HomeMy WebLinkAboutZA2013-029 - Approved Amendment to CS2013-002 for The Bluffs Shopping Center - 1300 Bison AvenueRESOLUTION NO. ZA 2013 -029
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING AN AMENDMENT TO
THE BLUFFS SHOPPING CENTER'S COMPREHENSIVE SIGN
PROGRAM TO ALLOW TWO ADDITIONAL PROJECT
IDENTIFICATION WALL SIGNS AND TWO NEW VEHICULAR -
ORIENTED DIRECTIONAL SIGNS AND A MODIFICATION
PERMIT TO ALLOW THE VEHICULAR - ORIENTED
DIRECTIONAL SIGNS TO EXCEED THE PERMITTED SIZE AND
HEIGHT LOCATED AT 1300 BISON AVENUE (PA2013 -055)
THE ZONING ADMINSTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by The Irvine Company, with respect to property located at 1300
Bison Avenue, and legally described as Parcel 1 of Parcel Map No. 2001 -140, recorded
in Book 326 Pages 48 -50 by the County Recorder on July 5, 2002, requesting approval
of a comprehensive sign program amendment and a modification permit for the Bluffs
Shopping Center (Center).
2. The applicant proposes an amendment to the existing comprehensive sign program to
allow two (2) additional project identification wall signs (Sign Type A) and to allow two
new vehicular- oriented directional signs (Sign Type G). A modification permit is
required to allow the proposed vehicular- oriented directional signs to exceed the
premitted size and height.
3. The subject property is located within the Commercial, Sub -Area 5 of the Bonita Canyon
Planned Community and the General Plan Land Use Element category is General
Commercial (CG).
4. The subject property is not located in the Coastal zone.
5. A public hearing was held on May 30, 2013, in the Corona del Mar Conference Room
(Bay E -1St Floor), 100 Civic Center Drive, Newport Beach, California. A notice of time,
place and purpose of the meeting was given in accordance with the Newport Beach
Municipal Code. Evidence, both written and oral, was presented to, and considered by,
the Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. The project has been reviewed, and it qualifies for a categorical exemption pursuant to
Section 15311 of the California Environmental Quality Act under Class 11 (Accessory
Structures) of the Implementing Guidelines of the California Environmental Quality Act.
Zoning Administrator Resolution No. ZA2013 -029
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2. Class 11 includes construction or replacement of minor structures such as on- premise
signs accessory to (appurtenant to) the existing retail commercial shopping center.
The proposed wall and vehicular- oriented directional signs are incidental and
accessory to the principal use of the property and does not intensify or alter the use.
SECTION 3. REQUIRED FINDINGS.
Modification Permit
In accordance with Section 20.52.050 E. (Required Findings, Modification Permits) of the
Newport Beach Municipal Code (NBMC), the following findings and facts in support of the
finding for a Modification Permit are set forth:
Finding
A. The requested modification will be compatible with existing development in the
neighborhood.
Fact in Support of Finding
Al. The subject property is located within the Commercial, Sub -Area 5 of the Bonita Canyon
Planned Community and the General Plan Land Use Element category is General
Commercial (CG). Commercial, Sub -Area 5 of the Bonita Canyon Planned Community
is intended to provide a variety of community commercial developments which is
consistent with the General Commercial land use designation. The proposed signage is
accessory to the primary use.
A2. Municipal Code Section 20.42.100B.1.S allows vehicular- oriented directional signs
with a maximum sign area of 3 square feet. and a maximum height of 4 feet. The signs
shall be solely for the purpose of guiding traffic, parking, and loading on private
property subject to approval by the Public Works Department. The proposed vehicular -
oriented directional signs would be mounted on a 3 -foot high square post and the
dimensions of each sign would be a maximum 4.25 feet in height and a maximum
width of 3.50 feet (14.88 sq. ft. maximum sign area). The proposed design of the
vehicular- oriented directional signs will allow a sign of sufficient height and area to
best convey sign content and the correct directions to achieve the goal of improving
vehicular circulation for traffic which has entered the Center. The location of the
proposed vehicular- oriented directional signs will be internal to the Center, cannot be
viewed from MacArthur Boulevard, and will not have any impact on the surrounding
neighborhood or other existing developments. The Public Works Department has
reviewed and approved the location, size and height of the proposed vehicular -
oriented directional signs to ensure that the sight distance requirements have been
met.
A3. The proposed vehicular- oriented directional signs do not constitute or contribute to a
significant proliferation of signs which would be inconsistent with the neighborhood
character.
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Finding
B. The granting of the modification is necessary due to the unique physical characteristic(s)
of the property and /or structure, and /or characteristics of the use.
Fact in Support of Finding
B1. Vehicular access to the Center is limited to two driveways, both of which are on Bison
Avenue and approximately within 200 feet of each other. There is no vehicular access
to the Center from MacArthur Boulevard. Since access to the Center is only available
on Bison Avenue, the proposed vehicular- oriented directional signage will improve the
flow of vehicles entering these driveways and minimize vehicle stacking upon entering
the Center from Bison Avenue and at the entrance to the main parking lot.
B2. The business establishments in the Center are oriented inward and away from Bison
Avenue. They are also oriented toward MacArthur Boulevard from which there is no
vehicular access. Since the points of entrance are constrained and vehicle stacking
often occurs at the intersection of the two internal access drives, the location selected
for the proposed vehicular- oriented directional signs will provide drivers with the most
efficient pathway to their desired designations.
Finding
C. The granting of the modification is necessary due to practical difficulties associated with
the property and that the strict application of the Zoning Code results in physical
hardships that are inconsistent with the purpose and intent of the Zoning Code.
Fact in Support of Finding
1. Although the Center fronts onto MacArthur Boulevard, vehicular access to the Center
is only from Bison Avenue and one of the two entry points from that roadway is limited
to right turn -in /right turn -out only. Once vehicles enter the Center from Bison Avenue,
two drive isles converge at the main parking lot. The proposed vehicular- oriented
directional signs will thereby improve circulation from this point and reduce vehicle
stacking.
2. The proposed sign area of each vehicular- oriented directional sign (14.88 sq. ft.) is
appropriate to allow for sufficient sign content (directional arrows and tenant names) to
accomplish the intended goal of reducing vehicular stacking.
Finding
D. There are no alternatives to the Modification Permit that could provide similar benefits to
the applicant with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public.
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Fact in Support of Finding
D1. Municipal Code Section 20.42.100.B.1.S allows for a maximum sign area of 3 square
feet for vehicular- oriented directional signs. The Section does not allow for both
directional arrows and tenant names of the Center's establishments. The proposed
vehicular- oriented directional signs are consistent with the intent of the Municipal Code
by serving the purpose of guiding traffic, parking and loading on private property. The
larger sign will accommodate these multiple functions. The proposed signs have been
reviewed and approved by the Public Works Department to ensure that the sight
distance requirements have been met and they will not pose a detriment to the
surrounding neighborhood or the general public.
Finding
E. The granting of the modification would not be detrimental to public health, safety, or
welfare to the occupants of the property, nearby properties, the neighborhood, or the City,
or result in a change in density or intensity that would be inconsistent with the provisions
of this Zoning Code.
Fact in Support of Finding
E1. The vehicular- oriented directional signs will be constructed on private property and will
neither change the density or intensity of the existing commercial use nor affect the
flow of light or air to adjoining properties.
E2. The vehicular- oriented directional signs are not excessive in height, area, or length
and they will improve the flow of vehicles accessing the main parking lot, reduce
stacking at the confluence of the two entry driveways and therefore will not be
detrimental to public health or safety.
Comprehensive Sign Program
Pursuant to Section 20.42.120.E (Revisions to Comprehensive Sign Programs) of the Zoning
Code, an approval of the revision to a Comprehensive Sign Program is required when the
proposed new signage is not included or being considered as part of the original approval.
The following standards and facts in support of such standards are set forth:
Stn nria rd
A. The proposed sign program shall comply with the purpose and intent of this Chapter
[Chapter 20.42: Signs], any adopted sign design guidelines and the overall purpose
and intent of this Section [Section 20.42.120].
Facts in Support of Standard:
Al. In compliance with the purpose and intent of the Zoning Code and the Bluffs Shopping
Center sign program, the proposed amendment provides adequate identification
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without excessive proliferation of signage. The proposed sign program amendment will
allow the addition of two wall signs and two vehicular- oriented directional signs. The
existing sign program allows for monument and /or wall signs. The two proposed
project identification wall signs will be facing existing frontages on MacArthur
Boulevard and Bison Avenue where no signs currently exist. The two vehicular -
oriented directional signs represent a new sign type to be installed internal to the
Center and not visible from MacArthur Boulevard. Moreover, the proposed amendment
carries forward signage of a design type consistent with the high quality conveyed by
the existing signage, architecture, and landscaping of the Center.
Standard:
B. The proposed signs shall enhance the overall development, be in harmony with, and
relate visually to other signs included in the Comprehensive Sign Program, to the
structures and /or developments they identify, and to surrounding development when
applicable.
Facts in Support of Standard:
B1. The Center is developed with commercial tenant frontages oriented either inward and
away from Bison Avenue or facing MacArthur Boulevard. The access to the Center;
however, is limited to two existing driveways on Bison Avenue. Moreover, the Center
is located on the boundary between the cities of Newport Beach and Irvine and
separated from other development areas by Bison Avenue, MacArthur Boulevard, and
the 73 Freeway. This location has created a challenge for project identification,
particularly for traffic entering Newport Beach from Mac Arthur Boulevard and Bison
Avenue. The addition of two wall signs at the proposed locations will identify the
Center to incoming traffic to Newport Beach.
B2. Since access to the Center is limited and only accessible from Bison Avenue, the
proposed vehicular- oriented directional signage will improve the flow of vehicles
entering these driveways and minimize vehicle stacking upon entering the Center.
Standard:
C. The sign program shall address all signs, including permanent, temporary, and exempt
signs.
Facts in Support of Standard:
C1. The existing sign program for the Center identifies criteria for six sign types, including
the number of signs for each sign type, the location of each sign, sign content and the
individual design criteria for each sign type. The proposed amendment will allow for
two additional wall signs consistent with the dimensions allowed by the existing sign
program. The proposed vehicular- oriented directional signs represent a new sign type
not envisioned when the existing sign program was approved. The location of the
vehicular directional signs is specified along with the design criteria. Temporary and
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exempt signs not specifically addressed in the sign program shall be regulated by the
provisions of Chapter 20.42.
Standard:
D. The sign program shall accommodate future revisions that may be required because
of changes in use or tenants.
Facts in Support of Standard:
D1. The existing sign program specifies the Center and tenant identification signs as to the
size, content, number and location within the Center. There are no proposed changes
to the tenant identification sign criteria in this proposed sign program amendment.
D2. Consistent with Chapter 20.42, the Director [or his /her designee] may approve minor
revisions to the sign program if the intent of the original approval is not affected.
Standard:
E. The program shall comply with the standards of this Chapter, except that deviations
are allowed with regard to sign area, total number, location, and /or height of signs to
the extent that the Comprehensive Sign Program will enhance the overall development
and will more fully accomplish the purposes and intent of this Chapter.
Facts in Support of Standard:
E1. The sign program amendment requests an increase in the number of project
identification wall signs and new vehicular- oriented directional signs, and deviation in the
size and height of the vehicular- oriented directional signs. The amendment request will
provide more visibility of the commercial tenants from the public roadways, improve
vehicular circulation, and better directions to the patrons once entering the Center.
E2. The proposed amendment to the existing Sign Program for the Center is consistent
with Zoning Code Section 20.42.120.F. Also, this amendment is being processed
concurrently with a Modification Permit consistent with Zoning Code Section 20.52.050
to allow the new sign type, Vehicular Directional sign, larger than the Code allowance.
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F. The Approval of a Comprehensive Sign Program shall not authorize the use of signs
prohibited by this Chapter.
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Facts in Support of Standard:
F1. The program does not authorize the use of prohibited signs.
Standard:
G. Review and approval of a Comprehensive Sign Program shall not consider the signs'
proposed message content.
Facts in Support of Standard:
G1. The proposed sign program amendment contains no regulations affecting sign
message or content. The existing sign program for the Center establishes the general
content of all approved sign types. The proposed amendment to the sign program
carries forward the design criteria established upon the adoption of the original sign
program and reinforces the high quality conveyed by the existing building architecture
of the Center.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Comprehensive
Sign Program No. CS2013 -002 and Modification Permit No. MD2013 -006, subject to the
conditions set forth in Exhibit A, which is attached hereto and incorporated by reference.
2. Comprehensive Sign Program for the Bluffs Shopping Center shall be amended as
provided in Exhibit "B ", with all other provisions of the existing sign program remaining
unchanged and in full force and effect.
3. This action shall become final and effective fourteen (14) days after adoption of this
Resolution unless within the same time an appeal is filed with the Community
Development Director in accordance with the provisions of the Title 20 of the Municipal
Code.
PASSED, APPROVED AND ADOPTED THIS 30TH DAY OF MAY, 2013.
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EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan,
building elevations, and sign details stamped and dated with the date of this approval.
(Except as modified by applicable conditions of approval.)
2. Upon demolition or substantial structural and nonstructural changes to the exterior of
the development on which this approval is based, this Comprehensive Sign Program
and Modification Permit shall be rendered nullified and a new Comprehensive Sign
Program shall be obtained for the new or altered development in accordance with the
Zoning Code Provisions in effect at the time the new development is approved.
3. Locations of the signs are limited to the designated areas and shall comply with the
limitations specified in the Sign Program Matrix included in Exhibit "B ".
4. All proposed signs shall be in conformance with the provisions of Chapter 20.42
(Signs) of the Newport Beach Municipal Code, except as modified by this sign
program and modification permit.
5. The signs shall be illuminated in accordance with the provisions of Section
20.42.060.H of the Newport Beach Municipal Code.
6. The applicant is required to obtain all applicable permits from the City's Building Division.
The construction plans must comply with the most recent, City- adopted version of the
California Building Code.
7. Comprehensive Sign Program No. CS2013 -002 and Modification No. MD2013 -006 shall
expire unless exercised within 24 months from the date of approval as specified in
Section 20.91.050 of the Newport Beach Municipal Code, unless an extension is
otherwise granted.
8. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
9. This Comprehensive Sign Program and Modification Permit may be modified or
revoked by the Zoning Administrator if it is determined that the proposed uses or
conditions under which it is being operated or maintained is detrimental to the public
health, welfare or materially injurious to property or improvements in the vicinity or if
the property is operated or maintained so as to constitute a public nuisance.
10.A copy of the Resolution, including Exhibit "A" (Conditions of Approval) and Exhibit "B"
(Sign Program Matrix) shall be incorporated into the Building Division and field sets of
plans prior to issuance of the building permits.
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11. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
12. Sign Type A (Project Identification) shall be a maximum of four (4) signs: 2 monument
signs and 2 wall signs. The size of the wall signs shall be 60 square feet (4 ft x 15 ft)
maximum and location of these signs shall comply with the limitations specified in the
Sign Exhibits G1 and G3 -G6 which shall be incorporated into the Sign Program Matrix.
13. Sign Type G (Vehicular- oriented Directional Sign) shown on Exhibit G1, G2, and G7-
G8 as Signs 3.1 and 3.2 shall be a maximum of two (2) signs and subject to the
following which shall be incorporated into the Sign Program Matrix:
a. Each sign shall be 14.88 square feet (3.50 ft x 4.25 ft) maximum in size.
b. The Sign 3.1 shall be 8.25 feet maximum in height, measured from the top of
the sign to the base of the sign post. The ground covers within the existing
landscaping area where Sign 3.1 will be located shall be trimmed regularly to
maintain a minimum 3 -foot sight window distance between the bottom of Sign
3.1 to the top of the existing landscaping covers.
c. The height of Sign 3.2 shall be 7.25 feet maximum in height, measured from the
top to the base of the sign post.
14. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any and all claims, demands, obligations,
damages, actions, causes of action, suits, losses, judgments, fines, penalties,
liabilities, costs and expenses (including without limitation, attorney's fees,
disbursements and court costs) of every kind and nature whatsoever which may arise
from or in any manner relate (directly or indirectly) to City's approval of the Bluffs
Shopping Center sign program amendment including, but not limited to,
Comprehensive Sign Program No. CS2013 -002 and Modification Permit No. MD2013-
006 (PA2013 -055). This indemnification shall include, but not be limited to, damages
awarded against the City, if any, costs of suit, attorneys' fees, and other expenses
incurred in connection with such claim, action, causes of action, suit or proceeding
whether incurred by applicant, City, and /or the parties initiating or bringing such
proceeding. The applicant shall indemnify the City for all of City's costs, attorneys'
fees, and damages which City incurs in enforcing the indemnification provisions set
forth in this condition. The applicant shall pay to the City upon demand any amount
owed to the City pursuant to the indemnification requirements prescribed in this
condition.
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EXHIBIT `B"
The Bluffs Shopping Center Sign Program Matrix
Frontage:
Primary: Bison Avenue
Secondary: MacArthur Boulevard
73 Freeway
Sign Type A Project Identification
Intent
A monument sign or a wall sign to identify the project
Content
Monument
Project name and up to three (3) tenant names
Sign:
Wall Sign:
Project name
Location:
Monument
Southwest corner of Bison Avenue and MacArthur Boulevard and West side
Sign:
of the main parking lot
Wall Sign:
Northwest corner of Building 100 and northeast corner of Building 300
Quantity
Two monument signs, maximum
Two wall signs, maximum
Sign Size
Monument
12 feet, max. height; 10 feet, max. width; 120 square feet max. sign area
Sign:
Wall Sign:
4 feet, max. height; 15 feet, max. width; 60 square feet max. sign area
Margin Size
Minimum 6 -inch wide blanks ace around sign copy of wall sign
Letter /Logo Size
48 inches high max.
Material
Compatible with architecture of retail center; individual letters, applied or
routed
Illumination
Concealed, external, low- profile, floodlighting; or internally - illuminated in a
manner that lights only the copy and not the sign background. Exposed
neon and /or raceways are not permitted
Letter Style
Designated project typeface and registered trademarks allowed
Color
Sign copy color should contrast with background color
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Sign Type A
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Identification
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Zoning Administrator Resolution No. ZA2013 -029
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Sign pe B Project Identification Sign on Bison Avenue
Intent
A monument sign to identify the project
Content
Project name and up to three 3) tenant names
Location
Either on the west or east side of the signalized entry drive off of Bison
Avenue
Quantity
One
Sign Size
7 feet, max. height on short side; 9 feet, max. width
Margin Size
Minimum 6 -inch wide blank space around sign copy
Letter /Logo Size
36 inches high, max.
Material
Compatible with architecture of retail center; individual letters, applied or
routed
Illumination
Concealed, external, low- profile, floodlighting; or internally - illuminated in a
manner that lights only the copy and not the sign background. Exposed
neon and /or raceways are not permitted
Letter Style
Designated project typeface and registered trademarks allowed
Color
Sign copy color should contrast with background color
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Sign Type C and C -1 Tenant Identification
Intent
A wall and /or awning sign
Content
Sign C:
Trade name and /or logo.
Sign C -1:
Graphic elements related to business activity; and /or department names (such as
"bakery
Location
Sign C:
On wall, awning, and /or panel suspended from eaves at lease space, on building
elevations as shown in site plan on next page. Centered in or above bays as
shown on elevations on next page.
Sign C -1:
On vertical or sloping surface of awning at lease space, on elevations as shown
in plan on next page.
Quantity
Sign C:
One trade name sign and /or logo, max., per store frontage on elevations as
shown in plan on next page.
Sign C -1:
One additional non -trade name sign for logo, graphic elements related to the
business activity, or department name, maximum per bay on building elevations
as shown in plan on next page.
Sign Size
Sign C:
Multi- tenant buildings: 1.5 square feet for each lineal foot of the tenant's building
frontage, up to a maximum of 50 square feet. Single- tenant buildings: No more
than 40% of the exposed finished wall surface area, including openings, up to a
maximum of 200 square feet.
Sign C -1:
10 square feet, maximum, per bay
Signs consisting of more than one component part, such as a business name
and logo or other graphic element, shall be considered a single sign; and sign
area shall be measured as the total area of each component part within up to two
sets of parallel lines.
For the purposes of this Sign Program, a single- tenant building shall be deemed
any building or portion thereof in which tenants do not share a common wall.
Material
Sign C:
Sign applied to wall or metal framework attached to face of awning; painted on
awning; or attached to panel suspended from caves.
Sign C -1:
Sin painted on awning.
Illumination
Internally- or externally- illuminated. Exposed neon is permitted.
Letter Style
Designated project typeface and registered trademarks allowed.
Color
Sign copy color should contrast with background color.
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Sign Type C and C -1 (Tenant Identification)
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showing location of
sign applied to wall
Elevation
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face of awning
Elevation
showing location of
sign painted
on awning
Elevation
showing location of
sign on apanel
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Elevation
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Zoning Administrator Resolution No. ZA2013 -029
i one hay k
one bay
see Page 5
for maximum
sign area
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for maximum
sign area
tee Page 5
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sign area
see Page 5
for maximum
Sign area
Page 15 of 21
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Sign Type D Tenant Sign at Entry Door
Intent
A window sign to provide information to peclestrians
Content
Name of tenant and hours of operation
Location
On glass at entry door
Quantity
Maximum of one window sign per tenant
Sign Size
2 square feet, max. sign area
1 foot, max. sign height
1 foot, max. sign width
Tenant names: 2 inches, max. letter height
Store hours/ hone numbers: 1 inch, max. letter /number height
Design
Simple -white letters affixed to glass for hours of operation.
No other signs mounted on the window or visible through the windows are
permitted.
Neon "open" signs installed inside the lease space and visible from the
street or parking lot are prohibited.
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Sign Type E Tenant Sign at Service Door
Intent
Wall sign to direct service personnel
Content
Tenant's name and space number /address
Location
At service doors
Quantity
Maximum of one sign per service door
Sign Size
2 square feet, max. sign area
1 foot, max. sign height
1 foot, max. sign width
Space number /address: 3 inches, max. letter /number height
Tenant name: 1 inch, max. letter height
Design
Square panel with white copy on a solid, single-color background
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Sign Type F Address Sign)
Intent
Wall sign to direct emergency personnel
Content
Address number
Location
6 inches min. from building corner
6 inches min. from parapet
Quantity
As required
Orientation
Parallel to wall facing street or parking lot
Sign Size
Maximum sign height is 12 inches
Material
Individual numbers, applied.
Cabinet signs are not permitted
Illumination
As required. Exposed neon is not permitted.
Letter Style
Designated project typeface.
Color
Sign copy color should contrast with background color
r
Tl ,pical Elevation
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Sign Type G (Vehicular-Oriented Directional Sign)
Intent
A ground sign to promote onsite vehicular way finding
Content
Tenant names and arrows
Location
Sign G1
East side of the westerly entry drive off of Bison Avenue
Sign G2
At the northwest corner of the main stop sign intersection off of the westerly
entry drive
Quantity
Two
Sign Size
Each sign shall be 14.88 square feet (3.5 ft x 4.25 ft) in sign area.
Sign G1
8.25 feet in height, measured from the top of the sign to the base of the sign
post. The ground covers within the existing landscaping area where Sign
G1 will be located shall be trimmed regularly to maintain a minimum 3 foot
site window between the bottom of Sign G1 to the top of the existing
landscaping ground covers.
Sign G2
7.25 feet in height, measured from the top of the sign to the base of the sign
post.
Margin Size
Minimum 2 -inch wide blank space around sign cop
Letter/Logo Size
8 inches high max.
Material
Aluminum cabinet with routed or applied letters and arrows
Illumination
Concealed, external, low- profile, flood - lighting; or internally - illuminated in a
manner that lights only the copy and the sign background. Exposed neon
and /or raceways are not permitted.
Letter Style
Designated project typeface and registered trademarks are allowed.
Color
Sign copy color should contrast with background color.
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Sign Type G (Vehicular- Oriented Directional Sign)
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Zoning Administrator Resolution No. ZA2013 -029
Page 21 of 21
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