HomeMy WebLinkAbout37 - PH-1 - Attachment 2 - 1/7/2014ATTACHMENT 2
PLANNING COMMISSION
AGENDA REPORT ,,
MEETING D' r
SUBJECT: PA -89-36 A21PA-87-133 Al (ZA-13-22)
AMENDMENT TO PLANNED SIGN PROGRAMS FOR METRO POINTE OFFICE AND
RETAIL CENTER
901 SOUTH COAST DRIVE & 950 SOUTH COAST DRIVE
DATE: NOVEMBER 27, 2009
PRESENTATION BY: ANTONIO GARDEA, SENIOR PLANNER
FOR FURTHER INFORMATION CONTACT: ANTONIO GARDEA (714) 754-5692
antonio.gardea@costamesaca.gov
PROJECT DESCRIPTION
An amendment to the existing Planned Sign Programs PA -89-36 and PA -87-133 for the
Metro Pointe office and retail center. The amended sign program includes the following
signs:
1. Two new 53 -foot high pylon signs, that include a nine -foot high by 18 -foot wide
electronic changeable copy sign on each pylon sign;
2. Three freestanding signs to replace existing signs (13 feet, four inches wide and
approximately 24 feet in height);
3. Fourteen temporary banners (two feet, six inches wide by ten feet in height each)
mounted on seven, 24 -foot tall poles; and
4. Two project identification signs:
a. Replacement of the sign at the corner of Bear Street and South Coast Drive
with individual letters 18 -inches in height and a logo five -feet, two -inches in
height; and
b. A new sign, 44 feet in width, with individual letters, six -feet in height and a logo
12 -feet in height mounted to the parking structure facing the freeway.
The revised sign program also includes a directional sign at the affiliated office complex
across the street from the Metro Pointe retail and office center. The freestanding, illuminated
sign is greater than seven feet in height (approximately twelve feet in height by six feet, three
inches in width) and is located within 200 feet of residentially zoned properties.
APPLICANT
Barbara Cohen, Architectural Design & Signs, is the authorized agent for the owner, Metro
Pointe Retail Associates II, and its agent, Arnel Commercial Properties.
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RECOMMENDATION
Adopt a Resolution to approve the amendment to the Planned Sign Program for replacement
of three freestanding monument signs, a new illuminated directional sign, and two project
identification signs and to deny the request for the electronic changeable copy signs and the
banners.
BACKGROUND
Site Location(s)
The project involves two sites along South Coast Drive. Metro Pointe Office and Retail Center
are located at 901-969 South Coast Drive. The site is an irregular shaped parcel bounded by
South Coast Drive on the north, Bear Street on the east, and the 1-405 San Diego Freeway on
the south and west, The property is a regional shopping center developed with multiple retail
commercial tenant spaces, two office buildings, parking structures, a multi -screen movie
theater and a food court.
The second site (950 South Coast Drive) is a commercially -zoned property located across the
street on the north side of South Coast Drive. The property is bound by Greenbrook Drive on
the east, South Coast Drive on the south, and residential properties to the north and west. The
property is developed with a two-story office building.
Both sites are governed by their respective Planned Sign Program (PSP). The Planned Sign
Program for the Metro Pointe retail center is unique in two ways. First, the total sign area for
the site was granted before the final development plan was approved because the developer
needed assurances on the signage available for prospective tenants. Second, signs within
the 'internal zone' are free of regulation because they are only visible from within the project
and not from the surrounding streets or freeway. A summary of the Planned Signing
Program and the various amendments approved for the office and retail center is in the table
below:
Application
Description
Sign Area
Total Sign
Permitted
Area
ZA-97-13
Amendment to allow a projecting sign facing
+ 71 SF
7,241 SF
-
the 405 Freeway.
ZA-96-14
m
Amendent to allow increased letter height
+ 19 SF
7,189 SF
_5_A89-36
for a wall sign facing South Coast Drive.
A
Amendment to redistribute office signs and
+3,63_9S F
7,170__ SF
add moresin area for the retail center.
PA- 89-36
Planned Sign Program for commercial office
_
3,531
v 3,531 SF
buildings (Metro Point Phase II & III) 901-969
South Coast Drive.
PA -87-133
Planned Sign Program for two commercial
425
425 SF s
office buildings (Phase 1) 940-950 South
Coast Drive.
N
ANALYSIS
The Sign Code states the following as to the purpose of the PSP:
"A PSP is intended to provide maximum incentive and latitude to encourage variety and
good design, and to allow response to special circumstances, but shall not be used to
circumvent the objectives of this chapter." (Code Section 13-120).
As part of the new marketing program for the Metro Pointe, an amendment to the planned sign
program has been submitted to renovate the existing signage to increase the visibility of the
center and attract potential new tenants and customers to the retail center.
The Planned Sign Program for the Metro Pointe retail center is unique because it establishes
four sign zones based on if and where the signs would be visible to the public. Signs in three
zones count against the allotment for the center: Bear Street zone, South Coast Drive zone,
and the Freeway zone. Signs that are directed to the interior (not visible from streets) are
referred to as within the 'Internal Zone' and do not count against the sign allowance.
According to City records and the information provided by the applicant, a balance of
approximately 2,500 square feet of uncommitted signage is available for the Metro Pointe
retail center.
Amendment to Planned Sign Program PA -89-36 (909 South Coast Drive)
The amendment to the sign program for the retail center (901 South Coast Drive) includes
replacing four existing signs (three monument signs and a project identification sign),
installing three new signs (one project identification sign and two new pylon signs) and
installation of temporary banners. Two of the monument signs being replaced are located
along the South Coast Drive zone, and one is located along the Bear Street zone. The
project identification sign being replaced is located within the Bear Street zone at the corner
of South Coast Drive and Bear Street. The three new signs and banners would be along the
Freeway zone. The total sign area would increase by approximately 2,114 square feet.
Because the proposed new signage is within the total allowable sign area, the analysis below
focuses on the signs by type rather than by location on the project site.
Pylon Signs with an Electronic Changeable Copy Display
The sign proposal includes installation of two new pylon signs, which include a nine -foot high
by 18 -foot wide electronic changeable copy sign facing the 1-405 Freeway. The pylon signs
are 53 feet tall, double-faced, and include five tenant panels on one side and three tenant
panels and a Light Emitting Diode (LED) reader board on the opposite side. The tenant
panels are four feet tall and 18 feet wide. The signs also have a single -faced, digital display
(an electronic changeable copy sign) that is nine feet tall by 18 feet wide. The digital display
J Electronic changeable copy sign. A sign that uses video displays, lamps, fiber optics, light emitting diodes
(I EDs) liquid crystal displays, plasma displays, or any other mechanical or light emitting medium to convey
messages, movement, or animation imagery during or between messages.
on the northernmost sign will face northbound traffic and the southernmost sign will face
southbound traffic. The total sign area for these two new signs is 1,476 square feet. The total
sign area is within the allotted sign area under the current planned sign program.
The Planned Sign Program does not authorize freestanding, freeway oriented signs.
Although this sign is noted on the applicant's submittal, this specific sign was deleted prior to
action by the Planning Commission. The Sign Code allows one freeway -oriented sign, not to
exceed 230 square feet in area and 32 feet in height. The planned sign program amendment
submitted in 1994 included a freeway pylon sign with tenant listings (600 square feet in area).
A California Department of Transportation (Caltrans) outdoor advertising sign permit is
required for the proposed signs due to visibility from the freeway and the State mandates
specific standards for signs visible to vehicular traffic. The purpose of the proposed pylon
signs with the digital display is to give permanent presence to at least ten of the major
tenants and to allow the remaining tenants an opportunity to display their graphics and
messages to the 4C5 commuters.
Electronic changeable copy signs are specifically prohibited in the Sign Code (Section 13-
112). However, these types of signs may be approved on a case-by-case basis. Planned
Sign Programs are typically reviewed by the City's Zoning Administrator; however, staff has
referred this request to the Planning Commission to determine if circumstances exist to
warrant approval of the proposed LED reader board signs. .
On October 19, 2009, the Planning Commission approved Planned Sign Program ZA-09-33
that included an electronic changeable copy signs for the South Coast Collection (SoCo)
retail center. In that case, the LED signs that face the freeway are 375 -square feet in size
and are mounted on a 60 -foot high pylon sign. One of the reasons that the Planning
Commission approved the reader board signs was because SOCO indicated that they would
advertize City events. The conditions of approval included provisions limiting the hours and
illumination of the signs. If the Planning Commission approves the applicant's request, similar
conditions of approval are included with one of the draft Resolutions. On August 9, 2010 the
Planning Commission also approved electronic changeable copy signs for the Triangle retail
center. After the amendment to the Planned Sign Program was called up for review by the
City Council, the application was withdrawn.
Monument Signs
The three replacement monument signs are slightly larger than the approved ground signs
authorized as part of the amended Planned Sign Program for PA 89-36 A. The sign program
allowed three monument signs with a maximum height of 25 feet (for four tenants), and a
maximum sign area of 120 square feet per sign, The sign program also included a 76
square foot monument sign at the corner of Bear Street and South Coast Drive. A project
identification sign installed instead of the corner monument sign and is now proposed to be
replaced. The identification signs are described further below. The planned sign program
was necessary for the monument signs because the proposal was for signs that were larger
in sign area, included more than three individual tenants, and were taller than that permitted
under the Sign Code. The sign code allows a maximum of 230 square feet of sign area, and
a maximum height of 32 feet for freestanding signs, In addition, the previous sign code the
number of listings (individual tenant signs and project name) on freestanding signs. The
restriction on the 'listings' has been omitted from the current Sign Code. The prior Planned
i
Sign Program amendment application was for a maximum sign area of 600 square feet, six
listings, and sign height of 50 feet.
The three proposed signs are approximately 24 feet in height, include five tenant signs, and
have a total sign area of 314 square feet. The signs will include individual channel letters for
project identification and a logo. The letters are oriented vertically and are approximately one
foot, six inches tall and ten feet wide. The logo is approximately three feet, four inches wide
and six feet, nine inches tall. The sign height complies with the amended sign prograrn.
However, the new signs include one more tenant listing than previously approved and the
increase in sign area is approximately 74 square feet more than that permitted for the
'ground' signs in the existing Planned Sign Program.
Identification Signs
The program includes replacement of one project identification sign and a new sign facing
the San Diego (405) Freeway. As previously mentioned, the sign program authorized a 76
square foot project monument sign at the northeast corner of Bear Street and South Coast
Drive. A project identification sign that spells out 'Metro Pointe' was installed at the corner.
The replacement sign consists of individual, 18 -inch tall letters and a five-foot, two-inch tall
logo, with a length of eleven feet, eight inches. The total sign area, including the logo, is
approximately 26 square feet. The replacement sign at the corner complies with provisions
of the amended planned sign program.
The planned sign program allowed one project identification sign facing the freeway with a
maximum sign area of 50 square feet. The proposed sign consists of installation of new
project identification signage on the parking structure near Bear Street that faces the San
Diego Freeway. The sign consists of six-foot tall, illuminated letters and 12 -foot tall logo. The
sign is 44 feet in length. The total sign area is approximately 264 square feet; an increase of
214 square feet greater than the approved sign area for the corner ground sign.
Banners
The sign proposal includes the installation of 14 flag -style banners mounted on seven poles
on the upper level of the parking structure. The changeable banners would be visible from
the freeway. The banners are two feet, six inches wide by ten feet in height (25 square feet
each). The total sign area for these banners is 350 square feet. The banners are vertically
mounted on poles that are approximately 24 feet in height. The sign renderings indicate that
the subject banners would be comparable in height to the existing light standards on the
parking structure. Because the flag poles are on the second level of the parking structure, the
overall height of these banners is approximately 41 feet from the street level.
The Sign Code allows temporary banners, however, they are only allowed for a maximum of
60 days, cannot be affixed to a pole/staff, are permitted only as a means of temporary
advertisement, and are limited to a maximum of 75 square feet per tenant. The current
planned sign program does not address temporary banners. The proposal indicates that the
changeable banner program would be for seasonal, promotional, and/or tenant content.
Although there are at least seven major tenants at the retail center, the banner program
would be a form of permanent signage and would add to the visual clutter along the Freeway.
Staff recommends denial of the banners.
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Justifications for Denial
The proposed amendment to the sign program includes two types of signs that are not
permitted by the Sign Code. Electronic changeable copy signs are expressly prohibited.
Temporary banners are limited to maximum of 60 days, are not allowed to be affixed to
poles, and are intended to be for temporary advertisement. The inclusion of these signs is
considered inconsistent with the General Plan and the intent of the Zoning Code to reduce
visual clutter. While staff recommends denial of both the electronic changeable copy
displays and the temporary banners, it is a policy decision of the Planning Commission to
allow either of these proposed signs.
The electronic changeable copy signs may be visible from residentially -zoned prope ties. A
view simulation has been prepared by the applicant indicating the height of the proposed
pylon signs as viewed from the residential neighborhood to the south. Although the
residential neighborhood is not immediately adjacent to the retail center, the uppermost
section of the signs would be visible. No portion of the LED reader board displays will be
visible from residentially zoned properties. However, the overall sign will be visible from the
residential neighborhood and the individual tenant signs are illuminated. Although the LED
reader board signs at SoCo are also lower on the pylon, the glare is visible from the
neighborhood south of the 405 Freeway. The surrounding properties may be affected by the
intermittent lighting as advertisements periodically change. Furthermore, the pylon signs are
larger in both size and height than currently allowed by the Sign Code.
Banners are not intended to be permanent sigingge for businesses. Although the total sign
area is within the allocations under the amended sign program, the temporary banners will
create additional aesthetic clutter visible from the 405 Freeway. In addition, the size of the
may be disproportionately small in relation to the distance and speed of vehicles on the
Freeway. Furthermore, the Sign Code expressly prohibits the installation of vertical, or flag -
type, temporary banners.
Amendment to Planned Sign Program PA -87-133 (950 South Coast Drive)
Directional Sign
As part of the new sign program a freestanding, directional monument sign would be installed
near the driveway of the office building at 950 South Coast Drive. The sign is ten feet, six
inches tall and six feet, three inches wide. The directional sign incorporates individual
channel letters and a logo for project identification. The logo and letters are approximately
one foot, three inches wide and eight feet tall.
The previously approved Planned Sign Program PA -87-133 imposed standards that were
more stringent than the zoning code rules in effect at the time. The restrictions dealt with
both wall signs and freestanding ground signs. A maximum of one monument sign for the
two tenants was permitted for this site, 35 square feet each and a maximum of four feet in
height and ten feet in width. These ground signs were not installed. Because the text on the
sign is for directional purposes, only the project identification sign area would count as
signage, for a total of ten square feet. The sign area is thereby within the limits imposed
under the amended sign program. However, the proposed directional sign does not comply
with approved sign height for this site. Therefore, an amendment to the program is
necessary.
In commercial zones, freestanding signs located within 200 feet of residentially -zoned
property, are limited to seven feet in height, unless non -illuminated or placed in such a
location that visibility is completely obscured by permanent structures. Signs that do not
comply may be authorized as part of a Planned Signing Program, if the sign has no adverse
visual impacts on the residentially zoned properties. The directional sign is ten feet, six
inches tall, illuminated, and is partially visible from the second story of the adjacent
residential buildings approximately 150 feet to the west. The sign indicates the location and
addresses of the surrounding apartments, office buildings and retail center.
The existing on-site evergreen trees obscure the sign from the residentially zoned property to
the west. Mature trees planted along the perimeter of the site would obstruct the view of the
sign from the single family residential properties to the north. Therefore, the visual impact is
minimal.
GENERAL PLAN CONFORMITY
The proposed signs, with the recommended conditions of approval, are consistent with the
following General Plan goals:
• Goal CD -1: Vehicular and Pedestrian Corridors: Strengthen the image of the City as
experienced from sidewalks and roadways.
• Goal CD -6, Image: Enhance opportunities for development to contribute to a positive
visual image for the City of Costa Mesa.
• Goal CD -13, Signs: Ensure that signs contribute positively to Costa Mesa's image and
overall economic development.
ALTERNATIVES
The Planning Commission has the following alternatives:
1. Approve the amendment to the planned sign program with conditions of approval fo delete
This would allow the project to proceed, omitting the proposed LED reader board signs and
banners, subject to the recommended conditions of approval.
2. improve the proposed arnendmenf (o the ptantaed sign program including the electronic
chanaeable copy disp/axs and the banner signs, subject to conditions of approval. This
would allow the project to proceed, subject to the recommended conditions of approval as
discussed earlier in this report and attached to the draft Resolution.
12
3. Deny the proposed amendment to the planned sign program. This would not allow the
project to proceed. The applicant could not submit substantially the same type of
application for six months.
ENVIRONMENTAL DETERMINATION
If the request is approved, it would be exempt from the provisions of the California
Environmental Quality Act under Section 15311 for Accessory Structures. If the request is
denied, it is exempt from the provisions of the California Environmental Quality Act (CEQA)
Section 15270(a) for projects which are disapproved.
CONCLUSION
Certain components of the proposed amendment to the Planned Sign Program conform with
the intent of the City's Sign Code well as the City's General Plan. The replacement monument
and retail center identity signs generally comply with the current Planned Sign Program. The
directional sign also complies with the City's Sign Code and the general intent of the planned
sign program. The pylon signs, with the LED reader board displays, and the temporary
banners are prohibited in the City's Sign Code. However, the Sign Code provisions, in terms of
allowing Planned Sign Programs, permits greater flexibility for unique sites. The conditions of
approval will minimize any adverse impacts to vehicle traffic and surrounding properties, and
will help revitalize the regional shopping center. Therefore, staff supports the applicant's
ANTOhf(O GARDEAU GARY ARVSTRRONG, AICP
Senior Planner Economi & Development ervices Director /
Deputy CEO
Attachments: 1. Draft Planning Commission Resolutions
2. Location Map
3. Applicant's Project Description and Property Manager's Letter
4. Proposed Sign Program Amendment
Distribution: Director of Economic & Development/Deputy CEO
Assistant Development Services Director
Sr. Deputy City Attorney
Public Services Director
City Engineer
Transportation Services Manager
Fire Protection Analyst
Staff (6)
File (2)
Barbara Cohen
Architectural Design & Signs
2950 Palisades Drive
Corona, CA 92880
15
Rosanna Dalat
Arne( Property Development
949 South Coast Drive Suite 600
Costa Mesa, CA 92626
11
RESOLUTION NO. PC -13-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF COSTA MESA APPROVING ZONING
APPLICATION PA -89-36 A2 / PA -87-133 Al (ZA-13-22)
THE PLANNING COMMISSION OF THE CITY OF COSTA MESA HEREBY
RESOLVES AS FOLLOWS:
WHEREAS, an application was filed by Architectural Design & Signs, authorized
agent for Arnel Property Development and Metro Pointe Retail Associates II, owner of
real property located at 901 South Coast Drive and 950 South Coast Drive located in a
Planned Development Commercial (PDC) zone;
WHEREAS, the request is for an amendment to an existing Planned Signing
Program (PA -89-36) to replace three existing monument signs, replace an existing
project identification sign, and install two new pylon signs and a new project
identification sign on the parking structure facing the San Diego (405) Freeway on the
property located at 901 South Coast Drive;
WHEREAS, the request is also for an amendment to an existing Planned
Signing Program (PA -87-133) to allow a twelve -foot tall, illuminated directional sign on
the property located within 200 feet of residentially zoned properties at 950 South Coast
Drive;
WHEREAS, on December 9, 2013, a duly noticed public hearing held by the
Planning Commission with all persons having the opportunity to speak and be heard for
and against the proposal;
BE IT RESOLVED that, based on the evidence in the record and the findings
contained in Exhibit "A," and subject to the conditions of approval contained within
Exhibit "B," the Planning Commission hereby APPROVES Zoning Application PA -89-36
A2 and PA -87-113 Al with respect to the property described above.
BE IT FURTHER RESOLVED that the Costa Mesa Planning Commission does
hereby find and determine that adoption of this Resolution is expressly predicated upon
the activity as described in the staff report for Zoning Application ZA-13-22 and upon
applicant's compliance with each and all of the conditions in Exhibit "B" as well as with
compliance of all applicable federal, state, and local laws. Any approval granted by this
15r
resolution shall be subject to review, modification or revocation if there is a material
change that occurs in the operation, or if the applicant fails to comply with any of the
conditions of approval.
PASSED AND ADOPTED this 9th day of December, 2013.
Jim Fitzpatrick, Chair,
Costa Mesa Planning Commission
10
STATE OF CALIFORNIA )
)ss
COUNTY OF ORANGE )
I, Claire Flynn, Secretary to the Planning Commission of the City of Costa Mesa,
do hereby certify that the foregoing Resolution was passed and adopted at a meeting of
the City of Costa Mesa Planning Commission held on December 9, 2013, by the
following votes:
AYES: COMMISSIONERS
NOES: COMMISSIONERS
ABSENT: COMMISSIONERS
Id\CI.9LAI I�CelATkv6m61=1Zm
Secretary, Costa Mesa
Planning Commission
11
PA -89-36 A2
PA -87-133 Al
EXHIBIT "A"
FINDINGS (APPROVAL — STAFF RECOMMENDATION)
The signs comply with Costa Mesa Municipal Code Section 13-29(e) because:
• The signs are compatible and harmonious with uses that exist in the general
neighborhood.
• The signs comply with the intent of the applicable performance standards as
prescribed in the Zoning Code.
• The signs are consistent with the intent of the General Plan.
• The cumulative effects of all planning applications have been considered.
2, The proposed signage conforms with the intent of the City's Sign Code as it pertains
to Planned Signing Programs as well as the City's General Plan and
Redevelopment Plan. The proposed signs are consistent with each other in design
and construction, taking into account sign style and shape, materials, letter style,
colors and illumination. The signs are compatible with the buildings and
developments they identify, taking into account materials, colors, and design motif.
Approval does not constitute a grant of special privilege and/or allow substantially
greater visibility than what the standard sign provisions would allow. Specifically, the
signs will not exceed the maximum amount of sign area allowed under the Planned
Signing Program or the City's Zoning Code. The conditions of approval will
minimize any adverse impacts of the proposed signs to vehicle traffic and
surrounding properties, and will enable the retail center to attract and maintain
regional retail tenants. Additionally, the signs are consistent with the following
General Plan goals:
• Goal CD -1: Vehicular and Pedestrian Corridors: Strengthen the image of the
City as experienced from sidewalks and roadways.
• Goal CD -6, Image: Enhance opportunities for development to contribute to a
positive visual image for the City of Costa Mesa.
• Goal CD -13, Signs: Ensure that signs contribute positively to Costa Mesa's
image and overall economic development.
3, The project has been reviewed for compliance with the California Environmental
Quality Act (CEQA), the CEQA Guidelines, and the City environmental procedures,
and has been found to be exempt from CEQA under Section 15311 for Accessory
Structures.
4. The project is exempt from Chapter IX, Article 11, Transportation System
Management, of Title 13 of the Costa Mesa Municipal Code.
IM
EXHIBIT "B"
CONDITIONS OF APPROVAL
PA -89-36 A2
PA -87-133 Al
Ping, 1. All newly installed signs shall be in conformance to the requirements and
intent of this Planned Signing Program, as well as other applicable Codes
and regulations. Any sign not meeting the specific criteria outlined in the
planned signing program shall not be permitted.
2. The City's Sign Ordinance shall apply to signs not specifically covered by
this Planned Signing Program.
3. Any modification, addition, or deletion to the approved Planned Signing
Program shall be reviewed by the Zoning Administrator to determine if an
amendment to the Planned Signing Program is necessary.
4. The Planned Signing Program may be referred to the Planning Commission
for modification or revocation at any time if the conditions of approval have
not been complied with, or if, in the reasonable opinion of the Development
Services Director or his/her designee, any of the findings upon which the
approval was based are no longer applicable.
IQ
PA -89-36 A2
PA -87-133 Al
CODE REQUIREMENTS
The following list of federal, state and local laws applicable to the project has been
compiled by staff for the applicant's reference. Any reference to "City" pertains to the
City of Costa Mesa.
Ping. 1. Approval of the zoning application is valid for one (1) year from the
effective date of this approval and will expire at the end of that period
unless applicant establishes the use by obtaining building permits for
the authorized construction and initiates construction. If the applicant
is unable to obtain building permits within the one-year time period,
the applicant may request an extension of time. The Planning Division
must receive a written request for the time extension prior to the
expiration of the zoning application.
2. Permits shall be obtained for all signs according to the provisions of
the Costa Mesa Sign Ordinance.
Bus. 3, All contractors and subcontractors must have valid business licenses
Lic. to do business in the City of Costa Mesa. Final inspections, final
occupancy and utility releases will not be granted until all such
licenses have been obtained.
Bldg, 4, Comply with the requirements of the 2007 California Building Code,
California Code of Regulations, Title 24, also known as the California
Building Standards Code, as amended by the City of Costa Mesa,
5. Provide structural calculations for the pylon signs prepared by a
California registered engineer of architect
Eng. G. Lane closures, including sidewalk, will require an encroachment
permit from the Public Services Division.
20
RESOLUTION NO. PC -13-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF COSTA MESA APPROVING ZONING APPLICATION PA -89-36
A2 / PA -87-133 Al (ZA-13-22)
THE PLANNING COMMISSION OF THE CITY OF COSTA MESA HEREBY RESOLVES AS
FOLLOWS:
WHEREAS, an application was filed by Architectural Design & Signs, authorized agent
for Arne[ Property Development and Metro Pointe Retail Associates II, owner of real property
located at 901 South Coast Drive and 950 South Coast Drive located in a Planned
Development Commercial (PDC) zone;
WHEREAS, the request is for an amendment to an existing Planned Signing Program
(PA -89-36) to replace three existing monument signs, replace an existing project
identification sign, and install two new pylon signs, with electronic changeable copy
displays (LED reader boards) along the south side of the site facing the San Diego (405)
Freeway, and a new project identification sign and 14 temporary banner signs on the
parking Structure facing the San Diego (405) Freeway on the property located at 901 South
Coast Drive.
WHEREAS, the request is also for an amendment to an existing Planned Signing
Program (PA -87-133) to allow a twelve -foot tall, illuminated directional sign on the property
located within 200 feet of residentially zoned properties at 950 South Coast Drive;
WHEREAS, on December 9, 2013, a duly noticed public hearing held by the Planning
Commission with all persons having the opportunity to speak and be heard for and against
the proposal;
BE IT RESOLVED that, based on the evidence in the record and the findings
contained in Exhibit "A," and subject to the conditions of approval contained within Exhibit
"B," the Planning Commission hereby APPROVES Zoning Application PA -89-36 A2 and PA -
87 -113 Al with respect to the property described above.
BE IT FURTHER RESOLVED that the Costa Mesa Planning Commission does
hereby find and determine that adoption of this Resolution is expressly predicated upon the
activity as described in the staff report for Zoning Application ZA-13-22 and upon applicant's
compliance with each and all of the conditions in Exhibit °B" as well as with compliance of all
applicable federal, state, and local laws. Any approval granted by this resolution shall be
subject to review, modification or revocation if there is a material change that occurs in the
operation, or if the applicant fails to comply with any of the conditions of approval.
PASSED AND ADOPTED this 9th day of December, 2013.
Jim Fitzpatrick, Chair,
Costa Mesa Planning Commission
L2.
EXHIBIT "A"
FINDINGS APPROVAL — APPLICANT'S REQUEST
The signs comply with Costa Mesa Municipal Code Section 13-29(e) because:
• The signs are compatible and harmonious with uses that exist in the general
neighborhood.
• The signs comply with the intent of the applicable performance standards as
prescribed in the Zoning Code.
• The signs are consistent with the intent of the General Plan.
• The cumulative effects of all planning applications have been considered.
2. The proposed signage conforms with the intent of the City's Sign Code as it pertains
to Planned Signing Programs as well as the City's General Plan and
Redevelopment Plan. The proposed signs are consistent with each other in design
and construction, taking into account sign style and shape, materials, letter style,
colors and illumination. The signs are compatible with the buildings and
developments they identify, taking into account materials, colors, and design motif.
Approval does not constitute a grant of special privilege and/or allow substantially
greater visibility than what the standard sign provisions would allow. Specifically, the
signs will not exceed the maximum amount of sign area allowed under the Planned
Signing Program or the City's Zoning Code. The conditions of approval will
minimize any adverse impacts of the proposed signs to vehicle traffic and
surrounding properties, and will enable the retail center to attract and maintain
regional retail tenants. The applicant has demonstrated that the LED reader board
signs will not be visible from the residential properties across the freeway to the
south. Additionally, the signs are consistent with the following General Plan goals:
• Goal CD -1: Vehicular and Pedestrian Corridors: Strengthen the image of the
City as experienced from sidewalks and roadways.
• Goal CD -6, Image: Enhance opportunities for development to contribute to a
positive visual image for the City of Costa Mesa.
• Goal CD -13, Signs: Ensure that signs contribute positively to Costa Mesa's
image and overall economic development.
3. The project has been reviewed for compliance with the California Environmental
Quality Act (CEQA), the CEQA Guidelines, and the City environmental procedures,
and has been found to be exempt from CEQA under Section 15311 for Accessory
Structures.
4, The project is exempt from Chapter IX, Article 11, Transportation System
Management, of Title 13 of the Costa Mesa Municipal Code.
MORIFS IMI.
CONDITIONS OF APPROVAL
Ping. 1. All newly installed signs shall be in conformance to the requirements and
intent of this Planned Signing Program, as well as other applicable Codes
and regulations. Any sign not meeting the specific criteria outlined in the
planned signing program shall not be permitted.
2. The City's Sign Ordinance shall apply to signs not specifically covered by
this Planned Signing Program.
3. Any modification, addition, or deletion to the approved Planned Signing
Program shall be reviewed by the Zoning Administrator to determine If an
amendment to the Planned Signing Program is necessary.
4. The Planned Signing Program may be referred to the Planning Commission
for modification or revocation at any time if the conditions of approval have
not been complied with, or if, in the reasonable opinion of the Development
Services Director or his/her designee, any of the findings upon which the
approval was based are no longer applicable.
5. Caltrans outdoor signage permit(s) shall be obtained prior to issuance of
building permits for the LED reader board signs.
6. The total site signage, including the LED signs, shall not exceed the total
sign area allowed under the planned sign program (7,241 sq. ft. for the
entire center).
7. The freeway -oriented pylon signs with the LED reader board screens shall
comply with the following requirements:
a. The pylon sign shall not exceed 53 feet in height, measured
from the adjacent grade.
b. The display area shall be a maximum of 23 feet high by 18
feet wide.
c. The LED reader board screen shall be a maximum of nine
feet high by 18 feet wide.
d. The display may not include any message that is in motion or
appears to be in motion.
e. The display may not change the intensity of illumination.
f. The display may not change the message more than once
every four seconds.
g. The LED reader board screen shall not exceed a maximum
height of 30'-0" feet as measured from grade to the highest
point on the screen.
h. The LED reader board screen shall not exceed 300 nits in
luminance during the evening hours and shall perform as
described in the lighting study prepared by the project
consultant.
i. No flashing or animated displays or images on the LED
reader board screen shall be permitted at any time.
j. The operating hours of the LED reader board screen shall be
7:OOAM through 10:OOPM, seven days a week. Beginning at
9:OOPM, the LED reader board sign shall be gradually
dimmed until it is completely turned off at 10:OOPM. Outside
these approved hours, the LED reader board screen shall be
turned off.
k. The LED reader board signs at the bottom panels of the pylon
sign shall be shall be no larger than 9 feet high by 18 feet
long and shall also be subject to the following:
I. The LED reader board signs shall not exceed 300 nits in
luminance during the evening hours.
m. No flashing or animated displays or images on the LED
reader board signs shall be permitted at any time.
n. The operating hours of the LED reader board signs shall be
7:OOAM through 10:OOPM, seven days a week. Beginning at
9:OOPM, the LED reader board signs shall be gradually
dimmed until it is completely turned off at 10:OOPM. Outside
these approved hours, the LED reader board signs shall be
turned off.
o. The advertising on the LED reader board signs shall consist of
on-site advertising for tenants, movies, or activities within the
Metro Pointe retail center.
7�5'
CODE REQUIREMENTS
The following list of federal, state and local laws applicable to the project has been compiled
by staff for the applicant's reference. Any reference to "City" pertains to the City of Costa
Mesa.
Ping. 7.
Approval of the zoning application is valid for one (1) year from the
effective date of this approval and will expire at the end of that period
unless applicant establishes the use by obtaining building permits for
the authorized construction and initiates construction. If the applicant
is unable to obtain building permits within the one-year time period,
the applicant may request an extension of time. The Planning Division
must receive a written request for the time extension prior to the
expiration of the zoning application.
S.
Permits shall be obtained for all signs according to the provisions of
the Costa Mesa Sign Ordinance,
Bus, 9.
All contractors and subcontractors must have valid business licenses
Lic.
to do business in the City of Costa Mesa. Final inspections, final
occupancy and utility releases will not be granted until all such
licenses have been obtained.
Bldg. 10.
Comply with the requirements of the 2007 California Building Code,
California Code of Regulations, Title 24, also known as the California
Building Standards Code, as amended by the City of Costa Mesa.
11.
Provide structural calculations for the pylon signs with LED reader
boards prepared by a California registered engineer of architect.
Eng. 12.
Lane closures, including sidewalk, will require an encroachment
permit from the Public Services Division.
0
RESOLUTION NO. PC -13-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF COSTA MESA DENYING ZONING APPLICATION ZA-13.22
THE PLANNING COMMISSION OF THE CITY OF COSTA MESA HEREBY RESOLVES AS
FOLLOWS:
WHEREAS, an application was filed by Architectural Design & Signs, authorized agent
for Arnel Property Development and Metro Pointe Retail Associates II, owner of real property
located at 901 South Coast Drive and 950 South Coast Drive, in a Planned Development
Commercial (PDC) zone;
WHEREAS, the request is for an amendment to an existing Planned Signing Program
(PA -89-36) to allow two signs with electronic Light Emitting Diode (LED) reader board
screens on the south sides of the property facing the San Diego (405) Freeway on the
property located at 901 South Coast Drive;
WHEREAS, the request is also for an amendment to an existing Planned Signing
Program (PA -87-133) to allow a twelve -foot tall, illuminated directional sign on the property
located within 200 feet of residentially zoned properties at 950 South Coast Drive;
WHEREAS, on December 9, 2013, a duly noticed public hearing held by the Planning
Commission with all persons having the opportunity to speak and be heard for and against
the proposal;
BE IT RESOLVED that, based on the evidence in the record and the findings
contained in Exhibit 'A," the Planning Commission hereby DENIES Zoning Application ZA-
13-22 with respect to the property described above.
PASSED AND ADOPTED this 9th day of December, 2013,
Jim Fitzpatrick, Chair,
Costa Mesa Planning Commission
21
STATE OF CALIFORNIA )
)ss
COUNTY OF ORANGE )
I, Claire Flynn, Secretary to the Planning Commission of the City of Costa Mesa, do
hereby certify that the foregoing Resolution was passed and adopted at a meeting of the City
of Costa Mesa Planning Commission held on December 9, 2013, by the following votes:
AYES: COMMISSIONERS
NOES: COMMISSIONERS
ABSENT: COMMISSIONERS
ABSTAIN: COMMISSIONERS
Claire Flynn, Secretary
Costa Mesa Planning Commission
W
EXHIBIT "A"
FINDINGS (DENIAL)
PA -89.36 A2
PA -87-133 Al
A. The proposed signs do not comply with Costa Mesa Municipal Code Section 13-
29(e) because:
• The proposed signs are not compatible and harmonious with uses that exist in
the general neighborhood.
• The proposed signs do not comply with the intent of the applicable
performance standards as prescribed in the Zoning Code.
• The proposed signs are not consistent with the General Plan.
• The cumulative effects of all planning applications have been considered.
B, The proposed signs are not consistent with the intent of the City's Sign Code and
the General Plan. The proposed signs are not consistent with each other in design
and construction, taking into account sign style and shape, materials, letter style,
colors and illumination. The proposed signs are not compatible with the buildings
and developments they identify, taking into account materials, colors, and design
motif. Approval would constitute a grant of special privilege and allow substantially
greater visibility than what the standard sign provisions would allow.
C. The Costa Mesa Planning Commission has denied Zoning Application ZA-13-22.
Pursuant to Public Resources Code Section 21080(b)(5) and CEQA Guidelines
Section 15270(a) CEQA does not apply to this project because it has been
rejected and will not be carried out.
D. The project is exempt from Chapter IX, Article 11, Transportation System
Management, of Title 13 of the Costa Mesa Municipal Code.
NO
City of Costa Mesa
CITY OF COSTA MESA -[Created: 11/26/2013 11:50:41 AM] [Scale: 474.761 [Page: 8,5x 11 /Portrait]
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October 21, 2013
City of Costa Mesa
Mr. Antonio Gordea
77 Fair Drive.
Costa Mesa, CA 92628
Phone: 714-754-5692
Fax: 714-754-4856
Email: Antonio.gardea@costamesa.gov
RE: Application: ZA-13.22 SECOND AMENDMENT TO PLANNED SIGN PROGRAM
PA -89-36 901 SOUTH COAST DRIVE, COSTA MESA
Dear Antonio;
On behalf of Arnel Commercial Properties we are pleased to submit this narrative for the revised
sign program for the above mentioned project.
Metro Pointe is a regional shopping center and anchored by Edwards Cinemas, Nordstrom
Rack, Best Buy and Loehman's. At the request of the tenants, the owners have decided that a
fresh look was needed for the center to assist in a new marketing program for Metro Pointe.
This program would achieve the following:
a) Attract a new tenant or tenants to replace any potential big box vacancy or reduction
in space size (i.e. Best Buy's 60,000 square feet building in the future possibility that Best
Buy would downsize their space needs to only 30,000 square feet).
b) With competition from Tustin Market Place, SOCO, and the addition of "The District" in
Tustin, tenants did not want to lose out on vital opportunities.
This request by AD/S is from on environmental graphic (signage) point of view. At the onset let
me state that all the signs mentioned (new & existing) are within the allowed square footage
allocated for the center.
Monument Sians: Al, A2 8 A3
The first objective was the revitalization of the three (3) existing pylons/monument signs. This has
been achieved through a complete makeover of the designs and color palette, yet still
retaining the same support structures. The area and height of the signs will not alter. One
additional tenant panel has been added for the owners to use if necessary, as an incentive to
offer the future tenants that may occupy the Best Buy location.
2950 Palisades Drive, Corona, CA 92880 T: 800-862-3202 F: 951-278-0681 www.ad-s.com
■ Signage +Fabrication ■ Display• Fixtures ~ Lighting +Maintenance
31
Corner Project I.D. Sian B:
Secondly, adding visibility (pop) to the project identification on the corner of South Coast Drive
and Bear Street.
Thirdly, and most vital of all is the opportunity which is the visibility from the 405 freeway,
Pylon Sians C1 L C2
It is the intention to install two (2) double faced, fifty (50) feet high pylon signs each
housing five (5) tenant panels.
In addition each of these signs will have a single -faced digital display measuring 9'0"
high byl8'.0" wide.
The digital display on Pylon C1 will be facing the north -bound traffic; and the single -
faced digital display on Pylon C2 will be facing the south -bound traffic.
The intent of these two (2) signs will be a) to give permanent presence to at least ten of the
major tenants, and b) to allow the remaining tenants an opportunity to display their graphics
and messages to the 405 commuters.
An opportunity of awareness message on behalf of the city of Costa Mesa regarding on-going
programs and special events would become an added bonus.
Pursuant to Caltrans regulation for a digital display sign in the proximity to a freeway, only a
series of still images or graphic may be displayed, with no moving images, either live action or
animated. A useful analogy is to imagine a PowerPoint presentation on a large screen. (Still and
Video simulation of the proposed Project I.D. sign with images that will be viewable from the 1-
405 will be provided separately.)
Freewav Prolect ID C3
The existing "Metro Pointe" sign mounted onto the Parking Structure has no impact for 405
commuters and will be replaced with a new project identification sign, consisting of "Metro
Pointe in 6'-0" high internally illuminated channel letters.
The existing light poles will have colorful interchangeable banners for tenants and/or seasonal
promotions.
Multi -Use Monument Sian D
Lastly, it is also the intention to install one additional 12' high monument on south coast drive on
the parcel across the street (not on the residential parcel) the intent is to show the public that
the offices, residential and retail properties are all part of the Metro Point umbrella.
Life Style Graphics:
An additional important modification to the Signing Program is the use of Lifestyle/tenant
Graphics. Throughout the Project, certain areas will be designated for large-scale lifestyle
graphics. These graphics would be designed, installed and maintained by the Applicants. The
■ #:; Page 2 of 3
Visual content will vary by location and only lifestyle images that relate to the Project shall be
allowed.
These graphics may vary in size and will be limited to a maximum of 200 square feet. No images
containing alcohol or tobacco, nor images depicting violent or explicit content, shall be
allowed.
These various life style graphics will provide a new energy for the tenancy,.
The proposed modification to the Planned Signing Program will be a significant upgrade to the
center and its marketability, while the visual impacts of the proposed changes on neighboring
properties will be minimal.
Respectfully Submitted,
Architectural Design & Signs, Inc.
Milton Solomon
Vice President.
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■ ■ u Page 3 of 3
3 15
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SOUTH co
September 9, 2013
City of Costa Mesa
77 Fair Drive
Costa Mesa, CA 92626
Re: Metro Pointe
901 South Coast Drive
Costa Mesa, CA 92626
To Whom It May Concern:
On behalf of Metro Pointe Retail Associates II, owners for the Metro Pointe
Shopping center, we are appealing to the City of Costa Mesa to approve our
request to upgrade the current sign program. These upgrades are necessary
in order to accommodate future re -tenanting purposes and additional pylon
sign structures.
We have seen a trend in the past several years with big box tenants reducing
the size of their store in order to operate more efficiently. Accordingly, we
have targeted a couple of key big box tenants whose leases will expire in a
few years as we want to ensure that we are prepared for any potential
releasing efforts for those large spaces. As an example, the Best Buy space
is approximately 60,000 sf, the tenant may look to downsize their space or
elect to vacate at the end of their term. Should Best Buy vacate, we would
look to demising that space as releasing efforts for two 30,000 sf tenants
would be much more attainable than trying to release to a single 60,000 sf
tenant. In either scenario, we would have to accommodate two tenants in
that building and under the current sign program we are a little concerned
that we have reached our sign area allocation and could be limited with any
future tenant's signage. We would much prefer to have our sign criteria
based on the standard one and one half or two square feet of sign area per
linear foot of storefront.
Furthermore, we have continued to field questions and concerns from our
existing tenants who are looking to add signage or upgrade their current
signage but are unable to move forward with any possibilities due to the
limitation under the center's signage program.
949 South Coast Drive - Suite 600 ^ Costa Mesa,CA 92626 • 714.481.5009 ^ Fax 714.481.5188
31
In addressing these tenant sign issues we enlisted the expertise of Milton
Solomon and his company AD/S as his resume includes not only many high
profile retail centers such as Harbor Center but another iconic Costa Mesa
destination, the Henry and Renee Segerstrom Hall.
His assessment of Metro Pointe and the current sign program confirms that
we are operating under an antiquated sign allocation system that must
evolve to meet the ever changing needs of retailers. Many of the
surrounding cities including Tustin, Irvine, and Huntington Beach etc. that
operated under the same signage allocation as Costa Mesa have changed and
adapted to the current retail climate.
Our tenants have also pointed out the missed opportunity, which is the
frontage of our center directly facing the 405 freeway where thousands of
cars pass every day barring no identification of Metro Pointe. We have not
taken advantage of the open canvas in front of our center to identify Metro
Pointe. Our project is between two other major retail centers, South Coast
Plaza and the South Coast Collection - one with prominent signage the other
is known world-wide. The absence of any prominent signage for Metro
Pointe is a disadvantage for our project and our tenants.
Accordingly, the upgraded sign program proposes the installation of two (2)
50 ft pylon signs that will be placed in front of the center along the 405
freeway as well as a 10 ft high Metro Pointe sign. As you can see we have
been prudent in the design and aesthetics of the signs to create an updated
but timeless look for the project but more importantly provide the additional
visibility for both the project and the tenants. We have also taken into
consideration the impact the pylon signs will have on the nearby residential
neighborhood being careful not to construct anything that will be offensive,
overbearing or distasteful. We believe we have succeeded with the attached
sign package.
Our ownership and company greatly values Metro Pointe and we are very
proud of the contributions our project has given to the City and the
community. We believe one of the key elements in the continued viability of
the project will be availability of signage opportunities for existing and future
tenants. Given these economic times when each center, each retailer is
fighting for the consumer dollar it is critical that the City of Costa Mesa
recognizes these challenges and provides its support on our updated sign
package.
We appreciate your consideration and continued support of our project.
Should you have any questions, please call me at 174.481.5065. Thank you.
pneral
Dalat
Manager
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