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Regional Planned Sign Program No. 2016-02 September 26, 2016 Page 2 Project Description The applicant is proposing to construct a variety of signs in several distinct categories, including wall, freestanding, directional and digital sign types at Hutton Centre. These signs are intended to identify the name of the development or tenants located on the site. A combination of wall signs is proposed to identify the various tenants within the six office buildings. These signs include Major Building Identification signs, which are located on the top floor of a building, or eyebrow signs, which are located on the ground floor of a building. The applicant is also proposing a variety of freestanding signs for the development. This will include a retail monument sign to identify the tenants within the retail building, tenant monument signs to identify the major tenants within each office building, Project ID signs that depict the name of the development (Hutton Centre) and a digital Project ID sign adjacent to the SR -55 Freeway. The digital sign, proposed to be 31 feet tall, will contain signage identifying the name of the development and will be limited to tenants and activities on the premises. The proposed digital sign will utilize LED lighting, with both automatic and manual dimming capabilities as park of the sign function. The sign will also incorporate a minimum of five percent of the display time (minimum of three minutes per hour) to the City for public service announcements, warning messages or other similar messages as requested by the City. Finally, a series of secondary signage is proposed for the site. This signage includes directional signs, building address signs, vehicle regulation signs and other legal notice signs (Exhibit 4). Project Background The master plan for Hutton Centre was approved by the City in the early 1980's, with the first development occurring in 1983. The master plan envisioned an office park with high-rise office development, hotels and retail uses surrounding a community lake. This development pattern occurred at Hutton Centre until 2005, when the City approved several entitlements that shifted development from an office park to a mixed-use village. In March 2014, the City Council adopted Ordinance No. NS -2861. This ordinance amended standards for on -premise signage, creating provisions that allow certain commercial centers and attractions, automotive sales uses and major regional sites to apply for regional planned sign programs with unique signage, including digital displays, on the subject premises. The ordinance also requires that the regional planned sign programs be reviewed by the Planning Commission. Project Analysis Regional planned sign program requests are governed by Section 41-885 of the SAMC. Regional planned sign program requests may be granted when it can be shown that the following can be established: 31 C-4