall height of the sign will enhance its visibility from the freeway, which is elevated just
south of the sign in order to traverse the LOSSAN corridor railroad tracks. The proposed replacement
sign, although taller, will not displace any additional parking stalls at the center. The sign's colors and
design are intended to complement the existing colors and architectural style at the center.
No other changes are proposed to the existing sign program. The existing sign program allows a
variety of wall, monument, and building -mounted blade signs to advertise businesses and business
activities on the site.
Praiec# background
McFadden Place was constructed in the early 1970s as an industrial park and was historically used
by warehouse, distribution and warehouse related uses. Since that time, CUP No. 1988-08, which
acknowledged the transitioning nature of the site and its ease of access and visibility from the Costa
Mesa Freeway, was approved to allow a combination of retail and industrial related uses on the site.
In 2012, two conditional use permits were approved to allow indoor sports facilities at McFadden
Place: Sender One Indoor Climbing and the Australian Swim School. Following the success of these
establishments, representatives for McFadden Place petitioned to rezone the property from Light
Industrial (M-1) to a specific development zone. Subsequently, AA No. 2013-02 was approved,
establishing the McFadden Place/Specific Development (SD) No. 85 zoning district, which allows for
a variety of industrial, commercial, and recreational uses.
At the time that SD No. 85 was approved, a planned sign program was adopted for the center which
established the allowable sign types and standards found at the center today. Because the allowable
signage types and standards in that sign program met all Municipal Code standards at the time,
approval of a regional planned sign program was not required. The proposed 60 -foot pylon sign with
an electronic message display requires approval of the subject application for a regional planned sign
program. The current tenant mix, the site's location adjacent to a freeway, and its acreage, make it
eligible for approval of a regional planned sign program application due to its nature as a regional
commercial center.
31 D-4
Regional Planed Sign Program No. 2016-01
April 11, 2016
Page 3
In March 2014, the City Council adopted Ordinance No. NS -2861. This ordinance amended
standards for on -premise signage, creating provisions that allow certain commercial centers and
attractions to apply for regional planned sign programs containing unique signage, including digital
displays, on the subject premises. The ordinance also requires that the regional planned sign
programs be reviewed by the Planning Commission.
McFadden Place currently contains a 45 -foot tall electronic message display sign. The sign was used
to advertise on-site businesses and business activities. After several decades of use, the sign fell out
of repair and became obsolete. The applicant is applying for a regional planned sign program in
order to update the existing sign program on the site to allow replacement of the obsolete sign with a
new, 60 -foot tall pylon sign with an electronic message display.
Prolect Analysis
Regional planned sign program requests are governed by Section 41-885 of the SAMC, which was
established by ordinance in 2014 and requires that applications for regional planned sign program be
reviewed in a manner consistent with conditional use permits, as detailed in Sections 41-633 through
41-651 of the SAMC. The ordinance also contains findings of fact for planned sign programs, which
are intended to ensure that the scale and intensity of the proposed signage is consistent with
surrounding land uses, that the location of the proposed signage will not create a hazardous
environment for those on City streets or nearby freeways, and that the proposed signage is
compatible with the scale, intensity, and site development characteristics.
Further, the ordinance contains provisions for electronic message displays ("digital signs") in planned
sign programs for regional commercial centers and regional attractions. The review of these digital
signs is intended to establish baseline conditions for all electronic message displays that would
protect the health, safety, and welfare of those within viewing distance of such signage while also
allowing flexibility in digital technology as it advances overtime.
Staff review of the proposed regional planned sign program indicates that the proposed signage
and the digital reader board technology are consistent with the provisions of the ordinance. First,
the McFadden place site is eligible to apply for an electronic sign as it meets the definition of a
regional commercial center. Second, the proposed signage will comply with the conditions
imposed on electronic message display signs, including provisions that the sign: be oriented to
minimize visual and light emitting intrusion onto residentially zoned or used properties, produce a
maximum light level of 0.3 foot-candles over ambient light levels, incorporate a means to ensure
flexibility in reducing light levels upon request by the City, and provide a means of limiting
excessive light or glare and have automatic diming capabilities.
In addition, the digital sign copy will also be restricted to change only through an immediate
transition of the message that does not have the appearance of moving text or images, shall not
use flashing, intermittent or moving lights or produce the optical illusion of movement, and shall be
31 D-5
Regional Planed Sign Program No. 2016-01
April 11, 2016
Page 4
on display for a minimum of eight seconds. Fourth, the proposed electronic message display will
not be located within 50 feet of a traffic signal or sign or at a location that would not maintain safe
conditions for motorists, pedestrians or cyclists as determined by the Public Works Agency.
Finally, a minimum of five percent of the display time (three minutes per hour) will be allocated for
public service announcements or warning signs as requested and provided by the City.
The proposed regional planned sign program is designed to be consistent and harmonious with the
surrounding commercial land uses and will not contribute to visual or physical blight. The location
and height of the pylon are needed due to the orientation of the site toward the Costa Mesa
Freeway. The digital sign will incorporate technologies that will minimize light intrusion into
neighborhoods, including automatic and manual dimmers that will regulate the lighting levels that
may spill into adjacent uses.
All signs will be located on private property that is adjacent to a major freeway, and the pylon sign
is designed to comply with the regional planned sign program ordinance. The pylon sign and
electronic message display will be in scale with the surrounding freeway, which will minimize the
potential for creating a hazardous environment for pedestrians, cyclists or motorist travelling in the
immediate vicinity where the signs are visible. The proposed signage will be compatible with the
scale and site development characteristics, and the electronic message display will be placed in a
strategic location intended to maximize visibility of the center. The 60 -foot height of the pylon and
digital sign will allow the signs to be visible from local freeways whose viewships are altered by
overcrossings and significantly wide rights-of-way. Finally, the proposed pylon sign will be
architecturally compatible with the signs permitted by the existing sign program and with the
buildings found at McFadden Place,
Public Notification
The project site is not located within or near any neighborhood association. Staff has been in
contact with the property owner, who has informed the existing tenants of the proposed use. The
project site itself was posted with a notice advertising this public hearing, a notice was published in
the Grange County Reporter and mailed notices were sent to property owners and occupants
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 Analysis
In accordance with the California Environmental Quality Act, the proposed project is exempt from
further review pursuant to Section 15311. Section 15311 applies to structures accessory to a
commercial use, with the proposed on -premise signs serving as minor structures that are accessory
to the primary regional commercial center use. Categorical Exemption Environmental Review No.
2015-93 will be filed for this project.
31 D-6
Regional Planed Sign Program No. 2016-01
April 11, 2016
Page 5
StrateWe Plan Alignment
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
approve Regional Planned Sign Program No. 2016-01 as conditioned,
Ali Pezeshkpour
Senior Planner
AP:jm
apWAReporls\S:aff Reports for PC\RSPG 2016-01 McFadden Place Signs 1421 So Village.pc
Attachments:
Exhibit 1 — General Vicinity Map
Exhibit 2 — Land Use Map
Exhibit 3 — Site Photograph
Exhibit 4 — Regional Planned Sign Program
31 D-7
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McFADDEN PLACE REGIONAL PLANNED SIGN PROGRAM
1421 SOUTH VILLAGE WAY
SITE PHOTO
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3
I_S 3.28.16
RESOLUTION NO. 2015 -XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SANTA ANA APPROVING REGIONAL PLANNED SIGN PROGRAM
NO. 2015-01 AS CONDITIONED TO APPROVE THE
COMPREHENSIVE REGIONAL PLANNED SIGN PROGRAM FOR
MCFADDEN PLACE LOCATED AT 1421 SOUTH VILLAGE WAY
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. The applicant is requesting approval of Regional Planned Sign Program No. 2015-01
as conditioned to allow a variety of wall, freestanding, pylon, digital, and blade signs at
the existing McFadden Place center which is a " regional commercial center" per Santa
Ana Municipal Code Section 41-885 (a)(1). The proposed regional planned sign
program will contain a variety of signage types that will be installed throughout the site
and on the mall buildings.
B. Following the establishment of Specific Development (SD) No. 85 in 2013, a planned
sign program was approved for the property pursuant to Santa Ana Municipal Code
Section 41-880, The planned sign program contained provisions for allowable sign
types and standards for all signage on the property.
C. Santa Ana Municipal Code Section 41-885 requires a regional planned sign program
to be approved by the Planning Commission for regional commercial centers,
attractions, or automobile dealerships.
D. On April 11, 2015, the Planning Commission held a duly noticed public hearing on
Regional Planned Sign Program No. 2015-01.
E. The Planning Commission determines that the following findings, which must be
established in order to grant this Regional Planned Sign Program pursuant to Santa
Ana Municipal Code Section 41-885, have been established for Regional Planned
Sign Program No, 2015-01 to allow for the variety of wall, freestanding, pylon, digital,
and blade signs at the existing regional shopping center:
That the scale and intensity of the proposed signage is consistent and
harmonious with surrounding land uses and does not create conditions that
could contribute to visual or physical blight intrusion or similar incompatibilities.
The proposed signage contained within the regional planned sign
program is designed to be consistent and harmonious with the
surrounding commercial land uses and will not contribute to visual or
Resolution No. 2016-xx
31 D-39 Page 1 of
physical blight. The location and height of the signs are needed due to
the orientation of the site toward the Costa Mesa Freeway. The
freeway's configuration, with a variety of above -grade configurations,
limits visibility of the project site. Additional signage opportunities will
maximize view of the site for motorists on the adjacent freeway.
Further, signage will be oriented toward traffic on the freeways, which
will minimize light impacts on residential uses located across the
freeway in the city of Tustin. The electronic message display will
incorporate technologies that will minimize light intrusion into
neighborhoods, including automatic and manual dimmers that will
regulate the lighting levels that may spill into adjacent uses.
Z That the location of the proposed signage will not contribute towards a
hazardous environment for pedestrians, cyclists or motorists on City streets or
freeways.
The proposed signs will be located on private property that is adjacent
to a major freeway (the Costa Mesa Freeway/SR-55). The signs are
designed to be in scale with the surrounding streetscape, which will
minimize the potential for creating a hazardous environment for
pedestrians, cyclists or motorists travelling in the immediate vicinity
where the signs are visible.
3. That the proposed signage is compatible with the scale, intensity, and site
development characteristics on which it is proposed, which may be determined
by height of existing or proposed buildings on -site; the quantity of freestanding
buildings, facades, and street frontages; scale of buildings as they relate to
pedestrian and vehicular access surrounding land uses and transportation
corridors; visibility from streets, highways, pedestrian areas, rail corridors
bikeways other transportation routes, parks, and other public spaces;
architecture color(s), material( s), illumination, and other site characteristics; the
nature of business activities conducted on-site; and, visibility from any property
used or zoned for residential purposes.
The proposed signage will be compatible with the scale and site
development characteristics on which they are proposed as the signs
will be placed in strategic locations intended to maximize visibility of the
mall, which is the intended audience for the signs. The 60 -foot height
of the pylon will allow the sign to be visible from a local freeway whose
viewship is affected by overcrossings, significantly wide rights-of-way,
and above -grade configurations. Further, the proposed signage,
including the digital reader board sign, are an appropriate means of
advertising the multitude of stores and products sold at the regional
commercial center. Finally, the proposed signs will be architecturally
compatible with one another and with the buildings found at McFadden
Place.
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E. In accordance with the California Environmental Quality Act (CEQA) the proposed
project is categorically exempt from CEQA review per Section 15311. The Class 11
exemption applies to structures accessory to a commercial use, with the proposed on -
premise signs serving as minor structures that are accessory to the primary regional
commercial center use. The project meets all criteria of Section 15311(x),
Section 2. The applicant agrees to indemnify, hold harmless, and defend the City of
Santa Ana, its officials, officers, agents, and employees, from any and all liability, claims, actions or
proceedings that may be brought arising out of its approval of this project, and any approvals
associated with the project, including, without limitation, any environmental review or approval,
except to the extent caused by the sole negligence of the City of Santa Ana,
Section 3. The Planning Commission of the City of Santa Ana after conducting the public
hearing hereby approves Regional Planned Sign Program No. 2016-01 as conditioned in Exhibit "A"
attached hereto and incorporated herein for the project located at 1421 South Village Way. This
decision is based upon the evidence submitted at the abovesaid hearing, which includes, but is not
limited to: the Request for Planning Commission Action dated April 11, 2016, and exhibits
attached thereto; and the public testimony, written and oral, all of which are incorporated herein by
this reference.
ADOPTED this 11th day of April, 2016.
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTENTIONS: Commissioners:
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By:
Lisa Storck
Assistant City Attorney
James Gartner
Chairperson
Resolution No. 2016-xx
31 D-41 Page 3 of 6
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, ROSA BARELA, Acting Recording Secretary, do hereby attest to and certify the attached
Resolution No. 2016-xx to be the original resolution adopted by the Planning Commission of the
City of Santa Ana on April 11, 2016.
Acting Recording Secretary
City of Santa Ana
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EXHIBIT A
Conditions for Approval for Regional Planned Sian Program No. 2016-01
Regional Planned Sign Program No. 2016-01 is approved subject to compliance, to the reasonable
satisfaction of the Planning Manager, 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 sign program.
The applicant must remain in compliance with all conditions listed below throughout the life of the
sign program. Failure to comply with each and every condition may result in the revocation of the
sign program.
A. Planning Division
The pylon sign shall contain an easily -legible and accessible phone number available at all
times for response 24 hours per day, seven days per week in case of digital signage
malfunction or failure.
In addition to its on -premises advertising and identification purposes, the sign shall be used
for public service announcements or warning signs as requested and provided by the City of
Santa Ana. At a minimum, five (5%) percent of the display time shall be set aside for these
public messages.
At all times, the digital sign shall comply with all federal, state and local laws, regulations
and permitting requirements.
4. The bottom static sign panel on the pylon sign shall at all times integrate a display of the
text "Santa Ana" in fashion that is of consistent scale and legibility as the other static panels.
Any landscaping, including but not limited to trees, shrubs, groundcover, and hardscape
materials, that is removed to accommodate installation of new signage shall be replaced or
enhanced in a nearby area on the site. In the event that staff determines that a significant
amount of landscaping is to be removed as part of the project, staff may request a
landscape plan to be submitted by the applicant to ensure compliance with the City's design
standards for commercial properties.
Prior to any building permit finals, the applicant shall restore any dead or missing
landscaping on the entire site.
7. Prior to any building permit finals, the applicant shall remove all debris, debris or
rubbish containers, and outside storage bins other than those which are enclosed or
for regulartrash pickup.
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8. Prior to any building permit finals, the applicant shall repaint or restore any paint
blemishes, discoloration, or marred paint from rust or water runoff on all site
structures, including the commercial center buildings, parking structures, and signage
that is intended to remain in place.
9. The applicant or operator of the electronic message display shall measure lighting
levels of both digital signs after seven days and after one month of full operation and
submit lighting levels reports to the Planning Division for review to ensure compliance
with brightness standards contained within the Santa Ana Municipal Code.
1O.Any amendment to this regional planned sign program must be submitted to the
Planning Division for review. At that time, staff will determine if administrative relief is
available or the approved sign program must be amended.
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