Shops at Mission Viejo sign plan: staff suggest pulling the mural

The sign program for the Shops at Mission Viejo expansion, covering the mall entrance, tenant signs, ride share pylons and blade signs, will be handled by city staff, according to the minutes of the Design Review Committee's Monday meeting. The minutes say: "This application will be reviewed and approved at the staff level."

Simon Property Group filed the application for 555 The Shops at Mission Viejo, in the CR (Commercial Regional) zone. It asks the city to establish a Planned Sign Program for the mall expansion under Planned Development Permit P-PDP2024-0008.

What the sign program covers

The proposed program includes plans for the mall entrance, tenant signs, digital and static directories, ride share pylons, wall identifiers for each tenant space, murals and blade signs.

The mural

City staff suggested that the mural be removed from the sign program. Staff told the committee the Planning Commission first signed off on the mural as part of the expansion's permit. Revised artwork was later approved at the staff level, per a condition of approval in that permit.

Staff's finding on the signs

Staff also confirmed that the proposed sign program is in line with City sign standards.

The meeting: The Design Review Committee met Monday, October 19, 2026, at 3:30 p.m. in the Mission Viejo Room at City Hall, 200 Civic Center, and adjourned at 4:50 p.m.

Sources: Design Review Committee meeting minutes, Oct 19 and Design Review Committee meeting agenda, Oct 19, City of Mission Viejo.

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