City of San Juan Capistrano Agenda Report

Transcription

1 ITEM F2 City of San Juan Capistrano Agenda Report TO: FROM: Planning Commission Development Services Department Submitted and Reviewed by ~ ~~gi~ Klotz, AICP, Assistant Development Services Director J~ /? ~ Prepared by Mathew Evans, Coniract Planner;/:v I~ DATE: November 9, 2016 SUBJECT: Continued - consideration of Sign Permit Program (SP) for Plaza Del Obispo, an existing shopping center located at and Del Obispo Street (Assessor Parcel Number ) (Applicant: Mark Kuwahara). RECOMMENDATION: Open the public hearing, receive public testimony; close the public hearing; and: Adopt a resolution approving Sign Program (SP) for Plaza Del Obispo (Attachment 1 ). OWNER/APPLICANT: Applicant Mark Kuwahara Pacific Sign Center Del Prado, Suite 2 Dana Point, California Property Owner: Plaza Del Obispo, LLC Post Office Box 129, San Juan Capistrano, California EXECUTIVE SUMMARY: Mark Kuwahara, on behalf of Pacific Sign Center (the "Applicant"), has submitted a Sign Permit Program (SP ) application for the Plaza Del Obispo shopping center, an existing retail plaza located at southeast intersection of Del Obispo Street and Plaza Drive. The proposed project is a new sign program that will be applied to all future signage for the shopping center, and includes the installation of a new monument sign

2 Planning Commission Agenda Report November 9, 2016 Page 2 of 6 at the entrance from Del Obispo Street, as well as 4 internal directional signs to be placed within the shopping center parking lot. ANALYSIS: General Location : General Plan Land Use Designation: The project site is generally located at the southeast intersection of Del Obispo Street at Plaza Drive. General Commercial Zoning Map Designation: General Commercial (GC) Surrounding General Plan Designations, Zoning, and Existing Land Uses: Direction General Plan Land Use Zoning North General Commercial Town Center Edge (TCE) Bank South General Commercial Gen. Commercial (GC) Retail East General Commercial Gen. Commercial (GC) Retail West General Commercial Gen. Commercial (GC) Retail Use BACKGROUND/DISCUSSION: This item was continued from the October 25 1 h Planning Commission meeting. Plaza Del Obispo is an existing retail shopping center located on the southeast corner of Plaza Drive and Del Obispo Street. The shopping center, which includes two separate buildings, consists of a large in-line building flanked by two larger retail spaces, and separate two-story retail and office building situated at the corner of Plaza Drive and Del Obispo Street. An initial sign program was approved for the shopping center in 1978 with two subsequent modifications; one in 1987, and one in The current signage at the shopping center consists of one monument sign located in front of the two-story retail and office building at Del Obispo Street, and various wall, hanging, and under-canopy signage for each of the in-line tenants and major anchor tenants. The major anchor tenant buildings are allowed wall-mounted channel lettering; and the in-line shops are allowed either an internally illuminated hanging sign mounted under the column arch, or channel letters mounted to a or race-way attached to a trellis cover-structure. Under-canopy signage is also allowed underneath the roofcovered colonnade so that pedestrians walking parallel to the storefront can identify each business. The applicant is proposing to amend the sign program to require an updated look for the hanging and wall signage, as well as to allow for one additional monument sign, and four directional signs within the shopping center parking lot. The proposed sign program is compliant with respect to allowed signage per Section of the SJC municipal code. Furthermore, the update does not propose to change the sign text copy size or logo sizes currently allowed by the existing sign program, and only one (1)

3 Planning Commission Agenda Report November 9, 2016 Page 3 of6 additional monument sign and four (4) directional signs will be added. The proposed monument sign and directional signs are proposed to be placed within existing landscape planters within the shopping center parking lot, and all text copy from the combined signage will be less than 80 square feet as allowed per SJC Municipal Code Section (b)(d)(7) Calculating area and height. Specifically the applicant is proposing to: Construct one new monument sign at the primary access from Del Obispo Street that will be internally illuminated to show the name of the shopping center only; Construct four new directional signs located within existing planter areas at drive-isle ends which will be internally illuminated to show store names with directional arrows; Replace all existing signage that does not conform to the new sign program to meet the requirements of the new sign program; and Require all new tenants to install signage to meet the revised sign program. Table 1 (below) lists the type of signage proposed for the sign program and includes the number of each sign, a description of each sign, the proposed sign materials, and the size and locations of each sign to be used within the shopping center: TABLE 1 - PROPOSED SIGNAGE TYPES Sign Type/ Number Description & Materials Size 1 Hanging arch-way sign mounted to a decorative aluminum mesh painted A- 36"X130" brown to match building trim, Hanging (16) (10 sq ft) illuminated LED channel letters mounted to an integrated raceway B- Trellis mounted internally illuminated Trellis Mounted LED channel letters attached to a Varies 2 (3) brown colored aluminum raceway C- Metal bracket wall mounted double- Under Canopy sided wood "shingle" style painted (20 +/-) hanging sign (non-illuminated) Individual internally illuminated LED D- channel letters/logo's or halo Wall Mounted illuminated LED channel letters (Major tenant) mounted to an aluminum raceway (2) attached to the building, painted to match the building 12"X36" (3 sq ft) Varies 3 Location Underneath column arch of the storefront Trellis above the storefront Underneath colonnade next too storefront Allowed signage area on wall above storefront 1 The calculation is for total sign area, does not reflect actual text copy area 2 Text letters and logos are 16" tall, not to exceed 70% of store frontage in width square feet of signage area allowed per linear feet of store front area

4 Planning Commission Agenda Report November 9, 2016 Page 4 of 6 Monument (2) Directional (4) Double faced internally illuminated monument sign with florescent ballast lighting with routed acrylic lettering, and a non-illuminated sign with flat cut aluminum lettering Aluminum cabinet monument style sign with changeable tenant panels routed acrylic lettering internally illuminated with florescent lighting 42"X137" 2 locations at (22 sq ft) plaza 49"X222" entrances (46 sq ft) 36"X29" 4 locations in (36 sq ft) parking lot Table 2 (below) illustrates the sign program by providing detail regarding the type of sign allowed for each tenant within the shopping center, including a list of the proposed signs showing tenant type, sign type, and the number of signs allowed for each tenant: Tenant Type TABLE 2- PROPOSED SIGN PROGRAM Sign Type Number of Signs Major Tenant Wall-mounted sign with channel letters 1 In-Line Shops 1,000 sq ft Hanging or Wall Sign 1 In-Line Shops 2,000 sq ft Hanging or Wall and Under Canopy 2 In-Line Shops 3,000 sq ft 4 Hanging, Wall and Under Canopy 3 Entire Shopping Center Monument Sign 2 Entire Shopping Center Directional Sign 4 Sign Program Review Section (Sign permits and sign programs) of the SJC Municipal Code, allows the Planning Commission to approve sign programs so long as the following findings can be made: The sign program is consistent with the General Plan, and is complementary to the architecture and design of the development project; The sign program conforms to all applicable requirements of this Code and any applicable specific plan or comprehensive development plan; and, The sign program is generally compatible with the design character of adjacent properties and/or rights-of-way. 4 Limited to tenant located at Del Obispo Street

5 Planning Commission Agenda Report November 9, 2016 Page 5 of 6 If these findings can be made, then it is appropriate to grant the Sign Program. Conversely, the inability to make these findings would result in a denial. Using this information, staff has prepared the following analysis, which, in turn forms the basis for the recommendation contained in this report and attached resolution. In analyzing the Sign Program request, staff believes the following findings of fact warrant approval of the Sign Program. 1. The sign program is consistent with the General Plan including the Community Design Element, and is complementary to the architecture and design of the development project because the sign program is consistent with the following General Plan policies: Policy 1. 2 Encourage high-quality and human scale design in development to maintain the character of the City The signs are to be constructed from durable industry standard materials; and the size of the signs complies with the Municipal Code which limits the size (height and width) to ensure a human scale. Policy 2. 1 Encourage development which complements the City's traditional, historic character through site design, architecture, and landscaping. The proposed sign program is intended to have the signs better blend within the existing buildings to ensure better compatibility with the Spanish Colonial design of the buildings on the site, which were designed to comply with the City's traditional and historic architecture, and the placement of new monument signs within the landscaped areas are placed in areas intended to take up the least amount of space possible, and along with new plantings in the planter areas, will enhance the landscaping on site. 2. The sign program conforms to all applicable requirements of this Code and any applicable specific plan or comprehensive development plan because the proposed signs meet do not exceed the total signage allowed by the Municipal Code and because the new sign design is more architecturally compatible with the existing structure with respect to color. 3. The sign program conforms to all applicable requirements of this Code and any applicable specific plan or comprehensive development plan because the signs do not exceed the allowed signage for the shopping center and because. 4. The sign program is generally compatible with the design character of adjacent properties and/or rights-of-way because the proposed free-standing signs (monument and directional) are located within existing planter areas within the parking lot of the shopping center, and because the sign program will more closely match with those at the adjacent shopping center to the northeast which has similar colored hanging and wall signs of that which is proposed for Plaza Del Obispo. COMMISSION/COMMITTEE/BOARD REVIEW AND RECOMMENDATIONS: None.

6 Planning Commission Agenda Report November 9, 2016 Page 6 of6 ENVIRONMENTAL IMPACT: This project has been reviewed in accordance with the California Environmental Quality Act. The City's Environmental Administrator has determined that the project is categorically exempt (Section 15303; Class 3 "New construction or conversion of small structures") from further review. The project will construct a faux eucalyptus tree with antennas 65'-0" above grade, therefore, it has been found by the Environmental Administrator to not create any adverse impacts such as aesthetics, noise, and traffic or safety concerns. A Notice of Exemption (NOE) will be posted should the project receive final approval. NOTIFICATION: Pursuant to Title 9, Land Use Code, Section (f), Notification Procedures, a public hearing notice has been mailed to all property owners within 1,000 feet as listed on the Orange County Real Property Tax Assessment rolls and has been published in the Orange County Register at least 10 days prior to the hearing (Attachment 4). This agenda item has been provided to the applicant and its representative through posting of the agenda packet on the City's website. ATTACHMENT(S): Attachment 1 - Planning Commission Resolution Attachment 2 - Proposed Sign Program Attachment 3 - Public Hearing Notice

7 PC RESOLUTION NO SIGN PROGRAM CSP) A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA APPROVING SIGN PROGRAM FOR A MASTER SIGN PROGRAM FOR THE PLAZA DEL OBISPO SHOPPING CENTER LOCATED AT AND DEL OBISPO STREET (ASSESSOR'S PARCEL NUMBER )(APPLICANT: MARK KUWAHARA) Whereas, Mark Kuwahara with Pacific Sign Center, on behalf of Plaza Del Obispo, LLC, Post Office Box 129, San Juan Capistrano, California 92693, (the "Applicant"), has requested approval Sign Program (SP) , an approval a master sign program, modifying an existing sign program for the Plaza Del Obispo shopping center (the "Project"), which has a General Plan designation of General Commercial and is shown on the official Zoning Map as General Commercial (GC); and, Whereas, Plaza Del Obispo, LLC, Post Office Box 129, San Juan Capistrano, California 92693, are the owners of real property located at and with an APN of ; and, Whereas, the proposed project has been processed pursuant to Section , Development Review of the Land Use Code; and, Whereas, the Environmental Administrator has determined the proposed Sign Program is categorically exempt from CEQA pursuant to Section 15303; Class 3 "New construction or conversion of small structures"; and Whereas, Planning Commission conducted a duly-noticed public hearing on November 9, 2016 pursuant to Title 9, Land Use Code, Section and City Council Policy 5 to consider public testimony on the proposed project and has considered all relevant public comments NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of San Juan Capistrano does hereby find that the proposed Sign Program is categorically exempt pursuant to Section 15303; Class 3 "New construction or conversion of small structures." Moreover, based on the substantial evidence set forth in the administrative record, the Planning Commission finds that none of the conditions under State CEQA Guidelines section requiring subsequent environmental review have occurred because SP : a) does not constitute substantial changes that would require major revisions of the environmental public record due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and ATTACHMENT 1

8 PC Resolution November b) does not constitute substantial changes with respect to the circumstances under which SP was developed that would require major revisions of the environmental public record due to the involvement of new significant environmental effects or a substantial increase in the severity of the previously identified significant effects; and c) does not present new information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence at the time the environmental public record documents were certified or adopted, as applicable, showing any of the following : (i) that SP would have one or more significant effects not discussed in the earlier environmental documentation; (ii) that significant effects previously examined would be substantially more severe than shown in the earlier environmental documentation; (iii) that mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects, but the applicant declined to adopt such measures; or (iv) that mitigation measures or alternatives considerably different from those previously analyzed would substantially reduce one or more significant effects on the environment, but which the applicant declined to adopt. NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning Commission of the City of San Juan Capistrano does hereby make the following findings as established by Section of Title 9, Land Use Code of the City of San Juan Capistrano: 1. The sign program is consistent with the General Plan including the Community Design Element, and is complementary to the architecture and design of the development project because the sign program is consistent with the following General Plan policies: Policy 1. 2 Encourage high-quality and human scale design in development to maintain the character of the City. The signs are to be constructed from durable industry standard materials; and the size of the signs complies with the Municipal Code which limits the size (height and width) to ensure a human scale. Policy 2. 1 Encourage development which complements the City's traditional, historic character through site design, architecture, and landscaping. The proposed sign program is intended to have the signs better blend within the existing buildings to ensure better compatibility with the Spanish Colonial design of the buildings on the site, which were designed to comply with the City's traditional and historic architecture, and the placement of new monument signs within the landscaped areas are placed in areas intended to take up the least

9 PC Resolution November amount of space possible, and along with new plantings in the planter areas, will enhance the landscaping on site. 2. The sign program conforms to all applicable requirements of this Code and any applicable specific plan or comprehensive development plan because the proposed signs meet do not exceed the total signage allowed by the Municipal Code and because the new sign design is more architecturally compatible with the existing structure with respect to color. 3. The sign program conforms to all applicable requirements of this Code and any applicable specific plan or comprehensive development plan because the signs do not exceed the allowed signage for the shopping center and because. 4. The sign program is generally compatible with the design character of adjacent properties and/or rights-of-way because the proposed free-standing signs (monument and directional) are located within existing planter areas within the parking lot of the shopping center, and because the sign program will more closely match with those at the adjacent shopping center to the northeast which has similar colored hanging and wall signs of that which is proposed for Plaza Del Obispo. NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning Commission of the City of San Juan Capistrano hereby approves project, SP , subject to those conditions of approval established by Exhibit A, attached hereto and incorporated herein. CUSTODIAN OF RECORDS: The documents and materials associated with this Resolution that constitute the record of proceedings on which these findings are based are located at San Juan Capistrano City Hall, Paseo Adelanto, San Juan Capistrano, California The Development Services Director is the custodian of the record of proceedings. PROTEST OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS: Pursuant to Government Code Section 66020, the applicant may protest the imposition of fees, dedications, reservations or other exactions imposed on this development project by taking the necessary steps and following the procedures established by Sections through of the California Government Code.

10 PC Resolution November PASSED, APPROVED AND ADOPTED this 9th day of November, Mark Speros, Chairman Sergio Klotz, AICP, Assistant Development Services Director/Secretary

11 P.C. RESOLUTION # Exhibit 1 CONDITIONS OF APPROVAL PROJECT LOG #: PROJECT NAME: APPROVAL DATE: SP Plaza Del Obispo Sign Program November 9, 2016 SP is a Sign Program for Plaza Del Obispo, an existing shopping center located at and Del Obispo Street. The sign program is a modification to an existing sign program, and would allow the applicanuowner to replace all existing signage on the site with new, updated signage, including the addition of one (1) new monument sign, one (1) existing monument sign, four (4) new directional signs to be placed within the parking lot of the shopping center, sixteen (16) new hanging signs to replace existing hanging signs. Three (3) trellis mounted signs to replace three (3) existing trellis mounted signs, and two wall-mounted major tenant signs. The conditions of approval listed, below, apply to the Sign Program. Any proposed changes to the sign program or modifications to the site plan shall be submitted to the City Planning Department along with the required application and fee, for review. For the purpose of these conditions, the term "applicant" shall also mean the developer, the owner or any successor(s) in interest to the terms of this approval. The applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by Sign Program approval. These conditions of approval apply to the above-referenced project application described in more detail below. For the purpose of these conditions, the term "applicant" shall also mean the developer, the owner or any successor(s) in interest to the terms of this approval. The plans and the proposed use of the project site are hereby incorporated by reference into this approval as submitted and conditioned herein, and shall not be further altered unless reviewed and approved by the affected city departments. Minor modifications to this project approval may be approved by the Development Services Director pursuant to Section , Administrative approvals of Title 9, Land Use Code. General Conditions: 1. This project approval is based on and subject to the application packet prepared by the applicant dated September 23, 2016, including signage type, signage size, signage location, signage colors and materials. The signage packet is hereby incorporated by reference into this approval as submitted and conditioned herein, and shall not be further altered unless reviewed and approved by the Development Services Department.

12 Resolution # SP Plaza Del Obispo Sign Program Conditions of Approval Page 2 of4 2. Pursuant to Section of the Land Use Code, the project shall ensure that all construction activities, which includes the delivery and/or recovery of materials, supplies or construction equipment, shall be conducted in accordance with the prescribed hours of operation as follows: Monday through Friday Saturday 7:00a.m. to 6:00p.m. 8:30a.m. to 4:30p.m. 3. The applicant shall indemnify, protect, defend, and hold the City of San Juan Capistrano, and/or any of its officials (appointed or elected), officers, employees, agents, departments, agencies, and instrumentalities thereof, harmless from any and all allegations, claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and other such procedures), judgments, orders, and decisions (collectively "Actions"), brought against the City, and/or any of its officials, officers, employees, agents, legislative bodies, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval or finding issued by the City and/or any of its officials, officers, employees, agents, legislative bodies, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the Modified Project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure Sections 1085 or , or any other federal, state, or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City's defense, and that the applicant shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the applicant of any Action brought and City shall cooperate with applicant in the defense of the Action. 4. Approval of this application does not relieve the applicant from complying with other applicable Federal, State, County or City regulations or requirements. 5. All plans, specifications, studies, reports, calculations, maps, notes, legal documents, and designs shall be prepared, signed, and stamped (when required) only by those individuals legally authorized to do so. 6. The applicant shall be responsible for informing all subcontractors, consultants, engineers, or other business entities providing services related to the project of their responsibilities to comply with these conditions of approval

13 Resolution # SP Plaza Del Obispo Sign Program Conditions of Approval Page 3 of4 and all pertinent requirements in the San Juan Capistrano Municipal Code, including the requirement that a business license be obtained by all entities doing business in the City. 7. In the event that exhibits and written conditions are inconsistent, the written conditions shall prevail. If there are any disparities between these conditions and the plans or final revised plans that are approved for any subsequent phase, the conditions and/or plans as stipulated in the later approval shall prevail. 8. The use shall meet the standards and shall be developed within the limits established by the Municipal Code as related to emissions of noise, odor, dust, vibration, wastes, fumes, or any public nuisances arising or occurring incidental to the establishment or operation. 9. The applicant shall pay all fees at the time fees are determined payable and comply with all requirements of the applicable federal, state, and local agencies. The duty of inquiry as to such requirements shall be upon the applicant All applicable approvals and clearance from other departments and agencies shall be on file with the Building and Safety Department prior to issuance of any permits, final inspections, utility releases and/or release of securities, as specified in these conditions. 11. The applicant shall secure all applicable building permits for construction of the proposed project as required by the Building Official. (B&S) 12. The project shall be constructed per the Planning Commission's approved architectural sign program. Any variations shall be submitted to the Planning Department for review and approval. (PLN) 13. Final Planning Inspection. A minimum of one week prior to final inspection by the Building and Safety Department, the applicant shall schedule a final inspection by the Planning Department, and shall pay any outstanding balance in the Developer Deposit Account assigned to this application. (PLN) 14. On-Going Condition. All landscaped areas and signs shall be maintained by owner in a good and safe condition. No signs shall be allowed on the site except in accordance with the approved sign program or as otherwise permitted by a Special Activities Permit. 15. Placement. All signs shall be placed according with the approved plans. (PW) 16. Acceptance. By accepting these conditions of approval, the applicant indicates concurrence with this approved Sign Program and City's Sign Ordinance Section

14 Resolution # SP , Plaza Del Obispo Sign Program Conditions of Approval Page 4 of4 Applicant Acceptance of Conditions of Approval: By: Mark Kuwahara Date Responsible Departments/Agencies: DSD: Development Services Department PW-UTIL: Public Works-Utilities Division OCFA: Orange County Fire Authority SCCIC: South Central Coastal Information Center

15 MASTER SIGN PROGRAM PLAZA DEL OBISPO & DEL OBISPO, SAN JUAN CAPISTRANO VICINITY MAP PLAZA DEL OBISPO, UC Copyright, 2016 PAGE 1 OF 14 ATTACHMENT 2

16 PLAZA DEL OBISPO & DEL OBISPO, SAN JUAN CAPISTRANO MASTER SIGN PROGRAM PROPERTY MANAGER: AMERICA WEST PROPERTIES ASPAN ST #H LAKE FOREST, CA PLAN INDEX INTRODUCTION APPROVAL PROCESS GENERAL REQUIREMENTS TEMPORARY SIGNS/BANNERS SIGN RESTRICTIONS OTHER RESTRICTIONSNICINITY MAP APPROVED SIGNS, TYPE A IN-LINE TENANTS APPROVED SIGNS, TYPE B IN-LINE TENANTS APPROVED SIGNS, TYPE C MAJOR PAD TENANTS UNDER CANOPY SIGNS MONUMENT SIGNS DIRECTIONAL SIGNS SITE PLAN PLAZA DEL OBISPO, UC Copyright, 2016 PAGE 2 OF 14

17 PLAZA DEL OBISPO & DEL OBISPO, SAN JUAN CAPISTRANO MASTER SIGN PROGRAM I. INTRODUCTION The purpose of these criteria are to establish sign design standards and general guidelines that assure consistency in aesthetics and material quality for signs throughout the center. Conformance to these criteria will be strictly enforced. Any installed non-conforming or unapproved signs shall be brought into conformance at the expense of the Tenant and their sign contractor. Drawings must: I. Be color renderings of sign on building elevation with dimensional location and scale. 2. Include all specifications for construction and installation, including but not limited to, colors, materials, and illumination details. Following Landlord/property manager approval, Tenant must submit approved drawings to the City for review and pennits prior to construction. All design, processing and construction shall be at the Tenant's sole cost and expense. II. APPROVAL PROCESS All signs installed or displayed on the premises must have written approval of the Landlord. The aesthetic characteristics of the signs (i.e., placement, size, proportion, font, colors, textures, method of fabrication, location of transformers and electrical devices, etc.) are subject to the discretionary approval of the Landlord/property manager within the context of these criteria. Prior to submission to the City for permits, and prior to construction and installation of any sign or graphic covered by these criteria, Tenant must submit three (3) sets of professionally prepared drawings of their proposed signage meeting these criteria to Landlord/property manager for review and written approval. ill. GENERAL REQUIREMENTS I. All work is to be performed by a professional sign company. Sign company must be in possession of a current contractor's license to perform such work, in addition to a current city business license. Sign company must maintain a minimum of $2,000,000 insurance to be working on property. 2. Each Tenant shall submit or cause to be submitted to Plaza Del Obispo, LLC, P.O. Box 129, San Juan Capistrano, CA and property manager America West Properties, Aspan, Lake Forest CA three (3) copies of detailed drawings, to scale, indicating the location, size, layout, design and color of the proposed signs. Including all lettering and/or graphics. These drawings should be submitted along with site plan indicating the location of the lease space on the site, and elevation showing sign placement and lease space width. NOTE: All sign layouts shall include a digital image of the building frontage wilh proposed sign in a scaled format to include adjacent Tenant signage. if awlicable. PLAZA DEL OBISPO, ILC Copyright, 2016 PAGE 3 OF 14

18 PLAZA DEL OBISPO & DEL OBISPO, SAN JUAN CAPISTRANO MASTER SIGN PROGRAM ID. GENERAL REQUIREMENTS (CONT.) 3. All signs shall be reviewed and approved in writing by the Landlord I property manager for conformance with these criteria and overall design quality as well as Tenant's lease agreement. Approval of sign submittal based on aesthetics of a design shall remain the sole right of the Landlord. 4. City approval and permits: Upon approval by the Landlord, Tenant shall secure a sign permit from the City of San Juan Capistrano by bringing three (3) copies of the proposed drawings (approved by the Landlord I Developer) to the Planning Department. All pennits required by the City for signs and their installation must be obtained and paid for by the Tenant prior to installation. 5. All building signs shall be constructed and installed at Tenant's expense. Tenant is also responsible for the maintenance of building signs. 6. In the event a Tenant vacates his premises, Tenant shall be responsible for the removal of any wall and/or logo sign, with all holes being repaired and repainted to match the building exterior. 7. Tenant's sign contractor shall repair any damage to any work caused by the sign contractor's actions. Incomplete repairs are ultimately the responsibility of the Tenant. 8. Upon notice by the City or the Landlord/property manager, a Tenant shall be required to repair or refurbish their sign structure, sign face and/or sign illumination within seven (7) working days. PLAZA DEL OBISPO, Window graphics including logos, shop addressing, hours of operation, telephone numbers, etc. are allowed with prior written approval by the landlord. 10. All electrical signage shall comply with ULand local, state and federal requirements. 11. Tenant is responsible for maintenance and cost of electricity for their own signage. The Landlord shall be responsible for providing a designated electrical circuit from electrical panel for their sign. 12. Signs not covered by these criteria are subject to prior review and approval of the Landlord and shall conform to the requirements of the City Sign Standards. 13. Sign manufacturers are to be fully licensed with the city and state and shall have full workers Compensation and general liability insurance. IV. TEMPORARY SIGNS/BANNERS 1. All banner requests must be submitted to management in writing and must include all of the following items in order to considered: A color rendering that clearly outlines design aspects and dimensions of the banner being requested. A picrure and written description of the desired banner placement and location. The desired length of time that you wish to display the banner. 2. All banners must be professional in concept and presentation. 3. The duration of time that a banner will be pennitted to be displayed is subject to Landlord approval and adherence to limitations imposed by the City of San Juan Capistrano. 4. Businesses may hang banners for no more than 45 days in any calendar year. PAGE 4 OF 14

19 PLAZA DEL OBISPO & DEL OBISPO, SAN JUAN CAPISTRANO MASTER SIGN PROGRAM IV. TEMPORARY SIGNS/BANNERS (CONT.) 5. No banner will be permitted to be hung without prior written approval from management. Any banner hung without prior approval will be removed immediately and without written notice. 6. Placement of banners will be approved by management prior to installation by tenant. 7. Banners shall only be permitted in connection with an event (e.g., grand opening, anniversary, or sale). 8. Management reserves the right to determine and limit the total number of banners to be hung simultaneously at any given time in the center. 9. Please allow 10 business days for Landlord consideration and approval. 6. No part of any sign may be lower than 7' -6" to highest point of grade. 7. Advenising or promotional signs on parked vehicles are prohibited. 8. Light bulb strings: external displays, other than temporary decorative holiday lighting which consists of unshielded light bulbs are prohibited. 9. Billboard signs are prohibited except for Landlord leasing signs and identifications signs. 10. The use of a permanent sale sign is prohibited. 11. Any sign not indicated in this sign program shall be considered prohibited unless approved by Landlord and City of San Juan Capistrano sign regulations. V. SIGN RESTRICTIONS PROHffiiTED SIGNS 1. Signs constituting a traffic hazard: any sign that might affect the flow or safety of vehicular traffic is prohibited. 2. Signs in proximity to utility lines: signs which have less horizontal or vertical clearance from authorized communication or energized electrical power lines that are prescribed by the laws of the State of California are prohibited. 3. Signs painted directly on a wall will not be permitted. VI. OTHER RESTRICTIONS 1. Signs must be manufacrured architecrurally and with materials compatible with the entire center. 2. All materials used in signage construction and installation must be new. No used or repaired materials will be allowed. ILLEGAL SIGNS Any sign that is deemed not to be in conformance with the approved Sign Plan or erected without government, local or landlord approval or via permits is considered an illegal sign. The landlord may, at its sole discretion and at Occupant's expense, correct, replace or remove any illegal sign. PLAZA DEL OBISPO, UC Copyright, 2016 PAGE 5 OF 14

20 PLAZA DEL OBISPO & DEL OBISPO, SAN JUAN CAPISTRANO VICINITY MAP MASTER SIGN PROGRAM VI. OTHER RESTRICTIONS (CONT.) ABANDONMENT OF SIGNS A sign is considered abandoned when its use is discontinued because the premises upon which it is located becomes vacated and unoccupied for a period of more than 90 days. Plaza Del Obispo, LLC may, at its sole discretion and at Occupant's expense, replace or remove any abandoned sign. VD. APPROVED SIGNS, TYPE A IN-LINE TENANTS In-line Tenant signs are to be internally illuminated channel letters mounted to a raceway system (see details page 7) and are restricted to 16" in height. Main copy must be illuminated, but smaller sub-copy can be non illuminated. Logos may be incorporated into sign, but cannot exceed 18" in height. Upper ascending and lower descending copy may be used as long as no part of the sign is lower than 7'-6" to grade. New raceway ]HJ~Ul faces must be pari of all new signs. Existing raceway backs and arch brackets cannot be replaced or removed. VDI. APfROVED SIGNS. TYPE B TENANTS WITIIOUT ARCHWAY In-line tenants without archway brackets may install a sign on the existing wood beam. Signs shall be internally illuminated channel letters mounted to a full finished raceway painted to match existing wood beam. Letter copy cannot exceed 16" in height. See page 8 for additional details. PLAZA DEL OBISPO, 2016 IX. APPROVED SIGNS. TYPE C MAJOR PAD TENANTS Major Pad Tenant signs are to be channel letters and may be internally illuminated or halo illuminated or a combination of both. Logos may be incorporated into signs. Size restrictions are as follows: 1.5 sq. ft. per each linear foot of leased frontage. Letter or logo heights may not exceed 48" high. See page 8 for additional details. X. UNDER CANOPY SIGNS Tenants that have the appropriate space must install one, double sided banging under canopy sign measuring 12"x36". Signs may be sandblasted wood or HDU, but must be 3D with raised copy, border or graphics. Signs must be installed onto existing decorative brackets. Decorative brackets may not be removed or replaced. See page 9, Exhibit c. PAGE 6 OF 14

21 PLAZA DEL OBISPO & DEL OBISPO, SAN JUAN CAPISTRANO MASTER SIGN PROGRAM EXIDBIT A Sign type: "A" In-line Tenants Sign Type A Face Itt channel - letter Mounting screw into raceway.. M/C conduit tor prirrory power (existing) Vertical support Decorative alum mesh screen ~ Integrated raceway, aluminum,.090" local on/off switch - Internally illuminated channel letters mounted onto existing sign bracket raceway - Letters may not exceed 1 6" in height - LED lighting system only, no neon or fluorescent ballast lighting allowed - Only nationally recognized brands may incorporate a logo into their sign. Logos may not exceed 1 8" high. - Each new sign must include a new wireway face as part of the sign. Wrreway faces cannot be reused. - One sign per tenant space as noted on site plan - Wireway panels are to be painted with a color/brand to be determined by owner and vendor. Future touch-ups must be made with owner selected paint. - Main copy must be illuminated, however, nonilluminated sub-copy may be incorporated into sign - Upper ascending and lower descending copy may be used. however. all sign elements must be a minimum of 7'-6" from grade. Note: New raceway panel faces must be part of all new signs. Existing raceway back and mounting bracket must be reused for new signs and cannot be changed, altered or removed. PLAZ4 DEL OBISPO, ILC Copyright, 2016 PAGE 7 OF 14

22 PLAZA DEL OBISPO & DEL OBISPO, SAN JUAN CAPISTRANO MASTER SIGN PROGRAM EXHIBIT B Sign type:.. 8" In-line Tenants Wid!h: Adequate to support entire width or s1gn. but cannot exceed l 30" 23.5" Log bolt. l /4" or as deell"ed.--- :1ecessary by local ordinance or / licensed contractor Alum raceway [must be 23.5 high] Pointed to march woodbecrn Chonnel /elrer. 16" high max LED lighfing [ReQuired) - 11-fl-- Local on/off switch!~ I I Weep hole E j l ~! Note: Raceways mu1t be a 23.5" high and mounted centered on wood beam PLAZA DEL OBISPO, LLC Copyright, 2016 Sign Type B - lntemally iuuminated channel letters mounted onto an aluminum finished raceway painted to match wood beam - Letters max height 16" - LED lighting system only. no neon or fluorescent ballast lighting allowed - Only nationally recognized brands may incorporate a logo into their sign. Logos may not exceed 18" high. - One sign per tenant space as noted - Wireway panels will be painted with a color/brand to be determined by owner and vendor. Future touchups must also be made with owner selected paint. - Raceways must be 23.5" high and be mounted centered on wood beam. - Main copy must be illuminated. however. nonilluminated sub-copy may be incorporated into sign Additional Non Illuminated Sign - Tenants of building Del Obispo may install one sign on the east facing elevation. facing the freeway with prior approval of the landlord. Sign will consist of the following: - Flat cut acrylic. 1 /2" thick, painted w/stud mounting - Sign area may not exceed 1 square foot per each linear foot of leased frontage. - Signs may not exceed 70% of linear suite frontage Note: Foam material of any kind is not allowed. PAGE 8 OF 14

23 PLAZA DEL OBISPO & DEL OBISPO, SAN JUAN CAPISTRANO MASTER SIGN PROGRAM EXIDBIT C Sign type: Under Canopy I ~ TENANT ~ 36" Required size l2"x36" Under Canopy Signs - Sandblasted wood or HDU. double sided - 3D. with raised copy, border and graphics - Mounted on existing bracket - Brackets may not be removed or replaced - Sign may not exceed l2"h x 36"w x 1.5" d - Sign design to have prior approval of landlord PLAZA DEL OBISPO, ILC Copyright, 2016 PAGE 9 OF 14

24 PLAZA DEL OBISPO & DEL OBISPO, SAN JUAN CAPISTRANO MASTER SIGN PROGRAM EXHIBITD Sign type:.,c" Major Tenants IIALO~~ let!tiis 12 VOlT LED IJCOII11NG mtei4 INmNAILY IWIMfiAim CIWIHB. LmUI$ 12 \'OLT lbl LI<OHilNG SVSlEM INmiNAll.Y IU.IIM.wiD QWjNU I.ETTBIS 12 \OLT LEO LIGHIING SYSTEM FP.OM P::Mi:R SOU1CE 120'/ 20 A CRCUn IYPIC.CJ. F-10:'1.1 POWeR <;QU(CE 120V 20A COCVIlf't'Pti:Al ffi0\.1pcnif.rzou:'k:e 120V 20ACOCl.flTVPICAI. All.f.JII"d..M FACE ITT ''CFX CGNJ<.O! CCt:Jn ACR'ItlC!=.ACE OP1'10NA.l. lnansi\..cent IJ1J\o"VLC'?IIE11AY f F.EXCONDU" COLOR ACRVI.JC FACE, OPiiONAL mansi.liceni 'v\'lfrt.~'l ---- flexcdi'ool 12VCLT'-'='D \10X'I..E 1 :2 \~ ::OCWEI'l SJP:>t..V ULA?PRO\IEJ I:::VCU~ED MODI.. LE 1::CV.PO"'r'<:liSU:>9t.V U_,c.pffiQ\1'::0 12VOLTLED MCDLL.: i2v.po\v::~sipply IJL,:.PP.10V 0 MCIU:.n~G HMOWAAf locity COOf.J l/j X 1 =,:- 1\"Y\.O~A"'C"'I( 2- l6galige Ul. t.'ul"l-sffi.4j\o \-.u<e V.t, ROT:crrv s.te\1 'NA.l.L WCJ..~G.. APD'N.l..~ TC I:IT'r' CCC! l.'j x h" 2-.f'I.'JGA!jG:, ~ M!J.TI-SGAN~... fl!: WIPP.Oif.C~SL.::...; WALl \l()iji\ti'jg -ijl.rc'",'ia) 70CCT"'CCOE.' 1;4 X 1 :: NYlON AN~01 7-#iOGA..:GE ~:. M'Jl~D 'Mn::: w~~teclfv: SlEEVE WA...L OO.r.I\IHa.ES _/ l'v--iCAES J S"IOD type "C" ore reauired for major tenants, Suites & l 0 l Lighting options and restrictions are as follows: - Internally illuminated channel letters (face lit) - Halo illuminated channel letters - Combination halo/face lit channel letters - Raceways cannot be used for any sign component - Only LED illumination is allowed square foot of sign area for each linear foot of leased frontage - Logos and letters cannot exceed 48" high PLAZA DEL OBISPO, UC ~Copyright, 2016 PAGE 10 OF 14

25 PLAZA DEL OBISPO & DEL OBISPO, SAN.JUAN CAPISTRANO MASTER SIGN PROGRAM EX.HIBITE Sign type: "C" Major Tenants # I SIGN AREA ; Sign type "B" are required for major tenants Lighting options and restrictions are as follows: - One sign per tenant on north elevation as shown square foot of sign area for each linear foot of leased frontage - Logos and letters cannot exceed 48" high - Channel lighting options. see page l 0 for details -Additionally, tenant of building l 01 may install a second sign. with prior permission of the landlord on the east facing elevation, facing the freeway. This sign will conform to the same restrictions as noted above. # ~ IGN AREA] PLAZA DEL OBISPO, LLC Copyright, 2016 PAGE 11 OF 14

26 PLAZA DEL OBISPO & DEL OBISPO, SAN JUAN CAPISTRANO MASTER SIGN PROGRAM EXHIBITF Sign type: Directional Sign Side View 30' '-- lntemal structure, dimensional panel DOLLAR TREE - -,-, -- Alum cabinet w/chongeable tenant THAI JUAN ON._ : panels, routed & backed w/acry1ic MICHAEL'S JEWELERS._ CERAMICS STUDIO - - THE UPS STORE - OEESHI SUSHI - SUBWAY - PAN ERA BREAD._ CRIVELLO'S CAFE - -- Acrylic copy, illuminated 1 C::::=:== ====::Jl- Concrete base PLAZA DEL OBISPO, ILC Copyright, 2016 PAGE 12 OF 14

27 PLAZA DEL OBISPO & DEL OBISPO, SAN Jt;AN CAPISTRANO MASTER SIGN PROGRAM EXHJBITG Sign type: Monument Sign Proposed Landscape En1Tance Monument Sign DIF Monument Sign - Double faced pyton sign - Routed dumlnum faces with push-through acr)4ic. 1/2" - Only copy to illuminate - Monl.rnellt sign & pilasters to to be white - Drought tolerant plants - Ground cover - Seasonal ftowers 137" 42" PLAZA DEL OBISPO Total copy area: 20 sq. ft. 46" J Comer Monument Sign DIF Monument Sign - Non illuminated, S/F monument sign - Flat cut aluminum copy, 1/4" thick PLAZA DEL OBISPO, LLC Copyright, 2016 PAGE 13 OF 14

28 PLAZA DEL OBISPO & DEL OBISPO, SAN JUAN CAPISrRANO MASTER SIGN PROGRAM SITE PLAN. MONUMENT DIRECTIONAL SIGN LOCATIONS Plaza Del Obispo Shopping Center M3jor Tenant I I Tenant I SQuare Footage Sign Type Number of Signs In-Line I Up to I A&B 1 ln-lhe i ln-lne j I A&B 2 A&B 3 Major - c I 1 Tenant I Tenants in buhding may instal a second. non il~mnated sign on the east facing elevation. Tns sign must consist otnat cut acrylic copy and logo. See page 8 for specificatons. Major tenant of building may install o second sign type c- on east facing elevation with prior approval of landlord. Under CCTIOP'/ sign: one allowed per tenant - Directional Signs All Double Face - S ignt~a lb S ign T~ B tz1 Sign TI!Pe C All Locations Are Approximate PLAZA DEL OBISPO, UC Copyright, 2016 PAGE 14 OF 14

29 PLANNING COMMISSION PUBLIC HEARING NOTICE city of san juan capistrano A PUBLIC HEARING WILL BE HELD BY THE PLANNING COMMISSION OF THE CITY OF SAN JUAN CAPISTRANO ON TUESDAY, THE 25TH DAY OF OCTOBER, 2016 AT 6:30 P.M. IN THE CITY COUNCIL CHAMBERS AT PASEO ADELANTO, SAN JUAN CAPISTRANO TO CONSIDER THE FOLLOWING PROJECT: SP Plaza Del Obispo Sign Program: The proposal includes a consideration of approval for Sign Program (SP) for Plaza Del Obispo, replacing an existing sign program for an existing shopping center located at Del Obispo Street (Assessor Parcel Number )(Applicant: Mark Kuwahara). This project has been reviewed in accordance with the California Environmental Quality Act (CEQA) and the City's Environmental Administrator has determined that the proposed Sign Program is an existing facility and thus the project is categorically exempt from CEQA pursuant to Section 15301; Class 1, existing facilities. You are invited to attend the public hearing to find out more about the project. If you can't attend the hearing and have questions about the project, please contact the project manager, Mathew Evans, Contract Planner at (949) or via at mevans@sanjuancapistrano.org. Comments which you want to become part of the public record must be presented verbally at the hearing or in writing, by to the project manager or by letter. This project may be one of several to be considered and may be heard after the beginning of the meeting. If you challenge action on this project in court, you may be limited to raising only those issues which you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Commission at, or prior to the hearing. Should you have special needs to be accommodated in order to provide testimony at the hearing, please call the Administrative Coordinator at (949) Mathew Evans, Contract Planner PLANNING COMMISSION PUBLIC HEARING NOTICE city of san juan capistrano A PUBLIC HEARING WILL BE HELD BY THE PLANNING COMMISSION OF THE CITY OF SAN JUAN CAPISTRANO ON TUESDAY, THE 25TH DAY OF OCTOBER, 2016 AT 6:30 P.M. IN THE CITY COUNCIL CHAMBERS AT PASEO ADELANTO, SAN JUAN CAPISTRANO TO CONSIDER THE FOLLOWING PROJECT: SP Plaza Del Obispo Sign Program: The proposal includes a consideration of approval for Sign Program (SP) for Plaza Del Obispo, replacing an existing sign program for an existing shopping center located at Del Obispo Street (Assessor Parcel Number )(Applicant: Mark Kuwahara). This project has been reviewed in accordance with the California Environmental Quality Act (CEQA) and the City's Environmental Administrator has determined that the proposed Sign Program is an existing facility and thus the project is categorically exempt from CEQA pursuant to Section 15301; Class 1, existing facilities. You are invited to attend the public hearing to find out more about the project. If you can't attend the hearing and have questions about the project, please contact the project manager, Mathew Evans, Contract Planner at (949) or via at mevans@sanjuancapistrano.org. Comments which you want to become part of the public record must be presented verbally at the hearing or in writing, by to the project manager or by letter. This project may be one of several to be considered and may be heard after the beginning of the meeting. If you challenge action on this project in court, you may be limited to raising only those issues which you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Commission at, or prior to the hearing. Should you have special needs to be accommodated in order to provide testimony at the hearing, please call the Administrative Coordinator at (949) Mathew Evans, Contract Planner ATTACHMENT 3