TO: Chair and Members of the Design Review Committee
THRU: Hayden Beckman, Planning Manager
FROM: Anna Eichelberger, Planning Technician
1. Subject
title
A request to install two new wall signs, including one illuminated sign on the front elevation and one non-illuminated sign on the rear elevation, on an existing building designated as a non-contributor within in the Old Towne Historic District, located at 216 E. Chapman Avenue (Design Review No. 26-0052).
end
2. Summary
body
The applicant proposes to install two new wall-mounted signs, one illuminated, and one non-illuminated for ES Imagine Extraordinary, a new commercial business located at 216 E. Chapman Avenue. This property is located in the Old Towne Historic District and is designated as a non-contributing property.
3. RECOMMENDED ACTION
recommendation
Approve Design Review No. 26-0052 with recommended conditions.
end
4. BACKGROUND INFORMATION
Applicant/Owner: Richard Zarazua
Property Location: 216 E. Chapman Avenue
General Plan Designation: Old Towne Mixed Use-15, 6-15 du/ac
Zoning Classification: (OTMU-15) Old Towne Mixed Use-15
Existing Development: Commercial building constructed in 1910
Associated Application: None
Previous DRC Project Review: None
5. project description
The project proposal is for a new wall sign for a new tenant ES Imagine Extraordinary. This project includes:
• Installation of a new aluminum wall sign with interior halo-lit illumination on the north elevation of the building. The sign dimensions are: 30 inches tall, 10 feet wide, letter height is 21 inches tall, and a total size of 25 square feet which is less than the maximum limit of one square foot for each lineal foot of the tenants’ street frontage which measures 42 feet wide. The base of the proposed sign measures 13 feet from grade, as measured from the curb/sidewalk. The proposed north facing sign will be anchored 3 inches into the stucco and plywood wall.
• Installation of a new, ¼-inch-thick aluminum, non-illuminated, wall sign on the rear, south elevation of the building. The sign dimensions are: 2 feet tall, 2 feet-8 inches wide, and a total size of 5.3 square feet. The base of the proposed rear sign measures 11 feet from grade as measured from the curb/sidewalk. The proposed southern facing sign will be flush mounted using 3M VHB tape and clear silicon attached to the smooth painted masonry wall. There will be no wall perforations.
• The face of the north aluminum sign is proposed to be painted satin black, blue, and gray. The face of the south aluminum sign is proposed to be painted satin blue.
6. EXISTING SITE
The site is currently developed as a one-story commercial building with parking at the rear of the property, originally constructed in 1910. The existing building materials consist of masonry, brick, plywood, and stucco. The building has had multiple changes to the original brick facade, beginning with the complete exterior facade modified with stucco in 1955. Subsequent storefront modifications included Pacific Bell in 1970, Bay View Bank in 1991, and U.S. Bank in 2010. A full exterior remodel of the facade and signage was completed in 2008 with Cal National Bank (DRC No. 4337-08).
There are 4 existing gooseneck light fixtures and 2 existing light sconces on either side of the door on the north elevation of the building. An existing non-code-compliant wall sign is located on the rear, south elevation of the building and is proposed to be removed. The existing sign consists of 2-inch-thick foam letters with .040-inch-thick aluminum faces, adhered directly to the exterior wall surface using 3M VHB tape and silicone.
7. EXISTING AREA CONTEXT
The 200 Block of East Chapman Avenue contains five commercial parcels. The property is within the Old Towne Plaza District, and the surrounding zoning is Old Towne Mixed Use - 15. The zoning designation for the commercial parcel east of the property is Limited Business. The property is not within the Santa Fe Depot Specific Plan area.
8. analysis of the PROJECT
Item 1 - Internal Illumination:
The proposed sign plan contains LED modules behind the proposed aluminum letters. The Historic Preservation Design Standards (HPDS) for Old Towne prohibits internally illuminated signs; however, it does allow halo-lit channel letters. The applicant proposes the sign having a .080-inch-thick aluminum sign face painted stain black with a 1/2-inch-thick clear acrylic push through copy with .040-inch-thick aluminum faces painted blue and black to create a raised halo effect that resembles halo-lit channel letters. The sign illumination will be using 2700 Kelvin LED’s which is in the range for a warm color temperature as the Historic Preservation Design Standards recommend. See page 4 of Attachment 2 Project Plans for night renderings.
Item 2 - Additional Rear Sign:
In addition to the LED modules behind the aluminum letters, the project also proposes an additional sign on the rear, on the south elevation of the subject building. Properties with two signs in the historic district are not typical; however, it is not prohibited. According to the Historic Preservation Design Standards (HPDS), one wall sign is permitted per tenant on each building elevation, and in its existing configuration, the subject building features two building frontages. The applicant is proposing to use 3M VHB tape and clear silicon to adhere the ¼-inch-thick aluminum sign to the wall. The HPDS states that sign installation shall not damage historic materials; however, it does not explicitly prohibit the use of adhesives to mount wall signs. The exterior façades of the subject building have been improved with modern materials, and therefore no damage to historic materials as a result of sign installation would occur.
9. ADVISORY BOARD RECOMMENDATION
None.
10. PUBLIC NOTICE
Notice was provided to owners and tenants within 300 feet of the project on or before September 24, 2026, and the site was posted with a notice on or before that date.
11. ENVIRONMENTAL REVIEW
The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per State CEQA Guidelines 15301 (Class 1 - Existing Facilities) because the project consists of adding two new wall signs to an existing commercial property, one 25 square-foot halo-lit wall sign and one 5.3 square-foot non-illuminated wall sign. There is no environmental public review required for a Categorical Exemption.
12. STAFF RECOMMENDATION AND REQUIRED FINDINGS
Based on the following Findings and statements in support of such Findings, staff recommends the DRC make a final determination on the proposed project with recommended conditions (Orange Municipal Code 17.10.070.G).
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 17.10.070.G.1).
The proposed project is in conformance with the HPDS for Old Towne for commercial signage. The sign size, placement, and proposed lighting configuration meet the requirements set forth in the Design Standards and Orange Municipal Code. As such, the new signs shall have no adverse impact on the appearance or character of the Old Towne Historic District.
2. In any National Register Historic District, the proposed work complies with the Secretary of the Interior’s standards and guidelines (OMC 17.10.07.G.2).
Projects found to be in conformance with the HPDS are generally considered to be in conformance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. The proposed signs are compatible with the building in its placement, size, design, and materials and will not negatively impact the streetscape of the Old Towne Historic District.
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 17.10.07.G.3).
The proposed signs conform to the prescriptive standards and design criteria set forth in the HPDS for Old Towne and Orange Municipal Code Section 17.36, as described above. The signage is proposed to be placed in a location appropriate for signage within a historic district, utilizes appropriate lighting treatments, and will not detract from the appearance of the property.
13. CONDITIONS
The approval of this project is subject to the following conditions:
1. This project is approved as a precise plan. All work shall conform in substance and be maintained in general conformance with the plans, including modifications required by the conditions of approval, and as recommended for approval by the Design Review Committee. After the application has been approved, if changes are proposed regarding the location or alteration of any use or structure, a changed plan may be submitted to the Community Development Director for approval. If the Community Development Director determines that the proposed change complies with the provisions and the spirit and intent of the approval action, and that the action would have been the same for the changed plan as for the approved plan, the Community Development Director may approve the changed plan without requiring a new public meeting. If the Community Development Director determines that any proposed change is substantial, he may refer the plans to the Design Review Committee for subsequent review and determination.
2. The applicant agrees, as a condition of City’s approval of Design Review No. 26-0052, to indemnify, defend, and hold harmless, at applicant’s expense, the City, its officers, agents, and employees (“City”) from and against any claim, action or proceeding brought against the City, including, but not limited to, any claim, action or proceeding commenced within the time period provided in Government Code Section 66499.37 to attack, review, set aside, void or annul the City’s approval, to challenge the determination made by the City under the California Environmental Quality Act (“CEQA”) or to challenge the reasonableness, legality or validity of any condition attached hereto. City shall promptly notify applicant of any such claim, action or proceeding to which the City receives notice and to cooperate fully with the applicant in the defense thereof. Applicant shall reimburse the City for any and all costs and expenses, including, but not limited to, court costs and attorney’s fees that the City may be required to pay, including any expenses ordered by a court or expenses incurred through the Office of the City Attorney in connection with said claim, action or proceeding. City may, in its sole discretion, participate in the defense of any claim, action or proceeding but such participation shall not relieve applicant of the obligations of this condition. In the event the applicant is required to defend City in connection with such claim, action or proceeding, City shall have the right to approve counsel to so defend the City, approve all significant decisions concerning the manner in which the defense is conducted and approve any all settlements, which approval(s) shall not be unreasonably withheld. The obligations set forth herein remain in full force and effect throughout all stages of litigation including any and all appeals of any lower court judgment rendered in the proceeding. Further, applicant agrees to indemnify, defend and hold harmless the City for all costs and expenses incurred in enforcing this provision.
3. 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 may be cause for revocation of this permit.
4. The final approved conditions of approval shall be reprinted on the first or second page of the construction documents when submitting to the Building Division for the plan check process.
5. The existing non-code-compliant sign that was installed without permits shall be brought to conformance by being removed before the action of this permit.
6. Construction permits shall be obtained for all future construction work, as required by the City of Orange, Building Division. Failure to obtain the required building permits will be cause for revocation of this permit.
7. An encroachment permit from Public Works Department is required if any work during the construction of the sign will obstruct the public right-of-way.
8. If not utilized, project approval expires 24 months from the approval date. Extensions of time may be granted in accordance with OMC Section 17.08.060
14. ATTACHMENTS
• Attachment 1 Vicinity Map
• Attachment 2 Project Plans
• Attachment 3 DPR form
• Attachment 4 Site Photo