HomeMy WebLinkAboutZA Report CUP 2025-0017 ZONING ADMINISTRATOR ITEM # 2
SUMMARY: A Zoning Administrator request to consider Conditional Use Permit (CUP)
2025-0017, to establish a new master sign plan (Tustin Healthcare) for a specialty hospital
at 14851 Yorba Street. The CUP application was filed by Denise Denkers of Insignia Rising.
Project Location/Overview
The project site is the future site of a specialty hospital located at 14851 Yorba Street. The
property is located within the Public and Institutional (PI) zoning district, and the General
Plan land use designation is also PI. The subject property is approximately 2.24 acres and
is developed with a 73,180 sq. ft. two-story building and a 17,000 sq. ft. one-story building
(Figure 1).
FIGURE 1- EXISTING BUILDING
On January 28, 2025, the Planning Commission adopted Resolution 4519 approving CUP
2022-0019 to establish a skilled nursing facility (specialty hospital) within existing vacant
medical buildings. The facility is currently under renovation.
DATE: DECEMBER 18, 2025
TO: ALEXA SMITTLE, ZONING ADMINISTRATOR
FROM: KATHY TRAN, ASSISTANT PLANNER
SUBJECT: ZONING ADMINISTRATOR ACTION (ZAA) NO. 25-011;
CUP 2025-0017 (TUSTIN HEALTHCARE) 14851 YORBA STREET
Docusign Envelope ID: 9E4F9026-D7C3-48B1-AFD1-E77D5B2240DB
ZA Item #2
December 18, 2025
CUP 2025-0017
Page 2
The specialty hospital is situated between Yorba Street (east) and Myrtle Avenue (west),
south of Irvine Boulevard.
The property is bounded by
office uses to the north and
east, and residential and
office uses to the south as
shown in Figure 2.
The application includes a
request to establish a
Master Sign Plan (MSP) that
includes signs that deviate
from the Tustin City Code
(TCC) sign requirements.
MSPs are intended to
encourage coordinated and
quality sign design on sites
where a large number of
signs will occur, and TCC Section 9403 prescribes maximum sign area and quantity and
allowable location of proposed signage.
The proposal includes three wall signs that exceed the maximum sign area and allowable
quantity per the TCC. Figure 3 below shows the typical proposed wall sign. The proposal
also includes directional signs and a monument sign that comply with the TCC.
FIGURE 3- TYPICAL PROPOSED WALL SIGN
Project Summary
Pursuant to TCC sections 9411 and 9403i(2)e, a MSP and Conditional Use Permit (CUP) is
required for all developments in the PI zoning district. Additionally, TCC 9403i(2)e authorizes
signage to deviate from any specific sign standards established by the TCC, provided a
property is a single development project of at least thirty thousand (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 typical sign standards.
FIGURE 2- AERIAL VIEW
Docusign Envelope ID: 9E4F9026-D7C3-48B1-AFD1-E77D5B2240DB
ZA Item #2
December 18, 2025
CUP 2025-0017
Page 3
Figure 4 illustrates the location of all proposed sign types and locations within the project site.
A description and analysis are included later in this report.
FIGURE 4- SITE PLAN
Comparison to the Tustin City Code
The MSP includes signs that exceed the sign quantity and sign area requirements per the TCC.
To establish suitable maximum sign area, number of signs, and location, staff compared the
proposed signs with sign requirements for commercial districts (TCC 9408), and Table 1
provides a breakdown of the quantity and types of proposed signs and compares the
proposed sign attributes with sign requirements prescribed for commercial districts. Given the
configuration of the property and the existing architecture, staff believes the proposed signs,
including deviations, are consistent with the intent of the TCC sign criteria as discussed in the
following section.
TABLE 1- MASTER SIGN PLAN COMPARED TO TCC 9408 STANDARDS
Sign Type TCC Standard Proposed Master
Sign Plan
Consistency
with TCC
Primary Wall
Signs
One (1) Sign, 15% of
storefront area, or 75 sq. ft.,
whichever is less
Three (3) Signs,
94.6 sq. ft. Deviates
Secondary Wall
Sign
One (1) 5% of side or rear
wall area, or 25 sq. ft.,
whichever is less
One (1) Sign 34.25
sq. ft. Deviates
Directional Signs Maximum of 4 3 proposed signs Compliant
Monument Sign Max. 6 ft. height, Max. 75 sq.
ft. sign area
Max. 6 ft. height,
25 sq. ft. sign area Compliant
Docusign Envelope ID: 9E4F9026-D7C3-48B1-AFD1-E77D5B2240DB
ZA Item #2
December 18, 2025
CUP 2025-0017
Page 4
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 with a large number of signs. 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, and
staff’s analysis concludes that the proposed MSP is consistent with the TCC by providing the
following :
(a) Signs are 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.
In complying with the above sign criteria, the proposed MSP can be approved, and findings
are incorporated in ZAA 25-011 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).
CONCLUSION:
Based on this report and the findings and Conditions of Approval, staff recommends that
the Zoning Administrator adopt ZAA 25-011 approving CUP 2025-0017 to approve a
Master Sign Plan for Tustin Healthcare located at 14851 Yorba Street.
Docusign Envelope ID: 9E4F9026-D7C3-48B1-AFD1-E77D5B2240DB
ZA Item #2
December 18, 2025
CUP 2025-0017
Page 5
Attachments:
A. Submitted Plans
B. Radius Map
C. Zoning Administrator Action (ZAA) No. 25-011
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: 9E4F9026-D7C3-48B1-AFD1-E77D5B2240DB
For:
TUSTIN HEALTHCARE CENTER BUILDING
SIGN DESIGN CRITERIA
14851 Yorba St,Tustin, CA 92780
NOVEMBER 14, 2025
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Sign Criteria created by - Insignia Rising
Preferred Sign Vendor is Insignia Rising
1889 W. Commonwealth ave.
Unit B Fullerton, CA 92833
www.InsigniaRising.com
(714) 237-1600
inspired@insigniarising.com
INTRODUCTION
Project Overview 03
Project Vision 04
GENERAL CRITERIA
Introduction 05
01
02
SITE PLAN03
Site Plan 07
ALLOWABLE SIGN TYPE
Sign Type 1: Front Lit Channel Letters 17
Sign Type 2: Halo Lit Channel Letters 18
08
Sign Type 3: Front & Halo (Dual) Lit Channel Letters 19
20
CONTENTS
MONUMENT SIGN
Monument Sign (Illuminated Version)16
07
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ADDRESS NUMBER
Building Address Number 15
06
WALL SIGN
Wall Sign ( Illuminated Version)08
04
Wall Sign Directional 11
WALL SIGN LOCATIONS05
East/West Elevations 12
13South Elevation
Wall Sign Area With Illumination
TUSTIN HEALTHCARE CENTER BUILDING MASTER SIGN PROGRAM | NOVEMBER 14, 2025
14Picture of Building Elevation
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14851 Yorba St,Tustin, CA 92780
INTRODUCTION
PROJECT OVERVIEW
Generations Healthcare began operations in January 1998
with a single 89-bed skilled nursing facility. Generations has
since grown to more than 30 facilities and over 3,500 beds.
When Generations began business, it started with a very
simple business strategy: focus on quality and service while
remaining mindful of the challenges and changes facing
older adults in today’s world. Since its inception,
Generations has established an excellent reputation in the
communities served by its facilities. Generations has built
this reputation through a concerted focus on quality and
service
Generations Healthcare was founded upon the belief that
caring for the sick, the elderly, and the infirm is a special
and sacred stewardship. It is our mission to have this belief
reflected in everything we do: in the presentation of our
homes, in the professionalism of our staff, and in the daily
delivery of care to our residents and their families. It is our
purpose that whoever enters a Generations home will be
met with kindness, competence, and compassion.
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INTRODUCTION
PROJECT VISION
This section is designed to establish clear guidelines for
signs associated with professional offices, balancing visibility
for tenants and businesses while preserving the aesthetic
and residential character of neighborhoods or business areas.
The goal is to ensure that professional office signs are not
overly large, garish, or disruptive.
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TUSTIN HEALTHCARE CENTER BUILDING MASTER SIGN PROGRAM | NOVEMBER 14, 2025
GENERAL CRITERIA
1. PURPOSE & INTENT
GENERAL
2. GENERAL SIGN REGULATIONS
STANDARD
4. Every sign erected which is subject to a permit shall have
its sign permit number, name of erector, installation year,
and voltage (if electrical) in a readily visible location.
3. SUBMITTALS
1) The name, address, and telephone number both of the owner
or persons entitled to possession of the sign and of the sign
contractor or erector.
1. All signs and sign structures shall be enclosed,
structurally safe, kept in good repair, including
replacement of defective parts and illuminating
fixtures, repainting and cleaning, and otherwise
in a presentable condition such that they do not
detract from the appearance of the surrounding
area and shall comply with the most current Uniform
Building Codes, as locally amended.
2. All repairs to signs shall be at least equal in quality and
design to the original signs.
3. All signs and sign material shall be constructed of
permanent materials including but not limited to metal,
wood or other comparable durable weatherproof material.
No material more combustible than treated wood shall be
used in the construction of any permanent sign. Any sign
support used in the construction of any permanent sign
shall be reviewed as part of the sign application. Brackets
or other structural elements that contribute to the
architecture or in any way contribute to the advertisement
of a business shall be calculated as part of the aggregate
area of signage permitted for the site. All cabinets,
conductors, transformers or other equipment shall be
concealed from public view.
5. Electric signs shall be indirectly illuminated. Illumination
shall be either from the interior of a sign, behind letters
(back lighting), channel lighting illuminated from finished
grade, or another indirect lighting source. Letters and Logos
may be internally lit but sign background shall be opaque.
Illumination shall be considered excessive and not permitted
when it prevents the normal perception of buildings or
structures beyond or in the vicinity of the sign or when it
shines directly onto residential zones or in any public or
private right-of-way. All illuminated signs shall be designed,
placed or arranged to prevent glare upon the public right-of-way,
adjacent properties, and traffic circulation areas of the subject
6. All areas where wall signs are removed and background discoloration
or holes remain shall be appropriately patched and painted to match
the building surface within thirty (30) days of removal of said sign.
2) The location by street address of the proposed sign.
3) An elevation of the sign showing the dimensions of the sign, the
dimensions of the sign's supporting members, the maximum and
minimum height of the sign, sign copy, proposed lettering and
background color and lettering style.
4) A dimensioned elevation of that portion of the building exterior
where the proposed location of the sign will be placed in relation
to the face of the building.
5) A dimensioned site plan showing the proposed location of the
sign in relation to the boundaries of the lot upon which it is to be
situated and any pole or monument signs within fifty (50) feet of
the site boundaries can be prepared on an eight and one-half
(8½) inch × eleven (11) inch size paper.
6) Where the sign is to be attached to an existing building, a current
color photograph of the face of the building to which the sign is to
be attached and color photograph of all existing Signs on the
building and sign structures labeled to show which signs will be
removed and which will remain.
7) A sign plan shall indicate the scope and structural detail of the
work to be done, including details of all electrical and mechanical
connections, guy lines, supports and footing and materials to be
used.
8) Means of lighting/illumination along with an electrical permit for
all electrical signs. All electrical components for the sign shall be
listed and approved by certified testing laboratory.
9) Any other information that the applicant believes to be needed to
fully define the sign proposal.
property and shall not create a menace to traffic or a nuisance
to adjacent property.
4. Landlord, tenant and city requirements:
Plan should include:
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Submit the appropriate application forms, which may include the
Development Application Form and any relevant supplemental
applications, such as the Sign Code Exception form if applicable.
1) Completed Application Forms:
Submit the appropriate Building permit to the Building Division at
the City of Tustin for approval prior to issuance of a permit.
2) Building Permit Submittal:
Provide scaled drawings of the proposed sign(s), including:
Dimensions (height, width, depth).
Materials and finishes.
Color schemes.
Letter styles and logos.
Lighting details (if applicable).
Structural details, including method of attachment and supports.
For electrical signs, provide electrical plans and specifications.
3) Detailed Sign Drawings:
4) Site Plan:
Need detailed site plan showing sign locations.
02
11) Any required permit and review fees as established by resolution
of the City of Tustin.
10) Such other architectural, design, or engineering information as
may be required by the Uniform Sign Code and Uniform Building
Code for the specific sign proposal.
12) Said signage shall be subject to the review and approval by the
landlord, property management company, or owner (as applicable)
TUSTIN HEALTHCARE CENTER BUILDING MASTER SIGN PROGRAM | NOVEMBER 14, 2025
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GENERAL CRITERIA
5. Sign Construction
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Illuminated Monument Sign
1) City encourages landscaping at the base of monument
signage to soften the exterior appearance.
2) Address numbers (minimum 6 inches high) must be
included and clearly visible, and are not counted toward
total sign area.
3) Illumination must turn off automatically at night
(10 p.m.-6 a.m. near residences).
4) Routine maintenance is required, including lighting repairs,
painting, and cleaning. Structural or design modifications
need prior City approval.
5) Monument sign is illuminated internally.
6) Maximum height 6' above ground.
7) Placement of the proposed monument sign must comply
with Tustin City Code
6. Prohibited Signage
Please refer to prohibited signs as stated in the
“TCC 9404"
7. Sign Design Specification
1) Use legible fonts and high-contrast colors.
2) Corporate logos/colors: <= 25% of sign face.
3) Wall sign max height: 62"; min letter height: 9".
4) Street address required on main signs, min 6" letters.
5) Avoid flashy designs; fit signs into property aesthetics.
02
1) Any proposed sign not consistent with the sign program would need to be reviewed and
approved by the Community Development Department, and the sign program would need
to be amended.
TUSTIN HEALTHCARE CENTER BUILDING MASTER SIGN PROGRAM | NOVEMBER 14, 2025
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Note: Field verify all the conditions. Dimensions are approximate. exact location of signs to be determine in field.
SITE PLAN
Yorba StIrvine Blvd
N Myrtle AveD
A1
B1 & B2
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Primary Wall Sign – East Elevation
Secondary Wall Sign – South Elevation
Secondary Wall Sign – North Elevation
Secondary Wall Sign – West Elevation
A2 & C
LEGEND:
A1: PRIMARY WALL SIGN (EAST ELEVATION)
A2: SECONDARY WALL SIGN (WEST ELEVATION)
A3: SECONDARY SIGN (SOUTH ELEVATION)
B1, B2 & B3: DIRECTIONAL SIGNS
C: BUILDING ADDRESS NUMBER
D: MONUMENT SIGN
VISIBILITY TRIANGLE
10' X 10'
B3
03
A3
TUSTIN HEALTHCARE CENTER BUILDING MASTER SIGN PROGRAM | NOVEMBER 14, 2025
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5" DEEP ILLUMINATED (FACE & HALO) CHANNEL LOGO.
5" DEEP ILLUMINATED (FACE & HALO) CHANNEL LETTERS.
BOTH LOGO & LETTERS MOUNTED TO WALL WITH SPACERS &
MOUNTING HARDWARE AS REQUIRED.
DESCRIPTION: ILLUMINATED VERSION
WALL SIGN (A1)
COLORS/MATERIAL:
5" DEEP ILLUMINATED (FACE + HALO LIT) LOGO WITH 0.177" WHITE ACRYLIC FACES.1
DIGITALLY PRINTED VINYL GRAPHICS APPLIED FIRST SURFACE.2
0.040" ALUMINUM RETURNS PAINTED WHITE WITH TRIM CAP.3
3/16" CLEAR POLYCARBONATE BACK FOR HALO EFFECT.4
5" DEEP ILLUMINATED (FACE + HALO LIT) LETTERS WITH 0.177" WHITE ACRYLIC FACES.5
2 1/2" SPACERS & MOUNTING HARDWARE USED FOR MOUNTING.6
COLORS/MATERIAL:
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GEN RATIONS
H L HC R
E
EA T A E WALL5"
36"12"43 1/4"3 3/8"26'-4"
FRONT VIEW
END VIEW14 5/8"22'-4 5/8"
1
5
6
SQ.FT = 94.90
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TUSTIN HEALTHCARE CENTER BUILDING MASTER SIGN PROGRAM | NOVEMBER 14, 2025
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5" DEEP ILLUMINATED (FACE & HALO) CHANNEL LOGO.
5" DEEP ILLUMINATED (FACE & HALO) CHANNEL LETTERS.
BOTH LOGO & LETTERS MOUNTED TO WALL WITH SPACERS &
MOUNTING HARDWARE AS REQUIRED.
DESCRIPTION: ILLUMINATED VERSION
WALL SIGN (A2)
COLORS/MATERIAL:
5" DEEP ILLUMINATED (FACE + HALO LIT) LOGO WITH 0.177" WHITE ACRYLIC FACES.1
DIGITALLY PRINTED VINYL GRAPHICS APPLIED FIRST SURFACE.2
0.040" ALUMINUM RETURNS PAINTED WHITE WITH TRIM CAP.3
3/16" CLEAR POLYCARBONATE BACK FOR HALO EFFECT.4
5" DEEP ILLUMINATED (FACE + HALO LIT) LOGO WITH 0.177" WHITE ACRYLIC FACES.5
2 1/2" SPACERS & MOUNTING HARDWARE USED FOR MOUNTING.6
COLORS/MATERIAL:
helping you leave your mark on the worldWALL6END VIEW
FRONT VIEW
SQ.FT = 34.3362"23"79 3/4"9"1
5
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TUSTIN HEALTHCARE CENTER BUILDING MASTER SIGN PROGRAM | NOVEMBER 14, 2025
WALLEND VIEW
5"
GEN RATIONS
H L HC R
E
EA T A E
2 3/4"36"30"
FRONT VIEW
24'-0"13 5/8"20'-9 1/2"
5" DEEP ILLUMINATED (FACE & HALO) CHANNEL LOGO.
5" DEEP ILLUMINATED (FACE & HALO) CHANNEL LETTERS.
BOTH LOGO & LETTERS MOUNTED TO WALL WITH SPACERS &
MOUNTING HARDWARE AS REQUIRED.
DESCRIPTION: ILLUMINATED VERSION
WALL SIGN (A3)04
COLORS/MATERIAL:
5" DEEP ILLUMINATED (FACE + HALO LIT) LOGO WITH 0.177" WHITE ACRYLIC FACES.1
DIGITALLY PRINTED VINYL GRAPHICS APPLIED FIRST SURFACE.2
0.040" ALUMINUM RETURNS PAINTED WHITE WITH TRIM CAP.3
3/16" CLEAR POLYCARBONATE BACK FOR HALO EFFECT.4
5" DEEP ILLUMINATED (FACE + HALO LIT) LETTERS WITH 0.177" WHITE ACRYLIC FACES.5
2 1/2" SPACERS & MOUNTING HARDWARE USED FOR MOUNTING.6
COLORS/MATERIAL:
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SQ.FT = 72
1
5
6
TUSTIN HEALTHCARE CENTER BUILDING MASTER SIGN PROGRAM | NOVEMBER 14, 2025
GEN RATIONSHLHCREEATAE
COLORS/MATERIAL:
3MM THICK WHITE ALUMINUM COMPOSITE RIGID SHEET.1
3M HIP REFLECTIVE WHITE VINYL.2
DIGITALLY PRINTED TRANSLUCENT BLUE, BLACK & GREY VINYL.3
4 MOUNTED TO WALL WITH SCREWS AS REQUIRED.
COLORS/MATERIAL:
11
48"24"14"5"48"60"5"14"QTY. 124"14"5"48"
DESCRIPTION: ALUMINUM PANEL SIGN
WALL SIGN: DIRECTIONAL (B1, B2 & B3)
1
2
3
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helping you leave your mark on the worldTUSTIN HEALTHCARE CENTER BUILDING MASTER SIGN PROGRAM | NOVEMBER 14, 2025
B1
B2
B3
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POSSIBLE SIGN LOCATIONS ON BUILDING ELEVATIONS
A1- EAST ELEVATION: PRIMARY SIGN
SCALE : NTS
A2- WEST ELEVATION SECONDARY SIGN
SCALE : NTS
WALL SIGN LOCATIONS (A1 & A2)
Note: Field verify all the conditions. Dimensions are approximate. exact location of signs to be determine in field.
WHITE TBD BROWN TBD
BUILDING PAINT SCHEME
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255'-0"
113'-0"37'-0"40'-0" TO GRADETOTAL BUILDING FRONTAGE = 37' X 113' = 4181 SQ.FT
TOTAL BUILDING FRONTAGE = 40' X 255' = 10,200 SQ.FT
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GENRATIONSHLHCREEATAE
TUSTIN HEALTHCARE CENTER BUILDING MASTER SIGN PROGRAM | NOVEMBER 14, 2025
POSSIBLE SIGN LOCATIONS ON BUILDING ELEVATIONS
WALL SIGN LOCATIONS (A3)
Note: Field verify all the conditions. Dimensions are approximate. exact location of signs to be determine in field.
SCALE : NTS
WHITE TBD BROWN TBD
BUILDING PAINT SCHEME
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TOTAL FRONTAGE = 40'-6" X 13'-6" = 546.75 SQ.FT
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TUSTIN HEALTHCARE CENTER BUILDING MASTER SIGN PROGRAM | NOVEMBER 14, 2025 13'-6"10'-0"17'-10"
40'-6"
GEN RATIONS
H L HC R
E
EA T A E
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PICTURE OF BUILDING ELEVATION
SOUTH ELEVATION BUILDING FRONTAGE (A3 SIGN)NORTH ELEVATION BUILDING FRONTAGE
WEST ELEVATION BUILDING FRONTAGE (A2 SIGN)EAST ELEVATION BUILDING FRONTAGE (A1 SIGN)
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TUSTIN HEALTHCARE CENTER BUILDING MASTER SIGN PROGRAM | NOVEMBER 14, 2025
BUILDING ADDRESS SIGN (C)- NON ILLUMINATED
1/8" THICK FCO ALUMINUM LETTERS PAINTED BLACK.
LETTERS MOUNTED TO WALL WITH STUDS AS REQUIRED.
DESCRIPTION: NON ILLUMINATED VERSION
WALLSTREET ADDRESS REQUIRED ON MAIN SIGNS, MIN 6" LETTERS.
COLORS/MATERIAL:
1/8" ALUMINUM LETTERS.1
LETTERS PAINTED BLACK.2
MOUNTED TO WALL WITH STUDS AS REQUIRED.3
COLORS/MATERIAL:
1
END VIEW
FRONT VIEW
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1656"13 1/4"
SQ. FT. = 0.55
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DESCRIPTION: ILLUMINATED VERSION
MONUMENT SIGN (D)- ILLUMINATED
COLORS/MATERIAL:
3/4" THICK PUSH THRU WHITE ACRYLIC ADDRESS NUMBER.1
ALUMINUM CABINET WITH 0.08" THICK ALUMINUM FACE.2
3/4" THICK PUSH THRU LOGO WITH DIGITALLY PRINTED TRANSLUCENT VINYL OVERLAY.3
1 1/2" TALL ALUMINUM ACCENT PAINTED GREY.4
3/4" THICK WHITE PUSH THRU COPY.5
ILLUMINATION VIEW
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GRADE
END VIEWFRONT VIEW
1
4
16" DEEP ALUM. CABINET WITH 0.080" THICK FACE X 16" DEEP 0.080" THICK ALUM. RETURNS PAINTED BRISTOL BLUE
3630-97 TOP PAINTED GREY. CABINET HAVE 3/4" THICK FCO WHITE ACRYLIC LOGO & COPY. LOGO HAVE DIGITALLY PRINTED
TRANSLUCENT VINYL GRAPHICS APPLIED TO 1ST SURFACE. 1 1/2" TALL ALUM. ACCENT LINE PAINTED GREY. 0.040" THICK ALUM.
BAFFLES ON BOTH SIDES TO HOLD 6500K WATERPROOF WHITE LED’S. CABINET CONSTRUCTED OF 1 1/2"X1 1/2"X1/8" THICK SQ.
ALUM. TUBE FRAME & MOUNTED ON ONE 4"X4"X1/8" THICK SQ. STEEL POLE.
SQ. FT. = 39.61
16"
20"
14851
PARKING GARAGE
SOUTH ON YORBA ST.
RIGHT ON FIRST ST.
RIGHT ON MYRTLE ST.72"8"6"14"2 7/8"3"2"46"
50"1 1/2"5
3
2
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TUSTIN HEALTHCARE CENTER BUILDING MASTER SIGN PROGRAM | NOVEMBER 14, 2025
TRANSLUCENT COLOR ACRYLIC FACE
OR TRANSLUCENT ACRYLIC WITH VINYL
ALUMINUM RETURNS
ALUMINUM BACK
TRIMCAP
POWER SUPPLY
J BOX WITH
DISCONNECT SWITCH
PRIMARY POWER
PRIMARY POWER
PASS THRU
FACE ILLUMINATED LETTERS ALLOW FOR A WIDE DEGREE OF FLEXIBILITY
IN TERM OF COLOR OPTIONS AND INSTALLATION CONDITIONS.
FACES CAN BE EITHER COLOR ACRYLIC , OR BE CLEAR OR WHITE ACRYLIC WITH
A COLORED VINYL OVERLAY.
TRIMCAP ATTACHMENT IS PROVEN, RELIABLE METHOD WHICH IS ADEQUATE
FOR ALL CLIMATE CONDITION.
LETTERS DEPTH MUST BE TAKEN INTO CONSIDERATION TO PREVENT “HOT SPOTS”
FROM MARRING EVEN ILLUMINATION ACROSS THE LETTER FACE.
STANDARD RETURN DEPTHS ARE 3", 5" & 8" AND IS OFTEN DETERMINED AS TO
WHICH IS PROPORTIONAL TO THE HEIGHT OF THE LETTER.
CUSTOM DEPTH ARE ALSO AVAILABLE
MOST LETTERS ARE WHITE LED ILLUMINATIONS, BUT OTHER COLORS MAY BE UTILIZE
IN ACCORDANCE WITH THE COLOR OF THE LETTER FACE.
ILLUMINATION - LIGHT TEMPERATURE 6500K TYPICAL SECTION DETAIL
DESCRIPTION:
WEEP HOLE
A
DAY VIEW NIGHT VIEW
A
5" MAX.
FRONT LIT CHANNEL LETTERS
SIGN TYPE ALLOWED WITH ILLUMINATION
SIGN TYPE 1
LED MODULES
(6500K TEMP.)
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17 TUSTIN HEALTHCARE CENTER BUILDING MASTER SIGN PROGRAM | NOVEMBER 14, 2025
18
ALUMINUM FACE
ALUMINUM RETURNS
CLEAR LEXAN OR
POLYCARBONATE BACK
TRIMCAP
POWER SUPPLY
J BOX WITH
DISCONNECT SWITCH
PRIMARY POWER
PRIMARY POWER
PASS THRU
HALO ILLUMINATED SIGNAGE IS A TYPE WHERE THE LETTERS HAVE
OPAQUE FACES AND SIDES, AND THE LIGHT EMITS FROM THE GAP
BETWEEN THE BACK OF THE LETTER AND THE FINISHED WALL SURFACE.
THE COLOR OF LIGHT CAN BE ACHIEVED VIA COLORED LED MODULES
OR A COLORED VINYL OVERLAY APPLIED TO THE TRANSLUCENT LETTER BACK.
DURING NIGHTTIME CONDITIONS THE OPAQUE PORTION OF THE LETTERS
PROVIDE A GOOD CONTRAST TO THE EMITTING LIGHT, BUT THE PAINT
FINISH WILL NOT SEEM AS BRILLIANT AS IN THE DAYTIME.
HALO ILLUMINATED LETTERS OFFER A MORE SUBTLE PRESENTATION AND ARE
A GOOD ALTERNATIVE WHEN HIGH LIGHT OUTPUT IS NOT REQUIRED OR DESIRED.
HALO ILLUMINATED LETTERS WORK BEST ON A RELATIVELY EVEN MOUNTING
SURFACE FOR EVEN LIGHT DISTRIBUTION.
CAREFUL CONSIDERATION MUST BE USED WHEN MOUNTING THESE LETTERS TO
A REFLECTIVE SURFACE TO INSURE THAT THE WALL DOES NOT ACT AS A MIRROR AND
ALLOW THE LED MODULES TO BE SEEN.
LETTER DEPTHS FOR HALO LETTERS CAN BE MORE SHALLOW THAN THEIR FACE-LIT COUNTERPARTS.
ILLUMINATION - LIGHT TEMPERATURE 6500K
TYPICAL SECTION DETAIL
WEEP HOLE
A A
ALUMINUM SPACER
A
HALO LIT CHANNEL LETTERS
SIGN TYPE 2
DESCRIPTION:
DAY VIEW NIGHT VIEW
LED MODULES
(6500K TEMP.)
5"
2 1/2"
helping you leave your mark on the world
SIGN TYPE ALLOWED WITH ILLUMINATION 08
TUSTIN HEALTHCARE CENTER BUILDING MASTER SIGN PROGRAM | NOVEMBER 14, 2025
TRANSLUCENT COLOR ACRYLIC FACE
OR TRANSLUCENT ACRYLIC WITH VINYL
ALUMINUM RETURNS
CLEAR LEXAN OR
POLYCARBONATE BACK
TRIMCAP
POWER SUPPLY
J BOX WITH
DISCONNECT SWITCH
PRIMARY POWER
PRIMARY POWER
PASS THRU
DUAL ILLUMINATED LETTERS PROVIDE THE BENEFITS OF BOTH FACE AND
HALO ILLUMINATION SIGNAGE FOR MAXIMUM VISIBILITY.
ONE OPTION THIS LETTER STYLE ALLOW FOR IS TO HAVE THE FACES
ILLUMINATE A GIVEN COLOR WHILE PROVIDING A WHITE HALO
FOR A DRAMATIC CONTRAST
SIMILAR TO THEIR FACE AND HALO ILLUMINATED COUNTERPARTS,
LETTERS DEPTH, WALL SURFACE, ETC. MUST BE TAKEN INTO
CONSIDERATION.
ILLUMINATION - LIGHT TEMPERATURE 6500K
TYPICAL SECTION DETAIL
WEEP HOLE
A A
ALUMINUM SPACER
FRONT & HALO LIT (DUAL) ILLUMINATED CHANNEL LETTERS
SIGN TYPE 3
DESCRIPTION:
DAY VIEW NIGHT VIEW
LED MODULES
(6500K TEMP.)
5"
2 1/2"
helping you leave your mark on the world
SIGN TYPE ALLOWED WITH ILLUMINATION 08
19 TUSTIN HEALTHCARE CENTER BUILDING MASTER SIGN PROGRAM | NOVEMBER 14, 2025
20
ALLOWABLE SIGN TYPES
WALL SIGN AREA WITH ILLUMINATION
helping you leave your mark on the world
SIGN TYPE 1: FRONT LIT ILLUMINATED CHANNEL LETTERS SIGN TYPE 2: HALO LIT HALO-ILLUMINATED CHANNEL LETTERS
SIGN TYPE 3: FRONT & HALO LIT (DUAL) ILLUMINATED CHANNEL LETTERS
08
TUSTIN HEALTHCARE CENTER BUILDING MASTER SIGN PROGRAM | NOVEMBER 14, 2025
300’
500’
1000’
RADIUS MAP
14851 YORBA STREET
CUP 2025-0017: MASTER SIGN PLAN (MSP) FOR TUSTIN HEALTHCARE
ZONING ADMINISTRATOR ACTION 25-011
CONDITIONAL USE PERMIT 2025-0017
14851 YORBA STREET
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) 2025-0017 was
filed by Denise Denkers from Insignia Rising, to establish a new Master Sign
Plan (MSP) for a commercial center located at 14851 Yorba Street.
B. That pursuant to the Sign Requirements for Public and Institutional (PI) Districts,
all signs in the PI district shall require an approved MSP in compliance with
Section 9411 of the Tustin City Code (TCC), subject to a CUP. 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 9404(b).
C. That a specialty hospital was approved at the subject site on January 28, 2025
(CUP 2024-0018) to operate a skilled nursing facility. The site was originally
developed with two medical buildings with entrances facing Yorba Street and
Myrtle Avenue, along with subterranean parking.
D. That the proposed MSP enhances and provides necessary business identification
for the specialty hospital and offers a consistent design element on a different
design and scale than what is allowed by the TCC with the approval of a CUP.
The context, scale, and purpose of the proposed signage for the specialty hospital,
Tustin Healthcare, is consistent with the project site’s architecture.
E. That a public hearing was duly called, noticed, and held for CUP 2025-0017 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
property and improvements in the neighborhood of the subject property, or to
the general welfare, in that:
ZAA 25-011
CUP 2025-0017
1. Pursuant to TCC Section 9411 and 9404(b)6, a MSP is required
for developments in the PI zone and an applicant may follow a
comprehensive MSP that differs from the Tustin Sign Code
standards provided that the project is a center in a single
development project with at least thirty thousand (30,000)
square feet of building area or one (1) acre in project size, upon
submittal of an application and approval of a CUP.
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 design, 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 that the MSP must meet:
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 the two medical buildings and
would be limited to the locations approved in the MSP.
b) 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 MSP designates the property owner/management as
the primary liaison with the City for the purpose of
requesting approval of the MSP and for submitting sign
permit requests in conformance with the approved MSP.
d) 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.
ZAA 25-011
CUP 2025-0017
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 proposed MSP will provide coordinated and quality sign
design in a development that will require multiple wall signs and
directional signs and provide an opportunity for a coordinated
monument sign for the facility, avoiding uncoordinated and
mismatched signs that would detract from the visual quality of
the development. The signs proposed within the MSP are typical
and necessary for a medical facility.
6. The maintenance and removal of any future signs are adequately
addressed in the proposed MSP.
1) As conditioned, CUP 2025-0017 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.
G. This project is Categorically Exempt pursuant to Section 15301 (Class 1) of the
California Code of Regulations (Guidelines for the California Environmental
Quality Act).
II. The Zoning Administrator hereby approves CUP 2025-0017, a request to establish a
new master sign plan for the property located at 14851 Yorba Street, subject to the
conditions contained within Exhibit A, attached hereto.
ZAA 25-011
CUP 2025-0017
PASSED AND ADOPTED by the Zoning Administrator of the City of Tustin, at a regular
meeting on the 18thday 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. 25-011 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 2025-0017
CONDITIONS OF APPROVAL
14851 Yorba Street
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 2025-0017
December 18, 2025
Page 2
1 1.4 Approval of CUP 2025-0017 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 2025-0017, 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 2025-0017
December 18, 2025
Page 2
9293(c) 1.8 CUP 2025-0017 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 2025-0017 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 Tustin Healthcare Sign Plan and revert
to the Tustin Sign Code for any issues that remain silent in said
Master Sign Plan (MSP). Minor changes could be made if signs meet
the spirit and intent of the MSP 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 MSP, pursuant to the Tustin Sign Code.
Ongoing Planning
Exhibit A - Conditions of Approval
CUP 2025-0017
December 18, 2025
Page 2
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
9404(a)3(b
)
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.
9291(d) 2.6 Major modifications to signage may require consideration of an
amended conditional permit by the Zoning Administrator.
Ongoing Planning
PUBLIC WORKS DEPARTMENT
SOLID WASTE RECYCLING CONDITIONS
1
3.1 Construction and Demolition Waste Recycling and Reduction Plan
(WRRP).
Prior to Issuance of
First Permit
Public Works
Department
Exhibit A - Conditions of Approval
CUP 2025-0017
December 18, 2025
Page 2
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 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.
Non-residential projects shall submit a security deposit in the
amount of five (5) percent of the project's valuation as
determined by the Building Official, rounded to the nearest
thousand, or two thousand five hundred dollars ($2,500.00),
Exhibit A - Conditions of Approval
CUP 2025-0017
December 18, 2025
Page 2
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