HomeMy WebLinkAbout20171027_Sign Program
McFadden Place Building
COMPREHENSIVE SIGN PROGRAM (CSP)
AND DESIGN GUIDELINES
FOR TENANT SIGNAGE
2121 West Balboa Boulevard Newport Beach, CA 92663 APN: 047-151-01
September 21, 2017 rev.0 Case Number:
City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92658
(949) 644-3204
Prepared By: Landlord: AKC Permit Company McFadden Place, LLC. 15197 Lighthouse Lane 3334 East Coast Hwy, #418
Lake Elsinore, CA 92530 Corona Del Mar, CA 92652 951-471-8419 Phone Attn: Mario Marovic info@akcservices.net 949-813-5683 mario@loungegroup.com
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TABLE OF CONTENTS
1.0 Purpose Pg. 3 2.0 Definitions Pg. 4-5
3.0 Signage Review, Approvals, Permits & Installation Pg. 6 3.1 Landlord Approval Pg. 6 3.2 City of Newport Beach Approval Pg. 6 3.3 Permits Pg. 6 3.4 Installation Pg. 7
3.5 Existing/Grandfathered Signs Pg. 7 4.0 Sign Fabrication Specifications Pg. 8 4.1 Sign Materials Pg. 8 4.2 Electrical Components Pg. 8
4.3 Fabrication of Signs and Supports Pg. 9 5.0 General Project Signage Guidelines & Conditions - All Tenants Pg. 10 5.1 Conditions of Lease Pg. 10 5.2 Prohibited Signs Pg. 10
5.3 Permanent Window Signs Pg. 10-11 5.4 Temporary Promotional Signs Pg. 11-12 5.5 Address Signage Pg. 12 6.0 Specific Retail Tenant Guidelines Pg. 13
6.1 Primary Tenant Signage Pg. 13-14 6.2 Secondary Tenant Signage Pg. 14 6.3 Location Signage Pg. 14-15 6.4 Tenant Blade/Under Canopy Signs Pg. 15
7.0 Sign Matrix Pg. 16 8.0 Elevation Diagrams Pg. 17-18 9.0 Site Plan Pg. 19
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1.0 PURPOSE The purpose of the Comprehensive Sign Program is to ensure that signage for the retail building is presented with diversity and creativity while maintaining standards that achieve consistency throughout the project site. This Comprehensive Sign Program is established for retail tenants to provide a coordinated graphic system that communicates information in a distinctive and aesthetically pleasing manner. The visual consistency created by the criteria minimizes confusion and promotes an
image of quality that unites all of the individual retail establishments. The Comprehensive Sign Program establishes minimum standards and maximum sizes that are
reasonable and equitable, while providing sufficient flexibility to accommodate the tenant's need to be recognizable and marketable, to reflect each retail chain Tenant's graphic images, and to encourage innovation while preserving the design quality of the development and neighborhood.
The Landlord prefers signage that is internally illuminated, with individual letters, mounted to the wall or on an architectural canopy. Existing tenant cabinet signs shall be allowed to remain; however, new tenants shall be required to install channel letter style wall signs. Other architectural features, trims or logo elements incorporated with Tenant's signage are permitted if
within the allowable signage area. It is the responsibility of each tenant to submit design drawings of the proposed signage to the Landlord and to the City of Newport Beach for approval prior to the installation of any signage. The use of professional environmental graphic designers and professional signage companies to determine design detailing and sign placement is highly encouraged. Deviations from this
Comprehensive Sign Program will be subject to review and approval by the City of Newport Beach, and may require a formal amendment to this document. This Comprehensive Sign Program's requirements for the submittal process are detailed in Section 3.0 (pages 6-7),
Signage Review, Approvals and Installation.
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2.0 DEFINITIONS Auxiliary Building Signage: Signage allowed on a separate building or structure that is an auxiliary use to a tenant: fuel station, garden center, restaurant, tire center, and auto repair. Blade Sign: Signage suspended from a building, canopy or cantilevered from a building, and generally is readable from both sides.
Building Façade: All or that portion of the surface area of the exterior bearing wall, or other exterior bearing enclosure, of a side of a building, which is visible from any one ground position, including (in calculating
square foot dimensions) windows, entrances and exits, if any, but excluding architectural features and projections such as wing walls, parapet walls, eaves, freestanding columns and screen
walls (sometimes "building facade" is described, but not always correctly in regard to certain buildings, as all that portion of a building side below the eave line). If a building is occupied by more than one enterprise, each such enterprise, having at least one building frontage, may be credited with its own building
facade, and allocated a portion of the total building facade of one or more building sides of the building, in accordance with the definition of "building'. Vertical wall surfaces that deviate in plane 30 degrees or more from each other, shall be considered different building facades for
the purposes of this Sign Program. End-Cap Tenant: A retail Tenant or restaurant that occupies the end of a building
with exposure to two or more exterior walls. Fascia: Vertical wall Surface of a canopy or building. Freestanding Building: A stand-alone building with one or more tenants that is not attached to the Major Retail Tenants. This building is characterized by having no rear facades and three to four front facades.
In-Line Tenant: Tenants designated as "In-Line" Tenants are located as part of a series of consecutive or attached Tenant spaces separated by shared Tenant demising walls Landlord: McFadden Place, LLC. or succeeding or assigned owner.
Logotype/Symbol: The distinctive letter-forms used to express the image of a company. Often the logotype is used in combination with a symbol
(an icon or monogram).
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Location Signage: Additional signage that identifies locations of other Tenant services or functions, i.e. tire service, auto services, lumber sales,
garden center, tire sales, pick-up, car stereo installations. Operational Signage: Area directional or safety information provided by tenant, posted
on Tenant's premises in public view. Such signage is subject to Landlord review and approval. Primary Business Facade Building facade associated with the tenant's main entrance. Rear Façade: The building facade that is predominately used for servicing the store and contains loading docks, service entries, trash removal facilities, etc. and is generally not visible from main streets or walkways. Secondary Tenant Signage: Additional signage allowed for Freestanding Buildings, End- Cap
Tenants as well as In-Line Tenants that occur in freestanding buildings with additional visibility to street or parking frontages.
Sign Area: The area of the largest single face of the sign copy within a perimeter that forms the outside shape, including any frame that forms an integral part of the display, but excluding necessary
supports or uprights on which the sign may be placed. Where there is no physical frame defining the perimeter of the sign, the area shall consist of that portion of the sign within a single continuous perimeter enclosing the extreme limits of the sign copy. The location of such perimeter shall be based exclusively on squares or rectangles. If the sign consists of more than one section or module, the combined areas of the sections or modules shall not exceed the maximum area. In the case of a sign designed with more than one exterior surface containing sign copy, the sign area shall be computed as including only the maximum single display surface visible from any one ground
position. Two lines maximum, unless approved by the landlord. Subsidiary Sign: Additional signage that identifies products offered by retailers.
Tenant: A business entity leasing a space, building or site within the retail building.
Wall Sign: A sign mounted to any exterior wall of the building leased by a retail tenant and used to identify the tenant's premises. Window Sign: A building sign which is affixed to a clear door or window and oriented outward, and any sign visible through a clear door or window, when it is so located as to be conspicuously visible and readable, without intentional and deliberate effort, from outside the building or structure. A banner on the exterior of a window is not a window sign.
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3.0 SIGNAGE REVIEW, APPROVALS, PERMITS & INSTALLATION All signage shall be reviewed and approved in writing by the Landlord for conformance with this Sign Program and overall design quality. Approval or disapproval of signage submittals shall remain the right of the Landlord and the City of Newport Beach. 3.1 LANDLORD APPROVAL
• Prior to submission to the City of Newport Beach and prior to fabrication and installation, Tenants shall submit for approval one (1) reproducible copy and three (2) additional copies of detailed signage drawings indicating the locations, size copy layout, materials, colors, illumination and method of attachment. All drawings of the signage must be in color, unless the signage is black and white and no other colors are requested. Tenant shall provide material and color samples board, if requested, and if available, photographs of proposed
signage. All materials and colors are subject to approval in the field by the Landlord and the City of Newport Beach. The plans must include the building facade to scale if requested, the depiction of the signage on the building to scale, a site plan indicating the location of the tenant within the project, and construction specifications and details of the proposed signage.
• If the plans submitted to the Landlord are not acceptable or require revisions, they must be resubmitted for approval unless approved 'with conditions.'
• After plans are approved by the Landlord, one (1) set of the approved submittal with samples shall be retained by the Landlord and two (2) sets of plans will be returned to the tenant. One (1) approved set shall be included as part of the Tenant's submittal to the City of
Newport beach as per the City's Sign Application Guidelines. 3.2 CITY OF NEWPORT BEACH APPROVAL
• The tenant will be responsible for contacting the City of Newport Beach for necessary submittal requirements and obtaining approvals and necessary permits before installation of signage.
• If the City of Newport Beach requires any changes in the submittals the Tenant shall obtain Landlord's approval of the change prior to re-submittal, obtaining a sign permit and/or installation of signage. 3.3 PERMITS
• All permits for signage and installation that are required by the City of Newport Beach shall be obtained by the Tenant or their representative at Tenant's expense prior to fabrication
and installation.
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3.4 INSTALLATION
• All Signage shall be constructed and installed at Tenant's expense in strict accordance with Landlord's approved plan.
• Tenants shall be responsible for the installation and maintenance of their signage.
• The Tenant's Signage Contractor shall be licensed by the State of California, and shall carry workman's compensation and public liability insurance against all damage suffered or done
to any and all persons and/or property while engaged in the construction or erection of signage.
• Tenant's Signage Contractor shall repair any damage caused by their work. Damage that is not repaired by the Contractor shall become the Tenant's responsibility to correct.
• The Tenant upon request of the Landlord shall correct signage not in accordance with previously approved plans. If not corrected within thirty (30) days, signage may be corrected or removed by the Landlord at the Tenant's expense. 3.5 Existing/Grandfathered Signs
• All Signage which is currently installed will be permitted to remain as long as that current tenant occupies the space. Should the current tenant vacate the premises the existing sign,
if it does not conform to the Comprehensive Sign Program, must be removed. All new tenants must install signage which fully complies with this document and the City of Newport Beach regulations.
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4.0 SIGN FABRICATION SPECIFICATIONS
4.1 SIGN MATERIALS
General
• Signage must be constructed and installed to meet or exceed all applicable codes and City requirements.
• All penetrations of the building structure required for signage installation shall be neatly sealed and watertight. Color and finish of attachments and sealants shall match adjacent
exterior finishes. Materials
• Aluminum shall be suitable for ornamental, architectural work. Surface finish shall be smooth, free of extrusion marks or imperfections. Alloy shall be selected to meet the
structural requirements of the specific application.
• Structural metal for concealed framing shall be of galvanized rolled steel or equal, as required, to satisfy structural requirements. If a structural engineer is required for the design of the sign structure the Engineer’s specifications shall override the restrictions stated in the document so long as the landlord and City agree to the use of materials and installation
methods.
• Acrylic Sheet Plastic shall be equivalent to Plexiglas™ as manufactured by Rohm and Hass Co., or equal. Thickness shall be not less than one eighth (1/8) inch. All plastics shall be of uniform color, translucence and illuminations, as supplied by manufacturer. Any exposed edges of acrylic shall be finished with no visible saw marks.
Fasteners
• All exterior signage shall be secured by concealed fasteners, or if exposed, fasteners of stainless steel, nickel or cadmium plated.
4.2 ELECTRICAL COMPONENTS
Electrical Wiring and Equipment
• All electrical signage shall bear the Underwriters Laboratories (UL) label of approval.
• All raceways, transformers, electrode boxes, switches, wiring, conduit and access hatches shall be concealed or integrated into the design of the sign or canopy elements when possible.
Installation
• Coordinate electrical components and demands with building power supplies.
• Tenant's electrified signage shall be connected to the Tenant's house panel and controlled by a time clock or energy management system and comply with all current electrical codes.
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4.3 FABRICATION OF SIGNS & SUPPORTS General
• Provide custom-manufactured sign assemblies, components, completely fabricated and finished at factory before delivery to site. Fit and assemble the work at the shop to the greatest extent possible. No site application or finishing will be permitted except for touch-up. Exposed fasteners on finished faces will not be allowed, unless specifically indicated and approved. Waviness and “oil canning” of surfaces is not acceptable. Minimum material thickness is to be 0.090 inches. Conceal wiring, conduit and other electrical items within sign enclosures, when possible.
Seams and Joints
• All visible joints shall be ground, filled and finished flush and smooth with adjacent work. Such seams shall be invisible after final finish has been applied. Spot welded joints shall not be visible on exterior of signs after final finish has been applied, unless this finish is integral to the artistic nature of the sign.. No gaps, light leaks, waves, or “oil canning” will be
permitted in the work.
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5.0 GENERAL PROJECT SIGNAGE GUIDELINES & CONDITIONS – ALL TENANTS 5.1 CONDITIONS OF LEASE
Each Tenant is responsible for the design, fabrication, installation, maintenance and cost of electricity for their signage unless otherwise agreed in writing by the landlord..
The Tenant shall be solely responsible to provide the company responsible for the fabrication and installation of the signage a designated circuit from the electrical panel to the signage. Special circumstances and penetrations through walls and structures will be addressed on a case-by-case basis and must be approved and inspected by the Landlord or their qualified agent. Prior to termination or conclusion of a lease, the Tenant is responsible for the removal of their Signage. The storefront wall or fascia shall be patched and painted and returned to its original condition as it was prior to the installation of the Tenant's signage. 5.2 PROHIBITED SIGNAGE
The following signage shall be prohibited within the project, in accordance with Tenant’s lease:
• Flashing, moving or scintillating light bulbs or effects.
• Window signage, other than those signs permitted elsewhere in this Sign Program.
• Signage employing luminous painted paper or cardboard signage.
• Paper, stickers or decals hung around or behind storefront glazing other than those required by local, state of federal regulations.
• Temporary movable signs on walkways or in parking areas.
• Painted signs, including on the roof or fencing.
• Signage which may be deemed a hazard or infringe on life safety devices. i.e. a sign may not in any way interfere with a fire escape, building exit, standpipe or obstruct a doorway, window or stairway.
• Searchlights or beam lights.
• Any light or sign which mimics a traffic control device or warning signal.
• Any sign which is specifically prohibited by the City of Newport Beach.
5.3 PERMANENT WINDOW SIGNS
Purpose
The purpose of permanent window signage is to provide an attractive and effective means of identification by the pedestrian for the following:
• Name of business.
• Taglines and symbols used by businesses
• Hours of operation
• Disabled, no smoking and other code signs
• Credit card acceptance logos
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Permanent window signage should be well organized and enhance the overall visual impact of
the building for the public. All signs or graphics within two (2) feet of a window or storefront that can easily be seen from the exterior shall be considered window signage. Exceptions shall be considered on a case-by-case basis only if it meets the overall design intent consistent with the
store and overall project design. Quantity Only the area of permanent window signs identifying the tenant name shall be subject to the maximum allowable sign area applicable to that tenant. Location Permanent window signs must be located within the glass panel area, No window signs shall be displayed on the storefront doors, or the glass areas directly above the doors, except addresses, those indicated above (see 5.5 Address Signs, page 13). All window signs must be applied to the inside face of the glass. The location of all window signs must be approved by the Landlord and the City of Newport Beach, if so required.
Size Permanent window signage shall be compatible with glass dimensions and window mullion locations. The maximum area for all window signs (permanent and temporary) shall be no more
than twenty-five percent (25%) of the window panel area. Content
Sign content shall be consistent with Tenant's overall graphics and identity package. Sign content and layout shall be subject to approval by the Landlord Materials Permanent window signs shall be limited to the following:
• Individual vinyl or professionally lettered or logos applied directly to the surface of the glass.
• Sand blasted or etched effects applied to glass.
• Metallic leaf applied to glass.
• Artistic graphics or advertising which qualify under City Sign Standards. 5.4 TEMPORARY PROMOTIONAL WINDOW SIGNS
General Tenants are allowed temporary or promotional window signage to convey information
announcing retail sales events, seasonal/stock promotions and community activities, or a condition of short and limited duration. Temporary promotional window signs may be displayed for a cumulative period no greater than sixty (60) days each calendar year total. Landlord approval is required prior to displaying each promotional window sign. City approval may also be required; tenant should contact the City of Newport Beach and secure all necessary permits prior to displaying each promotional sign.
Tenants wishing to replace temporary promotional window signage on a regular basis may submit to the Landlord a proposed changing temporary promotional window sign program. The approved program will allow for replacement of temporary signs on a regular basis without the
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necessity to obtain a separate approval for each new sign. The changing window sign program must provide consistent signage location and size. The changing window sign program must
also be consistent with the standards for permanent window signs (see section 5.3, pages 11-12).
Location A temporary window sign that extends from one panel of glass to another to convey a single message shall be allowed as long as it does not exceed the maximum allowable sign area for temporary promotional window signs. Size Temporary or promotional window signage shall be compatible with glass dimensions and window mullion locations. Temporary signs shall be limited in size by the maximum allowable sign area of twenty-five percent (25%) of the overall window area for all signage. Sign area tabulation for all window signage (temporary and permanent) shall be reviewed and approved by the City of Newport Beach and Landlord prior to installation. Content Temporary sign content shall be consistent with Tenant's overall graphics and identity package.
Materials Temporary signs are generally vinyl, cloth, canvas, paper and other lightweight materials. Color
and materials shall be subject to approval by the City of Newport Beach and Landlord. Signs shall not be illuminated, luminescent or fluorescent.
5.5 ADDRESS SIGNAGE
Each retail tenant may have one (1) address displayed for the purposes of identification on
primary business frontage. Six-inch high address identification with contrasting background shall be centered in the glass area directly above or on the door(s). A panel located at the rear service doors, if available, will include the address, name of store and receiving hours.
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6.0 SPECIFIC RETAIL TENANT GUIDELINES 6.1 PRIMARY TENANT SIGNAGE
Function
• To identify the Tenants place of business.
Location
• Wall signs must be located on the fascia area between the top of the storefront glass and the top of the parapet wall below the second floor windows, preferably over the entry. Blade/Projecting sign(s) must be located on the vertical sections which are devoid of
windows. On walls without a storefront or entry, the sign must be a minimum of eight (8) feet above grade and located above or on canopies.
• No sign may cover or overlap significant architectural details such as window or door- frames, glass, facade setbacks, columns, towers (unless sign fits comfortably on the space and does not conflict with any other section in this sign program), etc. unless the sign sits on a canopy or other architectural element that is integrated into the overall building design. Special consideration may be given to signs which are incorporated into the design of the building if said sign is of tasteful design and is complementary to the building and its surroundings.
• Signs must maintain a one (1) foot minimum distance between the edge of the sign and the edge of the architectural details or the edge of the building. No Tenant wall sign may be located within two (2) feet of an adjacent storefront. Two line maximum unless approved by both the landlord and City of Newport Beach, logos do not count toward the maximum number of lines. Number of Signs
• Each Tenant may have one Primary sign per street front elevation. In the case of an entry door which fronts two streets, one additional wall/canopy sign and logo may be permitted.
• In addition to the Primary sign, additional signage may be allowed for tenants with additional frontage. See 6.7 Tenant Signage Matrix (page 18) for types of signage allowed per Tenant size and location. Allowable Sign Types
• Creative sign designs and types are encouraged. Signs with channel letters and internally illuminated plexi-glass faces will be allowed.
• Tenant signs that occur on any veneer wall surfaces are encouraged to be detailed with contrasting color sign faces. If desirable, and are subject to review and coordination with Landlord, signs may be mounted to a contrasting aluminum colored panel that provides contrast to individual letters and/or logo. A maximum of six (6) inches of exposed aluminum panel will occur at four sides of signage faces. Sign Copy
Sign copy is limited to the following:
• Company logotype in the company colors.
• A short business description or tag line.
• A symbol or icon that is recognizable as part of the company's trademark or image.
• Graphic or Architectural features that highlight, frame or emphasize logos or letters.
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Sign Size
The sign size and sign area will be determined by the allowable letter height and total area for each category listed below.
Not withstanding requirements of the Planned Sign Program, Tenants may utilize standard corporate Logos and/or prototypical Signage Graphics, subject to the approval of the Landlord and the City of Newport Beach. 6.2 SECONDARY TENANT SIGNAGE
Function To provide additional signage to tenants that are either in a freestanding building or a tenant that is in an end-cap position. In-line retail Tenants will be allowed secondary signage only if the
lease space is greater than one thousand five hundred (1,500) square feet. Location
• Secondary signs must be wall or canopy signs.
• Secondary wall signs cannot be on the same building facade as the primary tenant signage.
• All signs must be located on the fascia area between the top of the storefront glass and the bottom of the upstairs windows, preferably over the entry or on a canopy. On walls without a storefront or entry, the sign must be a minimum of eight (8) feet above grade.
• No sign may cover or overlap significant architectural details such as window or door- frames, glass, facade setbacks, columns, towers, etc. unless the sign sits on a canopy or other architectural element that is integrated into the overall building design.
• Signs must maintain one (1) foot minimum distance between the edge of the sign and the edge of the architectural details or the edge of the building. No Tenant wall sign may be located within three (3) feet of an adjacent storefront. 6.3 LOCATION SIGNAGE
Function
• To Identify Tenant services or functions that may be located at different locations on a building. Examples of text for this type of sign are “Tire Center”, “Sales”, or “Installation.”
• Location signs are allowed primarily for tenants which serve the public through exterior windows or doors. i.e. walk-up order window, when the use permits. Location
• Location signs may be wall or canopy signs.
• All signs must be located on the wall or canopy above the storefront glass or a minimum of eight (8) feet above grade. Size/Number of Signs
• See 6.7 Tenant Signage Matrix (page 18) for size and number of signs allowed. Allowable Sign Types and Fabrication Techniques
• Signs must be one half (½) inch deep. They cannot be painted directly on the wall or utilize vinyl or thin gauge metal applied directly to the wall, except when applied to a canopy.
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• Individual letters must be at least one half (½) inch deep.
• Letters may be cast resin, ceramic or fabricated metal or other materials to be approved by the Landlord. 6.4 TENANT BLADE/UNDER CANOPY SIGNS
Function
• To provide Tenant name visibility to pedestrian shoppers located along the pedestrian promenades or sidewalks.
• To encourage pedestrian browsing and for the convenience of pedestrians in identifying Tenants when walking below wall signs and parallel to store façade.
• To mark the entry points into the various shops along the promenade or sidewalk.
Location Each Tenant may have only one blade sign/under canopy sign per street frontage. Signs may hang from the overhead canopy in the promenade area in front of the store entry, or may also
be mounted at 90 degree angle to the wall on the vertical columns on each street frontage. The bottom of each blade sign must be a minimum of eight (8) feet above the sidewalk grade and maintain a minimum distance of six (6) inches from the storefront and adhere strictly to city regulations if additional height is required. Each blade sign must be a minimum of ten (10) feet from any other blade sign. Only one blade sign is permitted per street frontage regardless of the number of tenants. Blade Sign Sizes
• No blade sign can exceed twenty (20) square feet in area for retail tenants.
• All sign copy must maintain one (1) inch minimum clearance from all sign edges. Design and Materials
• Painted metal panels with routed out logo/letters so that only the graphics illuminate which will reduce glare on adjacent tenants and buildings.
• Tenants may use their logotype, symbol and image colors.
• Both sides of panel must carry the store name.
• All designs are subject to Landlord and City review.
C:\Users\Tony 2n1 2016\Dropbox\akc services\customers files\f\Fluoresco\T\Taco Bell Cantina\Newport Beach\W Balboa Blvd\Info&Matrix.docx
Updated 01/12/17
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
www.newportbeachca.gov
Please Designate and fill in the table below:
1. Street Frontage/parking lot frontage
Frontages: A Mc Fadden Place____________________
B 22nd Street_________________________
C _________________________________
D _________________________________
2. In the table below designate frontages for each tenant space, as primary or secondary (street, parking
lot, building elevation, other) and designate maximum number of signs per tenant.
3. Area limitations, maximum vertical or horizontal dimensions, and maximum logo area or vertical or
horizontal dimensions per sign.
4. Project identification signs, wall, monument or pylon with area and vertical and horizontal dimensions.
Site and Suite No. or
Building Address
Assign as necessary
Primary Frontage
Size limitations where applicable
Secondary Frontage
Size limitations, where applicable
2117
Frontage: A (Wall, Canopy & Blade Signs)
1.5 square feet/linear feet of frontage or
max area of 52 square feet.
Maximum vertical dimension, sign or logos,
42 inches. Minimum distance shall be 3
linear feet from the secondary sign.
N/A
2119
Frontage: A (Wall, Canopy & Blade Signs)
1.5 square feet/linear feet of frontage or
max area of 52 square feet.
Maximum vertical dimension, sign or logos,
42 inches. Minimum distance shall be 3
linear feet from the secondary sign.
N/A
2121
Frontage: B (Wall, Canopy & Blade Signs)
1.5 square feet/linear feet of frontage or
max area of 73 square feet.
Maximum vertical dimension, sign or logos,
114 inches. Minimum distance shall be 6
linear feet from the secondary sign.
Frontage: A (Wall, Canopy & Blade Signs)
50% of allowable primary sign allowance 36.5
square feet maximum.
Maximum vertical dimension, sign or logos,
114 inches. Minimum distance shall be 6 linear
feet from the secondary sign.
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DEMOLITION NORTH ELEVATION 1/4"=1'-0"A
PROPOSED NORTH ELEVATION 1/4" = 1'-0"B
ALL REPORTS, PLANS AND
DOCUMENTS PREPARED BY MARKS
ARCHITECTS SHALL REMAIN THE
PROPERTY OF MARKS ARCHITECTS
AND IS INTENDED FOR USE FOR THIS
SPECIFIC PROJECT ONLY.
BLDG. DEPT. SUBMITTAL 03.30.17
TACO BELL
2121 W. BALBOA BLVD.
NEWPORT BEACH, CA 92663
CANTINASDOO
TA
EST
RENEWAL DATE
CF FLAI9-30-2017 NRAIR
KINAC-26463
JLE.
M
ALICENSE D ARCH
IT
ECTⒸ
A4.1
EXTERIOR
ELEVATIONS
23'-2"
T.O. PARAPET
0'-0"
FIN. FLOOR
11'-6"
FIN. FLOOR
23'-2"
T.O. PARAPET
0'-0"
FIN. FLOOR
11'-6"
FIN. FLOOR
23'-2"
T.O. PARAPET
0'-0"
FIN. FLOOR
11'-6"
FIN. FLOOR
23'-2"
T.O. PARAPET
0'-0"
FIN. FLOOR
11'-6"
FIN. FLOOR
1
2
3
7
4
6 6
14
3
5
5
14
3
14
3
14
3
16
17
18 18
1013101
9'-0"
STOREFRONT
10
1
9
1
9
1
5
74
CANTINA
2
1
3
7
4
18
1
2
3
4
5
6
5
3
1
2
CONTINUOUS PARAPET CAP
SYMBOL AREA
MAIN WALL COLOR
SHERWIN WILLIAMS
MANUFACTURER
SHERWIN WILLIAMS
COLOR
ACCENT / CANOPYS / WINDOWS SHERWIN WILLIAMS
SW7069
IRON ORE
SHERWIN WILLIAMS SW7069
IRON OREACCENT WALL COLOR
SW7069
IRON ORE
4
FIBER CEMENT PANELS NICHIHA ROUGHSAWN - "SMOKE"
PACER WHITE
SW6098
NEW BUILDING" BLADE" SIGN - UNDER SEPARATE PERMIT.
NEW WALL SIGN UNDER A SEPARATE PERMIT
INDICATES ROOF BEYOND.
NEW METAL COPING.
FIBER CEMENT PANEL OVER EXISTING WALL
EXISTING AWNING, REPLACE FABRIC
EXISTING MURAL, NO WORK
INSTALL FACTORY OUTSIDE CORNER TO
MATCH CEMENT BOARD PANEL.
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8
9
10
11
12
PATCH AND REPAIR EXISTING STUCCO PRIOR TO PAINTING WALL.
NEW EIFS TRIM. SEE DETAIL
EXISTING TRIM, TYPICAL
13
NEW GLASS FOLDAWAY DOOR, SEE DOOR SCHEDULE
14
NEW WINDOW / STOREFRONT. SEE WINDOW SCHEDULE
SAND AND CLEAN ALL EXISTING WINDOW FRAMES, PAINT PER SCHEDULE
15
16
17
18
NEW LIGHT FIXTURE, SEE ELECTRICAL PLANS
NEW MURAL BY OTHERS
NEW ALUMINUM CANOPY WITH LETTERS BY VENDOR
UNDER A SEPARATE PERMIT
NEW ALUMINUM STOREFRONT. SEE A1.1
DEMO DOOR
DEMO SIGN1
2
3
4
5
DEMO FABRIC AWNING
DEMO LIGHT AND EXPOSED CONDUIT
DEMO WINDOW
6 DEMO PORTION OF WALL
DEMOLITION NOTES
1
2 2
4
5
1
17
17 4
4
4 TACO BELL CHANGE 7/27/17
(E) URM WITH FURRING 6' & 10' HORIZONTAL PANEL
OUTSIDE CORNER DETAIL- NICHIHA PRE-MANUFACTURED
CORNER - METHOD 1
NICHIHA PANEL
NICHIHA CLIP
NICHIHA CORNER
(E)URM WALL
METAL FURRING
CHANNEL
SCALE: NTS
NOTES:
1.THIS CONCEPTUAL DETAIL IS A GUIDE FOR INSTALLATION OF NICHIHA
PRODUCTS. ARCHITECTS/ENGINEERS/CONTRACTORS ARE RESPONSIBLE FOR
SUCCESSFUL APPLICATION WHICH DEPENDS UPON SUBSTRATE DESIGN AND
CONSTRUCTION BUILT IN ACCORDANCE WITH BEST PRACTICES AND LOCAL
BUILDING CODES.
2.NICHIHA PANEL REPRESENTED HERE IS 5/8" NICHIHA PRODUCT, ADJUST
ACCORDINGLY FOR OTHER NICHIHA PRODUCT THICKNESSES.
3.METAL FURRING CHANNEL CAN BE "Z" OR HAT CHANNEL (SHOWN HERE) AND
MUST BE A MINIMUM OF 18 GA.
4.COMPLY WITH LOCAL BUILDING CODE FOR REQUIREMENT OF WRB.
18 GA FLAT STOCK METAL
FABRICATED TO WRAP OUTSIDE
CORNER
112" CUT ULTIMATE CLIP
SEALANT OVER
DOUBLE FLANGE
SEALANT BACKER
SIDING DETAIL 1/4" = 1'-0"E
10 mm - CMU - RECESSED WINDOW JAMB DETAIL
WITH FACTORY CORNER (OR APPORVED EQUAL)
NICHIHA PANEL
SEALANT OVER
DOUBLE FLANGE
SEALANT BACKER
SEALANT
PANEL CLIP
WEATHER RESISTANT
BARRIER
NICHIHA FACTORY
CORNER OVER
CUT PANEL CLIPS
URM WALL
18 GAUGE FLAT STOCK
METAL FABRICATED TO
WRAP OUTSIDE CORNER
SCALE: NTS
(E) URM WITH FURRING 6' & 10' HORIZONTAL PANEL OUTSIDE
CORNER- STUCCO TRANSITION DETAIL- NICHIHA
PRE-MANUFACTURED CORNER (OR APPORVED EQUAL)
NICHIHA PANEL
NICHIHA CLIP
NICHIHA CORNER
(E)URM WALL
METAL FURRING
CHANNEL
SCALE: NTS
18 GA FLAT STOCK METAL
FABRICATED TO WRAP OUTSIDE
CORNER
112" CUT ULTIMATE CLIP
FLASHING BY
OTHERS
1" STUCCO
BROWN COAT
D, E
A4.1
C
A4.1
4
SIDING DETAIL 1/4" = 1'-0"D
4
SIDING DETAIL 1/4" = 1'-0"C
4
6'-8"42'-3"
DEMOLITION NORTH ELEVATION 1/4"=1'-0"A
PROPOSED NORTH ELEVATION 1/4" = 1'-0"B
23'-2"
T.O. PARAPET
ALL REPORTS, PLANS AND
DOCUMENTS PREPARED BY MARKS
ARCHITECTS SHALL REMAIN THE
PROPERTY OF MARKS ARCHITECTS
AND IS INTENDED FOR USE FOR THIS
SPECIFIC PROJECT ONLY.
BLDG. DEPT. SUBMITTAL 03.30.17
TACO BELL
2121 W. BALBOA BLVD.
NEWPORT BEACH, CA 92663
CANTINASDOO
TA
EST
RENEWAL DATE
CF FLAI9-30-2017 NRAIR
KINAC-26463
JLE.
M
A
LICEN SE D ARCH
IT
ECTⒸ
A4.0
EXTERIOR
ELEVATIONS
DEMO DOOR
DEMO SIGN1
2
3
4
5
DEMO FABRIC AWNING
DEMO LIGHT AND EXPOSED CONDUIT
DEMO WINDOW
1
1
1
1
2222
33
4
4
0'-0"
FIN. FLOOR
11'-6"
FIN. FLOOR
5 5
6 DEMO PORTION OF WALL
6
23'-2"
T.O. PARAPET
0'-0"
FIN. FLOOR
11'-6"
FIN. FLOOR
1
2
3
4
5
65
3
1
2
CONTINUOUS PARAPET CAP
SYMBOL AREA
MAIN WALL COLOR
SHERWIN WILLIAMS
MANUFACTURER
SHERWIN WILLIAMS
COLOR
ACCENT & WINDOWS SHERWIN WILLIAMS
SW7069
IRON ORE
SHERWIN WILLIAMS SW7069
IRON OREACCENT WALL COLOR
SW7069
IRON ORE
4
FIBER CEMENT PANELS NICHIHA ROUGHSAWN - "SMOKE"
PACER WHITE
SW6098
NEW BUILDING" BLADE" SIGN - UNDER SEPARATE PERMIT
NEW WALL SIGN UNDER A SEPARATE PERMIT
INDICATES ROOF BEYOND
NEW METAL COPING
FIBER CEMENT PANEL OVER EXISTING WALL
EXISTING AWNING, REPLACE FABRIC
EXISTING MURAL, NO WORK
INSTALL FACTORY OUTSIDE CORNER TO
MATCH CEMENT BOARD PANEL
7
8
9
10
11
12
PATCH AND REPAIR EXISTING STUCCO PRIOR TO PAINTING WALL.
NEW EIFS TRIM. SEE DETAIL
EXISTING TRIM, TYPICAL
13
NEW GLASS FOLDAWAY DOOR, SEE DOOR SCHEDULE
14
NEW WINDOW / STOREFRONT. SEE WINDOW SCHEDULE
SAND AND CLEAN ALL EXISTING WINDOW FRAMES, PAINT PER SCHEDULE
15
16
17
18
NEW LIGHT FIXTURE, SEE ELECTRICAL PLANS
1
NEW MURAL BY OTHERS
CANTINA
2
1
3
NEW ALUMINUM CANOPY WITH LETTERS BY VENDOR
UNDER A SEPARATE PERMIT
4
5
5
5 5 5
5 5 5 5 5 5 5 5 5 5 5
5
5
6
6 6
7
7
9 9
999
10 10
10 10
11
14
3
14
3
14
3
14
3
14
3
14
3
14
3
14
3
14
3
11 11 11
14
3
14
3 14
3
14
3
14
3
15
1
1 1 1
1 1
1
11
1
3
1
1
4
4
5
5
5 5 5 5 5 5
5
5
5
NEW ALUMINUM STOREFRONT. SEE A1.1
18
18
DEMOLITION NOTES
6 CANOPIES SUNBRELLA ACRYLIC BLACK
6 6 6
C
A4.0
MENU BOARD DETAIL NTS C
4 TACO BELL CHANGE 7/27/17
1" x 3 1/2" NICHITRIM - PAINT TO
MATCH SIDING
NICHIHA ARCHITECTURAL WALL PANELS
OVER VAPOR BARRIER - SEE EXTERIOR
ELEVATIONS - INSTALL PER MANUFACTURER
RECOMMENDATIONS.
NICHIHA STARTER TRACK
PAINTED GALVANIZED
BREAK METAL FLASHING
(E) URM WALL
WEATHER RESISTANT BARRIER
METAL FURRING CHANNEL
MENU BOARD 4
19
19
4
NEW MENU BOARD. SIZE TO BE DETERMINED
BY TACO BELL.
BACK LIT MENU BOARD REQUIRES POWER.
34'-101
2"
ALL REPORTS, PLANS AND
DOCUMENTS PREPARED BY MARKS
ARCHITECTS SHALL REMAIN THE
PROPERTY OF MARKS ARCHITECTS
AND IS INTENDED FOR USE FOR THIS
SPECIFIC PROJECT ONLY.LICEN SE D ARCH
IT
ECTBLDG. DEPT. SUBMITTAL 03.30.17
TACO BELL
2121 W. BALBOA BLVD.
NEWPORT BEACH, CA 92663
CANTINA
A0.1
SITE PLAN
SITE PLAN A
KEY NOTES B
1
2
EXISTING STREET PARKING
EXISTING STREET TREES
PROPOSED
1,288 SF
TACO BELL
RESTAURANT
EXISTING
RESTAURANT
B OCCUPANCY
B OCCUPANCY
NOT A PART
EXISTING
RESTAURANT
B OCCUPANCY
NOT A PART
1
2
2
2
3 EXISTING STREET ACCESSIBLE PARKING. SHOWN FOR REFERENCE ONLY
3
NOTE: ELECTRICAL METERS ON SECOND FLOOR
ROOF ACCESS FROM SECOND FLOOR
1ST FLOOR: 2,639 SF - B OCCUPANCY
2ND FLOOR: 2,639 SF - R2 OCCUPANCY
EXISTING 2 STORY BUILDING
VB CONSTRUCTION
TOTAL AREA: 5,278 SF
DEMOLITION PLAN 1'=10'-0"B
ORIGINAL PIZZA OCCUPANT LOAD ANALYSIS
KITCHEN AREA:
DINING ROOM:
RESTROOMS:
715 SF
592 SF
99 SF
/200
/15
/0
= 3.57
= 39.46
= 0
TOTAL OCCUPANT LOAD:= 43.03
NUMBER OF SEATS = 62
HOURS OF OPERATION:11:00 AM TO 11:00 PM
PREVIOUS TENANT
NET PUBLIC AREA:= 691 SF
DEMO ALL
INTERIOR
IMPROVEMENTS
DEMO ALL DOORS AND WINDOWS
TYPICAL TRASHTRASHACCESSIBLE
PATH OF TRAVEL
EXISTING
ACCESSIBLE
EXISTING
PARKING SPACE
PUBLIC WORKS NOTES
1.An approved encroachment permit is required for all work activities within the public right-of-way.
2.A Public Works Department encroachment permit inspection is required before the Building Department
Permit Final can be issued. At the time of Public Works Department inspection, if any of the existing public
improvements surrounding the site is damaged, new concrete sidewalk, curb and gutter, and alley/street pavement
will be required. Additionally, if existing utilities infrastructure are deemed substandard, a new 1-inch water service,
water meter box, sewer lateral and/or cleanout with box and lid will be required. 100% of the cost shall be borne by
the property owner (Municipal Codes 14.24.020 and 14.08.030). Said determination and the extent of the repair work
shall be made at the discretion of the Public Works Inspector.
3.Provide a backflow preventer at the water meter per City Standard #520-L if one does not exist.
4.Install a sewer cleanout per City Standard #406-L if one does not exist
EXISTING 4"
SANITARY
SEWER LINE
EXISTING
FIRE HYDRANT