DESIGN REVIEW COMMITTEE AGENDA ITEM

Transcription

1 DESIGN REVIEW COMMITTEE AGENDA ITEM AGENDA DATE: SEPTEMBER 3, 2014 TO: THRU: FROM: Chair Imboden and Members of the Design Review Committee Leslie Aranda Roseberry, Planning Manager Lucy Yeager, Contract Staff Planner SUBJECT: DRC NO SIGN AMENDMENT WEST CHAPMAN CENTER W. CHAPMAN AVENUE SUMMARY The applicant proposes to amend the existing sign program for the West Chapman Center, specifically to eliminate can signs and replace with individual channel letter signs for the center. RECOMMENDED ACTION FINAL DETERMINATION Staff recommends the DRC approve the proposed project with conditions of approval. BACKGROUND INFORMATION Applicant/Owner: Saddleback Signs - Applicant/Chapman Feldner, LTD - Owner Property Location: General Plan Designation: Zoning Classification: Existing Development: Property Size: Associated Applications: Previous DRC Project Review: W. Chapman Avenue (NWC of Chapman Avenue and Feldner Rd.) GC (General Commercial) (Max 1.0 FAR) C-2 (General Business) Strip Commercial Shopping Center 1.38 acres in area (60,113 sq.ft.) None None Previous Associated City Approvals: DRC No approval of current sign program on 10/18/2006; DRB No approval of previous sign program including new freestanding sign on 8/25/1993

2 Page 2 of 7 PUBLIC NOTICE No Public Notice was required for this project. ENVIRONMENAL REVIEW Categorical Exemption: The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per State CEQA Guidelines (Existing Facilities) because the project includes amendment to an existing sign program. There is no environmental public review required for a categorical exemption. PROJECT DESCRIPTION The applicant is proposing to amend the existing sign program to update and maintain a continuity of quality and aesthetics and modernize the signage within the shopping center which will offer optimum tenant identity for the mutual benefit of all tenants. Specifically, the program is being amended to eliminate can signs and replace with individual channel letter signs for the center. The proposed sign program is included as Attachment 3 and the existing sign program as Attachment 4. EXISTING SITE The existing site is a 1.38 acre property with one commercial strip center building comprised of 60,113 sq. ft. with nine tenant units. It is situated at the northwest corner of Feldner Rd. and Chapman Avenue (see Attachment 1 for Vicinity Map). A site map is provided in Attachment 3 which provides the layout of the site and building. EXISTING AREA CONTEXT The surrounding property to the west is the vacant Adray s commercial building. To the south across Chapman Avenue is a strip commercial retail center. To the east across Feldner Rd. is a strip commercial retail center. And, to the north, is a single story multi-family residential neighborhood and, along Feldner Rd., is a business building. All surrounding properties are zoned C-1 Limited Business. EVALUATION CRITERIA Orange Municipal Code (OMC) Section establishes the general criteria the DRC should use when reviewing the project. This section states the following: The project shall have an internally consistent, integrated design theme, which is reflected in the following elements: 1. Architectural Features. a. The architectural features shall reflect a similar design style or period.

3 Page 3 of 7 b. Creative building elements and identifying features should be used to create a high quality project with visual interest and an architectural style. 2. Landscape. a. The type, size and location of landscape materials shall support the project s overall design concept. b. Landscaping shall not obstruct visibility of required addressing, nor shall it obstruct the vision of motorists or pedestrians in proximity to the site. c. Landscape areas shall be provided in and around parking lots to break up the appearance of large expanses of hardscape. 3. Signage. All signage shall be compatible with the building(s) design, scale, colors, materials and lighting. 4. Secondary Functional and Accessory Features. Trash receptacles, storage and loading areas, transformers and mechanical equipment shall be screened in a manner, which is architecturally compatible with the principal building(s). ANALYSIS/STATEMENT OF ISSUES Issue 1: General Sign Criteria and Restrictions Highlights of the amended sign program are as follow: 1. Each tenant is permitted one illuminated channel letter sign on the building exterior of their unit with the following parameters: a. One square foot of signage permitted for each lineal foot of store frontage (maximum square footage allowed shall not exceed 100 square foot per frontage). b. Signable area centered on the fascia or sign band vertically and horizontally. c. Maximum letter height is 20 inches. d. Minimum letter height is 12 inches. e. Logo plaques are allowed within the size and limitations per the sign program. f. Only one line of copy is allowed. Condition No. 8 allows for the Community Development Director to consider 2 lines of copy with consent by the property owner or manager. g. Only fabricated aluminum letters are allowed. h. All letter faces shall be constructed with plexiglas colors. i. Sign content is limited to letters designating store name or established trade, or logo as per signed lease agreements. j. No additional advertising is permitted and no miscellaneous brand names allowed. k. Face color and type styles are subject to landlord s approval. 2. Restricted/prohibited signs include:

4 Page 4 of 7 a. Box-type signs. b. Animated, flashing or audible signs. c. Exposed lamps. d. Temporary signs without prior written approval by the landlord. e. Painted window signs or other window signs and, window neon placards. f. A-frame signs. g. Banners, pennants, flags, or other free standing signs. h. Blinking or flashing lights and the like. i. Any other restricted signage per the Orange Municipal Code. 3. Fabrication and installation highlights include the following restrictions: a. All channel letters shall be fabricated with 0.06 to.125 aluminum sheets. b. Letter faces shall be 1/8 thick, flat surface color Plexiglas. Note - no painted Plexiglas is permitted. c. Retainer trim cap must be 1 with cap screws painted to match trim cap color. All letters shall have 5 return and return color shall be black. d. LED illumination only. e. All sign letters shall be secured with concealed fasteners. f. No exposed raceways are allowed. 4. Maintenance includes: a. Damaged or not working signs shall be repaired within 72 hours. Issue 2: Submittal to City Condition No. 9 requires that the applicant follow and implement the general submittal requirements to the City. It is currently noted in the proposed Sign Program as Section E. Additionally, if items are not covered in the program, the program would then default to the Orange Municipal Code (OMC). ADVISORY BOARD RECOMMENDATION None STAFF RECOMMENDATION AND REQUIRED FINDINGS The courts define a Finding as a conclusion which describes the method of analysis decision makers utilize to make the final decision. A decision making body makes a Finding, or draws a conclusion, through identifying evidence in the record (i.e., testimony, reports, environmental documents, etc.) and should not contain unsupported statements. The statements which support the Findings bridge the gap between the raw data and the ultimate decision, thereby showing the rational decision making process that took place. The Findings are, in essence, the ultimate conclusions which must be reached in order to approve (or recommend approval of) a project.

5 Page 5 of 7 The same holds true if denying a project; the decision making body must detail why it cannot make the Findings. 1. In the Old Towne Historic District, the proposed work conforms to the prescriptive standards and design criteria referenced and/or recommended by the DRC or other reviewing body for the project (OMC F.1). This project site is not within the Old Towne Historic District; therefore, this finding does not apply. 2. In any National Register Historic District, the proposed work complies with the Secretary of the Interior s standards and guidelines (OMC F.2). This project site is not within the National Register Historic District; therefore, this finding does not apply. 3. The project design upholds community aesthetics through the use of an internally consistent, integrated design theme and is consistent with all adopted specific plans, applicable design standards, and their required findings (OMC F.3). The proposed program is consistent with Chapter 17.36, Sign Regulations of the Orange Municipal Code. The amended program will provide signage that is updated, consistent and an integrated look for the commercial center which is compatible with the building and complimentary to the surrounding area. The project site is not located within a specific plan area. 4. For infill residential development, as specified in the City of Orange Infill Residential Design Guidelines, the new structure(s) or addition are compatible with the scale, massing, orientation, and articulation of the surrounding development and will preserve or enhance existing neighborhood character (OMC F.4). The project site is not an infill residential development; therefore this finding does not apply. CONDITIONS OF APPROVAL 1. All construction shall conform in substance and be maintained in general conformance with plans and exhibits of the DRC meeting conducted on, including modifications required by conditions of approval, and as approved by the Design Review Committee. 2. The Sign Program Plans shall be revised to reflect the DRC s final approval. A revised set of plans shall be submitted to the Community Development Director or designee for review with final DRC approval prior to issuance of building/sign permits. 3. When sixty (60) percent of the tenant wall signs have been changed to conform with the approved sign program, the remaining tenant signs shall also be changed to conform to the approved sign program.

6 Page 6 of 7 4. Wall signs shall be installed upon the fascia surface and shall not extend beyond the lateral edges of a building. 5. Building permits shall be obtained for all construction work, as required by the City of Orange, Community Development Department s Building Division. Failure to obtain the required building permits will be cause for revocation of this DRC approval. 6. These conditions shall be reprinted on the first page of the construction documents when submitting to the Building Division for the plan check process. 7. Raceways will not be permitted for new signs. Existing signs with raceways will be allowed to remain until 60% of the signs have been changed to comply with the sign program. 8. The Community Development Director may consider and approve 2 lines of copy with consent by the property owner or manager. 9. General City submittal requirements, as may be amended from time to time, shall be implemented at all times. The following code provisions are applicable to this project, and are included for information only. This is not a complete list of requirements, and other code provisions may apply to the project. 10. The applicant agrees to indemnify, hold harmless, and defend the City, its officers, agents and employees from any and all liability or claims that may be brought against the City arising out of its approval of this permit, save and except that caused by the City s active negligence. 11. The applicant shall comply with all Federal, State and local laws, including all City regulations. Violation of any of those laws in connection with the use will be cause for revocation of this permit. 12. Construction permits shall be obtained for all construction work, as required by the City of Orange, Community Development Department s Building Division and Public Works Grading Division. Failure to obtain the required building permits or sign permits will be cause for revocation of this permit. 13. Applicant/developer shall be aware that all work within the public right-of-way requires the issuance of an Encroachment Permit. Such work includes, but is not limited to, work on the sidewalk, driveway construction and utility laterals. ATTACHMENTS 1. Vicinity Map 2. Existing Site Photo 3. Proposed Sign Program Including Site Plan and Examples 4. Existing Sign Program for DRC cc: Saddleback Signs ATTN: Corry Enyart File

7 20996 Bake, #108 Lake Forest, CA Design Review Committee Staff Report Page 7 of 7