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04 - Harbor View Center Sign Program and Modification_PA2013-201
COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658 -8915 (949) 644 -3200 Fax: (949) 644 -3229 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT December 12, 2013 Agenda Item No. 4 SUBJECT: Harbor View Shopping Center Signs - PA2013 -201 1610 -1666 San Miguel Drive and 2500 San Joaquin Hills Road • Comprehensive Sign Program No. CS2013 -013 • Modification No. MD2013 -018 APPLICANT: Irvine Company PLANNER: Fern Nueno, Associate Planner (949) 644 -3227, fnueno @newportbeachca.gov ZONING DISTRICT /GENERAL PLAN • Zone: CN (Commercial Neighborhood) • General Plan: CN (Neighborhood Commercial) PROJECT SUMMARY A Comprehensive Sign Program application to authorize signage for the Harbor View Shopping Center. The request also includes a Modification Permit application to deviate from the height and width requirements for proposed monument signs. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. — approving Comprehensive Sign Program No. CS2013 -013 and Modification Permit No. MD2013 -018 (Attachment No. ZA 1). • The Harbor View Shopping Center ( "Center ") consists of three parcels and is surrounded on three sides by public streets. The site is developed with multi- tenant commercial buildings, a freestanding bank, a freestanding service station, and surface parking. There are five vehicular access points into the Center. The multi- 1 Harbor View Shopping Center Signs Zoning Administrator December 12, 2013 Page 2 tenant buildings are set back from the street and are designed around a courtyard. Due to the design of the Center, the driveways and tenant locations could be difficult to locate. • The Comprehensive Sign Program ( "Program ") would authorize consistently designed tenant wall signs, tenant directory signs within the courtyard, project and tenant identification monument signs at the primary street intersection for the Center and at Center driveways, service station price signs, vehicle- oriented directional signs, and exempt signs (fire, parking, warning, etc.) pursuant to the Sign Matrix (Attachment No. ZA 3). • The Program regulates the size and location of walls signs consistent with the requirements of Zoning Code Chapter 20.42 (Sign Standards). The Program reflects previously approved Modification Permits for walls signs located at 1630 and 1660 San Miguel Drive. Modification Permit No. MD4377, approved by the Modifications Committee on November 14, 1995, allows the two wall signs for a major tenant located at 1660 San Miguel Drive. Modification Permit No. MD2004- 055, approved by the Modifications Committee on August 4, 2004, allows two wall signs for each of the two tenants in the free standing building in the courtyard at 1630 San Miguel Drive. The building is currently occupied by one tenant, so the there are two signs instead of four. • Chapter 20.42 allows one freestanding sign for sites with 50 feet or more of street frontage. Additional freestanding signs are allowed for sites with more than 300 feet of street frontage with approval of a Comprehensive Sign Program. The subject site contains three parcels with over 300 feet of street frontage along San Joaquin Hills Road, San Miguel Drive, and Pacific View Drive. The applicant proposes to have three monument signs on site that exceed maximum height and width requirements. One monument sign is proposed at the corner of the intersection of San Joaquin Hills Road and San Miguel Drive, which is the primary intersection that would exceed the maximum width of 9 feet by 3 feet. The applicant also proposes two monument signs that would exceed the maximum height of 6 feet by 1 foot, 2 inches and would be located at either of two drive approaches along both San Joaquin Hills Road and San Miguel Drive. The final design and location of the proposed monument signs would be consistent with the Sign Matrix and reviewed and approved by the Public Works Department to ensure that adequate sight distance is provided for safety. • The service station was approved with Use Permit No. UP1491 by the Planning Commission on January 7, 1971. Due to the lack of specific regulations for service stations at that time, the approval included a condition limiting the signs for the service station. Subsequently, a service station ordinance and a sign ordinance were approved and service station signs are now regulated by Zoning Code Section 20.42.080.K.3. The proposed signs include two fuel price monument signs TmpIt:10 -15 -13 N Harbor View Shopping Center Signs Zoning Administrator December 12, 2013 Page 3 consistent with Zoning Code service station sign provision that exceed the 4 -foot height limit. One sign is proposed to be 7 feet, 4 inches tall and the second is proposed to have an average height of 8 feet. • Vehicle- oriented directional signs are exempt from the sign permit requirement pursuant to Section 20.42.100.B.1.S provided they are limited to 3 square feet in sign area and 4 feet in height. Due to the proposed size of 15 square feet and height of 7 feet, 3 inches, a Modification Permit is required. The increased height and width are necessary to better convey sign content that will provide directions to patrons and improve vehicular circulation within the Center. The proposed vehicular- oriented directional signs have been reviewed and approved by the Public Works Department to ensure compliance with the vehicular site distance standards for improved safety. • Staff believes the proposed signs are appropriately and logically positioned for visibility, wayfinding, and safety. The signs are also consistently designed within the Center, designed to be compatible with the signs in the area, and should not contribute to excessive signage or visual blight. As demonstrated in the attached draft resolution, staff believes the proposed project meets the requirements of the Zoning Code and the findings for approval can be made. ENVIRONMENTAL REVIEW The project is categorically exempt under Section 15311, of the State CEQA (California Environmental Quality Act) Guidelines - Class 11 (Accessory Structures), which exempts minor structures accessory to existing commercial facilities, including signs. 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 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. TmpIt:10 -15 -13 S Prepared by: hlh� F rri Nlueno, Associate Planner JC /fn Attachments TmpIt:10 -15 -13 ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Sign Matrix ZA 4 Project Plans Harbor View Shopping Center Signs Zoning Administrator December 12, 2013 Page 4 Attachment No. ZA 1 Draft Resolution 5 0 RESOLUTION NO. ZA2013 -0## A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COMPREHENSIVE SIGN PROGRAM NO. CS2013 -013 AND MODIFICATION PERMIT NO. MD2013 -018 AUTHORIZING SIGNAGE FOR THE HARBOR VIEW SHOPPING CENTER LOCATED AT 1610 -1666 SAN MIGUEL DRIVE AND 2500 SAN JOAQUIN HILLS ROAD (PA2013 -201) 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 1610- 1666 San Miguel Drive and 2500 San Joaquin Hills Road, and legally described as Parcels 2, 3, and 4 of Resubdivision 284 requesting approval of a Comprehensive Sign Program and Modification Permit. 2. The applicant requests a Comprehensive Sign Program to authorize signage for the Harbor View Shopping Center ( "Center ") and a Modification Permit to allow signs to exceed the maximum allowable height and width standards for monument signs. 3. The subject property is located within the Commercial Neighborhood (CN) Zoning District and the General Plan Land Use Element category is Neighborhood Commercial (CN). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on December 12, 2013, in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. 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. This project has been determined to be categorically exempt pursuant to the State CEQA (California Environmental Quality Act) Guidelines under Class 11 (Accessory Structures). 2. Class 11 exempts minor structures accessory to existing commercial facilities, including signs. 7 Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 2 of 10 SECTION 3. REQUIRED FINDINGS. Comprehensive Sign Program In accordance with Section 20.42.120 (Comprehensive Sign Program Standards) of the Newport Beach Municipal Code, 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: A -1 The purpose of a comprehensive sign program is to integrate all of a project's signs. 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 Chapter 20.42. In compliance with the purpose and intent of Chapter 20.42 (Sign Standards), the proposed Comprehensive Sign Program provides the Center with adequate identification without excessive proliferation of signage, including service station signs that are generally consistent with the service station guidelines (Section 20.42.080.K.3. Furthermore, it preserves community appearance by consistently regulating the type, number, location, design, and size of signs. A -2 The Comprehensive Sign Program is consistent with the Sign Design Guidelines because the signs enhance the site's architectural design and effectively communicate a commercial message without creating sign clutter. The text of the signs would be legible and contrast with the background. The location and size of the wall signs would be proportional to the building facades and are designed to relate to the architectural features of the buildings. The location and size of the freestanding signs are compatible with the size and design of the Center. The number of identification panels that list tenant names on monument signs is consistent with the City's adopted Sign Design Guidelines, as the signs have the Center name and a maximum of three tenants identified. 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. 10 -15 -2013 g Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 3 of 10 Facts in Support of Standard: B -1 The Program will ensure consistency among all signs, and the proposed signs are designed with complementary colors, fonts, and materials. The strategic location of the freestanding signs will increase visibility for motorists on San Joaquin Hills Road and San Miguel Drive. B -2 The proposed monument and vehicle- oriented directional signage should improve the flow of vehicles entering the site and reduce vehicle stacking and congestion upon entering the Center. Standard: C. The sign program shall address all signs, including permanent, temporary, and exempt signs. Facts in Support of Standard: C -1 The proposed Comprehensive Sign Program addresses all project signage. Temporary and exempt signs not specifically addressed in the sign program shall be regulated by the provisions of Chapter 20.42 (Sign Standards) of the Zoning Code, and are included in the sign program. 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: D -1 The sign program has been designed to be effective for the Center tenants by establishing allowed type, number, location, design, and size of signage with flexibility to accommodate any existing and future tenants. Proposed signs for a change of use from the service station could be approved pursuant to the sign provisions within Chapter 20.42. D -2 It is not anticipated that future revisions of the Comprehensive Sign Program will be necessary to accommodate changes in tenants or uses. However, the Community Development Director may approve signs that substantially conform to the sign program if the intent of the original approval is not affected and said signs conform to the Zoning Code. 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 10 -15 -2013 9 Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 4 of 10 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: E -1. The requested deviation to the number, size, and location of project and tenant identification monument signs, vehicle- oriented directional signs, and fuel price signs will improve visibility of the commercial tenants from the public roadways, improve vehicular circulation by directing patrons entering the Center, and provide consistent design to enhance the use and customer experience. E -2. The proposed Program for the Center is consistent with Chapter 20.42, and is being processed concurrently with a Modification Permit consistent with Zoning Code Section 20.52.050 to allow the monument signs, fuel price monument signs, and vehicle- oriented directional signs, to be larger than the Zoning Code limits. Standard: F. The Approval of a Comprehensive Sign Program shall not authorize the use of signs prohibited by this Chapter (Chapter 20.421. Facts in Support of Standard: F -1 The program does not authorize the use of prohibited signs. Sta nrla rd G. Review and approval of a Comprehensive Sign Program shall not consider the signs proposed message content. Facts in Support of Standard: G -1 The content of the signs was not considered and the proposed Program does not contain any regulations regarding sign message content. Modification Permit In accordance with Section 20.52.050.E (Required Findings) of the Newport Beach Municipal Code, the following findings and facts in support of the findings for a Modification Permit are set forth: Finding H. The requested modification will be compatible with existing development in the neighborhood. 10 -15 -2013 10 Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 5 of 10 Fact in Support of Finding H -1 The Center is located in the Commercial Neighborhood Zoning District with residential uses nearby. The increase in sign size is compatible with the neighborhood because the adjacent streets provide adequate separation from the proposed signs. Signs are also not so large to be out of proportion. H -2 The fuel price signs will provide greater visibility from the adjacent streets allowing motorists more time to efficiently navigate. The signs will not interfere with vehicle sight distance as they will be set back from the street intersection. The signs are not located in proximity to nearby developments due to the adjacent street widths. H -3 The proposed vehicle- oriented directional signs will be located near the entrances at each drive approach and will help motorists in locating the various tenants within the Center. The location of the proposed vehicle- oriented directional signs will be internal to the Center, and will not have any impact on the surrounding neighborhood or other existing developments. H -4 The proposed signs do not constitute or contribute to a significant proliferation of signs which would be inconsistent with the neighborhood character. 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. Fact in Support of Finding 1 -1. The Center consists of three parcels and is developed with multi- tenant commercial buildings, a freestanding bank, a freestanding service station, and surface parking. There are five vehicular access points into the Center from three public streets. 1 -2. The multi- tenant commercial buildings are set back from the entry points into the Center and visibility is further reduced by the two single- tenant, freestanding buildings at the corners of the Center, which partially screen the view of the inline tenant spaces. 1 -3. The location of the existing surface parking results in parked cars reducing the visibility of the freestanding signs. 1 -4. The location and size of the two fuel price signs for the service station will provide the ability for motorists to clearly identify the brand and price more quickly, thereby enhancing site use and reducing potential hazards. 1 -5. The location and size of the vehicle- oriented directional signs increase internal circulation of vehicles after entering the Center, and will direct motorists to the portion 10 -15 -2013 11 Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 6 of 10 of the parking lot that is closest to their destination, thereby reducing vehicle congestion in the parking lot entrances. 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. Fact in Support of Finding J -1. Approval of the location, size, and number of the proposed monument signs is necessary due to the size, design, location, circulation, and drive aisles within the Center. J -2. The multi- tenant commercial buildings are set back from the entry points into the Center and visibility is further reduced by the single- tenant, freestanding buildings at the corners of the Center, which partially screen the view of the inline tenant spaces. The monument signs will identify the Center and primary tenants to motorists on the adjacent streets. J -3. The location and size of the fuel price signs will provide more reaction time for motorists whose destination is the service station. The number and size of the signs is necessary due to the design of the Center, the location of the vehicle access points, and the proposed Center identification sign at the corner of the primary street intersection. J -4. The increase in size for the vehicle- oriented directional signs is necessary due to the design of the Center, including the placement of buildings, drive approaches, and drive aisles. The location and size of the vehicle- oriented directional signs increase internal circulation of vehicles after entering the Center, and will direct motorists to the portion of the parking lot that is closest to their destination. 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. Fact in Support of Finding K -1 Zoning Code Section 20.42.080.0 allows a maximum average height of 6 feet and maximum height of 8 feet. The maximum width allowed is 1.5 times the average height. Due to the design of the center, location of the drive approaches, and existing landscaping, the increased height and width of the monument signs is necessary to provide identification for the Center and the primary tenants for motorist approaching from San Miguel Drive or San Joaquin Hills Road. There are no alternatives that would 10 -15 -2013 12 Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 7 of 10 provide adequate visibility from the adjacent streets. The Public Works Department has reviewed the proposed project to ensure that the proposed signs meet sight distance requirements for vehicle and pedestrian safety. K -2 Zoning Code Section 20.42.080.K.3 provides regulations for service station signs. One ground sign, two fuel price signs, and wall and canopy signs are allowed on the subject property. Due to the street intersection, street elevation, and existing landscaping, there are no alternatives to the increased size and height of the proposed fuel price signs that would provide the adequate visibility to identify the fuel prices and the service station location without a substantial redesign or redevelopment of the service station and Center driveways. K -3 Zoning Code Section 20.42.100.B.1.S allows for a maximum sign area of 3 square feet and sign height of 4 feet for vehicle- oriented directional signs. Smaller than proposed signs would not allow room for directional arrows and tenant names with a sufficient letter height for visibility. The proposed vehicle- oriented directional signs are consistent with the intent of the Zoning Code by serving the purpose of effectively 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 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. Fact in Support of Finding L -1 The signs will be constructed on private property and will not change the intensity of the existing commercial use, affect the flow of light or air to adjoining properties, nor interfere with sight distance. L -2 The signs are not excessive in height, width, or area, and will improve the flow of vehicles accessing the Center and parking lot. 10 -15 -2013 13 Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 8 of 10 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 -013 and Modification Permit No. MD2013 -018, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days after the adoption of this Resolution unless within such time an appeal is filed with the Community Development Director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 12T" DAY OF DECEMBER, 2013. Brenda Wisneski, AICP, Zoning Administrator 10 -15 -2013 7 Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 9 of 10 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING The development shall be in substantial conformance with the approved sign matrix and plans and stamped and dated with the date of this approval, except as modified by applicable conditions of approval. 2. Prior to issuance of a building permit for any freestanding sign, the Public Works Department shall review and approve the proposed signs to ensure compliance with sight distance and traffic regulations. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. 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 Comprehensive Sign Program and Modification Permit. 5. This Comprehensive Sign Program and Modification Permit may be modified or revoked by the Zoning Administrator if determined that the proposed project 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. 6. Any change to the approved plans shall require an amendment to this Comprehensive Sign Program and Modification Permit or the processing of a new Comprehensive Sign Program and Modification Permit. 7. 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. 8. 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 Newport Beach Municipal Code. 9. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless the 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 Harbor View Shopping Center Signs 10 -15 -2013 15 Zoning Administrator Resolution No. ZA2013 -0 ## Paqe 10 of 10 including, but not limited to, the Comprehensive Sign Program No. CS2013 -013 and Modification Permit No. MD2013 -018. 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. OWA u 10 -15 -2013 10 Attachment No. ZA 2 Vicinity Map 17 VICINITY MAP Comprehensive Sign Program No. CS2013 -013 and Modification Permit No. MD2013 -018 PA2013 -201 1610 -1666 San Miguel Drive and 2500 San Joaquin Hills Road M Attachment No. ZA 3 Sign Matrix 19 20 Wall Signs Comprehensive Sign Program Matrix Worksheet Community Development Department Planning Division 100 Civic Center Drive / P.O. Box 1768 / Newport Beach, CA 92658 -8915 (949)644 -3204 Telephone / (949)644 -3229 Facsimile www.newportbeachca.gov Building Address Primary Frontage Secondary Frontage Sign Regulations Sign Regulations Major Tenant Facing Parking Lot Facing Courtyard 1610 San Miguel Drive Maximum number of signs: 1 (one) Maximum number of signs: 1 (one) Maximum area: 1.5 square feet /linear Maximum area: 1.5 square feet/linear foot of tenant frontage or max area of 75 foot of store frontage or max area of 75 sq ft, whichever is less. sq ft, whichever is less. Maximum letter/logo height: 36 inches Maximum letter/logo height: 30 inches Major Tenant Facing Parking Lot Facing Courtyard 1660 San Miguel Drive Maximum number of signs: 2 (two) Maximum number of signs: 1 (one) Maximum area: 75 sq ft. Maximum area: 37.5 sq ft. Maximum letter/logo height: 36 inches Maximum letter/logo height: 30 inches Minor Tenant Facing Courtyard None 1614 San Miguel Drive Maximum number of signs: 1 (one) per 1616 San Miguel Drive tenant 1620 San Miguel Drive Maximum area: 1.5 square feet /linear 1628 San Miguel Drive foot of tenant frontage or 75 sq ft, 1640 San Miguel Drive whichever is less. Maximum letter/logo height: 30 inches Minor Tenant Facing Courtyard Facing Parking Lot 1630 San Miguel Drive Maximum number of signs: 1 (one) per Maximum number of signs: 1 (one) per tenant tenant Maximum area: 1.5 square feet /linear Maximum area: 15 sq ft. foot of tenant frontage or 75 sq ft, Maximum letter /logo height: 18 inches whichever is less. Maximum letter/logo height: 30 inches 1666 San Miguel Drive Facing Parking Lot None Maximum number of signs: 1 (one) Maximum area: 1.5 square feet /linear foot of tenant frontage or 75 sq ft, whichever is less. Maximum letter/logo height: 36 inches 2500 San Joaquin Hills Facing East Facing South Road Maximum number of signs: 1 (one) Maximum number of signs: 1 (one) Maximum area: 1.5 square feet /linear Maximum area: 1.5 square feet/linear Canopy Signs foot of canopy length or max area of 75 foot of canopy length or max area of 75 sq ft, whichever is less. sq ft, whichever is less. Maximum letter/logo height: 24 inches Maximum letter /loo height: 24 inches 2500 San Joaquin Hills Facing San Joaquin Hills Road None Road Maximum number of signs: 1 (one) Maximum area: 1.5 square feet/linear Wall signs foot of tenant frontage or max area of 75 sq ft, whichever is less. Maximum letter/logo height: 36 inches 21 Free Standing and Exempt Signs Sign Type Sign Regulations Project Identification Signs Signs can be located closer than 50 feet to a residential zoning district. Signs can be located closer than 5 feet from a property line and 10 feet Located near a vehicle access from a driveway with Public Works Department approval. point on San Miguel Drive and on San Joaquin Hills Road Maximum number of signs: 2 (two) Maximum area: 44.25 square feet Maximum height: 7 feet 2 inches Maximum width: 6 feet 2 inches Maximum letter /logo height: 12 inches Minimum letter /logo height: 1 (one) line of text allowed to be 3.5 inches Minimum address letter height: 6 inches Project Identification Sign Signs can be located closer than 5 feet from a property line and 10 feet from a driveway with Public Works Department approval. Located at the intersection of San Maximum number of signs: 1 (one) Miguel Drive and San Joaquin Hills Maximum area: 72 square feet Road Maximum height: 6 feet Maximum width: 12 feet Maximum letter /logo height: 12 inches Minimum address letter height: 6 inches Tenant Identification Signs can be located closer than 5 feet from a property line and 10 feet from a driveway with Public Works Department approval. 1666 San Miguel Drive Maximum number of signs: 2 (two) Maximum area: 33 square feet Located near a vehicle access Maximum height: 5 feet 6 inches point on San Miguel Drive and on Maximum width: 6 feet Pacific View Drive Maximum letter /logo height: 2 feet Minimum address letter height: 6 inches Vehicle- Oriented Directional Signs Maximum number of signs: 5 (five) Maximum area: 15 square feet Maximum height: 7 feet 3 inches Post height: 3 feet Maximum width: 3 feet 6 inches Maximum letter /loo height: 36 inches Service Station Maximum number of signs: 1 (one) Maximum area: 37 square feet On San Miguel Drive Maximum height: 8 feet 7.25 inches Maximum average height: 8 feet Maximum width: 4 feet 7 inches Maximum letter/logo height: 36 inches Service Station Maximum number of signs: 1 (one) Maximum area: 34 square feet On San Joaquin Hills Road Maximum height: 7 feet 4 inches Maximum width: 4 feet 7 inches Maximum letter /loo height: 36 inches Pedestrian - Oriented Tenant Maximum number of signs: 2 (two) Directory Maximum area: 9 square feet Maximum height: 3 feet Maximum width: 3 feet Maximum letter/logo height: 12 inches Exempt — Traffic, Parking, and Number and size of signs to be approved prior to installation by the Caution Signs Building Division, Fire Department, and Public Works Department. Attachment No. ZA 4 Project Plans 23 24 Harbor View Center Signage Enhancement Program Newport Beach, California Project No. 10035 Conceptual Design 6.10.13 (Revised 12.02.13) IRVINE COMPANY I RETAIL PROPERTIES 25 °., o Zit. Harbor View Center Signage Enhancement Program Newport Beach, California Project No. 10035 Conceptual Design 6.10.13 (Revised 12.02.13) IRVINE COMPANY I RETAIL PROPERTIES 25 20 { f / I G'1 'WINKK K N]G,3 Plan - Existing, �I KK Modified & KK t SIGN LOCATION PLAN- MOOIFlED &ADDITIONALSIGNS 0 a.p KK „3.,3 KK Additional Signs NTS Dev'es A:see'afes Harbor View Center t'f 3 �E { f / I G\.Y L :Jj iI� 1I i 1 z? I I YN Sonaee end Graph— Progmm I Irvine Company Newport Bea.h, Calitmnia Retail Properties Proie�YNO.IOM SIGN LEGEND CITY 11 PPOJEU /rENANTLO.MDNUMEM(DGUBIE- SIDED) 2 I1A PROJECT/TENANTI.D.MGNUMEM 1 12 UNION BANK MONUMENT SIGNS 2 13 GAS STATION ID /PRICING SIGN 2 ALT. la VENICUTAR DIBEGGONAL SIGNS 5 D BESTAURANTTNANT DIRECTORY 2 iF EXISTING MDBIL GAS SIGN TO BE REMOVED SEE ALTERNATE LOCATION 11.2A 2I SIGN LOCATION PLAN - ALTERNATE NIS IVII KK I Sign Location G'1 'WINKK K N]G,3 Plan - Existing, �I KK Modified & KK t SIGN LOCATION PLAN- MOOIFlED &ADDITIONALSIGNS 0 a.p KK „3.,3 KK Additional Signs NTS Dev'es A:see'afes Harbor View Center ah Signage Enhancement Program G\.Y L :Jj iI� 1I i 1 z? I I YN Sonaee end Graph— Progmm I Irvine Company Newport Bea.h, Calitmnia Retail Properties Proie�YNO.IOM SIGN LEGEND CITY 11 PPOJEU /rENANTLO.MDNUMEM(DGUBIE- SIDED) 2 I1A PROJECT/TENANTI.D.MGNUMEM 1 12 UNION BANK MONUMENT SIGNS 2 13 GAS STATION ID /PRICING SIGN 2 ALT. la VENICUTAR DIBEGGONAL SIGNS 5 D BESTAURANTTNANT DIRECTORY 2 iF EXISTING MDBIL GAS SIGN TO BE REMOVED SEE ALTERNATE LOCATION 11.2A 2I SIGN LOCATION PLAN - ALTERNATE NIS IVII KK I Sign Location G'1 'WINKK K N]G,3 Plan - Existing, KK Modified & KK 900.13 KK MM .G, 0 a.p KK „3.,3 KK Additional Signs II..2 KK 1203.13 KK 27- SIGN NO. 11.1 SIGN NO. 112 SIGN NO. 16.5 EAST PROJECT ENTRYDRIVE ON SAN MIGUEL DRIVE G � ENTRY OFF PACIFIC VIEW DRIVE OF I DW G f (L INE SGHT RAINS � ,f ;i l _ mdrce[orsaemitrn uanay.l i wrkor i ,wl � r is ' o %MM WE E SCA 1E I' =40' -0' \ •. ', i SIGN NO. 11.1 SIGN NO. 112 SIGN NO. 16.5 EAST PROJECT ENTRYDRIVE ON SAN MIGUEL DRIVE PRIMARY ENTRY DRIVE OFFSAN JOAQUIN HILLS ROAD ENTRY OFF PACIFIC VIEW DRIVE OF I DW G f (L INE SGHT RAINS SCA 1E I' =40' -0' \ •. ', i Davies 0. "dates Enrlwnmenml &.annlca �aav+amw ^�.... Harbor View Center Signegaend6repM1ivsPSOgam Net,.,... .I f Conapmal0eaign Ile ^aea ¢610.13KK 0611.13 KK Line of Sight Elevations and Nelails 9 G2 California � MOM 1Y11NE� nmieea PoOmSk➢ L Signage Fnhancement Pm7a[lH..ION5 paA�a 3 KK Studies Program wu 1 \ °gee �a �0e.i¢.wvc¢i>. a «i:ea Peuisetl w1a.13 rcK 11.13a KK www tlavlexla?nma vaym�m. s I PevIDetl 11361] KK i Z i I ILI21] KK SIGN NO. 11.1 SIGN NO. 112 SIGN NO. 16.5 EAST PROJECT ENTRYDRIVE ON SAN MIGUEL DRIVE PRIMARY ENTRY DRIVE OFFSAN JOAQUIN HILLS ROAD ENTRY OFF PACIFIC VIEW DRIVE OF I DW G f (L INE SGHT RAINS SCA 1E I' =40' -0' Davies 0. "dates Enrlwnmenml &.annlca �aav+amw ^�.... Harbor View Center Signegaend6repM1ivsPSOgam Net,.,... Wine Company Conapmal0eaign Ile ^aea ¢610.13KK 0611.13 KK Line of Sight Elevations and Nelails 9 G2 California Reteil Properties nmieea I6 L KK L Signage Fnhancement Pm7a[lH..ION5 paA�a 3 KK Studies Program wu °gee �a �0e.i¢.wvc¢i>. a «i:ea Peuisetl w1a.13 rcK 11.13a KK www tlavlexla?nma vaym�m. PevIDetl 11361] KK Pevisetl ILI21] KK 22 SIGN TYPEI - ENISTING CONDITION t j FIEVATION -SIGN TYPE 1 -SIGN NO.'S 1.1 -1.6 -PROPOSED MODIFICATION TO EXISTING CONDITION SCALE V,._ d ri SIDE VIEW TALE 1 ?=t' -0' NOTES EDBLOew X,MNG SIGN SA.KOUNBALID CM.GE M SO'vezv ASGGGUIBEO. ® MARNRVS FAIN, M,Geva. ,Ha T Oaver. SATIN GLOSS PNISB D.I. A,ssosiafes Harbor View Center SN..e. entl G.,I ice Pmgram Ner.PnaGearn.earmMla Irvine Company p v Concepwal Deayn Be ✓,.ea pE1013KK G4G„ KK pevaf —and D,.r, Sign Type 1 - G3 Signage Enhancement ProjecLNO.iO0d5 fle[ail Properties Nwl Berm OMW nvsu ex 03,3 Notice Sign Program w >etl KK u=KK B__. W.M.13 KK BeZ B 09S<.13 KK 11.,113 KK www eavverla.[ °m wpvvx xv n.¢,*- P¢viSeE 11]413 Y.K Bevieetl 21 iL11L13 KK �J I IELEVATION -SIGN TYPE 2 -SIGN NO.'S ZI- 2.5 - PROPOSED MODIFICATION TO EXISTING CONDITION 2 SIDEVIEW I =Le trz' -tor scglatrz' -r -G' NOTES Insimo. a NEPNM CUPYREUI AS REGUIINGSIGN BOflOEapNO PUSCANU LNgNGEVINYL Rm. p2 MAC EVf$ pPIMMPpfASp- 'WNGpT9fANY'- Sq ¶NGLGSS Elevations and DMils IG4 30 ...... " ° "" "°'"`° ° " °°" °'""" Harbor View Center sgnaseana sraphm,Prveleln Irvine Company c °ae.pn,aM.ea" o, aN.,a.1] arc ou11.1a xrc Sign Type 2 9 _. ramp °rzaeam.P.�ti1 °mta Retail Properties ewaa osa1G KK Signage Enhancement Pm,..,n.AMs enisl N.a6.13 KK Stop Sign BeverlylNills. CP 90210 d`O�°®' °Om Program Rcrsetl Re.uetl 3KK 3 KK z J10.20].959° morph "m+%B +v ®sw'as.°v�aoa. Rea¢etl Reu¢etl e M 3 0919.13 M www eavezla m.n vYq e= Nev6eJ flevwetl .1313 KK Neruetl 11261] Im. 120213 KK NOTES Insimo. a NEPNM CUPYREUI AS REGUIINGSIGN BOflOEapNO PUSCANU LNgNGEVINYL Rm. p2 MAC EVf$ pPIMMPpfASp- 'WNGpT9fANY'- Sq ¶NGLGSS Elevations and DMils IG4 30 1�ELEVATION -SIGN TYPE 2A -SIGN NO 'S 2A.1-2A-2- PROPOSEO MODIACATION TO EXISTING CONDITION 2 SIDEVIEW g1E1j1' =1'if SCHIEI ? -I'A' NOTES ❑1 PFPAIMIXISIING —Y SIGNSPPHERNP L&TNRN PANELANP PDST AND CHANGE ANYL CGPYAS REWIRED. Pl MATIHws PAINT G...-- GPAHISR MOSS - - SATIN GOSS mGG. PZ MAU.WS FAINT...- 'HEATSSAM'- SWINGOES MWSH Oe.at aAa DaW. IG5 3l ' " " " "" "'° ";°; ��urpmoVeevai Harbor View Center SignageaMGapM1icSPragra Irvine Company ge„56aofelDesiq" ��¢9KK .1Sid SignType2A w =. °31a:. , ". Ne NPOnBcAch,CSIdCH a ReI2iI PrDperties Deriee KK °19OS Signage Enhancement PmjaetNU.IGDGE Peritttl 01413 KK Stop/No Left eser Ni11x, LA 9021A 1v xm na° P a e.. e.wl Program GcA SM�a N-2 KK rca Turn Sign x¢� Pri etl Reauetl C. C.S S KK 11.1113 KK wwn_tivv4xla.com Mlpviapve� flea¢etl 111413 KK Perixetl IIA213 KK Oe.at aAa DaW. IG5 3l 9GN rYPE3A- IXISTNG CONOmON l I ELEVATION -SIGN TYPE 3-SIGN NO: S3.1 -0.4- PROPOSED I Harbor View Center .wazrt Signage Enhancement es vfvi1 Program Pe �uk Parking Signs vtba rods I- IRS NOTES HFAINT WSTING SIGN PANELANG PC LES AND CHANGE VINYL COPYASNE CEN. PZ MATMWSPNM MNGISEN. WNFAiaENIry'. SAN. GLNGS NNISH I I 21 ELEVAT10N -SIGN TYPE 3A -SIGN NO.'33A.1 -3A4 41OEI'AILELEVATION -SIGN TYPES scALe IR' =ra scnLe I1f, SC.... anacapmca P.,1. Ifrvine Company Newpon EeaaN, California Retail Properties Pm7eclNa. HUGE ;1. KK Sign Types 068.13 KK KK 3&3A- A16N3 Accessihle Pe °920.13 KK 1L1313 KK Parking Signs '136.13 KK MIS KK DETAIL ELEVATION -SIGN TYPE 3A SCALE:I 12' =1' -Y Elevations and De Gis I G C S2 SIGN TYPE 6 -M nNG CONORIGN 11 SCAIE ELEVATON -SIGN TYPE 6 -SIGN N0: S 6.1 -6.4- PROPOSED MODIFICATION TO EXISTING CONDITION a IR' =I' -P Harbor View Center Signage Enhancement Program NOTES ❑1 REPAINT E(SaING SIGN PANFIANG BOROERANG CNANGEVINR LOPYpSREGUIRER. Fl MAR W&PAINIMK..-- SPANISH Near. WIN W. FINISH ® MAITIEWSPNMMPoN50- M"M, Son, IN G.. nN SN 2 SIOEVIEW SCALE i t6 =1' -P Si ... g 0nd Gmnr- F,,ca. r�annmenul Gaep �r mfx�xe d+pms�Xtl OE1113 KK Sign e6- Elevtm Gxd Oetailx KK 9 YP Ina �traay Rmiretl aY — �6ao�^fw even xi11s LA 9 O arttteYmcee vramnat u'min 061.13 KK n SI Neuisea wvv.tlavles a.com mW'aYGxKxamrn ec Harbor View Center Signage Enhancement Program NOTES ❑1 REPAINT E(SaING SIGN PANFIANG BOROERANG CNANGEVINR LOPYpSREGUIRER. Fl MAR W&PAINIMK..-- SPANISH Near. WIN W. FINISH ® MAITIEWSPNMMPoN50- M"M, Son, IN G.. nN SN 2 SIOEVIEW SCALE i t6 =1' -P Si ... g 0nd Gmnr- F,,ca. Irvine Company COnapwal Gexipn flevixetl OE1113 KK Sign e6- Elevtm Gxd Oetailx KK 9 YP NeWpprt6ea.N, uhfta'lla Retail Properties Rmiretl 6611.13 KK U PmjecSNO.1G035 Rxeitttl NIL N1R.13 KC Private Property eetisetl 061.13 KK n SI Neuisea 09W13 KK 9 Pev¢ea Revues 0919.13 KK 11.1113 KK flevixetl 111613 KK flevixea IL1213 KK 33 7I ELEVATION -SIGN TYPE7 -SIGN N0:S7.1 -7.3-PROPOSED MODIFICATION TO EXISTING CONDITION Z SIDEVIEW SCALE I/i' -1' P St.. I ?- I'V NOTES ,� Fil REPAINT MHVNO SIGN PANEL AND POST AND CHANGEVINYL COPY ASREDDIRED. pj MAmCIPA'S PAINTMPITI.-SPANISH MOSS' -SATIN GLOSS NNIa. pZ MAl1NLWS PAINTIaI... 1NeCAT m6UY. Mon. GLOSS FINISH Evv'�.ommmfai s.apmez mm� Harbor View Celner +Si9na9e antl GrapM1iciProgram Irvine Company Conxepmxl Oexign 4410.1]KK Sign Type7- Newport8ea[F,Callbmia Retail Properties xn`au . osu.l]KK GO Kx ml 1 Signage Enhancement Pm;ee]Ne. mms ftevuetl N26.1S KK Watch Your Step ver x, to I.I. e""'^�' [ne mkHS uu amvaarv�a�r Program and ftevuetl DG..KK 09.C— KK St n 9 M. ev pgwvmmmr Revizetl 09.W.1] KK _ 10.R<].959a vrgbmgver'si Revieetl Inn! 092413 KK IN KK wn�r. one, a cvm x.rt�myprxan,w�ac §. Revixetl fl KK Renxetl CHIG1] iLlil] KK Elevations and Deals G8 34 1 I ELEVATION - SIGN TYPE 11- SIGN NO. 11.1 -PROPOSED NEW PROJECTI ENANT ID MONUMENT wm.e LGEf.A$t BAP Omn PAINT FNISH TO MATCH GG.GM NEWP MIATEG GWONFBm MNEURED SIGN EABEWGH Oooma GO" GRU YP PBGUG Omummic MIMICS TO..XOCO1.G1I. 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PAINT INTERMA OF SIGN CABINETWTIN VAMNM' MATLCH ADENINGTHEARRCTENE WHITE BACK EPSON IS BUIL MITEAMP GFPABINET IN BASIN FLIER, lA FAINCATWIdU STORIES PROJECT EGGSHUR'So"N, FINISH. u FABNCAl1L UB THICKALUMiNUM BASETU LAUGH STYLE OF 4 MUMS PROJECT MONUMENTS WI ACRYLIC IA EX MD PNISH. 5] EGGSNFILIBUSH. OyI .., ,. a. .,,a © WITH SANDBLASTED EDGES AND MYTHUK PAJNIEO ALUMINUM Gem° O wvw.uzvleale ""°" - "::I Harbor View Center Signage Enhancement m yv ye.� a�.ma Program SiERage and Graphics Program I Irvine Company NewpoR .GH, CaNmrma Retail Properties MARION.. BRUCE EACH CAM IXTHICKALULINUM SIGN CABIN ET BUILT TO MATCH STROOF HURL NG PRWELT MONUMENTS. PAINT INTERMA OF SIGN CABINETWTIN VAMNM' MATLCH ADENINGTHEARRCTENE WHITE BACK EPSON IS BUIL MITEAMP GFPABINET IN BASIN FLIER, lA FAINCATWIdU STORIES PROJECT EGGSHUR'So"N, FINISH. u FABNCAl1L UB THICKALUMiNUM BASETU LAUGH STYLE OF 4 MUMS PROJECT MONUMENTS WI ACRYLIC IA EX MD PNISH. 5] EGGSNFILIBUSH. 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I Tenant Signage an "a Gelson's Market X13 KK .B Wp1TJ KK PJ➢413 KK N 413 KK 3116.13 HK 13PL13 KK M IT. MOM GMOE TO TOP OF S16N 0w6ona and Detain IG16 42 ...� 31w,.c P.a m� v (ax J30.30).z5sv —=a Harbor Harbor View Center I Spn.9...aG a,ft.. PeOI I Irvine Company Ne,•,POne...h CAltlomH Retail Properties Signage Enhancement Pmj..INO.1W35 Program NOTES r1 INIFiXALLY IWIMVIRim LHANNFL1EiIFAS WITH TPANSWLENT FACES AND COIONSTO MATCH TENANTS CORPORATE VANNAWS. I Tenant Signage an "a Gelson's Market X13 KK .B Wp1TJ KK PJ➢413 KK N 413 KK 3116.13 HK 13PL13 KK M IT. MOM GMOE TO TOP OF S16N 0w6ona and Detain IG16 42 2I F%IMN CONDITION SCALE: N.T.S. T _ \ GELSO'r'J mom_ iu b Coffee j25 Aor t ON-BD ING TENANT SIGNAGE- GELSOMS COFFEE BAR SCalE:1Q' =1' -D' vvenmee ai n�a .ex Vm.:a lle.awan�I _ a) REVEgNOTES SFCMANNFLLEliEI1S WITH NAW UUMIMalill I.M.MGPAOE. TOP. 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[, ewaH�vmem. =betl Harbor View Center ISigna9e anOGrapM1ice Program NevP"ooea A, L31N11112 rvine Company Gunpnn•al De9gn Rewea oG10.13 kK 0511.13 K Tenant SiElna(1Q DevavorsaMD. tax y p G18 9424 Dlytll Wey Signage Enhancement t Retail Properties Fevm Ob.b. 13 KK a,:a. Pmjc tNU. 10035 Reneea N]6.13 KN Union Bank Program Nev:.ea D.N a; fa: s Revu'ee Revd W.w.10 M, 091413 FN Pevue 11.1313 KK tl 1 1 .wv. av es ywm mngmuwmuu�,.ue fleNSetl 111b.13 KK Pevisetl 13LZ13 KK 44 S� Eaistln4 Case NOTES 0 11F ATION,- XISTING CONDITION 2 E iI NiOCONOITION -UNION BANK MONUMENT sCAteya' =co' SClLLe ais. Davies Assosloles enm.aun.aetl,ez �� ��de Harbor View Center gnagenndGa,h —P.".. Irvine Company npwalOai9n q:vhpa U1R13 K ae.e.n KK Tenant Si na a OevafansandDe4 9 9 G19 •_ `- °`" we.R4nseam,ca�rc4mla ReCail Properties ff9[.,3 KK ° .. 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GPANE1N1 P.1 AN 41 IXISTING CONDITION SCALE N.T.S. d qL MICHAEL NUSSKERN' 3 AWNING SIGNAGE - MICHAELNUSSKERN SCALE: 1 " -1' -0' Slgnage and Graphics PNgram [Nine Company Iconapwel...... 441x13 KK I Tenant Si na a Hlevati .... ad Oetlils, MK 9 9 NPWpal Rea[N, Calikmla Retail Properties p „hid . 0611.13 oPU.13 KK Pm;ecL Nn. N)On R. G)Ifi.13 KK Michael Nusskern 9 3 KK PeNred 49 rtt1a KK RenaN ed 49.W.13 KK W34.N KK Peuieed 13 KK R¢uisetl Revised X1]413 KK D .A. ]AL13 KK 40 2I EXISTING CONBITION SCane n.iS. EEO, ID, cg Lri M cfl 1 ION -BUILDING TENANT SIGNAGE- WYE AID AX scare Vr -ra� NOTES res 1� INik"MCCILLUMEM" CHANNETOMATCHTE NTT WPH iPPN51IT TMEiMMSp COIp PS ip MAiCHiFNANiS CPPPPPATE $iANpAPpS. dl-' fa PM..E..P or SIGN Uiaatinn. and Denali 'G21 47 �Manaw.m Harbor View Center sisnaea land s'a'ne. Pmymm NawpartBeach, Cal arniH I Irvine Company 5°° =eNaa..m. 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