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Home My WebLink About03_Bluffs Center Pylon Sign Comprehensive Sign Program and Modification Permit_PA2020-040 CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT April 30, 2020 Agenda Item No. 3 SUBJECT: Bluffs Center Pylon Sign (PA2020-040) ▪ Comprehensive Sign Program No. CS2020-004 ▪ Modification Permit No. MD2020-006 SITE LOCATION: 1300 Bison Avenue APPLICANT: Irvine Company OWNER: Irvine Company PLANNER: Patrick Achis, Assistant Planner 949-644-3237, pachis@newportbeachca.gov LAND USE AND ZONING • General Plan Land Use Plan Category: General Commercial (CG) • Zoning District: Bonita Canyon (PC50) PROJECT SUMMARY An amendment to the Bluffs Retail Center’s comprehensive sign program to replace an existing monument sign with a pylon sign. Included is a modification permit request to allow increases of the sign’s width up to 8 feet, 1 inch and area up to 120 square feet. If approved, this Comprehensive Sign Program and Modification Permit would supersede Comprehensive Sign Program No. CS2013-002 and Modification Permit No. MD2013- 006 (PA2013-055). RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15311 under Class 11 (Accessory Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment and the exceptions under Section 15300.2 do not apply; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Comprehensive Sign Program No. CS2020-004 and Modification Permit No. MD2020-006 (Attachment No. ZA 1). 1 Buffs Center Pylon Sign (PA2020-040) Zoning Administrator, April 30, 2020 Page 2 Tmplt: 07/25/19 DISCUSSION •The Bluffs Retail Center (“Center”) is part of the Bonita Canyon Planned Community (PC50), which was annexed from the City of Irvine by the City of Newport Beach in 1999. The General Plan Land Use Designation is General Commercial (CG). The subject property measures approximately 8.56 acres in area and is located at the northeast corner of MacArthur Boulevard and Bison Avenue, near the on-ramp to the northbound 73 Freeway. •A comprehensive sign program provides a means for the flexible application of sign regulations for projects that require multiple signs in order to provide incentive and latitude in the design and display of signs, and to achieve, not circumvent, the purpose of Newport Beach Municipal Code (NBMC) Chapter 20.42 (Sign Standards). The proposed comprehensive sign program is required to amend the Center’s existing sign program. Moreover, a modification permit is required because the proposed sign increases width and area above the maximum limits. •In 2001, a sign program was approved for the Center that identified criteria for six sign types, including the number, location, sign content, and individual design specifications. In 2003, an amendment to this sign program allowed an increase of sign area for Sign Type C (tenant wall signs). A subsequent amendment was approved in 2013, for two additional project identification wall signs and two new vehicular-oriented directional signs, including approval of a modification permit that allowed vehicular-oriented directional signs to exceed the permitted size and height. •The Applicant requests a comprehensive sign program and modification permit to amend the existing sign program. A pylon sign, more specifically, is proposed to replace an existing monument sign on MacArthur Boulevard. All other previously approved signage allowances will remain the same and the facts to support their approval are unchanged. For detailed information, please reference the Applicant- submitted sign matrix included as Exhibit “B” and attached plans of this report. The proposed pylon sign is shown on the following page and would have these characteristics: o Maximum height of 20 feet; o Maximum sign area of 120 square feet*; o Maximum width of 8 feet, 1 inch*; o Maximum height of 48 inches for letters and logos; o Illuminated sign copy (not backgrounds); o Allowance for Center name and up to four tenants; and o Compatible architecture with retail center. *denotes modification permit request 2 Buffs Center Pylon Sign (PA2020-040) Zoning Administrator, April 30, 2020 Page 3 Tmplt: 07/25/19 •Per NBMC Section 20.42.060(E) (Sign Height Measurement), sign height measurement from the adjacent street (MacArthur Boulevard) has been deemed the appropriate baseline considering the site’s physical characteristics. Grade elevation slopes downward resulting in a decrease of 2 feet from MacArthur Boulevard to the landscaped area where the pylon sign will be located. Within this landscaped area, the sign is situated between two mature trees. If, alternatively, the surface grade beneath the sign were used to mea sure height, the elevation change and trees would reduce the sign’s visibility and effectiveness to identify the site. •The proposed signs are intended to provide legible signage to motorists traveling north- and southbound along MacArthur Boulevard and provide advance notice for maneuverability for those traveling south. The proposed sign would additionally distinguish the subject Center from the Newport North Shopping Center directly east of MacArthur Boulevard. The proposed letter and logos follow the existing allowance for on-site signage and are in scale with the 161-square-foot-façade on which they are located. •The MacArthur Boulevard frontage extends 780 linear feet and the central building for the Center is set back almost 400 feet from the street . Accordingly, staff finds the proposed pylon sign, including the requests to exceed width and area, to be compatible with the overall massing and bulk of the Center. Backside rending of proposed pylon sign from project plans (Attachment No. ZA 3) 3 Buffs Center Pylon Sign (PA2020-040) Zoning Administrator, April 30, 2020 Page 4 Tmplt: 07/25/19 •If approved, this Comprehensive Sign Program and Modification Permit would supersede the Center’s existing sign program (Comprehensive Sign Program No. CS2013-002 and Modification Permit No. MD2013-006 [PA2013-055]). ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15311 under Class 11 (Accessory Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. Class 11 includes construction or replacement of minor structures such as on-premise signs accessory to (or appurtenant to) existing commercial facilities. The proposed signage is incidental and accessory to the principal commercial use of the property as a retail shopping center and will not intensify or alter the use. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights -of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. 4 Buffs Center Pylon Sign (PA2020-040) Zoning Administrator, April 30, 2020 Page 5 Tmplt: 07/25/19 Prepared by: BMZ/pda Attachments: ZA 1 ZA 2 ZA 3 Draft Resolution Vicinity Map Project Plans ZA 4 5 Amended Comprehensive Sign Program Attachment No. ZA 1 Draft Resolution 6 RESOLUTION NO. ZA2020-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING COMPREHENSIVE SIGN PROGRAM NO. CS2020-004 AND MODIFICATION PERMIT NO. MD2020-006 TO REPLACE AN EXISTING MONUMENT SIGN WITH A PYLON SIGN THAT HAS INCREASED SIGN AREA AND WIDTH LOCATED AT 1300 BISON AVENUE (PA2020-040) THE ZONING ADMINISTRATOR 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 Retail Center (“Center”). 2.The subject property is located within the Commercial, Sub-Area 5 of the Bonita Canyon Planned Community (PC50) and the General Plan Land Use Element category is General Commercial (CG). 3.The Applicant requests an amendment to the Bluffs Retail Center’s comprehensive sign program to replace an existing monument sign with a pylon sign. Included is a modification permit request to allow increases of the sign’s width up to 8 feet, 1 inch and area up to 120 square feet. If approved, this Comprehensive Sign Program and Modification Permit would supersede Comprehensive Sign Program No. CS2013-002 and Modification Permit No. MD2013-006 (PA2013-055). 4.The subject property is not located within the coastal zone; therefore, a coastal development permit is not required. 5.A public hearing was held on April 30, 2020, in the Community Room at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing 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 hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1.This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15311 under Class 11 (Accessory Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 7 Zoning Administrator Resolution No. ZA2020-### Page 2 of 10 01-25-19 2. Class 11 includes construction or replacement of minor structures such as on-premise signs accessory to (or appurtenant to) existing commercial facilities. The proposed signage is incidental and accessory to the principal commercial use of the property as a retail shopping center and will not intensify or alter the use. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. Comprehensive Sign Program Pursuant to Newport Beach Municipal Code (NBMC) Section 20.42.120 (Comprehensive Sign Program), the Comprehensive Sign Program allows for an increase in sign height by twenty (20) percent above that allowed and an increase in sign area by thirty (30) percent above that allowed. The Program shall comply with the standards of the Zoning Code, except that deviations are allowed with regard to sign area, total number, location, and/or height of signs. In accordance with NBMC Section 20.42.120, the following standards and facts in support of such standards are set forth: Standard: A. The proposed sign program shall comply with the purpose and intent of this Chapter [Chapter 20.42], any adopted sign design guidelines and the overall purpose and intent of this Section [Section 20.42.120]. Facts in Support of Standard: 1. The proposed Comprehensive Sign Program complies with the purpose and intent of NBMC Chapter 20.42 (Sign Standards) because it provides the Center with adequate identification while guarding against an excessive sign proliferation. The Comprehensive Sign Program preserves and enhances community appearance by regulating the type, size, location, quantity, and illumination of signs. 2. The proposed pylon sign is necessary to adequately identify the site and to distinguish it from the neighboring retail center. It will also help to improve motorists’ navigation to the site from the heavily traveled MacArthur Boulevard. 3. Due to the central building of the Center being set back almost 400 feet from MacArthur Boulevard and the subject frontage extending 780 feet, the sign is compatible with the overall massing and bulk on-site. It would also integrate well into the existing on-site signage in respect to size, height, materials, and location. 8 Zoning Administrator Resolution No. ZA2020-### Page 3 of 10 01-25-19 4. Per NBMC Section 20.42.060(E) (Sign Height Measurement), sign height measurement from the adjacent street (MacArthur Boulevard) has been deemed the appropriate baseline in light of the site’s physical characteristics. Grade elevation slopes downward by 2 feet from MacArthur Boulevard into the landscaped area of the sign’s location. Within this landscaped area, the sign is situated between two (2) mature trees. If, alternatively, the surface grade beneath the sign were used to measure height, the elevation disparity and trees would reduce the sign’s visibility and effectiveness to identify the site. 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: 1. Approval would permit one (1) pylon sign in a landscaped area approximately 150 feet north of the northeast corner of MacArthur Boulevard and Bison Avenue. This location is already developed with an existing monument sign that this pylon sign would replace. Approval of this request does not change the number of signs on-site, and, therefore will not contribute to an overabundance of signage that will have a detrimental effect on the neighborhood. The nearest residences orient away from the Center and are located over 600 feet away from the sign location on the south side of Bison Avenue. 2. 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 (2) 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 MacArthur Boulevard and Bison Avenue. The addition of the pylon sign will further identify the Center to incoming traffic to Newport Beach. 3. The proposed pylon sign will utilize architectural materials, colors, and scale that harmonize with the Center’s existing character and sign program. 4. See Facts in Support of Standard A.1 and A.3. Standard: C. The sign program shall address all signs, including permanent, temporary, and exempt signs. 9 Zoning Administrator Resolution No. ZA2020-### Page 4 of 10 01-25-19 Fact in Support of Standard: 1. The Comprehensive Sign Program includes all project signage. Any future temporary and exempt signs not specifically addressed in the program shall be regulated by the provisions of NBMC 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: 1. The Comprehensive Sign Program has been developed to be effective for commercial uses and allow flexibility for future changes in tenants. 2. It is not anticipated that future revisions to the Comprehensive Sign Program will be necessary to accommodate changes in tenants or uses. However, the Community Development Director may approve minor revisions to the Comprehensive 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 deviation 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: 1. The Comprehensive Sign Program allows for deviations with regards to the type, number, and location of wall signs. The approval conforms to the intent of NBMC Chapter 20.42, and enhances the overall development by integrating the project’s signs to be appropriately located and scaled. 2. The proposed Comprehensive Sign Program is consistent with NBMC Chapter 20.42, and is being processed concurrently with a Modification Permit consistent with NBMC Section 20.52.050 to allow the sign area and sign width to be larger than the standard Zoning Code limitations in order to increase the visibility of the signs. All other previously approved signage allowances will remain the same and the facts to support their approval are unchanged. 3. The standard requirement would result in smaller tenant names, whose size would be ineffective for motorist site identification and create clutter detrimental to the overall appearance of the development. 10 Zoning Administrator Resolution No. ZA2020-### Page 5 of 10 01-25-19 Standard: F. The Approval of a Comprehensive Sign Program shall not authorize the use of signs prohibited by this Chapter [Chapter 20.42]. Fact in Support of Standard: 1. The Comprehensive Sign Program does not authorize the use of prohibited signs. Finding: G. Review and approval of a Comprehensive Sign Program shall not consider the signs’ proposed message content. Fact in Support of Standard: 1. 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. Modification Permit Pursuant to NBMC Section 20.42.110, deviations in sign height greater than twenty (20) percent and sign area greater than thirty (30) percent are subject to the approval of a modification permit. In accordance with NBMC Section 20.52.050 (Modification Permits), the following findings and facts in support of such findings are set forth: Finding: H. The requested modification will be compatible with existing development in the neighborhood. Facts in Support of Finding: 1. The subject property is located in the Bonita Canyon (PC50) Planned Community and abuts the 73 Freeway to the west. The increase in sign area and width is compatible with the existing development in the neighborhood because there are several other commercial uses located along MacArthur Boulevard that employ the use of similar signage and logos for identification purposes, such as the nearby retail center. 2. The frontage on MacArthur Boulevard measures approximately 780 feet in width and the central building for the Center is set back almost 400 feet from the street. Considering this context, the pylon sign’s proposed increase of area and width are compatible with the overall massing and bulk of the Center. 11 Zoning Administrator Resolution No. ZA2020-### Page 6 of 10 01-25-19 Finding: I.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. Facts in Support of Finding: 1.The proposed pylon sign for the Center serves as central identification for motorists travelling north and south on MacArthur Boulevard. Existing trees in the pylon sign’s proposed location in a landscape area further obstruct visibility. MacArthur Boulevard, moreover, is designated as a Major Roadway (eight lanes divided) by the Public Works Department and has a speed limit of 55 miles per hour. Considering the site’s location and orientation on MacArthur Boulevard, an increase in sign area and width for the pylon sign are necessary to assist motorists in identifying the center during heavy vehicular traffic. 3. The frontage on MacArthur Boulevard measures approximately 780 feet in width and the central building for the Center is set back almost 400 feet from the street. Considering this context, the pylon sign’s proposed increase of area and width are compatible with the overall massing and bulk of the Center. Finding: J.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. Facts in Support of Finding: 1.The purpose and intent of the sign regulations is to provide users adequate identification while preserving and enhancing the community’s appearance by regulating the type, size, location, quality, design, character, scale, color, illumination, and maintenance of signs. The sign regulations also encourage the design of signs to be complementary to the buildings and uses to which they relate and are harmonious with their surroundings. 2.The proposed increase in the maximum area and width does not interfere with the purpose and intent of the Zoning Code, as it provides for adequate identification of the site while guarding against the excessive and confusing proliferation of signs. The proposed increase addresses the practical difficulty of reduced visibility for motorists traveling in heavy vehicular traffic on MacArthur Boulevard and to identify the Center location. Finding: K.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. 12 Zoning Administrator Resolution No. ZA2020-### Page 7 of 10 01-25-19 Fact in Support of Finding: 1. NBMC Section 20.42.080 (Standards for Specific Types of Permanent Signs) allows pylon signs a maximum width of thirty (30) percent times the height (or 6 feet in this case). Section 20.42.070 (Standards for Permanent Signs) allows a maximum sign area of 1.5 times the tenant frontage or 75 square feet maximum. Due to the design of the building frontage, the increased width and area for the pylon sign is necessary to provide improved identification for the subject property. Sign alternatives would provide inadequate visibility to motorists travelling on MacArthur Boulevard. Finding: L. 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. Facts in Support of Finding: 1. This approval will allow for an increase in the width and size of the pylon sign, but will not result in a change in intensity or density of the existing commercial use. 2. The proposed pylon sign would be in scale with signs in the surrounding area and will not adversely affect or be detrimental to persons, property, or improvements in the surrounding neighborhood. 3. Compliance with the Municipal Code and the attached conditions of approval is required and will further ensure that the proposed use will not be detrimental. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Comprehensive Sign Program No. CS2020-004 and Modification Permit No. MD2020-006, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 2. The Zoning Administrator of the City of Newport Beach hereby finds this Project exempt from the California Environmental Quality Act pursuant to Section 15311 under Class 11 (Accessory Structures) of the CEQA Guidelines, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. The exceptions identified in Section 15300.2 do not apply. 3. This resolution supersedes Comprehensive Sign Program No. CS2013-002 and Modification Permit No. MD2013-006 (PA2013-055), which upon vesting of the rights authorized by this approval shall become null and void. However, the vested rights 13 Zoning Administrator Resolution No. ZA2020-### Page 8 of 10 01-25-19 granted by Comprehensive Sign Program No. CS2013-002 and Modification Permit No. MD2013-006 (PA2013-055), shall continue and are incorporated into this Comprehensive Sign Program as Exhibit “B”. 4. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 30TH DAY OF APRIL, 2020. _____________________________________ Jaime Murillo, Zoning Administrator 14 Zoning Administrator Resolution No. ZA2020-### Page 9 of 10 01-25-19 EXHIBIT “A” CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Locations of signs are limited to the designated areas and shall comply with the limitations specified in the Sign Matrix. 3. Sign location shall comply with the City’s line of sight requirements per City Standard STD-110-L. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this approval. 6. A building permit shall be obtained prior to commencement of installation of the pylon sign. 7. All proposed signs shall be in conformance with the approved Comprehensive Sign Program for the project site and provisions of Chapter 20.42 (Signs) of the NBMC. 8. This Modification may be modified or revoked by the Zoning Administrator if 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. 9. All signs must be maintained in accordance with Section 20.42.170 (Maintenance Requirements) of the NBMC. 10. The signs’ visual character and mounting heights shall comply with the California Building Code. 11. A copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 12. 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. 15 Zoning Administrator Resolution No. ZA2020-### Page 10 of 10 01-25-19 13. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 Planning and Zoning of the NBMC. 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 Bluffs Center Pylon Sign, but not limited to, Comprehensive Sign Program No. CS2020-004 and Modification Permit No. MD2020-006 (PA2020-040). 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. 16 1 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 Sign Project name and up to three (3) tenant names Pylon Sign: Project name and up to four (4) tenant names Wall Sign Project name Location Monument Sign Southwest corner of Bison Avenue and MacArthur Boulevard Pylon Sign West side of the main parking lot Wall Sign Northwest corner of Building 100 and northeast corner of Building 300 Quantity One Monument sign, maximum One pylon sign, maximum Two wall signs, maximum Sign Size Monument Sign 12 feet maximum height 10 feet maximum width 120 square feet maximum sign area Pylon Sign 20 feet maximum height 8 feet 1 inch maximum width 120 square feet maximum sign area Wall Sign 4 feet maximum height 15 feet maximum width 60 square feet maximum sign area Margin Size Minimum 6-inch-wide blank space around sign copy of wall sign Letter/Logo Size 48 inches high maximum 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 PA2020-040 EXHIBIT "B" 17 2 Sign Type A (Project Identification) Project Identification Monument Sign Project Identification Pylon Sign 1 10'-0 • 1 t ht m , BLU~~S , PLOWER CHILD + SUSHI & TEPl'AN I I 9 i 8STAND N ... QWENCH -·· .,t:>Rf\lC !coffee + tea 1300 -1311 ample Ele ation d i PA2020-040 18 3 Project Identification Wall Signs ---~ ,.,.. er,.,. .. ........ 1111" ,. .. z 0£1 ... ....... , I PA2020-040 19 4 Sign Type B (Project Identification 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 Bison Avenue Quantity One Sign Size 7 feet maximum height on short side 9 fee maximum width Margin Size Minimum 6-inch-wide blank space around sign copy Letter/Logo Size 36 inches high maximum 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 Sign Type B (Project Identification Sign on Bison Avenue) 9 '-0 11 max. I .. I m , ample Elevation the actual deg gn may differ fro m this illustration ... .. I I ;, i r-- ' I" PA2020-040 20 5 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 least space, on elevations as shown in plan on next page. Quantity Sign C One trade name sign and/or logo maximum 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 eaves. Sign C-1 Sign 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. PA2020-040 21 6 Sign Type C and C-1 (Tenant Identification) PA2020-040 22 7 showing tornlion of ~ign npptied 10 wall Elevation sho,, ing h.>c:11.ion of s ign applied to metal frame w ork a trndaed to face of awning Elevation showing loca1io11 of s ign painled nn awning E.lcvn l ion $.howmg loca1i,m o f sign o n a pnn cl suspe nded from the eaves Elc,•ation l one bay \ 'i ' i SIGN one bay li-. _on_e_b_a~y --t}·· SIGN see Pages for maximum sign area see Page5 for maximum sign aren ,.,,,.,,--Pages .....;.~---~--,~--~-~----~/ f?r maximum signami one bay ' ' : I ! I I i i /~ Sl(;;\SI(;~ seePage5 for maximum sigu area PA2020-040 23 8 Sign Type D (Tenant Sign at Entry Door) Intent A window sign to provide information to pedestrians 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 maximum sign area 1 foot maximum sign height 1 foot maximum sign width Tenant names: 2 inches maximum letter height Store hours/phone numbers: 1 inch maximum 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. PA2020-040 24 9 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 maximum sign area 1 foot maximum sign height 1 foot maximum sign width Space/number address: 3 inches maximum letter/number height Tenant name: 1 inch maximum letter height Design Square panel with white copy on a solid single-color background PA2020-040 25 10 Sign Type F (Address Sign) Intent Wall sign to direct emergency personnel Content Address number Location 6 inches minimum from building corner 6 inches minimum 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 Designed project typeface. Color Sign copy color should contrast with background color. Sign Type F (Address Sign) Min. 6 inches Min. 6 inches Typical Elevation PA2020-040 26 11 Sign Type G (Vehicular-Oriented Directional Sign) Intent A ground sign to promote onsite vehicular way finding Content Tenant name and arrows Location Sign G1 East side of the westerly entry drive off Bison Avenue Sign G2 At the northwest corner of the main stop sign intersection off 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 sight 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 copy Letter/Logo Size 8 inches high maximum 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. PA2020-040 27 12 Sign Type G (Vehicular-Oriented Directional Sign) Sign Type G1 Sign Type G2 Sign Type G Locations [I] :: >( ~ >( e I 5 t- Typical Elevation Typical Elevation a, '& V, 0 z -= )> < ~ / m .,~ z h C: m ~ ., . PA2020-040 28 13 ' .. EL(VATION NOHS [I) =•10,._9!.!:~,~~~~~~~u 0 I ffll~aMll'm'!\11,1"''"''" "'""N......,,_.'-""CU_,.'«11,_ ®-fl ~---·•""-'"....._ ......... """' .. @ ff"'--1>""-(l't'llt""""" .. , .... .. @ 8"~ii--O'lf,,..OO#lt"!OJ'11 PA2020-040 29 Attachment No. ZA 2 Vicinity Map 30 VICINITY MAP Comprehensive Sign Program No. CS2020-004 Modification Permit No. MD2020-006 (PA2020-040) 1300 Bison Avenue Subject Property 31 Attachment No. ZA 3 Project Plans 32 PYLON SIGN PACKAGE SIGNAGE & WAYFINDING_ 13 APRIL 2020 33 PROJECT : The Bluffs PACKAGE: A1 Pylon Exhibit REVISIONS: -- -- -- -- -- -- -- -- -- -- DATE: -- -- -- -- -- -- -- -- -- -- PACKAGE NOTES All drawings and written materials appearing herein constitute original and unpublished work of RSM Design Inc. and may not be used or disclosed without written consent of RSM Design Inc. All drawings must comply with specifications noted at the beginning of this package. PLEASE NOTE All images used within this document are for internal use only. RSM Design does not have the copyrights for the various images used and therefore are not to be published or shared. 160 Avenida Cabrillo San Clemente, CA 92672 949.492.9479 rsmdesign.com DRAWING FOR DESIGN INTENT ONLY; NOT INTENDED FOR CONSTRUCTION. ALL SIGNS TO BE FABRICATED & INSTALLED PER APPROVED FABRICATOR SHOP DRAWINGS. SIGN ID SIGN TYPE QUANTITY* ILLUMINATION BACKING/FOUNDATION MOCK-UPS NOTES/COMMENTS PROJECT SIGNS A1 Project / Tenant Pylon 1 Yes Below Grade Foundation. New 2, 2 Sign area increased; Master sign program review required. Remove and replace existing 2 GENERAL PACKAGE NOTES: 1. All signs, structures and letters need to be engineered by sign fabricator prior to shop drawing submittal and fabrication for structural and backing requirements to withstand local regulations, codes and weather conditions. 2. All sizes shown are approximate and should be verified prior to final fabrication based on construction documents and/or as built conditions on site, fabricator to notify team if difference occurs per as built conditions. 3. Fabricator must use Matthews UV clear coat on painted surfaces to minimize / prevent as much as possible any noticeable fading. 4. All metal edges to be eased; corners to have a maximum radius of .0125. All welds to be ground smooth prior to final painting and clear coated / vandalism coating are applied. 5. No exposed fasteners unless noted within the design intent drawing or approved in shop drawing. Fasteners throughout package to be tamper proof, fabricator to submit sample for approval prior to ordering. 6. All integrated signage to be coordinated with Architect and General Contractor prior to final fabrication and installation. 7. Fabricator to calculate all sign weight loads to be provided to general contractor for additional backing that may be required. 8. Fabricator to provide power requirement for each sign type prior to shop drawings submittal to General Contractor & Architect. 9. All existing conditions to be field verified by fabricator prior to shop drawings are generated to ensure that all as built conditions are accommodated. Including all unknowns such as interior parking garage elevations / conditions and mounting details to support all sign types. 10. All messaging within this package is placeholder at this time until written approval is received by the client team prior to fabrication. Sign Schedule 1 of 1 SIGN SCHEDULE SCHEDULE 01 OF 01 MOCK-UP LEGEND All mock-ups must be provided by fabricator per this mock-up legend prior to fabrication. 1. Full Size, 2D, Movable mock-Up; 3M Full color digital print on plywood backing; on site review in each location. 2. Partial 3D Working Mock-Up; Shop OR on-site review. See design drawing for mock-up details. 3. Partial 3D Working Mock-Up; Installed On site review. First article, suitable for use on site if approved. 4. 1/2 Size (50%) 2D black & white prints of all type and/or icons required on lightweight bond paper. 5. Full Size (100%) 2D black & white prints of all type and/or icons required on lightweight bond paper. 6. No Mock-Up Required. 7. Other, See sign drawing for detail. 34 PROJECT : The Bluffs PACKAGE: A1 Pylon Exhibit REVISIONS: -- -- -- -- -- -- -- -- -- -- DATE: -- -- -- -- -- -- -- -- -- -- PACKAGE NOTES All drawings and written materials appearing herein constitute original and unpublished work of RSM Design Inc. and may not be used or disclosed without written consent of RSM Design Inc. All drawings must comply with specifications noted at the beginning of this package. PLEASE NOTE All images used within this document are for internal use only. RSM Design does not have the copyrights for the various images used and therefore are not to be published or shared. 160 Avenida Cabrillo San Clemente, CA 92672 949.492.9479 rsmdesign.com DRAWING FOR DESIGN INTENT ONLY; NOT INTENDED FOR CONSTRUCTION. ALL SIGNS TO BE FABRICATED & INSTALLED PER APPROVED FABRICATOR SHOP DRAWINGS.3 Power Required * Remove and replace existing Property Line #PROJECT SIGNAGE Project / Tenant Pylon*A1 Newport Beach, CA A1 01 B A1Site Plan - Exterior Sign Locations Scale : NTS N MACAR T H U R B L V D BISON AVENUEAND MAC A R T H U R R O W PROPERT Y L I N E SIGN LOCATION PLAN Please note all quantities and locations will need to finalized by client and field verified by sign fabricator prior to installation. Sign fabricator to confirm all final sign messaging and locations with client or general contractor prior to fabrication. 35 PROJECT : The Bluffs PACKAGE: A1 Pylon Exhibit REVISIONS: -- -- -- -- -- -- -- -- -- -- DATE: -- -- -- -- -- -- -- -- -- -- PACKAGE NOTES All drawings and written materials appearing herein constitute original and unpublished work of RSM Design Inc. and may not be used or disclosed without written consent of RSM Design Inc. All drawings must comply with specifications noted at the beginning of this package. PLEASE NOTE All images used within this document are for internal use only. RSM Design does not have the copyrights for the various images used and therefore are not to be published or shared. 160 Avenida Cabrillo San Clemente, CA 92672 949.492.9479 rsmdesign.com DRAWING FOR DESIGN INTENT ONLY; NOT INTENDED FOR CONSTRUCTION. ALL SIGNS TO BE FABRICATED & INSTALLED PER APPROVED FABRICATOR SHOP DRAWINGS. 1300 - 13801300 - 1380 1300 - 13801300 - 1380 P3 P1 P2 P2 P4 P2 1 Front View Scale : 1/4"=1'2 Side View, Typical Scale : 1/4"=1'3 Back View Scale : 1/4"=1' GENERAL NOTES Copy to be veriﬁed, reviewed and approved by client prior to fabrication. All ﬁnal quantities and locations are to be ﬁeld veriﬁed by fabricator and approved by client team prior to fabrication. RSM and fabricator to coordinate with Brad (cc: Rick or Patrick) at Burton for grade change and planting height information; Footing is below sidewalk level; Base height is determined by landscaping. Final logos to be provided by tenant and coordinated with client and fabricator prior to fabrication. N.T.S. Colors and MaterialsA1 | PROJECT / TENANT PYLON 436 PROJECT : The Bluffs PACKAGE: A1 Pylon Exhibit REVISIONS: -- -- -- -- -- -- -- -- -- -- DATE: -- -- -- -- -- -- -- -- -- -- PACKAGE NOTES All drawings and written materials appearing herein constitute original and unpublished work of RSM Design Inc. and may not be used or disclosed without written consent of RSM Design Inc. All drawings must comply with specifications noted at the beginning of this package. PLEASE NOTE All images used within this document are for internal use only. RSM Design does not have the copyrights for the various images used and therefore are not to be published or shared. 160 Avenida Cabrillo San Clemente, CA 92672 949.492.9479 rsmdesign.com DRAWING FOR DESIGN INTENT ONLY; NOT INTENDED FOR CONSTRUCTION. ALL SIGNS TO BE FABRICATED & INSTALLED PER APPROVED FABRICATOR SHOP DRAWINGS. 1300 - 13801300 - 1380 Double sided fabricated and painted internally illuminated aluminum monument; Faces to be water-jet cut; Dimmer to be installed to match desired light levels Fabricated and painted aluminum base cabinets with GFRC caps Tenant Copy: Option 1 - 1/2” proud push through laser cut acrylic letters with .063” thick water-jet cut painted aluminum faces; Option 2 - 1/2” proud push through laser cut clear acrylic letters with 1/8” thick laser cut Day/Night acrylic faces and painted returns; Smaller letters to be water-jet cut painted aluminum plant on ﬂush to surface; Dimmer to be installed to match desired light levels; Panels are removable for tenant changeouts; Maximum logo area: 6'-3" wide x 1'-9" high Grade change from curb to sign location; Aprox. street to parking edge a 6' drop. F.V.; Existing below grade foundation is not visible from surface and is below sidewalk level Base height will be determined on ﬁeld veriﬁcation of curb 1/2" thick water-jet cut painted aluminum letters pin mounted ﬂush to face Project ID: Option 1 - 1/2” proud push through laser cut acrylic letters with .063” thick water-jet cut painted aluminum face 1 Front View Scale : 1/4"=1'2 Side View Scale : 1/4"=1'4 Opposite Side View Scale : 1/4"=1'3 Back View Scale : 1/4"=1' 5 Top View Scale : 1/4"=1' GENERAL NOTES Copy to be veriﬁed, reviewed and approved by client prior to fabrication. All ﬁnal quantities and locations are to be ﬁeld veriﬁed by fabricator and approved by client team prior to fabrication. RSM and fabricator to coordinate with Brad (cc: Rick or Patrick) at Burton for grade change and planting height information; Footing is below sidewalk level; Base height is determined by landscaping. Final logos to be provided by tenant and coordinated with client and fabricator prior to fabrication. NOTES: Dimensions are based on existing curb; Grade may change ﬁnal dimensions. Slope condition to be F.V. by sign fabricator; new footing reqiired, see Burton PDF for additional details about spread footing dimensions.2'-6"+-20'-0"2'-6"8'-1" New foundation by sign fabricator; F.V. existing conditions; Spread 1 ft o set max on all sides, space available in landscape A C D4"3'-11"3"2'-7"4'-11"6"6"3'-0"2'-0"New Plant Height7'-9" 4" high painted GFRC caps per ICRP standards 3" high painted GFRC caps per ICRP standards Gap between tenant panels to be as minimal as possible 3" high painted GFRC caps per ICRP standards 8 1/2"4"1'-11 1/2"2 3/4" 2 3/4"MACARTHUR STREET EDGEMACARTHUR RIGHT OF WAY PROPERTY LINE 9'-0" Notes and DetailsA1 | PROJECT / TENANT PYLON 537 Attachment No. ZA 4 Amended Sign Program 38 N E W P O R T C O A S T S H O P P I N G C E N T E R S I G N P R O G R A M 11/3/1 0 Page 1 The Bluffs Retail Center Sign Program Northeast corner of MacArthur Boulevard and Bison Road Newport Beach, California 6/17/03 Amended ____/____/2020 Submitted to: City of Newport Beach Submitted by: Irvine Company, Retail Properties Big CanJ"• Uorb<tr View UCI The Bluffs Newport Beach PA2020-040 39 THE BLUFFS RETAIL CENTER SIGN PROGRAM 6/17/03 (amended ___/___/2020) Page 1 TABLE OF CONTENTS Project Description 2 Intent of Sign Program 2 Organization of Sign Program 2 Sign Type A Project Identification Sign 3 Sign Type B Project Identification Sign on Bison 4 Sign Type C Tenant Identification Sign 5 Sign Type D Tenant Sign at Entry Door 7 Sign Type E Tenant Sign at Service Door 9 Sign Type F Address Sign 9 Sign Type G Vehicular Directional Sign 10 PA2020-040 40 THE BLUFFS RETAIL CENTER SIGN PROGRAM 6/17/03 (amended ___/___/2020) Page 2 PROJECT DESCRIPTION The Bluffs Retail Center is planned to be an upscale neighborhood center of approximately 52,000 square feet of small retail tenants and sit-down restaurants. It is planned to be developed in a manner that is compatible with the character of northern Newport Beach The goal for signs at The Bluffs Retail Center is to continue the high quality of existing retail centers by the same owner with harmonious signs that are visually related to the buildings and that will not adversely affect surrounding land uses. INTENT OF THE SIGN PROGRAM The sign program’s intent is to identify appropriate design criteria for permanent signs for The Bluffs Retail Center The intent of the criteria is to establish guidelines for designing signs that reinforce the high quality conveyed by the architecture, landscape architecture, lighting, and interior design. No intent is made to modify applicable Federal or State codes and ordinances. If a sign is not covered in this sign program, then the City’s regulations shall apply. The owner reserves the right to permit reasonable deviations from the criteria in the sign program, provided that the criteria’s intent is maintained, and the quality and character of the deviating sign(s) are consistent with the overall requirements of the sign program. The deviating sign(s) may be approved by City staff without a public hearing, at the discretion of City staff. ORGANIZATION OF THE SIGN PROGRAM Standards for each of the sign types are stated on the following pages, one or two pages for each sign type. Described for each sign type are the intent, content, location, maximum quantity, and maximum size of signs. General standards are stated for sign colors and materials. PA2020-040 41 THE BLUFFS RETAIL CENTER SIGN PROGRAM 6/17/03 (amended ___/___/2020) Page 3 Sign Type A Project Identification Signs Project Identification Sign Project Identification Monument Sign Project Identification Pylon Sign Project Identification Wall Signs Intent A monument sign or a wall sign to identify the project Content Monument Sign Project name and up to three (3) tenant names Pylon Sign Project name and up to four (4) tenant names Wall Sign Project name Location As shown on the site plan Quantity One monument sign maximum; one pylon sign maximum; two wall signs maximum Sign Size Monument Sign 12 feet maximum height; 10 feet maximum width; 120 square feet maximum sign area Pylon Sign 20 feet maximum height; 8 feet 1 inch maximum width; 120 square feet maximum sign area Wall Sign 4 feet maximum height; 15 feet maximum width; 60 square feet maximum sign area Margin Size Minimum 6-inch-wide blank space around sign copy of wall sign Letter/Logo Size 48 inches high maximum 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 10 '-0 " max . 1 C J:E TM rBlO rrs -L ----;=s~~~YJNG _C~RL~R-~~ 1¥.', ... _____ _ Sample Elevation the acml design ma y diffe r from lhis ill ustr ation ••• BL UHS PLOWER CDlLP esTAND QWEHCH --.~ ... ..... PA2020-040 42 THE BLUFFS RETAIL CENTER SIGN PROGRAM 6/17/03 (amended ___/___/2020) Page 4 Sign Type B Project Identification Sign on Bison Intent A monument sign to identify the project Content Project name and up to three (3) tenant names Location On Bison Road in 1 of the 2 locations shown on the site plan Quantity One maximum Sign Size 7 feet maximum height on short side 9 fee maximum width Margin Size Minimum 6-inch-wide blank space around sign copy Letter/Logo Size 36 inches high maximum 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 is not permitted. Exposed raceways are not permitted. Letter Style Designated project typeface and registered trademarks allowed Color Sign copy color should contrast with background color 9'-0 11 max. amp e Elevation the actual deggn may differ fro m lhis inuslration PA2020-040 43 THE BLUFFS RETAIL CENTER SIGN PROGRAM 6/17/03 (amended ___/___/2020) Page 5 Sign Type C and Sign Type C-1 Intent A wall and/or awning sign to identify a tenant 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 shown in site plan above. Centered in or above bays as shown on elevations on next page. Sign C-1 On vertical or sloping surface of awning at least space, on elevations as shown in plan on next page. Quantity Sign C One trade name sign and/or logo maximum per store frontage on elevations as shown in plan above. 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 above. 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. The aggregate area of signs shall not exceed 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 eaves. Sign C-1 Sign 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. PA2020-040 44 THE BLUFFS RETAIL CENTER SIGN PROGRAM 6/17/03 (amended ___/___/2020) Page 6 Sign Type C and Sign Type C-1 sh o win g tornlio n or i-ign npplied 10 w.ill Elevat ion sho,, ing h.>c:u.ion of s ign ilpplic-d to metal f rame work aut1~hed to face of awning Elevation showing loca1io11 of s ign painlecl n n awn ing E.lev:ilion showmg locat ion o f s ign o n a pun cl suspc:ndtd fro.m the eaves Elc ,•a tion \ ' i ' ' ! I i o ne bay \ ' SIGN one bay on e bay } one bay ' ! ! I i SIGN /~ S J(;,;\S l (;:'11 see Pages for m aximum sign area Set' Pa ge5 for maximum sig n are.i see Pa ges for maximum sig nama see Pa ge5 formu x imum sigu ar ea PA2020-040 45 THE BLUFFS RETAIL CENTER SIGN PROGRAM 6/17/03 (amended ___/___/2020) Page 7 Sign Type D Tenant Sign at Entry Door Intent A window sign to provide information to pedestrians 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 maximum sign area 1 foot maximum sign height 1 foot maximum sign width Tenant names: 2 inches maximum letter height Store hours/phone numbers: 1 inch maximum 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. 1 1 '-0 " max. 1 .. .. •' . . · ... ·•· .. ·:·:::,:/;{:;;:.:.::-;=i/:':' _:_-:::f:·:::--_:·)·:_.-:·:. :":(·:·_·,;_:: PA2020-040 46 THE BLUFFS RETAIL CENTER SIGN PROGRAM 6/17/03 (amended ___/___/2020) Page 8 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 maximum sign area 1 foot maximum sign height 1 foot maximum sign width Space/number address: 3 inches maximum letter/number height Tenant name: 1 inch maximum letter height Design Square panel with white copy on a solid single-color background 1 1 '-0 " max. 1 .. .. •' . . · ... ·•· .. ·:·:::,:/;{:;;:.:.::-;=i/:':' _:_-:::f:·:::--_:·)·:_.-:·:. :":(·:·_·,;_:: PA2020-040 47 THE BLUFFS RETAIL CENTER SIGN PROGRAM 6/17/03 (amended ___/___/2020) Page 9 Sign Type F Address Sign Intent Wall sign to direct emergency personnel Content Address number Location 6 inches minimum from building corner 6 inches minimum 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 Designed project typeface. Color Sign copy color should contrast with background color. Min. 6 inches Min. 6 inc hes 'fypical Elevation PA2020-040 48 THE BLUFFS RETAIL CENTER SIGN PROGRAM 6/17/03 (amended ___/___/2020) Page 10 Sign Type G Vehicular Directional Sign Sign Type G1 Sign Type G2 Sign Type G Locations a, V> 0 :,,. < m z C m Typical Ele vation Typical Elevation NOUS □ .... ,_.,_,_ . l!J =.=::.~.=:=-...:=.= □ w.t•tllC, .. MIIM;•--•-- [!] :" .. ~~~.:-IO•--••., ® _,,~ ... ------.. ~ ....... ~ ·--~~----•-·•• (!;!)11..-•~-1-ft_,, __ J /S!GHMU1 511:IU PA2020-040 49 THE BLUFFS RETAIL CENTER SIGN PROGRAM 6/17/03 (amended ___/___/2020) Page 11 Intent A ground sign to promote onsite vehicular way finding Content Tenant name and arrows Location Sign G1 East side of the westerly entry drive off Bison Avenue Sign G2 At the northwest corner of the main stop sign intersection off the westerly entry drive Quantity Two maximum 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 sight window between the bottom of Sign G1 to the top of the existing landscaping ground covers. Sign G2 7.25 feet high, measured from the top of the sign to the base of the sign post. Margin Size Minimum 2-inch-wide blank space around sign copy Letter/Logo Size 8 inches high maximum 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. PA2020-040 50 April 30, 2020, Zoning Administrator Agenda Comments Comments submitted by: Jim Mosher ( jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229) Item 3. Bluffs Center Pylon Sign Comprehensive Sign Program No. CS2020-004 and Modification Permit No. MD2020-006 (PA2020-040) General Comments 1.I object to this application, as I have to a number of similar ones for Irvine Company retail centers. My understanding is that most commercial signage in Newport Beach, including “monument” signage, is intended for identification rather than advertising. The requested copy size seems far more than is necessary for legibility or identification, in my view constitutes advertising. a.The evaluation of it is particularly difficult since the staff report contains nothing I can find comparing the proposal to what is currently there. b.In addition, although it says the proposal is “in scale” it provides nothing simulating what the approval will look like in context. c. I am likewise unable to find much of anything limiting the size of the copy on the proposed sign(s). Page 17 promises that “Letter/Logo Size” will be “48 inches high maximum,” but I fail to see why 4-foot high letters would be needed. 2.It might also be noted that the Newport Beach Municipal Code is confusing as to the distinction between monument and pylon signs. According to the Definitions in NBMC Section 20.42.040, ““Pylon sign” means a sign that is supported by two or more uprights, poles, or braces in or upon the ground” while ““Monument sign” means a freestanding sign supported by a solid architectural element at its base.” Based on those definitions, the proposal shown on page 3 is clearly for a monument sign supported by a solid base rather than poles. But Section 20.42.080 could be read to say the poles or uprights are not actually necessary, and the real distinction is that monument signs are short and squat, while plyon signs are tall and skinny (something one would never have guessed from the Section 20.42.040 definitions. 3.The page numbers referred to in these comments are the handwritten ones in the staff report. Specific Comments Page 9, 1st paragraph 4, sentence 2: “Grade elevation slopes downward by 2 feet from MacArthur Boulevard into the landscaped area of the sign’s location.” [The Project Plans on page 37 contain an inscrutable reference to a 6 foot drop: “Grade change from curb to sign location; Aprox. street to parking edge a 6' drop.”] Page 13, last line: “However, the vested rights granted by Comprehensive Sign Program No. CS2013-002 and Modification Permit No. MD2013-006 (PA2013-055), shall continue and are incorporated into this Comprehensive Sign Program as Exhibit “B”.” [Exhibit “B”, starting on page 17, appears to be a summary of the newly-approved sign program, including the pylon sign. It is not Zoning Administrator - April 30, 2020 Item No. 3a Additional Materials Received Bluffs Center Pylon Sign Comprehensive Sign Program and Modification Permit (PA2020-040) April 30, 2020, Zoning Administrator agenda Item 3 comments - Jim Mosher Page 2 of 2 clear how this preserves the sign program approved in 2013 unless it means the parts of the program other than the pylon sign are unchanged.] Page 17, Sign Program Matrix, Location: “Monument Sign - Southwest Northeast corner of Bison Avenue and MacArthur Boulevard” [It is in the southwest corner of the retail center, but the northeast corner of the indicated intersection.] Page 18: The diagram at the top of the page, showing the approved locations of the type “A” signs, does not indicate where the pylon sign goes. Instead, it shows, or continues to show, the location of two monument signs. Presumably the “A” at the corner of MacArthur and Bison should be labeled “pylon sign”. Also, “Bison Road” is apparently “Bison Avenue.” Zoning Administrator - April 30, 2020 Item No. 3a Additional Materials Received Bluffs Center Pylon Sign Comprehensive Sign Program and Modification Permit (PA2020-040)