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Home My WebLink AboutZA Report CUP 2025-0015 ZONING ADMINISTRATOR ITEM # 1 SUMMARY: A Zoning Administrator request to consider Conditional Use Permit (CUP) 2025- 0015, to establish a new master sign plan for an existing commercial center at 14171 Red Hill Avenue. The CUP application was filed by Barbara Cohen of Architectural Design and Signs (AD-S), Inc. Project Location/Overview The project site is an existing multi-tenant commercial center located at 14171 Red Hill Avenue. The property is located within the Red Hill Avenue Specific Plan (RHASP) zoning district, and the General Plan land use designation is RHASP. The subject property was built in 1991 and is approximately 3.5 acres and is developed with approximately 51,500 square feet of commercial building area, with the Stater Brothers as the anchor tenant (Figure 1). FIGURE 1- EXISTING SHOPPING CENTER The property is bounded by a public park to the northwest, and multi-family residential uses to the north, west, and south as shown below in Figure 2. DATE: DECEMBER 18, 2025 TO: ALEXA SMITTLE, ZONING ADMINISTRATOR FROM: KATHY TRAN, ASSISTANT PLANNER SUBJECT: ZONING ADMINISTRATOR ACTION (ZAA) NO. 25-010; CUP 2025-0015 (STATER BROTHERS) 14171 RED HILL AVENUE Docusign Envelope ID: 83F52E71-E057-43B9-B3C2-FCD21CA04704 ZA Item #1 December 18, 2025 CUP 2025-0015 Page 2 FIGURE 2- AERIAL VIEW Master Sign Plans (MSPs) are intended to encourage coordinated design on sites with a large number of signs. Additionally, the MSPs facilitate sign compliance with Tustin City Code (TCC) Section 9403, which prescribes maximum area and quantity of signage, as well as the allowable location of signs. However, TCC 9299b(3)(m) authorizes the Zoning Administrator to approve a MSPs when it deviates from the limitations within TCC 9403. This application, CUP 2025-0015, will establish a Master Sign Plan (MSP) for the shopping center, and authorize deviations from the Tustin City Code (TCC) sign requirements as discussed below. Specifically, the proposal includes one primary wall sign and four secondary wall signs that all deviate from the TCC sign requirements. The MSP also allows for existing, non-conforming inline tenant signs to remain. Project Description: The site is developed with six buildings (A-F) containing 17 tenants with business signs including wall signs, secondary signs, a nonconforming roof sign, and monument sign (Figure 3). The MSP includes updated signage for the anchor tenant that exceeds the maximum sign area and exceeds the allowable quantity and prescribed location per the TCC. The proposal also includes provisions for existing tenant signage that are not intended to be replaced any time in the near future. A discussion and analysis of the proposed MSP is included later in this report. Docusign Envelope ID: 83F52E71-E057-43B9-B3C2-FCD21CA04704 ZA Item #1 December 18, 2025 CUP 2025-0015 Page 3 FIGURE 3- SITE PLAN Project Summary Pursuant to RHASP 4.4.5I, a MSP is required for office complexes, commercial centers or mixed-use developments. Additionally, TCC 9403i.2(e) authorizes a MSP to deviate from established sign standard, upon approval of a conditional use permit (CUP), provided that the center is a single development project of at least 30,000 building square feet, or one (1) acre in project size. The proposed MSP includes sign configurations and dimensions that deviate from the City’s sign standards, but are uniquely tailored to the shopping center. Since the center is over the one (1) acre threshold, and it contains more than 30,000 square feet of building, the applicant is entitled to deviations from the City’s sign standards upon approval of a CUP. New Anchor Tenant Signage The anchor tenant building is 25,672 square feet, and the applicant proposes signs whose area and locations deviate from the TCC as shown in Table 1 below. Docusign Envelope ID: 83F52E71-E057-43B9-B3C2-FCD21CA04704 ZA Item #1 December 18, 2025 CUP 2025-0015 Page 4 TABLE 1- PROPOSED ANCHOR TENANT SIGNS COMPARED TO THE TCC STANDARDS Sign Type TCC Standard Proposed MSP Consistency with TCC Primary Wall Sign One Sign, 15% of storefront area, or 75 sq. ft., whichever is less One Sign, 220 sq. ft. Deviates Secondary Wall Sign One 5% of side or rear wall area, or 25 sq. ft., whichever is less Four Signs, 22.5 sq. ft. located on primary elevation Deviates The anchor tenant space is surrounded on the north and south with inline tenant spaces and is approximately 130 feet from the public right of way (ROW), and the width of the anchor tenant space is approximately 197 feet. The only opportunity for anchor tenant signage is on the primary elevation as shown in Figure 4. The anchor tenant, Stater Brothers, is a grocery store that typically displays primary and secondary wall signs. To achieve maximum visibility from the ROW and identify accessory uses provided within the store, larger signage is required to meet business needs. Additionally, because there is no opportunity for secondary wall signs on the rear or side walls of the anchor tenant space as required by TCC, secondary wall signs are proposed to be displayed on the primary elevation of the Stater Brothers tenant space. In doing so, all new anchor tenant primary and secondary signage will be oriented toward the parking lot and Red Hill Avenue. FIGURE 4- ANCHOR TENANT ELEVATION The proposed signs will consist of internally illuminated channel letters, highlighting the store name and logo that will be digitally printed in custom colors. In the daytime, the signs will display a custom red color and will change to an LED red at nighttime. Although the proposed signs are larger, are located on alternate locations, and exceed quantity prescribed by the TCC, the proposed size and number of signs would be consistent with the scale of the primary elevation of the anchor tenant space and the shopping center. Docusign Envelope ID: 83F52E71-E057-43B9-B3C2-FCD21CA04704 ZA Item #1 December 18, 2025 CUP 2025-0015 Page 5 Nonconforming Signs and Future Phasing Plan Stater Brothers is currently renovating the interior of their store, and their upgrades include new primary and secondary wall signs on the exterior. Consequently, there are no plans by the property owners to reface the 30+ year old shopping center, which contains a variety of nonconforming wall signs (Figure 5), including a roof sign, monument sign, and pylon sign. To facilitate the completion of the Stater Brothers project, the MSP includes a provision for existing signage that states, “[e]xisting non-conforming signage, which is already in good working condition and in use by existing tenants may be refaced only, and no expansion of the existing sign structure is allowed.” Furthermore, any existing, non- conforming signage planned to be replaced prior to any redevelopment of the site shall comply with TCC 9403. TCC 9403(i)2(c) allows signs that cannot be replaced immediately to be “phased into” conformance with the MSP and become part of the approval. Staff believes that by allowing legally established signs to remain “as-is” is a logical approach, meets the intent of the TCC, and facilitates a business-friendly solution. Should the shopping center undergo a full redesign, a new MSP would be required. It is necessary to note that around 2023 two tenants have replaced their primary and secondary wall signs without City approval and building permits (Figure 6), and a code enforcement case has been opened to address the issue. As a condition of approval, these illegal signs will have six months from approval of the MSP to be replaced with signs that comply with the current TCC. FIGURE 6 – UNPERMITTED SIGNS FIGURE 5 – NONCONFORMING SIGN Docusign Envelope ID: 83F52E71-E057-43B9-B3C2-FCD21CA04704 ZA Item #1 December 18, 2025 CUP 2025-0015 Page 6 Discussion/Analysis: TCC 9403h states that the purpose of a MSP is to encourage coordinated and quality sign design (integrated with architectural style of project) on sites where a large number of signs will occur. In addition, the MSP should include permanent directional/information signs to facilitate smooth internal circulation by the motorist. Additionally, TCC 9403(i)1 prescribes sign criteria for MSPs, and staff’s analysis concludes that, although various signs will remain, the proposed MSP is consistent with the TCC by providing the following: (a) Signs are predominately consistent throughout the site by incorporating common design elements such as quality of materials, letter style, colors (not more than three (3) excluding black and white per individual sign), illumination, sign type or sign shape. (b) Signs are compatible with and bear a harmonious relationship to the visual image and architectural design of the buildings they identify in terms of materials, colors, and design motif. (c) Signs relate to a human scale and are directed toward pedestrians as well as motorists. (d) Signs contain only that information necessary to identify the businesses or uses of the property on which the sign is located. Identification of product, trade and service information is permitted and considered supplemental, provided it is subordinate to business identification. Supplemental signs shall be considered subordinate if no more than twenty-five (25) percent of the total allowable sign area is used for this purpose. (e) Signs are appropriately visible, legible, as far as spacing and proportion of letters and details, and do not dominate the visual quality of the site or obscure from view existing or adjacent signs. (f) Signs are compatible with the visual characteristics of the development and signs in the surrounding area and do not detract from adjacent developed properties. Although most signs will remain in their current condition, the shopping center signage does not create a nuisance or cause negative impacts to the surrounding community. The proposed MSP sets the stage for eventual compliance with TCC and a more cohesive look over time, or until the shopping center is redeveloped. Based on staff’s analysis, the proposed MSP can be approved, and findings are incorporated in ZAA 25-010 by reference. Environmental Review This project is Categorically Exempt pursuant to Section 15301 (Class 1) of the California Code of Regulations (Guidelines for the California Environmental Quality Act). Docusign Envelope ID: 83F52E71-E057-43B9-B3C2-FCD21CA04704 ZA Item #1 December 18, 2025 CUP 2025-0015 Page 7 CONCLUSION: Based on this report and the findings and Conditions of Approval, staff recommends that the Zoning Administrator adopt ZAA 25-010 approving CUP 2025-0015 to establish a Master Sign Program for the Stater Brothers commercial center located at 14171 Red Hill Avenue. Attachments: A. Submitted Plans B. Radius Map C. Zoning Administrator Action (ZAA) No. 25-010 Exhibit A – Conditions of Approval Prepared by: Kathy Tran, Assistant Planner Approved by: __________________________________ Raymond Barragan, Principal Planner ______________________________________________ Jay Eastman, AICP, Assistant Community Development Director Docusign Envelope ID: 83F52E71-E057-43B9-B3C2-FCD21CA04704 For: 14171 Red Hill Avenue Tustin, CA 92780 October 17th, 2025 P R E PA R E D B Y AD/S 1160 Railroad St. Corona, CA 92882 951-278-0680 A D S Master Sign Program for "14171 Red Hill" OBJECTIVE: The intent of this Master Sign Program is to provide the guidelines necessary for establishing and maintaining a professional signage environment at "14171 Red Hill", a retail center in Tustin, CA. Adherence to this sign criteria shall be enforced and any non-conforming signs shall be removed by the Tenant at said Tenant's expense upon demand by the Landlord or the City of Tustin, CA. Should any party request an exception to the terms and conditions contained within this Master Sign Program, then such request shall be in writing for the review and approval of the Landlord and City of Tustin, CA, and approval shall be in their sole and absolute discretion. GENERAL REQUIREMENTS: Prior to applying for a sign permit, the Tenant shall submit drawings to the Landlord for approval indicating the size, location, design and color of the proposed sign(s), with manufacturing and installation details and the width of the leased storefront. Prior to manufacturing, the Tenant shall submit to the City of Tustin, CA the Landlord approved sign drawing to procure a valid Sign Permit from the City of Tustin, CA. The Tenant shall be responsible for all costs for Tenant building signage and Tenant site signage panels (on Prioject Pylon Sign or Monument Sign at Building F), including fabrication of signs, installation (including final connection), permit labor and permit fees. Sign contractor will repair any damage caused by their work, and Tenant shall be fully responsible for the operations of said sign contractor(s). Upon termination of the lease, the Tenant shall be responsible for removing the face plate, patching any holes in fascia, and painting them to match the surrounding wall color in a manner acceptable to the Landlord, and if Tenant has signage on the existing Project Pylon Sign or existing Monument Sign (at Building F), the Tenant will replace the sign panel(s) with new, blank panels at Tenant's expense. The Tenant shall be responsible for fulfillment of all the requirements of this Master Sign Program. All signage at 14171 Red Hill shall comply with all required City of Tustin, CA and State of California governing codes and regulations, except for: 1) Anchor Tenant, being more than 20,000 sq.ft. of leased space, shall be allowed on their frontage channel letter signs consisting of: one (1) Primary ID sign (max. ht. 8'-0") and up to four (4) ancillary signs (max. ht. 1'-6"), provided they are per Tenant's brand standard. 2) Existing non-conforming signage, which is already in good working condition and in use by existing Tenant(s) may be re-faced only, and no expansion of the existing sign structure is allowed. No signage is allowed on the back/rear/Northwest facing elevations of buildings. Special consideration by the City of Tustin shall be provided if facade changes are made that may affect signage. In the event that the entire retail center "14171 Red Hill" is remodeled, the new tenant signage shall be illuminated channel letters, with maximum sign area of 75 sq.ft., and maximum overall sign length not to exceed 80% of the Tenant's leased frontage. In the event that Tenant Signage is obstructed by some physical structural improvement, the Planning Director can review for relief. AD S2025-10-17Sign Program page 2 of 12 AD S2025-10-17Sign Program page 3 of 12 Scale" 1" = 0'-0"7 Existing Project Pylon Sign Shall Remain Existing Restaurant Monument Sign Shall Remain Building Designations are A-F ( 6 Bldgs. ) Site Plan The Northwest Elevation/Back/Rear of all buildings DO NOT have signage EXAMPLE INLINE TENANT ELEVATION ( for illustrative purposes only ) MAXIMUM LENGTH IS 80% OF TENANT PREMISES FRONTAGE LOGO 40' long sign is allowed ( 50 x 80% = 40 ) 50'-0" Frontage (example)50'-0" Frontage (example)50'-0" Frontage (example) 40' long sign is allowed ( 50 x 80% = 40 ) 40' long sign is allowed ( 50 x 80% = 40 ) Example Inline Bldg. Elevation AD S2025-10-17Sign Program page 4 of 14 EXAMPLE CHANNEL LETTER SET MAXIMUM SIGN AREA IS 75 SQ.FT. Bldg. Signage: Channel Letter Detail, typ. AD S2025-10-17Sign Program page 5 of 12 AD S2025-10-17Sign Program page 6 of 12 Elevations: Bldg. A Inline East CornerSouth CornerSouth West Elevation ( Faces Mitchell Ave. ) South East Elevation (Faces Red Hill Ave. ) South East Elevation (Faces Red Hill Ave. ) North East Elevation ( no signage ) The Northwest Elevation/Back/Rear DOES NOT have signage Existing signage is Legal/Non-conforming Existing signage is Legal/Non-conforming Note from Page 2 of this MSP: 2) Existing non-conforming signage, which is already in good working condition and in use by existing Tenant(s) may be re-faced only, and no expansion of the existing sign structure is allowed. AD S2025-10-17Sign Program page 7 of 12 Elevations: Bldg. B Inline South East Elevation ( Faces Red Hill Blvd. ) The Southwest and Northwest Elevation/Back/Rear DO NOT have signage Existing signage is Legal/Non-conforming Note from Page 2 of this MSP: 2) Existing non-conforming signage, which is already in good working condition and in use by existing Tenant(s) may be re-faced only, and no expansion of the existing sign structure is allowed. AD S2025-10-17Sign Program page 8 of 12 Elevations: Bldg. C Inline South East Elevation ( Faces Red Hill Blvd. ) South West Elevation ( Faces Mitchell Ave. )The Northwest Elevation/Back/Rear DOES NOT have signage Existing signage is Legal/Non-conforming Notes from Page 2 of this MSP: 2) Existing non-conforming signage, which is already in good working condition and in use by existing Tenant(s) may be re-faced only, and no expansion of the existing sign structure is allowed. Existing signage is Legal/Non-conforming Secondary wall signage is allowed on this wall provided that the sign area does not exceed 5% of the wall size or 25 sq.ft., whichever total is less. In the event that the entire retail center "14171 Red Hill" is remodeled, the new tenant signage shall be illuminated channel letters, with maximum sign area of 75 sq.ft., and maximum overall sign length not to exceed 80% of the Tenant's leased frontage. Elevations: Bldg. D Anchor Tenant 197'-0" STATER BROS #37 FRONT ELEVATION SCALE: 1" = 20'-0"1 8'-0" 1'-0" Top of Wall 24'-0" 15'-1"27'-5"4'-0" 3'-0" 1'-6" SIGN A - FRONT VIEW SCALE: 3/16" = 1' - 0"296"27'-5" SIGNS B - FRONT VIEW SCALE: 3/16" = 1' - 0"318"15'-1", typical B1 A AD S2025-10-17Sign Program page 9 of 12 INSTALL IN ACCORDANCE w/N.E.C. U.L. LABELS REQUIRED .040" FABRICATED ALUM. RETURN, BLACK 1" RED TRIM CAP THREADED ROD - NUT FROM BACKSIDE MIN. (4) PER LETTER W/ PVC SPACERS A.C.M. LETTER BACKS CLASS-2 WIRES .187" THICK ACRYLIC FACE POWER CABLE THRU 1/2" DIA. LIQUID TIGHT FLEXIBLE CONDUIT TO 120v ELECTRICAL FAB'D ALUM. BOX w/ 120v/60w POWER SUPPLY AND WEATHERPROOF DISCONNECT SWITCH; PRIMARY ELEC SUPPLED BY OTHERS LIGHT-EMITTING DIODE (L.E.D.) MODULES - DOUBLE-STICK TAPED TO LETTER BACK MIN. (2) 1/4" DIA. WEEP HOLES PER LETTER ALL COMPONENTS TO BE APPROVED NON-CORROSIVE 1/4" DIA. RIVNUT & 5”3/8” FASCIA STATER BROS' BRAND STANDARD CHANNEL LETTER SECTION VIEW NTSA LETTER SPECIFICATIONS: • 5" deep internally illuminated channel letters. • Returns to be .040" alum., painted black. • Faces to be 3/16" thick Red (2793) acrylic. • Trim cap to be 1" Red Jewelite. • Illumination to be Red LED. Sample Isometric View: Red Face, Red Trim Cap, Black Returns -ThissignisintendedtobeinstalledinaccordancewiththerequirementsofArticle600oftheNationalElectricalCodeand/orotherapplicablelocalcodes.Thisincludespropergroundingandbondingofthesign.-ThelocationoftheDisconnectSwitchafterinstallationshallcomplywithArticle600.6(A)(1)oftheNationalElectricalCode. ____ Dedicated ____ Amp Circuit at _____ Volts201201 PRIMARY ELECTRICAL TO SIGN LOCATIONS TO BE PROVIDED BY OTHERS. A DEDICATED CIRCUIT WITH NO SHARED NEUTRALS AND A GROUND RETURNING TO THE PANEL IS REQUIRED FOR INSTALLATION. ALL TRANSFORMERS/DRIVERS/POWER SUPPLIES SHALL BE (GFI) GROUND FAULT-INTERRUPTED. ALL SIGNS HAVE: - DEDICATED BRANCH CIRCUIT - THREE WIRES : LINE, NEUTRAL, & GROUND - WIRE SIZE : MINIMUM OF 12 GA. THHN COPPER WIREALSO NOTE: GAUGE OF WIRE IS DETERMINED BY THE LENGTH OF RUN & AMPERAGE AS PER NEC ARTICLE 300. - GROUND WIRE MUST BE CONTINUOUS AND GO FROM THE SIGN TO THE PANELBOARD GROUND BUS.- VOLTAGE SHOULD READ NO MORE THAN 3 VOLTS BETWEEN GROUND AND NEUTRAL. - CONDUIT CAN NOT BE USED AS GROUND PATH.- POWER TO SIGN MUST BE DONE BY A LICENSED ELECTRICIAN OR ELECTRICAL CONTRACTOR. REQUIREMENTS FOR ELECTRICAL ILLUMINATION: NOTE: THIS PERTAINS TO THE SIGN'S INTERNAL WIRING ONLY, NOT THE PRIMARY WIRING. E-Note #1: All requirements not in sign company’sscope of work must be in place prior to installation. E-Note #2: Electrical to be brought to base of sign(by others) and not in sign company's scope of work. E-Note #3: Timers and/or photocells for signs to befurnished and installed by the customer's electrician, who should also ensure that the completed electrical system is code compliant. ALL COMPONENTS TO BE APPROVED ALL SIGNS TO BE LISTED The Northwest Elevation/Back/Rear DOES NOT have signage B2 B3 B4 15'-1", typical 15'-1", typical 15'-1", typical AB1B4B3B2 AD S2025-10-17Sign Program page 10 of 14 Elevations: Bldg. E Inline South East Elevation ( Faces Red Hill Blvd. ) North East Elevation ( Faces Nisson Rd. )The Northwest Elevation/Back/Rear DOES NOT have signage Existing signage is Legal/Non-conforming Existing signage is Legal/Non-conforming Secondary wall signage is allowed provided that the sign area does not exceed 5% of the wall size or 25 sq.ft., whichever total is less. Notes from Page 2 of this MSP: 2) Existing non-conforming signage, which is already in good working condition and in use by existing Tenant(s) may be re-faced only, and no expansion of the existing sign structure is allowed. In the event that the entire retail center "14171 Red Hill" is remodeled, the new tenant signage shall be illuminated channel letters, with maximum sign area of 75 sq.ft., and maximum overall sign length not to exceed 80% of the Tenant's leased frontage. AD S2025-10-17Sign Program page 11 of 14 Elevations: Bldg. F Restaurant Pad South West Elevation ( Faces Mitchell Ave. and Parking Lot ) South East Elevation ( Faces Red Hill Blvd. ) North East Elevation ( Faces Nisson Rd. )The Northwest Elevation/Back/Rear DOES NOT have signage Secondary wall signage is allowed on this wall provided that the sign area does not exceed 5% of the wall size or 25 sq.ft., whichever total is less. AD S2025-10-17Sign Program page 12 of 14 Monument Sign At Building F ( Existing, to remain ) Existing ID Monument on Bldg. F Parcel shall remain Existing signage is Legal/Non-conforming Note from Page 2 of this MSP: 2) Existing non-conforming signage, which is already in good working condition and in use by existing Tenant(s) may be re-faced only, and no expansion of the existing sign structure is allowed. South-West FaceNorth-East Face AD S2025-10-17Sign Program page 13 of 14 Project Pylon Sign Existing Project Pylon shall remain Existing signage is Legal/Non-conforming Note from Page 2 of this MSP: 2) Existing non-conforming signage, which is already in good working condition and in use by existing Tenant(s) may be re-faced only, and no expansion of the existing sign structure is allowed. AD S2025-10-17Sign Program page 14 of 14 Project Signs Materials Board ( Typical Examples ) Aluminum: Primary construction material of sign bodies and channel letters in forms of angles, flat panels, and extrusions. Steel: Typical for hardware anchoring signage, and for post(s) of free- standing signs. A.C.M.: 3mm thick composite material is typical for back panels of channel letters. Acrylic (white): #7328 white acrylic, at 3/16" thick is typical of faces of illuminated channel letters and sign bodies, and often has vinyl film applied to it. Acrylic (colors): #2793 red acrylic, at 3/16" thick is typical for some channel letter faces, per tenant brand. Vinyl Films: Translucent film is applied to white acrylic in colors per tenant brand. Paint: All paint colors (per tenant brand, or matched to bldg., per Landlord), are satin finish. Illumination: L.E.D. modules are typical of the internal illumination of signs. Trim Cap: Rigid plastic secures letter faces to alum. channel bodies, colors per tenant brand. 300’ 500’ 1000’ RADIUS MAP 14171 RED HILL AVENUE CUP 2025-0015: MASTER SIGN PLAN (MSP) FOR STATER BROTHERS ZONING ADMINISTRATOR ACTION 25-010 CONDITIONAL USE PERMIT 2025-0015 MASTER SIGN PLAN FOR 14171 RED HILL AVENUE The Zoning Administrator of the City of Tustin, California does hereby resolve as follows: I. The Zoning Administrator finds and determines as follows: A. That a proper application for Conditional Use Permit (CUP) 2025-0015 was filed by Barbara Cohen for Stater Brothers, to establish a new Master Sign Plan (MSP) for a commercial center located at 14171 Red Hill Avenue. B. That pursuant to the Red Hill Avenue Specific Plan (RHASP) General Development Standards, Chapter 4.4(I), commercial centers shall require an approved MSP in compliance with Section 9403 of the Tustin City Code (TCC). That pursuant to TCC Section 9404(b)6, MSPs for centers of at least thirty thousand (30,000) building square feet or one (1) acre in project size may deviate from the TCC standards upon approval of a CUP. The Zoning Administrator is the review authority for the proposed CUP in accordance with the TCC Section 9299(b)3(m). C. That the proposed MSP complements and enhances the shopping center and offers a different design and scale then what is allowed by the TCC with the approval of a CUP and the context, scale, and purpose of the proposed signage for the anchor tenant, Stater Brothers, is consistent with the project site’s architecture. D. That the subject site was developed prior to the adoption of the RHASP and includes nonconforming signs. The proposed MSP will maintain the existing nonconforming tenant signs in accordance with TCC Section 9273(b), Legal Nonconforming Structures and Uses. Where any lawfully established structure which is legal nonconforming either in use, design, or arrangement, shall not be enlarged, extended, reconstructed, or structurally altered. E. That a public hearing was duly called, noticed, and held for CUP 2025-0015 on December 18, 2025, by the Zoning Administrator. F. That the establishment, maintenance, and operation of the proposed use will not, under the circumstances of this case, be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such proposed use, nor be injurious or detrimental to the ZAA 25-010 CUP 2025-0015 property and improvements in the neighborhood of the subject property, or to the general welfare, in that: 1. Pursuant to TCC sections 9411, 9403e(2)i and RHASP 4.4.5I, a MSP is required for integrated office complexes, commercial centers or mixed-use developments when proposed signs deviate from the specific standard for permanent business identification upon submittal and approval of a conditional use permit, provided that the center is a single development project of at least 30,000 building square feet or one acre in project size. The MSP proposes sign configurations and dimensions that are unique to the development and deviate from the City’s sign standards and the shopping center meets the threshold for a MSP. 2. The proposed MSP complies with TCC Section 9403(i)1 in that sign standards are contained within the MSP to incorporate design elements in terms of sizing, scale, massing, materials, letter styles, colors, sign type and sign shape to ensure that signage has been coordinated throughout the project site. 3. The proposed MSP complies with TCC 9403(i)2 that establishes criteria as follows: a) Signs would reflect a common theme, incorporating design elements in terms of materials, letter styles, colors, illumination, sign type and sign shape in that wall sign criteria will unify the design features of wall signs and monument sign for multiple tenants and would be limited to the locations approved in the MSP, if applicable. b) New signs would utilize materials, colors, and a design motif which are compatible and which reflect the special qualities of the architecture of the buildings on the site in both daytime and nighttime situations. c) The sum of any nonconforming existing signage on the site will be brought to compliance when the commercial center is redesigned, as described in the proposed MSP. d) The Master Sign Plan designates the property owner/management as the primary liaison with the City for the purpose of requesting approval of the MSP and for submitting ZAA 25-010 CUP 2025-0015 sign permit requests in conformance with the approved MSP. e) The project site is comprised of a single development project containing more than thirty thousand (30,000) square feet of building area and therefore allows the MSP to deviate from the specific sign standards for permanent business identification upon approval of a CUP. 4. The requested deviations from the Tustin Sign Code are minor and keep the proposed signs within the context and scale of the building and surrounding uses. Signs will be appropriately visible while at the same time maintaining the visual quality of the site. 5. The maintenance and removal of any future signs are adequately addressed in the proposed MSP. G. As conditioned, CUP 2025-0015 may be reviewed by the Community Development Director, if necessary, to ensure compatibility with surrounding uses. If the use is not operated in accordance with the Conditions of Approval provided herein or is found to be a nuisance or cause negative impacts to surrounding uses, the Community Development Director has the authority to impose additional conditions to eliminate the nuisance or negative impacts or may initiate proceedings to revoke the CUP. H. This project is Categorically Exempt pursuant to Section 15301 (Class 1) of the California Code of Regulations (Guidelines for the California Environmental Quality Act). I. The Zoning Administrator hereby approves CUP 2025-0015, a request to establish a new MSP located at 14171 Red Hill Avenue, subject to the conditions contained within Exhibit A, attached hereto. ZAA 25-010 CUP 2025-0015 PASSED AND ADOPTED by the Zoning Administrator of the City of Tustin, at a regular meeting on the 18th day of December 2025. ALEXA SMITTLE ZONING ADMINISTRATOR VERA HURTADO RECORDING SECRETARY STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, VERA HURTADO, the undersigned, hereby certify that I am the Recording Secretary of the Zoning Administrator of the City of Tustin, California; that Zoning Administrator Action No. 25-010 passed and adopted at a regular meeting of the Tustin Zoning Administrator, held on the 18th day of December, 2025. ______________________________ VERA HURTADO RECORDING SECRETARY SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION EXHIBIT A CONDITIONAL USE PERMIT 2025-0015 CONDITIONS OF APPROVAL 14171 Red Hill Avenue TCC SECTION GENERAL COMPLETE RESPONSIBLE DEPT 9291(d) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped December 18, 2025, on file with the Community Development Department, as herein modified, or as modified by the Community Development Director in accordance with this Exhibit. The Community Development Director may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisions of the Tustin City Code (TCC). Ongoing Planning 9291(a) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified, subject to review and approval by the Community Development Department. Ongoing Planning 9293(b) 1.3 This approval shall become null and void unless the use is established within twelve (12) months of the date of this Exhibit. Time extensions may be granted if a written request and associated fee is received by the Community Development Department within thirty (30) days prior to expiration. Ongoing Planning Exhibit A - Conditions of Approval CUP 2025-0015 December 18, 2025 Page 2 1 1.4 Approval of CUP 2025-0015 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 notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Community Development Director and evidence of recordation shall be provided to the Community Development Department. Upon approval Planning 1 1.5 As a condition of approval of CUP 2025-0015, the applicant and property owner 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 and/or property owner 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 the defense of any such action under this condition. Ongoing Planning 1126(a) 1.6 Any violation of any of the conditions imposed is subject to issuance of an Administrative Citation pursuant to TCC Section 1162(a). Ongoing Planning 1123(a) 1.7 The applicant and/or property owner shall be responsible for costs associated with any necessary code enforcement action, including attorney’s fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. Ongoing Planning Exhibit A - Conditions of Approval CUP 2025-0015 December 18, 2025 Page 3 9293(c) 1.8 CUP 2025-0015 may be reviewed on an annual basis, or more often, if necessary, by the Community Development Director. The Community Development Director shall review the use to ascertain compliance with the Conditions of Approval. If the use is not operated in accordance with CUP 2025-0015 or is found to be a nuisance or negative impacts are affecting the surrounding neighborhood, the Community Development Director shall impose additional conditions to eliminate the nuisance or negative impacts or may initiate proceedings to revoke the CUP. Ongoing Planning 9273 1.9 Any modification or alteration to the existing building or sign structures shall require a building permit and shall be consistent with TCC Section 9273, Legal Non-conforming Uses. Ongoing Planning USE RESTRICTIONS 9403(h) 2.1 All signs shall conform to the Master Sign Plan and revert to the Tustin Sign Code for any issues that remain silent in said Master Sign Plan. Minor changes could be made if signs meet the spirit and intent of the Master Sign Plan and approved by the Community Development Director. Ongoing Planning 9403(a) 2.2 A sign permit shall be applied for and obtained from the Community Development Department prior to constructing, erecting, altering, replacing, moving, or painting any sign, except for signs exempt from a permit according to the Tustin Sign Code. Permit applications shall be accompanied by information as required for a standard sign plan or master sign plan, pursuant to the Tustin Sign Code. Ongoing Planning Exhibit A - Conditions of Approval CUP 2025-0015 December 18, 2025 Page 4 9404(g) 2.3 All signs shall be structurally safe and maintained in good condition at all times. The Community Development Director shall have the authority to order repair, replacement, or removal of any signs which constitute a hazard or nuisance to the safety, health, or public welfare by reason of inadequate maintenance, dilapidation, or obsolescence. Ongoing Planning 9404(g) All signs shall be constructed of a non-corrosive, rust-resistant finish so as not to degrade in adverse weather conditions. Ongoing Planning The locations for any signs shall comply with the City of Tustin Guidelines for Determining Sign Location Visual Clearance and Public Safety Areas. Signs shall not be placed in a manner that will obstruct or inhibit sight distance or visibility for the motorist. Any signs in proximity to the public right-of-way that could impact driver sight shall be shown at a larger scale that will be adequate for plan check purposes. *** 2.4 Open code enforcement cases CE-2025-0292 and CE-2025-0293 for unpermitted signs for the tenant suites at 14211 and 14203 Red Hill Avenue shall be modified and brought into compliance with TCC 9403 by obtaining Planning approval and building permit within six months of MSP approval. Ongoing Planning 9405(c) 2.5 A legal nonconforming sign shall be made to conform to all provisions of TCC 9405 if the Director determines that any of the following events occur: 1. A legal nonconforming sign shall not be changed to another nonconforming sign. Ongoing Planning Exhibit A - Conditions of Approval CUP 2025-0015 December 18, 2025 Page 5 2. A legal nonconforming sign shall not be structurally altered so as to extend its useful life. A sign shall be considered to be structurally altered if the construction materials are physically replaced with new materials. The replacement of face copy in a cabinet-type sign does not constitute structural alteration. 3. A legal nonconforming sign shall not be expanded or altered so as to change the size, shape, position, location or method of illumination of the sign. 4. A legal nonconforming sign shall not be reestablished after discontinuance of the use for ninety (90) days or more. If any use is wholly discontinued for any reason, except pursuant to a valid order of a court of law, for a period of ninety (90) days, it shall be presumed that such use has been abandoned in accordance with Section 9405(d). All other provisions of the enforcement Section 9405(e) shall apply. 5. A legal nonconforming sign shall not be reestablished after damage or destruction of more than fifty (50) percent of its replacement value, including destruction by an act of God. 9291(d) 2.6 Major modifications to the commercial center, such as a remodel, shall require approval of a new master sign plan. Ongoing Planning Exhibit A - Conditions of Approval CUP 2025-0015 December 18, 2025 Page 6 PUBLIC WORKS DEPARTMENT SOLID WASTE RECYCLING CONDITIONS 1 3.1 Construction and Demolition Waste Recycling and Reduction Plan (WRRP). a. The applicant/contractor is required to submit a WRRP to the Public Works Department. The WRRP must indicate how the applicant will comply with the City’s requirement (City Code Section 4351, et al) to recycle at least sixty-five (65) percent of the project waste material or the amount required by the California Green Building Standards Code. b. Prior to the issuance of, any building or demolition permit that involves the creation of C&D debris, each applicant for covered projects shall pay to the City an application fee in the amount set forth in a resolution of the City Council sufficient to cover the City's costs of reviewing an application and monitoring compliance with this section and/or the WRRP, or reviewing an application for exemption. c. Security deposit. In addition to the application fee, each applicant shall deposit with the City a security deposit as security for performance. The security deposit is remitted at the same time the permit application is filed. The security deposit may be in the form of cash, cashier's check, personal check, money order, or may be applied to a credit card in accordance with standards set by the Finance Department. Nonresidential projects shall submit a security deposit in the amount of five (5) percent of the project's Prior to Issuance of First Permit Public Works Department Exhibit A - Conditions of Approval CUP 2025-0015 December 18, 2025 Page 7 valuation as determined by the Building Official, rounded to the nearest thousand, or two thousand five hundred dollars ($2,500.00), whichever is greater. In no event shall a deposit exceed twenty-five thousand dollars ($25,000.00). MISCELLANEOUS CONDITIONS FEES 1 4.1 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. Prior to Applying for Permits Planning