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HomeMy WebLinkAbout04 CUP 2013-04 Restaurant with Drive-Through and Amendment of CUP 2012-01AGENDA REPORT ITEM # 4 MEETING DATE: APRIL 23, 2013 TO: PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT 2013-04 (RESTAURANT WITH DRIVE- THROUGH), MODIFICATION OF CONDITIONAL USE PERMIT (CUP) 2012-01 (AMENDMENT OF PREVIOUSLY APPROVED MASTER SIGN PROGRAM) APPLICANT: R.D. OLSON DEVELOPMENT 2955 MAIN STREET, THIRD FLOOR IRVINE, CA 92614 PROPERTY OWNER: CITY OF TUSTIN LOCATION: 15121 NEWPORT AVENUE, SOUTHWESTERLY CORNER OF EDINGER AVENUE AND NEWPORT AVENUE ADJACENT TO THE STATE ROUTE 55 FREEWAY WITHIN THE PACIFIC CENTER EAST SPECIFIC PLAN (SP 11). GENERAL PLAN: PLANNED COMMUNITY COMMERCIAUBUSI NESS (PCCB) ZONING: PLANNED COMMUNITY COMMERCIAL (PC COM) PACIFIC CENTER EAST SPECIFIC PLAN (SP 11) EXISTING LAND USE: VACANT (ADJACENT TO PREVIOUSLY APPROVED MARRIOTT RESIDENCE INN AND FAIRFIELD INN HOTELS) ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO SECTION 15333 (CLASS 32) AND SECTION 15311 (CLASS 11) OF TITLE 14, CHAPTER 3 OF THE CALIFORNIA CODE OF REGULATIONS (GUIDELINES FOR THE CALIFORNIA ENVIRONMENTAL QUALITY ACT). REQUEST: 1. ESTABLISH A RESTAURANT WITH DRIVE-THROUGH SERVICE TO SUPPORT A STARBUCKS COFFEE SHOP USE WITHIN A RETAIL BUILDING AT THE SITE. PURSUANT TO PACIFIC CENTER EAST SPECIFIC PLAN SECTION 4.2.C.1.A, A CONDITIONAL USE PERMIT (CUP) IS REQUIRED FOR RESTAURANT USES WITH DRIVE-THROUGH SERVICE (CUP 2013-04). CUP 2013-04, CUP 2012-01 April 23, 2013 Page 2 2. MODIFY THE PREVIOUSLY APPROVED MASTER SIGN PROGRAM TO ALLOW AN ADDITIONAL FREEWAY -ORIENTED PYLON SIGN. PACIFIC CENTER EAST SPECIFIC PLAN SECTION 3.8 PERMITS A DEVIATION FROM SPECIFIC TUSTIN CITY CODE STANDARDS FOR PROPOSED/CENTER IDENTIFICATION AND BUSINESS IDENTIFICATION SIGNS SUBJECT TO SUBMITTAL APPROVAL OF A CONDITIONAL USE PERMIT APPLICATION. APPROVED IN APRIL 2012, CONDITIONAL USE PERMIT 2012-001 AUTHORIZES A MASTER SIGN PROGRAM FOR THE HOTEL AND RETAIL USES AT THIS PROPERTY. RECOMMENDATION That the Planning Commission: 1. Adopt Resolution No. 4220 approving Conditional Use Permit 2013-04 (authorizing a restaurant with drive-through); and, 2. Adopt Resolution No. 4221 modifying the Master Sign Program previously approved by Conditional Use Permit 2012-01 authorizing a second pylon sign at the site (the southwesterly corner of Edinger Avenue and Newport Avenue adjacent to the SR 55 Freeway within the Pacific Center East Specific Plan (SP 11)). BACKGROUND/AUTHORITY In April 2012, the Tustin Planning Commission approved Concept Plan 2012-001, Design Review 2012-001 and Conditional Use Permit 2012-01 for the R.D. Olson Development hotel and retail proposal for the site. The project included: 1) a 149 -room, four-story Residence Inn; 2) a 144 - room, four-story Fairfield Inn and Suites; 3) an 8,885 square foot restaurant; 4) a 7,295 square foot retail building; and 5) approval of CUP 2012-001 authorizing a Master Sign Program and Joint -Use Parking for a coordinated and integrated site design for the project. Through the authority granted by the Planning Commission in its approvals, the Director of Community Development has authorized subsequent minor revisions to the project requested by the applicantlowner including: 1) warmer stucco colors on both hotel buildings; 2) the restaurant pad and retail pad have swapped locations; and, 3) staff and the applicantlowner have agreed to design modifications to enhance the proposed retail building architecture (some of which were intended to address the proposed addition of a restaurant drive-through aisle (discussed below). Revised Elevation — Retail Building O 0111011 a O O OO O D O11 0 p OO 00 O �OOO�� �aaa+ r�it.p wm �.a �.� ICY!!. mu' l �. lI I WOW 1 W/ !F--; iYfllE iW {8®�1 Ir9srl�q-���Ai` CUP 2013-04, CUP 2012-01 April 23, 2013 Page 3 aDiuon o v 0 0o as oo n a 1. G� a R� i'r`•-; R• ,;��y�„Y� �'I 3-SOLITH ELEVATION The proposed development is located with the Regional Center land use, Planning Area 5, in the Pacific Center East Specific Plan. Pacific Center East Specific Plan Section 5.3 and Tustin City Code Section 9291 requires the Planning Commission to consider Conditional Use Permit applications and determine whether or not the establishment, maintenance or operation of the use applied for will, under the circumstances of the particular case, be detrimental to the health, safety, morals, comfort and general welfare of the persons residing or working in the neighborhood of such proposed use, or whether it will be injurious or detrimental to property and improvements in the neighborhood or the general welfare of the City. If the Commission finds that the aforementioned conditions will not result from the particular use applied for, it shall grant the use permit. DISCUSSION On March 27, 2013, the applicant submitted the requested discretionary approvals which are being presented as a comprehensive and concurrent application for the Planning Commission's consideration. The following discussion articulates each of the project's components. Restaurant with Drive -Through - The applicantlowner is requesting that a restaurant with drive- through be authorized within the approved retail building (tentatively a Starbucks). Pursuant to Pacific Center East Specific Plan Section 4.2.C.1.a, a Conditional Use Permit is required for restaurant uses with drive-through service. Although the proposed drive aisle is located parallel to Newport Avenue, City staff Y\ has worked with the �, \�\ Retail Bldg. with project applicantlowner to proposed drive - ensure that the proposed through ��' �� \� \ building design incorporates four-sided' architecture, that the drive aisle is sufficiently screened from view from Newport Avenue, and that the east side appears to be a front elevation to the maximum benefit of the . project's streetscape view. Although approved at \ 7,295 square feet, the retail building is now proposed at 7,100 square feet. Under the previously approved joint -use parking proposal (allowed by TCC Section, 415 parking spaces were provided (436 required). The project applicantlowner has submitted a proposed parking analysis that clarifies that 417 parking spaces are provided (433 required). CUP 2013-04, CUP 2012-01 April 23, 2013 Page 4 Of specific note is the applicant's proposed use of a three foot tall landscaped berm on the street side of the proposed drive aisle, which staff believes will adequately screen most waiting vehicles from view from Newport Avenue (artist rendering below). _ 1 J _ ti �� [S X41 uurewwrs rno I NEWPORT AsVEilU- rI�1 P GEOM i FBXM ar GENEDWA DOM Drive Queue Lane and Landscaped Berm Detail The proposed queue lane is designed to contain approximately 12 vehicles, with any additional vehicles being fully contained within the project site. The queue exit provides enough room for a Ford Expedition to turn about and exit the property. Public Works Department traffic engineering staff have reviewed the proposed queue lane and exiting plan and determined that the proposal will not negatively impact internal circulation on the site. Discussions with the applicant/owner have concluded that a traffic light will be provided by the City at the entrance to the site at Newport Avenue that will also benefit egress/ingress to the site and neighboring properties. The applicant/owner has agreed to pay for a proportion of the cost for the design and installation of this traffic signal (see Condition No. 5.1). Master Sign Program — Pacific Center East Specific Plan Section 3.8. permits a deviation from specific Tustin City Code sign standards for proposed/center identification and business identification signs subject to a Master Sign Program approved through a Conditional Use Permit. The Master Sign Program provides certain flexibility and latitude to the standard regulation CUP 2013-04, CUP 2012-01 April 23, 2013 Page 5 of signs identified within the Tustin City Code because of the size and nature of the project. The program includes all primary identification signs, secondary identification signs, on premises directional signage and all tenant signage. The purpose of the Master Sign Program is to create a unique and high quality signage, which is an integral part of the architecture and image of the Pacific Center East. After approval of a master sign plan, no sign may be erected, placed, painted or maintained except in conformance with such plan, and such plan may be enforced in the same way as any provision of the Tustin City Code unless a modification to the master sign plan is approved. A Master Sign Program (Conditional Use Permit 2012-001) was previously approved for the hotel and retail uses at this property by the Planning Commission in April 2012 (shown below). One 55 -foot tall freeway -oriented pylon sign was approved near the southwest corner of the property adjacent to the SR 55 Freeway. The applicantlowner is requesting that the Planning Commission authorize the modification of the project's previously approved Master Sign Program to allow an additional freeway -oriented pylon sign at the westerly edge of the site (also shown below). The current proposal would limit the height of both pylon signs to a maximum of 50 feet. The placement of two pylon signs on the property is acceptable since the site is large (8.24 acres) and encompasses several tenants. The sign is appropriately designed to advertised freeway -oriented businesses and continues to utilize materials and colors that compatible with nearby building design on the site. :.�_ r 7_. �^ 4 N ��ii �+*���j , r�—t�L�'•J {�I--^^-•II u Mow"'�wlea J�A i � ���,��P tea– �F�� +-.• • T - 1 41 r� Primary POIyFreestanding Freeway Sign & Cen QPrimary Monument Signs/Center identification (� Single Tenant Directional Wall Sign Single Tenant Wall Signs for Parcel A & C Single Tenant Primary Wall signs for parcel B j Single Tenant Secondary Wall signs for parcel B On Premise Directional Signs Proposed Additional Pole/Freestanding Sign rorr�u. wuxsRce x� a _ a a a FUTURE TENANT a CUP 2013-04, CUP 2012-01 April 23, 2013 Page 6 Analysis The proposal to add a restaurant with drive-through is consistent with Pacific Center East Specific Plan Section 3.2 (Urban Design Concept) that provides for an integrated environment of commercial, office, regional and technology uses. Infrastructure and streetscape design has been implemented in the area to ensure that the project site is linked physically through the plan's arterial system and provides opportunities for public transportation and internal pedestrian access. Aesthetic integration has been achieved through the development of streetscape design, landscaping and entry features. The addition of a traffic signal at the site's entrance will ensure that traffic impacts will not occur in the area. The project was reviewed by Community Development (Planning and Building Divisions), Public Works Department, City Manager's Office, Orange County Fire Authority, and the Tustin Police Department and no issues or concerns were identified. Staff recommends that the Planning Commission approve the proposed restaurant with drive-through (Conditional Use Permit 2013-04) as satisfactorily complying with the following key Pacific Center East Specific Plan objectives: Design and Circulation Objectives • Commercial uses are encouraged to take advantage of the existing freeway interchange locations and the market opportunities of the area. • The proposal respects the existing patterns of land use and the alignment of major streets, the Plan's allocation of building intensities, and the Plan's distribution of uses by land use type. • Setback areas/secondary intersections are also proposed to contain accent landscape and berming. • Access points to individual sites within the project area are located as far as possible from street intersections. • The parking areas are designed to link buildings to onsite pedestrian walkways and the street sidewalk system and to minimize potential pedestrian/vehicle conflicts. • The site's streetscape and edge treatment is visually integrated and provides continuity in the streetscape design and landscape treatments for the project, emphasize a human scale to the traveler, and soften building architectural treatments. • The project takes advantage of building orientation and visibility opportunities at the SR -55 freeway, Newport Avenue, Del Amo Avenue and Edinger Avenue. Note: The proposed restaurant with drive-through use is not consistent with Disposition and Development Agreement (DDA) 2011-01. However, the applicant and the City Manager's staff have agreed to request City Council approval for a DDA Amendment to support the current request. A condition requiring the DDA Amendment prior to implementation of the use has been included as Condition No. 2.1 of Resolution No. 4220. In addition, the project complies with the following Finding required for any approval of a Conditional Use Permit (TCC 9291). • The establishment, maintenance or operation of the use applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, morals, comfort and general welfare of the persons residing or working in the neighborhood of the proposed CUP 2013-04, CUP 2012-01 April 23, 2013 Page 7 use, nor will the use be injurious or detrimental to property and improvements in the neighborhood or the general welfare of the City. In addition, staff believes that the proposed modification of the previously approved Master Sign Program (Conditional Use Permit 2012-001) continues to satisfactorily comply with the criteria previously accepted by the Planning Commission, as follows: • The proposed Master Sign Program reflects a common theme, incorporating uniform design elements in terms of materials, letter styles, colors, illumination, sign type and sign shape. • The proposed Master Sign Program utilizes high quality materials, colors, and a design motif which are compatible with the Pacific Center East and which reflect the special qualities of the architecture of the buildings on the site in both daytime and nighttime situations. • The proposed Master Sign Program acknowledges that future, currently unknown tenants desiring signs may not be identified during the design review process or may change over time. • The proposed Master Sign Program designates a person or firm as the primary liaison with the City for the purpose of requesting approval of future modifications to the Master Sign Program or for submitting sign permit requests in conformance with the approved Plan. • The proposed Master Sign Program is entitled to deviate from the specific standards established in the Tustin City Code upon Planning Commission approval of a conditional use permit, because the proposal is for a single development project of at least thirty thousand (30,000) building square feet or one (1) acre in project size. Consequently, staff recommends that the Planning Commission approve modification of the Master Sign Program for the site (Conditional Use Permit 2012-01) to allow a second, freeway -oriented pylon sign and revising the height of both proposed pylon signs from 55 feet tall to 50 feet tall, as satisfactorily complying with the aforementioned criteria: Dana L. Ogdon, AICP Elizabeth A. Binsack Assistant Director Community Development Director Attachments: A. Location Map B. Land Use Fact Sheet C. Resolution No. 4220 approving Conditional Use Permit 2013-04 (authorizing a restaurant with drive-through) 1. Attachment 1 to Exhibit A of Resolution No. 4220: Approved Multi - Tenant Building Plans D. Resolution No. 4221 modifying the Master Sign Program previously approved by Conditional Use Permit 2012-01 authorizing a second pylon sign at the site (the southwesterly corner of Edinger Avenue and Newport Avenue adjacent to the SR 55 Freeway within the Pacific Center East Specific Plan (SP 11)). 1. Attachment 1 to Exhibit A of Resolution No. 4221: Revised Master Sign Program ATTACHMENT A LOCATION MAP ATTACHMENT B LAND USE FACT SHEET LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): CUP 2013-04 (Restaurant w/Drive-Through, Modification of CUP 2012-01 (Amendment of Previously Approved Master Sign Program) 2. LOCATION: 15121 Newport Avenue 3. APN(S): TBD 4. PREVIOUS OR CONCURRENT APPLICATION RELATING TO THIS PROPERTY: CP 2012- 001, DR 2012-001, CUP 2012-01 5. SURROUNDING LAND USES: NORTH: Lt. Industrial SOUTH: Lt. Industrial EAST: Lt. Industrial, Retail WEST: SR -55 6. SURROUNDING ZONING DESIGNATION: NORTH: Planned Communitv Commercial (PC Com) — Pac. Center East Specific Plan SOUTH: Planned Community Commercial (PC Com)_- Pac. Center East Specific Plan EAST: Planned Community Commercial {PC Com} — Pac. Center East Specific Plan WEST: State Route 55 (Costa Mesa Freeway) 7. SURROUNDING GENERAL PLAN DESIGNATION: NORTH: Planned Community Commercial Business (PCCB) SOUTH: Planned Community Commercial Business (PCCB] EAST: Planned Community Commercial Business (PCCB) WEST: Planned Community Commercial Business (PCCB) 15. 8. SITE LAND USE: 100 feet MAX. PERMITTED EXISTING PROPOSED Use: Hotels, Mixed Use Hotels, Mixed Use Commercial Zoning: PC Com — Pac Center East SP No Change General Plan: PCCB No Change DEVELOPMENT FACTS: 9. LOT AREA: 359,083 S.F. 10. BUILDING LOT COVERAGE 11. SITE LANDSCAPING: 12. OPEN SPACE: 13. PARKING: 14. BUILDING HEIGHT: 15. BUILDING SETBACKS: 8.24 ACRES 100 percent MAX. PERMITTED 19% PROPOSED All areas not utilized REQUIRED 11.4% PROPOSED N/A REQUIRED N/A PROPOSED 433 REQUIRED 417 PROPOSED 100 feet MAX. PERMITTED 55 feet PROPOSED REQUIRED PROPOSED FRONT: 35 feet 35 feet minimum (Varies between buildings) SIDE: 35 feet 35 feet minimum (Varies between buildings) REAR: N/A feet 90 feet minimum (Varies between buildings) 18. OTHER UNIQUE CONDITIONS ASSOCIATED TO THE PROPERTY (I.E. SPECIAL STUDY ZONES, EASEMENTS, ETC.) None ATTACHMENT C RESOLUTION NO. 4220 APPROVING CONDITIONAL USE PERMIT 2013-04 (AUTHORIZING A RESTAURANT WITH DRIVE-THROUGH) RESOLUTION NO. 4220 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, APPROVING CONDITIONAL USE PERMIT 2013-04 AUTHORIZING A RESTAURANT WITH DRIVE THROUGH AT 15121 NEWPORT AVENUE (R.D. OLSON DEVELOPMENT) WITHIN THE PACIFIC CENTER EAST SPECIFIC PLAN The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application for Conditional Use Permit 2013-04 was filed by R. D. Olson Development requesting approval to implement a restaurant with drive-through at 15121 Newport Avenue within the Pacific Center East Specific Plan. B. That the site is zoned as Planned Community Commercial (PC COM) and is within the Pacific Center East Specific Plan (SP 11); and designated as Planned Community Commercial/Business (PCCB) by the Tustin General Plan. C. That Pacific Center East Specific Plan Section 4.2.C.1.A authorizes the proposed restaurant with drive-through subject to Planning Commission consideration and approval of a Conditional Use Permit. D. That a public hearing was duly called, noticed, and held for Conditional Use Permit 2013-04 on April 23, 2013 before the Planning Commission. E. That the proposed project, as conditioned, is consistent with the Pacific Center East Specific Plan and Tustin City Code. F. That Conditional Use Permit 2013-04 has been determined to satisfactorily comply with key Pacific Center East Specific Plan objectives, as identified in the April 23, 2013 staff report to the Planning Commission. G. That the establishment, maintenance or operation of Conditional Use Permit 2013-04 (restaurant with drive-through) will not, under the circumstances of this particular case, be detrimental to the health, safety, morals, comfort and general welfare of the persons residing or working in the neighborhood of the proposed use, nor will the use be injurious or detrimental to property and improvements in the neighborhood or the general welfare of the City. K That the project is Categorically Exempt pursuant to Section 15333 (Class Resolution No. 4220 Conditional Use Permit 2013-04 (Restaurant with Drive -Through) Page 2 32) and Section 15311 (Class 11) of Title 14, Chapter 3 of the California Code of Regulations (Guidelines for the California Environmental Quality Act). II. The Planning Commission hereby approves Conditional Use Permit 2013-04 authorizing the implementation of a restaurant with drive through at 15121 Newport Avenue (R.D. Olson Development) within the Pacific Center East Specific Plan, subject to the conditions contained within Exhibit A attached hereto. PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting held on the 23�d day of April, 2013. STEVE KOZAK Chairperson ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4220 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 23rd day of April, 2013. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A RESOLUTION NO. 4220 CONDITIONAL USE PERMIT 2013-04 RESTAURANT WITH DRIVE-THROUGH (R. D. OLSON DEVELOPMENT) CONDITIONS OF APPROVAL GENERAL (1) 1.1 The proposed project shall substantially conform to the submitted plans for the project date stamped April 23, 2013, provided as Attachment 1, as herein modified, or as modified by the Community Development Director in accordance with this Exhibit. The Director may approve subsequent minor modifications to all plans during plan check as well as any subsequent tenant - generated design improvements and modifications if such modifications are consistent with provisions of the Tustin City Code or other applicable regulations. (1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with prior to the issuance of any building permits for the project, subject to review and approval by the Community Development Department. (1) 1.3 The subject project approval shall become null and void unless permits for the proposed project are issued and substantial construction is underway within twelve (12) months of the date of this Exhibit. Time extensions may be considered if a written request is received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.4 Approval of Conditional Use Permit 2013-04 is contingent upon the applicant and property owner signing and returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk -Recorder a revised, notarized "Notice of Discretionary Permit Approval and Conditions of Approval' form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. (1) 1.5 Any violation of any of the conditions imposed is subject to the issuance of an Administrative Citation pursuant to Tustin City Code Section 1162(a). SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) CALIFORNIA BUILDING CODE/S (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Exhibit A Resolution No. 4220 (Restaurant with Drive -Through) Page 2 (1) 1.6 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (1) 1.7 The applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. CITY MANAGER'S OFFICE (1) 2.1 The proposed restaurant with drive-through use shall be consistent with the Disposition and Development Agreement (DDA) 2011-01, including the 1St and 2nd Amendments adopted by the Tustin City Council. COMMUNITY DEVELOPMENT (6) 3.1 Prior to permit issuance, the proposed landscape plans shall be revised to ensure the installation of dense landscaping along and in front of the proposed drive -aisle to ensure that waiting vehicles are mostly screened from view from the public right-of-way. (1) 3.2 The restaurant shall operate within all applicable State, County, and Tustin City Code provisions, including the City of Tustin Noise Ordinance. (1) 3.3 All litter shall be removed from the exterior areas around the premises including adjacent public sidewalk areas and parking areas, no less frequently than once each day that the business is open. (1) 3.4 If a traffic or queuing problem results from the proposed project or operational changes within the development, the applicant shall submit a new or revised traffic or queuing study prepared by a professional traffic engineer and perform or install interim and permanent mitigation measures as a result. This may include positioning an employee at the menu board, during peak hours or operation, with a wireless microphone and headset to take orders from vehicles in the drive-through lane. A new tenant utilizing the drive-through may be subject to providing a queuing study to verify the number of available drive-through queuing spaces is adequate for the new tenant. Exhibit A Resolution No 4220 (Restaurant with Drive -Through) Page 3 (1) 3.5 Due to the commercial nature and use of the property, and the site's proximity to the SR -55 Freeway, the operating hours of the restaurant with drive- through shall not be limited. However, should complaints be received concerning late night or early morning noise associated with the restaurant or drive-through, the applicant shall be required to establish hours of operation that are acceptable to the Community Development Director. BUILDING DIVISION (1) 4.1 At the time of building permit application, the plans shall comply with the current edition of the codes (2010 California Building Standards Code, and 2011 Green Building Code), City Ordinances, State, Federal laws, and other regulations as adopted by the City Council of the City of Tustin. (1) 4.2 Prior to issuance of any permits, payment shall be made of all applicable fees. (1) 4.3 Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to the Community Development Department, a CASHIER'S CHECK payable to the County Clerk in the amount of fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period the applicant has not delivered to the Community Development Department the above -noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened. PUBLIC WORKS DEPARTMENT STREET IMPROVEMENT CONDITIONS (1) 5.1 The application shall comply with previously approved Design Review 2012- 001 and Conditional Use Permit 2012-01 Conditions of Approval. (1) 5.2 All site drainage shall be retained on-site and shall not be permitted to drain onto the public right-of-way. (1) 5.3 The design and construction of onsite grading shall meet the requirements of the City of Tustin Grading Manual and the City of Tustin Department of Public Works Standard Drawing, including but, not limited to a 3:1 maximum slope for landscape from private property into public right-of-way. (1) 5.4 Prior to issuance of any permit, the applicant shall submit a revised Water Quality Management Plan (WQMP) reflecting the changes for review and approval. Exhibit A Resolution No. 4220 (Restaurant with Drive -Through) Page 4 (1) 5.5 The applicant shall submit revisions to the previously approved street improvement plan and precise grading plan reflecting the proposed changes including, but not limited to: radius of 35 feet curb ramps at the project entry and relocate the approved project entry median two (2) foot to the northeast. As part of the revision, the applicant shall submit a new legal description and plat reflecting the revised corner cutoffs dedication in fee title of the additional right-of-way to the City of Tustin, at no cost to the City. (1) 5.6 The applicant shall be responsible for one-third proportionate share of actual costs of design, installation, construction engineering, and inspection of a new traffic signal on Newport Avenue at the main entry to the R.D. Olson hotel project. The applicant's fair share contribution shall be submitted to the City of Tustin Public Works Department prior to issuance of Certificate of Occupancy. (1) 5.7 Prior to issuance of the first Tenant -Improvement Permit, a traffic signal equipment and maintenance easement shall be dedicated to the City of Tustin, at no cost to the City, for maintenance of the traffic signal at the intersection of Newport Avenue and main entry to the R. D. Olson hotel project. The applicant shall submit legal descriptions and sketches of the easement area, as prepared by a California Registered Civil Engineer or California Licensed Land Surveyor, to the City of Tustin Public Works Department for review and approval. (1) 5.8 The applicant shall enter into a landscape maintenance agreement with the City of Tustin for maintenance of parkway improvements within public rights- of-way adjacent to the project site along Newport Avenue and Edinger Avenue (along the project frontage and the City of Tustin's property within Santa Ana between SR -55 Freeway and City of Tustin city boundary on Edinger Avenue) and the decorative pavers in the project entry. POLICE DEPARTMENT (*) 6.1 Restaurant Drive -Through - Provide camera surveillance of the order board area for monitoring by employees. ORANGE COUNTY FIRE AUTHORITY (*) 7.1 Please provide a PR 145 Fire Master Plan for the new building or a modified revision to the existing Fire Master Plan showing the new building configuration and its required details. 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B, ala I tt gall a F tt gg a F FIN f_ToiIng �',l_#ai ED RESOLUTION NO. 4221 RESOLUTION NO. 4221 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN MODIFYING A MASTER SIGN PROGRAM (CONDITIONAL USE PERMIT 2012-01) FOR THE R.D. OLSON DEVELOPMENT HOTEL PROJECT SITE, WITHIN THE PACIFIC CENTER EAST SPECIFIC PLAN. The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application was filed by R. D. Olson Development requesting to modify a Master Sign Program lawfully established for Lots 2, 3 and 4 of Parcel Map No. 2010-127 and on a portion of property identified as the "Water Well Parcel and Easement Area" (the site) by Conditional Use Permit 2012-01, previously approved by the Tustin Planning Commission on April 10, 2012. B. That the site is zoned as Planned Community Commercial (PC COM) and is within the Pacific Center East Specific Plan (SP 11); and is designated as Planned Community Commercial/Business (PCCB) by the Tustin General Plan. C. That the Pacific Center East Specific Plan and Tustin City Code authorizes the Tustin Planning Commission to consider and act on all of the proposed Master Sign Program applications. D. That a public hearing was duly called, noticed, and held for modification of the Master Sign Program (Conditional Use Permit 2012-01) on April 23, 2013 before the Planning Commission. E. That the proposed project, as conditioned, is consistent with the Pacific Center East Specific Plan and Tustin City Code. F. That the submitted revised Master Sign Program satisfactorily complies with applicable review criteria required by the Tustin City Code, as identified in the April 23, 2013 staff report to the Planning Commission. G. That the project is Categorically Exempt pursuant to Section 15333 (Class 32) and Section 15311 (Class 11) of Title 14, Chapter 3 of the California Code of Regulations (Guidelines for the California Environmental Quality Act). II. The Planning Commission hereby approves the proposed modification of the Master Sign Program for the site authorized by Conditional Use Permit 2012-01, subject to the conditions contained within Exhibit A attached hereto. Resolution No. 4221 Modification of Master Sign Program, CUP 2012-01 Page 2 PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting held on the 23`d day of April, 2013. STEVE KOZAK Chairperson ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4221 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 23rd day of April, 2013. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A RESOLUTION NO. 4221 MODIFICATION OF MASTER SIGN PROGRAM PREVIOUSLY AUTHORIZED BY CONDITIONAL USE PERMIT 2012-01 (R. D. OLSON DEVELOPMENT) CONDITIONS OF APPROVAL GENERAL (1) 1.1 The proposed project shall substantially conform to the submitted modified Master Sign Program stamped April 23, 2013, provided as Attachment 1, as herein modified, or as modified by the Community Development Director in accordance with this Exhibit. The Director may approve subsequent minor modifications to all plans during plan check as well as any subsequent tenant - generated design improvements and modifications if such modifications are consistent with provisions of the Tustin City Code or other applicable regulations. (1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with prior to the issuance of any sign permits for the project, subject to review and approval by the Community Development Department. (1) 1.3 Approval of the modification of Master Sign Program authorized by Conditional Use Permit 2012-01 is contingent upon the applicant and property owner signing and returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk -Recorder a revised, notarized "Notice of Discretionary Permit Approval and Conditions of Approval' form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. (1) 1.4 Any violation of any of the conditions imposed is subject to the issuance of an Administrative Citation pursuant to Tustin City Code Section 1162(a). The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) CALIFORNIA BUILDING CODE/S (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Exhibit A Resolution No. 4221 Page 2 (1) 1.5 The applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. COMMUNITY DEVELOPMENT (1) 2.1 Proposed signs shall comply with visual clearance requirements. (1) 2.2 Within 30 days of approval, the approved modified Master Sign Program shall be finalized and provided to the Director of Community Development. (1) 2.3 No additional signage shall be requested or proposed by the applicant for the site. (1) 2.4 All proposed signs shall comply with the approved modified Master Sign Program and shall require review and approval by the Director of Community Development prior to installation. (1) 2.5 Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to the Community Development Department, a CASHIER'S CHECK payable to the County Clerk in the amount of fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period the applicant has not delivered to the Community Development Department the above -noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened. BUILDING DIVISION (1) 3.1 At the time of building permit application, the plans shall comply with the latest edition of the codes, City Ordinances, State, Federal laws, and regulations as adopted by the City Council of the City of Tustin. POLICE DEPARTMENT (1) 4.1 Sign Type B — Provide a range of addresses on monument signs to aid in emergency response. ATTACHMENT TO EXHIBIT A OF RESOLUTION NO. 4221 RmOmOLSON DEVELOPMENT March 26,2013 Pacific center Tustin Hotels Et Retail Master Sign Program Revised Dennis Reyling, VP Constiuction and Development RD Olson Development— 2955 Main Street Irvine, CA 92614 T: 949-271-1102 Prepared for by: Teiry Productions 1713 Townhurst Houston, TX 77043 T E R FAY PRO R.0.0LSON DEVELOPMENT Introduction Pacific Center Tustin Hotels Et Retail The Master Sign Program Establishes requirements for the design and fabrication of all signage at the Tustin Hotels — Pacific Center East Parcels z, 3 & 4 of Parcel Map No. 2010-127 of Tustin, CA 92780. This program includes all Primary Identification Signs, Secondary Identification signs, On -premise Directional signs and all ten ant Signs. The objective is to create unique and high quality signage, which is an integral part of the architecture and image of Pacific Center East. The intent of this criteria is to insure that all tenant signage is designed and executed in a manner which will achieve these objectives while providing superior identification of tenants and tenants' businesses, including incorporation of brand identification. TABLE OF Contents Written Criteria Master Site plan Primary Pole/ Freestanding Freeway Sign >t Center Identification sample sign Primary Monument Sign/ Center Identification sign Single Tenant Directional Wall Sign Single Tenant Wall Signs for Parcel A Et C sample signs Single Tenant Primary >t Secondary Wall signs for parcel B sample signs On premise directional sign sample 3, 4, 5 6 7 8 9 10, 11, 12 13, 14 15 BoDmOLSON DEVELOPMENT Tenant Sien Criteri? Pacific Center Tustin Hotels ft Retail I The following are works to be provided by the tenant or landlord. Tenant signage shall be designed, fabricated and installed by the tenant at their own expense. Tenant Signage must be constructed from durable materials and shall be maintained by the tenant. All signage must comply with applicable codes and maintained in good repair and all are subject to landlord's approval. Any individual tenant sign on each hotel, retail and restaurant space will require separate permits. Please refer to the site plan on page 6 for sign locations. Construction/Development Signs- A total of 4 allowed. Temporary signs identifying the future occupant, project developer, architect, engineer, contractor or other participating in the construction on the property are allowed. Construction/Development signs for all Parcels to be allowed at220 sq feet per sign and one sign per street frontage on each parcel. These signs can be attached to a fence, wall or may be ground mounted as long as proposed signs meet the visual clearance requirements. Signs are allowed during the construction and for a period of 28o days from issuance of first occupancy permit. Retail Advertisement Signs- A total of 4 allowed. Retail tenants to be allowed at 32 sq feet and one per street frontage. These signs can be attached to a fence, wall or may be ground mounted as long as proposed signs meet the visual clearance requirements. i. Primary Center Identification Signs (sign type A, -1 & B) - Designed to reflect the theme of the center in which it identifies and incorporates similar design elements, materials, colors and special qualities of the architecture of the buildings in the center and is compatible with existing or proposed signage in the center. Proposed signs shall comply with the visual clearance requirements. The Pacific Center East Primary Center Identification Sign shall be identified with (2) Primary Pole Style Sign positioned along S. R. 55 Freeway and (z) Primary Monument signs along Newport Avenue. These signs serve as the principal project identifiers. A. Primary Pole Style Sign- Center Identification Sign/Freeway Sign (sign type A, A -i) -A total of (2) signs along S. R. 55 Freeway with the height of 5o' to accommodate visibility above the sound wall. This Pole sign will house on-site tenants as well as tenants within the Pacific Center East Specific Plan. B. Primary Monument Sign (sign type B) -A total of (i) sign at the corner of Edinger Ave and Newport Ave with the height of 8'to house on-site tenants as well as tenants within the Pacific Center East Specific Plan. z. Single Tenant Directional Wall Sign for Parcel A& C (Sign Type C)- Designed to direct traffic flow through the porte-cochere entrance. Sign to incorporate similar design elements, materials & colors & be compatible with existing or proposed signage in the center. A. Single Tenant Directional Wall Sign -A total of (i) Sign inside Parcel A & C. Sign shall not exceed 15% of the elevation on which it is located up to a maximum of 75 sq ft. 3. Single Tenant Wall Signs for Parcel A& C (sign type D) -Designed to Identify the Main Anchor Tenants in the Center. Signs to incorporate similar design elements, materials & colors & be compatible with existing or proposed signage in the center. RmOmOLSON DEVELOPMENT Pacific Center Tustin Hotels 8 Retail I Tenant Sign Criteria Continued C. A total of (4) Internally Illuminated Primary Wall signs. If approved as requested, one wall sign per building elevation, not to exceed one sign installed per elevation. Primary Wall Signs not to exceed 75 sq ft. each or a total of iS% of building elevation. 4. Single Tenant Wall signs for Parcel 8 (Sign type E & F) - Designed to Identify the Tenants which make up parcel B in the Center. Parcel B tenants are allowed one primary identification sign at storefront entry and one secondary identification sign. No electrical or structural members shall penetrate the "Shell Building" and signs shall contain only that information which is necessary to identify the business and its brand or uses of the property on which the sign is located. D. Single Tenant Primary Wall Sign (Sign type E) - A total of (i) internally illuminated primary wall sign permitted per business on front storefront elevation. Primary signs shall be limited to i sq ft of signage per each linear foot of Front Elevation up to 75 sq ft. E. Single Tenant Secondary Wall Sign (Sign type F) - A total of (1-2) internally illuminated secondary wall signs permitted per business on rear elevation & East & West Elevation depending on location of tenant. Secondary signs shall be limited to 25 sq ft. S. On -premise directional signs (sign type G) — Designed to relay information relating to parking, exit/entrance, directional and similar information inside the center. Signs shall be designed to be viewed from within the site by pedestrian and/or motorists. May provide more than (i) per entrance in order to faciliate smooth internal circulation. F. A total of (z-4) on -premise directional signs permitted and must be less than 4 sq ft in maximum sign area and 4' in height. 6. Window signs and graphics— Designed to apply directly to the storefront glass. Window signs and graphics can relay hours, address, phone number, emergency information or special announcements. Window signs and graphics are not permitted to to have illumination, credit card logos, posters, advertising or menus, unless otherwise approved in writing by the landlord. Window signs and graphics are alloted a maximum of of lo% of the total window area. RmOmOLSON DEVELOPMENT Fabrication Et Installation Pacific Center Tustin Hotels Et Retail I Is in intended that all finished work be of the highest quality to pass eye -level examination and scrutiny by the Landlord and Designer. General Fabrication Specifications Construct all work to eliminate burrs, dents, cutting edges and sharp corners. All Finished welds on exposed surfaces to be imperceptable. Conceal all fasteners, except where approved otherwise by the Landlord. Make access panels tight -fitting, light proof and flush with surfaces. Conceal all transformers and conduit. Sign Lighting Electric Signs shall be either illuminated from the interior of a sign, behind the letters (back lighting) or channel lighting. All primary and secondary sign elements must be internally and/or externally illuminated except for window graphics. Hot spots and leaks are not permitted. All illuminated signs shall be fabricated, installed and comply with national/local building and electrical codes and shall bare the U.L. label. To protect the visual environment, all tenant's light fixtures in regards to brightness and glare shall be subject to approval. Tenant's primary and secondary sign (if applicable) shall remain illuminated after hours as designated by the landlord. Lighting is required to be circuited and switcfhed separately from other store fixtures on the tenant's panel and controlled by a time -clock. Required Signs Address Numbers as provided for in sections 4111 & 4112 of the Uniform Building Security Code, street address numbers or suite numbers shall be displayed in a prominent position so as to be easily visible to approaching vehicles. The Numerals shall be no less than 6 inches in height and shall be of a color contrasting with the background and located so they can be clearly seen and read. Landlord to provide all address/suite numbers. BsOmOLSON DEVELOPMENT Pacific Center Tustin Hotels Et RetaiL 1 6 A primary Freeway Sign &Center Identification Sign A.1 Primary Pole/Freestanding Freeway Sign & Center Identification Sign B Primary Monument Sign/Center Identification C Single Tenant Directional Wall Sign Single Tenant Wall Signs for Parcel A&[ E Single Tenant Primary Wall signs for parcel B Single Tenant Secondary Wall signs for parcel B BsOmOLSON DEVELOPMEN" Pacific Center Tustin Hotels Et Retail A & A-1 Primary Pole/Freestanding Freeway Sign & Center Identification Sign Materials: Per the City's Sign Regulations, and general criteria listed in section 9403i, this sign shall incorporate design elements, materials and colors which are compatible and reflect the special qualities of the architecture of the buildings. The tenants name and use of logo, if existing, is only permitted. Location & Qty: This pole sign/Freestanding Freeway Sign shall be located in a landscaped area and is limited to (2). Signs shall maintain a minimum of 50' from another pole or freestanding sign located on the adjacent site. Size: If approved as requested, these signs shall not exceed a height of 50' tall and 285 sq ft of sign area. A =` ,S STONE VEN€ER � -��-------�� O 1 1' POSITION WROCBty-8- 15�" TNltU to K R NQS AN taunt pane: eb e:/ b rou%d mt aa1h P h Rte ' TENANT PANE LS LS �0 PACFIC CENTER -i be r rv=* gk—.W Routed paneM be Was ,,,C."d do W. p.Wod and Matured to C? match the budding _ a Q Q O lf) e O � UTURETENANT 6 v 0 in A-1 IS Ir � " HE VEM1F ER I � i!f r T 1 I NOTE C TENANT PANELS AN Iellad PWeb ml be round ted vM µrsh Qvough Routed panels will be Isom PACIFIC CENTER will be T —M tlunnel 1 _ Painted and tentwb IImMs ^vu m on me til m atch the building Q ilY FUTURE TENANT 4 a I RaDmOLSON DEVELOPMENT B Primary Monument Sign/Center Identification Pacific Center Tustin Hotels It Retail Materials: Per the City's Sign Regulations, and general criteria listed in section 9403i, these signs shall incorporate design elements, materials and colors which are compatible and reflect the special qualities of the architecture of the buildings. The tenants name and use of logo, if existing, is only permitted. Location and Qty: This Primary Monument Sign/Center Identification Sign shall be located in the landscaped Corner of Edinger Avenue and Newport Avenue. This sign is subject to clearance requirements and are limited to (i). This sign shall maintain a minimum of z5' separation from the property line or 50' from another existing pole or monument sign on an adjacent site, whichever is less restrictive. Size: If approved as requested, these signs shall not exceed a height of 8'tall and 3.25 square ft of sign area each. RoBsOLSON DEVELOPMENT C Single Tenant Directional Wall Sign for Parcel A & C Pacific Center Tustin Hotels it Retail I Materials: Internally Illuminated Channel Letters with a maximum of 3 sign colors. Per the City's Sign regulations, Can signs are not permitted as wall signs. These letters shall incorporate design elements, materials and colors similarto other proposed signs on site and be only for the purpose of business Identification. The tenants name and use of logo, if existing, is only permitted. Location and Qty: This Single Tenant Directional signs for Parcel A & C, if approved as requested, can be located on the entry drive elevation per drawing shown to help traffic flow through the porte-cochere. Size: If approved as requested, sign shall not exceed 3.S% of the elevation on which it is located up to a maximum Of 40 sq ft. RmOmOLSON DEVELOPMENT D Single Tenant Wall Signs for Parcel A & C Pacific Center Tustin Hotels It Retail I Materials: Internally Illuminated Channel Letters with a maximum of 3 sign colors. Per the City's Sign regulations, Can signs are not permitted as wall signs. These letters shall incorporate design elements, materials and colors similarto other proposed signs on site and be only for the purpose of business Identification. The tenants name and use of logo, if existing, is only permitted. Location and Qty: These Single Tenant Wall signs for Parcel A & C, if approved as requested, can be located on each individual elevation, up to a maximum of 3 signs total per Building Address. Size: If approved as requested, these signs shall not exceed iS% of the elevation on which it is located up to a maximum of 75 sq ft per Ordinance No. 1.322 page 56 of 71.. I� O EI V II 11 WI I■ �fl Q !111 11 tW U 11 11 1 f1. 11 �Fl 11. II Illt�ll Ilr 1 tt 1� rrrzt_ 1 win 11 11 'A INN ■I■ INN Il I' ■I■ I >'�� ` . REAR ELEVATION RmBmOLSON DEVELOPMENT D Single Tenant Wall Signs for Parcel A & C rr �vi.mnoa � .r• SOUTH ELEVATION LE ZU aort.ew mLj R' vr�mnnow _ m W Pacific Center Tustin Hotels & Retail oMnnta , n • vcmnow , V ., ©iIiCDQ M LL 0 m m m1mQwF-;110 m L m❑ m❑ m❑ REAR ELEVAnom NORTH ELEVATION L:mmwm ❑mL.GI mm: tem FRONT ELEVATION m uwm®I m UT m T LE ZU aort.ew mLj R' vr�mnnow _ m W Pacific Center Tustin Hotels & Retail oMnnta , n • vcmnow , V ., ©iIiCDQ M LL 0 m m m1mQwF-;110 m L m❑ m❑ m❑ REAR ELEVAnom NORTH ELEVATION L:mmwm ❑mL.GI mm: tem FRONT ELEVATION RmOmOLSON DEVELOPMENT D Single Tenant Wall Signs for Parcel A& C D Pacific Center Tustin Hotels 8 Retail I ------------------------------ r f I f•I Alarnoff Al --------------- - - - - - I ILLUMINATED CHANNEL LETTERS T (43.0 SQ FTk PM WOwa14PJys7l .snnF� n "MAW* P -ma") PUS NIX Cod NA Ji•4i*'G0Lp' 1 m Cap COLOR ■ Red VMO3M#VT-11331 Pint Mil11•w6 OMP -08937 c Sum FrM C WNte Aayk ® PA" (ReMm). PMS 0872C Gold 374- Jew•We `GDLD' Tdm Caps FAiIZFIELD INNSUITES �� B� >kamofi :1 � RoBoOLSON DEVELOPMENT E Single Tenant Primary Wall signs for parcel B Pacific Center Tustin Hotels 1* Retail I Materials: Internally Illuminated Channel Letters or Backlit Halo Illuminated letters with a maximum of 3 sign colors (excluding logo colors). Per the City's Sign regulations, Can signs are not permitted as wall signs. These letters shall incorporate design elements, materials and colors similar to other proposed signs on site and be only for the purpose of business Identification. The tenants name and use of logo, if existing, is only permitted. Location and Qty: Each tenant is allowed (1) primary sign per business storefront. Signs shall be located either on building wall elevation or canopy elevation as long as approved by landlord and consistent with other signage on the same elevation. Size: Primary signs shall be limited to i sq ft of signage per each linear foot of elevation up to 75 sq ft. F Single Tenant Secondary Wall signs for parcel B Materials: Internally Illuminated Channel Letters or Backlit Halo Illuminated letters with a maximum Of sign colors (excluding logo colors). Per the City's Sign regulations, Can signs are not permitted as wall signs. These letters shall incorporate design elements, materials and colors similar to other proposed signs on site and be only for the purpose of business Identification. The tenants name and use of logo, if existing, is only permitted. Location and Qty- Each tenant is allowed (i -i) secondary signs, depending on location per business storefront. Signs shall be located either on building wall elevation or canopy elevation as long as approved by landlord and consistent with other signage on the same elevation. Size: Secondary wall signs shall be limited to 25 sq ft. L1 RmOmOLSON DEVELOPMENT Pacific Center Tustin Hotels I* Retail E Single Tenant Primary Wall signs for parcel B (see site plan on page 6 for location) F Single Tenant Secondary Wall signs for parcel B (see site plan on page 6 for location) SOUTH ELEVATION £GALE 1/8 - i' W WEST ELEVATION SCALE 178'= i'•D" EAST ELEVATION SCALE 118 . 1 -0 - NORTH ELEVATION SCALE VB' a 1'•0" RETAIL BUILDING SOUTH ELEVATION wALe vs- - r -a - »>� 4110;il .1 EAST ELEVATION SCALE 1 8 a T 0 WEST ELEVATION SCALE 1rs _ , -n NORTH ELEVATION SCALE Ire• - f .o - RESTAURANT BUILDING RmOmOLSON DEVELOPMENT G On Premise Directional Signs Pacific Center Tustin Hotels Et Retail I Materials: Metal or acrylic permanent material. These signs shall incorporate design elements, materials and colors similar to tenants' Primary and Secondary wall signs and be only for the purposes related to parking, exit/entrances, directional and similar information, but in no case business or product identification. Signs shall be designed to be viewed from within the site by pedestrians and/or motorists. Location and Qty. If approved as requested, (i) per Business Address at primary intersections shown on page 6 location map. Size: On Premise Directional signs shall be limited to 4 sq ft and a maximum of 4' in height per Ordinance No. 3.321 page 58 of 73.. n n W_ LII n n B