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HomeMy WebLinkAbout01_Newport Channel Inn Sign Replacement_PA2017-165COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT September 14, 2017 Agenda Item No. 1 SUBJECT: Newport Channel Inn Sign Replacement (PA2017-165) SITE LOCATION: 6030 West Coast Highway • Modification Permit No. MD2017-007 APPLICANT: Newport Channel Inn OWNER: Rumbellow, Victor G Trust PLANNER: Liane Schuller, Contract Planner 949-644-3237, Ischuller@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Coastal Land Use Category: CV -A (Visitor Serving Commercial (0.0-0.75 FAR)) • Coastal Zoning District: CV (Commercial Visitor -Serving) • General Plan: CV (Visitor Serving Commercial) • Zoning District : CV (Commercial Visitor -Serving) PROJECT SUMMARY A modification permit to allow the replacement of a nonconforming pole sign, which was involuntarily damaged beyond repair, with a new pylon sign that exceeds the maximum allowed width and area, and deviates from the required location. 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, because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Modification Permit No. MD2017-007 (Attachment No. ZA 1). 1 Newport Channel Inn Sign Replacement Zoning Administrator, September 14, 2017 Page 2 The project site is located within the CV Zoning District and General Plan Land Use area, at the corner of West Coast Highway and 61st Street. Single -story nonresidential buildings generally surround it to the east and west along Coast Highway, which have a variety of sign types, including several nonconforming pole signs. Larger signs that are close to the property line fronting Coast Highway are typical given the roadway has a higher speed limit and is three lanes in either direction. The development, Newport Channel Inn, has historically been identified by a nonconforming pole sign, which was subject to Section 20.42.140 (Nonconforming Signs). The nonconforming sign was involuntarily damaged beyond repair earlier this year when a vehicle struck its supporting base. Removal of the sign is required if the sign is more than 50 percent destroyed; therefore, the applicant is not permitted to replace it administratively. The proposed modification permit will allow the replacement of the nonconforming pole sign with a more conforming pylon sign, while upholding and promoting the spirit and intent of the Zoning Code Sign Standards. The previous pole sign was 25 feet in height, extended further over the sidewalk, and used fluorescent and neon illumination within a cabinet that did not comply with the illumination standards. The replacement pylon sign will conform to the maximum height standard, will reduce the extension of the sign over the sidewalk, and will have improved energy efficiency by incorporating LED lighting in compliance with Title 24 standards. Zoning Code Chapter 20.42 (Sign Standards) was adopted in 2005, and put regulations in place to help maintain and enhance the visual character of the community. The following table summarizes the requirements for pylon signs and the requested deviations: Sign Standard Requirement Pro osed si n Maximum sign height 20 feet 20 feet Maximum sign area 75 square feet 157 square feet Maximum sign width 6 feet 13 feet, 2 inches Minimum setback from street property line 5 feet Extends 3 feet, 8 inches beyond property line over right-of-way sidewalk The project site is located within the Coastal Zone; however, the scope of work is exempt from coastal development permit requirements pursuant to Newport Beach Municipal Code Section 21.52.035(C)(6) (Projects Exempt from Coastal Development Permit Requirements). The project involves the replacement of a Tmp1r. 01/17/17 Newport Channel Inn Sign Replacement Zoning Administrator, September 14, 2017 Page 3 nonconforming sign that was involuntarily destroyed. The sign is accessory to the existing commercial use onsite, does not result in any change in use, and the nonconformity does not relate to or affect coastal resources or coastal access. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15311 under Class Class 11 (Accessory Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 11 allows for the construction or placement of minor structures accessory to (appurtenant to) existing commercial, industrial, or institutional facilities, including but not limited to on -premise signs. The proposed project is the replacement of a nonconforming pole sign with a pylon sign, accessory to the existing nonresidential development on the property. 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. Prepared by: Li e Schu fler ontract Planner BM7JIs Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Applicant's Project Description and Justification ZA 4 Project Plans Tmp1[: 01/17217 3 Attachment No. ZA 1 Draft Resolution TmpIC 01/17/17 .C� RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MODIFICATION PERMIT NO. MD2017-007 FOR DEVIATIONS IN SIGN WIDTH, AREA AND REQUIRED LOCATION AT 6030 WEST COAST HIGHWAY (PA2017-165) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Newport Channel Inn, Inc. with respect to property located at 6030 West Coast Highway, and legally described as Lots 4 through 10 in Block 160 of the River Section, Newport Beach, requesting approval of a modification permit. 2. The applicant is requesting to install a new sign for the Newport Channel Inn with the following deviations from Chapter 20.42 (Sign Standards) of the Zoning Code: a. Proposed sign area of 157 square feet is proposed. The Zoning Code allows a maximum sign area of 75 square feet (209% increase); b. Proposed sign width of 13 feet, 2 inches. The Zoning Code allows a maximum sign width of 30 percent of the height, or 6 feet in this case (219% increase); and c. Proposed sign extends 3 feet, 8 inches into the public right-of-way, with at least 8 feet, 5 inches of vertical clearance above sidewalk. The Zoning Code requires a minimum 5 -foot setback from the front property line. 3. The subject property is designated CV (Visitor Serving Commercial) by the General Plan Land Use Element and is located within the CV (Commercial Visitor -Serving) Zoning District. 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is CV -A (Visitor Serving Commercial) and the site is located within the CV (Commercial Visitor) Coastal Zone District. 5. A public hearing was held on September 14, 2017, 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 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 has been determined to be categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15311, Article 19 of Chapter 3, Guidelines for 5 Zoning Administrator Resolution No. ZA2017-### Paqe 2 of 7 Implementation of the California Environmental Quality Act) under Class 11 (Accessory Structures). 2. Class 11 consists of construction or placement of minor structures accessory to (appurtenant to) existing commercial, industrial, or institutional facilities, including but not limited to signs. The proposed project is the replacement of a nonconforming pole sign with a pylon sign, accessory to the exisitng nonresidential development on the property. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.42.110 (Modification Permit) of the Newport Beach Municipal Code (NBMC), deviations in sign width greater than twenty (20) percent, sign area greater than thirty (30) percent, and sign location within a required setback area are subject to the approval of a modification permit. In accordance with NBMC Section,0.52.050 (Modification Permits), the following findings and facts in support of such findings,e set forth: Finding: A. 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 CV Zoning District. The requested increases in sign width and area will be compatible with existing development in the neighborhood along Coast Highway, which consists of various nonresidential uses that employ the use of similar signage for identification purposes. The building fagade measures approximately 78 feet in width on the primary frontage (Coast Highway) and approximately 198 feet in width on the secondary frontage (61st Street). Given the span of the building facades, the increased width and area of the pylon sign will be compatible with the overall massing and bulk of the building. A similar sign has existed at this location since 2001, and was made nonconforming in 2005, with the adoption of NBMC Chapter 20.42 (Sign Standards). The proposed replacement sign will be more conforming to current sign standards while allowing adequate, comparable identification for the visitor -serving use. Finding: B. The granting of the modification is necessary due to the unique physical characteristic(s) of the property and/or structure, and/or characteristics of the use. 07-11-17 Zoning Administrator Resolution No. ZA2017-### Paqe 3 of 7 Facts in Support of Finding: 1. The proposed pylon sign for the primary frontage will serve as the main identification for motorists travelling on West Coast Highway. The curve of the road, as well as other buildings and signs along Coast Highway, obstruct the visibility of the business, which makes an increase in sign width and area necessary to assist motorists in identifying the business location. 2. The requested location within the required setback is necessary as the entire frontage of the property on Coast Highway is developed with parking spaces and drive aisles to serve the motel. Moving the sign further back to comply with the required setback would conflict with an existing staircase and impede path of travel. It would also limit visibility of the proposed sign from the roadway, which is inconsistent with the spirit and intent of NBMC Chapter 20.42. Finding: C. The granting of the modification is necessary property and that the strict application of the are inconsistent with the purpose and intent i Facts in Support of Finding: Im practil,difficulties associated with the Code reiPIts in physical hardships that 1. The purpose and intent of the sign regulations is to provide adequate identification while preserving and enhancing the community's appearance. The regulation of sign width, area, and location is to help ensure that signage does not overwhelm a building fagade or create clutter. The proposed increases in sign width and area will be appropriately scaled to the building given the fagade width of the existing building. 2. The proposed location of the sign does not result in any new or increased obstructions within the area, as the pylon sign is sited in the same location as the previously existing pole sign, and other obstructions already exist within the line of sight area. Finding: D. There are no alternatives to the modification permit that could provide similar benefits to the applicant with less potential detriment to surrounding owners and occupants, the neighborhood, or to the general public. Facts in Support of Findinq: 1. The requested increase in sign width, area and location is in scale and similarly placed as other signs in the surrounding area and will not be detrimental to surrounding owners and occupants, the neighborhood, or the general public. 07-11-17 Zoning Administrator Resolution No. ZA2017-### Paqe 4 of 7 Due to the design of the building and the improvements in front of it, the increased width, area, and deviation from required location of the pylon sign are necessary to provide identification for the subject property. The strict application of the Zoning Code would result in smaller signage that is out of scale with the existing building fagade and inadequate signage that would not be easily visible to motorists on West Coast Highway. Finding: E. The granting of the modification would not be detrimental to public health, safety, or welfare, to the occupants of the property, nearby properties, the neighborhood, or the City, or result in a change in density or intensity that would be inconsistent with the provisions of this Zoning Code. Facts in Support of Finding: This approval will allow for an increase in„tWidth, area, and a deviation from required location of the pylon sign, but will not result in a change in intensity of the existing nonresidential, visitor -serving use on the property. The size of the sign is within scale of the existing signs along Coast Highway and will not adversely affect or be detrimental to persons, property, or improvements in the surrounding neighborhood. The Building Division and Public Works Department reviewed the sign location and determined it acceptable. The applicant is required to obtain a building permit for the construction of the proposed sign, which will confirm all requirements are met. 4. Conditions of approval have been included that will help to ensure that the proposed sign will not be detrimental. Although recently damaged by a vehicle, a similar sign had been in place since 2001, with no other incidents. The replacement sign will be an improvement of the former sign in that it will be more conforming to current Code requirements. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Zoning Administrator of the City of Newport Beach hereby approves Modification Permit No. MD2017-007, 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 following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. 07-11-17 g Zoning Administrator Resolution No. ZA2017-### Paqe 5 of 7 PASSED, APPROVED, AND ADOPTED THIS 14TH DAY OF SEPTEMBER, 2017. Patrick J. Alford, Zoning Administrator a7-11-17 9 Zoning Administrator Resolution No. ZA2017-### Paqe 6 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL Planning Division 1. The approved sign shall be in substantial conformance with the approved site plan and design documents stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. 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 Use Permit. 4. A building permit shall be obtained prior to commencement of installation of the sign. 5. 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. #4!hl- 11%L 6. The sign shall be designed such that it is illuminated in accordance with the provisions of NBMC Section 20.42.060(H) (Illuminated Signs and Lights). 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 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 Newport Channel Inn Sign Replacement (PA2017-165). 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 07-11-17 10 Zoning Administrator Resolution No. ZA2017-### Paqe 7 of 7 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. 10. This Modification Permit 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. Building Division 11. Prior to final of the building permit for the pylon sign, the applicant shall provide accessible parking identification signs in accordance with California Building Code Sections 11 B- 502.6, 11 B-502.7, and 11 B-502.8. 12 07-11-17 The pylon sign shall be structurally designed by,a'j used professional. 11 Attachment No. ZA 2 Vicinity Map 12 VICINITY MAP Modification Permit No. MD2017-007 PA2017-165 6030 West Coast Highway 13 Attachment No. ZA 3 Applicant's Project Description and Justification PA2017-165 6030 West Coast Highway Page 1 of 2 Newport Channel Inn Modification Permit Project Description and Justification Reinstallation of the existing Newport Channel Inn sign in same location with updates and changes for the sign to be deemed acceptable to future sign code rules. Project includes removal of existing concrete footing, and steel support pipes which were damaged by the car accident; Installation of a new concrete footing and steel support pipes, as per engineering drawings to be submitted to the Building Department; Fabrication of new pole cover to replace the pole cover damaged by the car accident; Re -installation of the existing `Newport Channel INN' updated cabinet onto the new footing and steel pole structure - at the new City code 20' maximum overall height. As per Makana Nova, Associate Planner, and Kim Brandt, Community Development Director, each of whom have given the modified reinstallation design of our existing sign in the same location a preliminary indication as acceptable to the upcoming 2020 standards, a modification permit is necessary to authorize the reinstallation of existing signage whose support was damaged in a recent automobile accident to ensure the sign is allowed under the current Zoning Code development standards with the following exceptions: 1. To allow a sign width of 13 feet 2 inches where a maximum pylon sign width of 6 feet is allowed under the Zoning Code standards. 2. To allow a sign area of 154 square feet where a maximum of 75 square feet is allowed under the Zoning Code standards. 3. To allow the pylon sign to project 3 feet 3 inches into the required 5 -foot setback from the front property line. 4. To allow the pylon sign to project 10 feet into the required 10 -foot setback from the edge of the adjacent driveway. 5. To allow the existing sightlines. Original sign before DUI driver hit and damaged the sign support: -25' overall height -Single support pole — Pole Siem -fluorescent and neon illumination -"Newport Channel" and "INN" cabinets both extended over the sidewalk Proposed sign re -installation to accommodate the current Zoning Code development standards: - Brought the overall sign height down to the future 20' limit - Added the 2"d support pole — as per the acceptable Pylon gnn standards while maintaining the maximum sight lines possible around the sign base and keeping the architecturally pleasing integrity of the original design - Shifted the overall sign location away from the street, as much as we could - without running into the building - Brought the INN cabinet (now at 8'-6" clearance) back to a point that it is no longer extending over the sidewalk 15 PA2017-165 Page 2 of 2 Shifted the AAA sign further away from the sidewalk while leaving just enough room for the required ADA parking space signage to be posted without interference. Updating the lighting system to Title 24 compliance (LED) Adding an address plate to the pylon signage to assist emergency personnel with identifying the property. This unfortunate car crash by the DUI driver was no fault of our own. Without the sign our business has suffered and will surely continue to suffer, hurting both our income and the amount of TOT revenue that goes to the City. It is vital we get it back in place as soon as possible. We already have a dramatic drop in our walk-in room sales. The existing sign is quite nice, architecturally artful, and is relatively new and has been vital to drawing in tourists in need of lodging. It was very expensive and was designed to easily have decades of life still to come. The unexpected massive expense we now face just to reuse the existing sign is a major cost burden to us, as the insurance coverage falls far short of the actual cost and we have been told there is no practical hope of any recovery from the DUI driver. Starting from scratch would be a massive financial burden to our small family business, so reusing the sign is a priority. Regarding sightlines: When the Coast Hwy roadway was widened from 4 to 6 lanes, portions of our property and neighboring properties were appropriated, placing the 6151 Street stop sign and sidewalk back even with the adjacent building to the north across 61st Street. Left turns are not allowed from the adjacent 61" Street and the sightline to view pedestrians on the right to safely tum right is past the stop sign, which creates a wide open sight line for drivers looking south. Our main driveway is ingress only; so sightlines there are of no concern. Additionally, the sign will be installed in its original existing location which is sandwiched between two required parking spaces, and with vehicles parked in the spaces the sign sight line is inconsequential. To the south, Cappy's Cafd juts out into the curve of Coast Hwy. Abby Cooke, Public Works Assistant Engineer, indicated that after looking into the area more, it is clear that Cappy's limits the line of sight, not the sign. Ms. Nova indicated that we can reuse and reinstall the existing sign at its original height after engineering a new foundation and support post. However, if we do so with the original pole sign design, she informed us that the sign is subject to abatement that takes place in 2020 which would be of great financial harm to our family business. Ms. Nova and Ms. Brandt recommended we opt for this modification permit to secure our future. This application is for permission to reuse the existing sign but make updates and changes now that comply with the Zoning Code standards as best we can and receive the City's approval that by making these approved modifications now we will not be subject to a possible abatement in 2020. Thank you in advance for your consideration. 10 Attachment No. ZA 4 Project Plans PA2017-165 STREET VIEW Blake Sign Company, Inc. 11661 Seaboard Circle Stanton, CA 9 0 6 8 0 p. 714.891.5682 f. 714.891.3078 NEW* D/F POLE SIGN *REUSE EXISTING SIGN CABINETS NOTE: The information contained in these documents is intended only for the use of person(s) directly associated with the respective project and no one else. Drawings are not to be copied, duplicated or distributed without the prior written consent of The Blake Sign Co. © 2017 The Blake Sign Co. Inc Project NEWPORT CHANNEL INN 6030 W. Coast Hwy. - Newport Beach OPPOSITE SIDE VIEW Sheet Title NEW D/F PYLON SIGN FRONT, BACK AND SIDE VIEW Date Aug. 15, 2017 Sheet Number 1 OF 5 12 9 17-1 SCOPE OF WORK: FORMER PYLON SIGN WAS DAMAGED WHEN STRUCK BY A CAR AND HAS BEEN REMOVED FROM THE SITE. REMAINING CONCRETE FOOTING FROM OLD SIGN TO BE EXCAVATED AND SITE PREPARED FOR INSTALLATION OF NEW PYLON SIGN. (2) NEW STEEL TUBES WITH NEW CONCRETE SPREAD FOOTING AS SPECIFIED BY ENGINEER TO BE INSTALLED IN THE SAME LOCATION AS OLD SIGN. PROVIDE GRADE -LEVEL LANDSCAPE AREA AROUND THE BASE OF NEW SIGN. FABRICATE NEW ALUMINUM POLE COVER PER SPECIFICATIONS. FABRICATE NEW CABINET FOR -------------------- EXISTING VACUUM -FORMED FACES FOR "AAA APPROVED" SIGN. REMOVE CABINET EXTENSION AND REPLACE WITH ACCESS OPENING WITH COVER 12E -USE EXISTING SIGN CABINETS FROM DAMAGED SIGN AND INSTALL ONTO NEW STRUCTURE. 13'- 2" ��� 0 RE -USE EXISTING WEDGE SIGN CABINET ' ALONG WITH LETTERS AND LOGO CABINET. REPLACE NEON AND INTERNAL FLUORESCENT -------- LAMPS WITH NEW LOW VOLTAGE LED THROUGHOUT - - REFACE CLEAR ACRYLIC "NEWPORT CHANNEL" l�j1 �� VA V/ JOLIU� PUSH-THRU LETTERS WITH NEW WHITE VINYL O \44\�J I�II�L'J�1�LLLVJJJJ^1111--�VJJJ/LL,�I� LhUJ OVERLAY 11'• 5" - USE EXISTING CABINET INTERNAL LED AND HA i� HALO GLOW AROUND PERIMETER TER -LETTERS jp ROUTED -OUT FROM FACE AND PUSHED-THRU w/ ACRYLIC N duo DISCARD EXISTING CABINET - SALVAGE AND REUSE 2'- 8'r EXISTING FORMED FACES TO BE INSTALLED INTO NEWLY O LETTERS PUSHED-THRU Ap. FABRICATED CABINET - NEW CABINET TO BE INTEGRATED N ____ ___ W/ Y2" THICK WHITE ACRYLIC Appn^v" WITH NEW POLE COVER AS SPECIFIED DISCARD EXISTING POLE COVER AND FABRICATE NEW (/ POLE COVER PER SPECIFICATIONS TO REFLECT C7 -i' A SHORTER O.A. SIGN HEIGHT AND NEW FOOTPRINT AT NEW ADDRESS NUMBERS GRADE ---$„----- -,---'----0 CUT OUT FROM Y2" THICK _ //�� ACRYLIC (WHITE) B'- 5r, ---- - �__(03b , NOTE: I NEW STEEL POLES (2) NEW SIGN WILL CONNECT w/ EXISTING ELECTRICAL 51- 3" POWER FROM PRIOR SIGN AT THE BASE LOCATION. STEEL BUMPER POLE (REMOVE 3'- 8' EXISTING AND RESET IN NEW FOOTING) iPROP. LINE *REUSE EXISTING SIGN CABINETS EXISTING D/F POLE SIGN (REMOVED) - MODIFICATIONS NEEDED NEW* D/F POLE SIGN **REDUCED FROM 24'- 6". TO CREATE NEW SIGN SCALE: 1/4"= 1'- 0" Blake Sign Company, Inc. 11661 Seaboard Circle Stanton, CA 9 0 6 8 0 p. 714.891.5682 f. 714.891.3078 NOTE: The information contained in these documents is intended onlyforthe use of persons) directly associated with the respective project and no one else. Drawings are not to be copied, duplicated or distributed withoutthe prior written consent of The Blake Sign Co. © 2017 The Blake Sign Co. Inc Project NEWPORT CHANNEL INN 6030 W. Coast Hwy. - Newport Beach Sheet Title NEW D/F PYLON SIGN • OLD SIGN - NEW SIGN COMPARISON Date Aug. 15, 2017 Sheet Number 20F5 19 PA2017-165 B'- 5" 2'- 6" ;vru T s 3'- 0" 5'.0" 3r- On 5'- 3" DISCONNECT SWITCH AT SIDE OF POLE COVER - CONNECT TO PRIMARY STUB -OUT INSIDE THE BASE Blake Sign Company, Inc. 11661 Seaboard Circle Stanton, CA 9 0 6 8 0 p. 714.891.5682 f. 714.891.3078 r 4'- 0" 6'- 0" V. 6" 2,- 6„ NEW* D/F POLE SIGN POLE COVER DETAIL SCALE: 1/2"= T- 0" NOTE: The information contained in these documents is intended onlyforthe use of persons) directly associated with the respective project and no one else. Drawings are norm be copied, duplicated or distributed withoutthe prior written consent of The Blake Sign Co. © 2017 The Blake Sign Co. Inc PROP. LINE NEW FABRICATED ALUMINUM CABINET TO ENCLOSE FORMED ACRYLIC FACES FROM OLD SIGN NEW STEEL POLES (2) SET INTO CONCRETE FOOTING PER ENGINEER iSPECIFICATION NEW FABRICATED POLE COVER FROM ALUMINUM (SHADED) W/ r 1-1/2" x 1-1/2" ALUM. SO. TUBE INTERNAL FRAME SHOP WELDED TO FORM RIGID STRUCTURE SCOPE OF WORK: FORMER PYLON SIGN WAS DAMAGED WHEN STRUCK BY A CAR AND HAS BEEN REMOVED FROM THE SITE. REMAINING CONCRETE FOOTING FROM OLD SIGN TO BE EXCAVATED AND SITE PREPARED FOR INSTALLATION OF NEW PYLON SIGN. (2) NEW STEEL TUBES WITH NEW CONCRETE SPREAD FOOTING AS SPECIFIED BY ENGINEER TO BE INSTALLED IN THE SAME LOCATION AS OLD SIGN. PROVIDE GRADE -LEVEL LANDSCAPE AREA AROUND THE BASE OF NEW SIGN. PLANTING MATERIAL IS NOT TO GROW MORE THAN 2 FT. HIGH AT MATURITY. FABRICATE NEW ALUMINUM POLE COVER PER SPECIFICATIONS. FABRICATE NEW CABINET FOR EXISTING VACUUM -FORMED FACES FOR "AAA APPROVED" SIGN. RE -USE EXISTING SIGN CABINETS FROM DAMAGED SIGN AND INSTALL ONTO NEW STRUCTURE. Project NEWPORT CHANNEL INN 6030 W. Coast Hwy. - Newport Beach Sheet Title NEW D/F PYLON SIGN • POLE COVER DETAILS Date Aug. 15, 2017 Sheet Number 30F5 20 PA2O17-165 Blake Sign Company, Inc. 11661 Seaboard Circle Stanton, CA 9 0 6 8 0 p. 714.891.5682 f. 714.891.3078 NOTE: The information contained in these documents is intended only for the use of person(s) directly associated with the respective project and no one else. Drawings are not to be copied, duplicated or distributed without the prior written consent of The Blake Sign Co. © 2017 The Blake Sign Co. Inc Project NEWPORT CHANNEL INN 6030 W. Coast Hwy. - Newport Beach Sheet Title SITE PLAN DETAIL Date Aug. 15, 2017 Sheet Number 4OF5 21 PA2017-165 EXISTING ALLEY I 210'-0' ® ® � IT) ME ns "M'"`` Newport annel Inn uJ (Existing tructure) ome.fM,rf, r. 'io>: I +® to ,07 ',ozj AWRmerK Y )i LU to r t."a— H © ® © ® ® ® © ® < Z OO 210* -0" SIXTY FIRST STREET -6j', Site Plan Blake Sign Company, Inc, NOTE: The information contained in these documents is intended Project Sheet Title Sheet Number 1 1 6 6 1 Seaboard Circle only for the use of person(s) directly associated with the respective project and no one else. Drawings are not to be copied, duplicated NEWPORT CHANNEL INN FULL SITE PLAN 5 of 5 $ t d n t O n C A 9 0 6 8 0 or distributed without the prior written consent of The Blake Sign Co. 6030 W. Coast Hwy. -Newport Beach ©2017 The Blake Sign Co. Inc. Date p. 714.891 .5682 f. 714.891.3078 Aug. 15, 2017 22