HomeMy WebLinkAbout04 - Lido Marina Village SignagefiEWPOo COMMUNITY DEVELOPMENT DEPARTMENT
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PLANNING DIVISION
U$ 3300 Newport Boulevard, Building C, Newport Beach, CA 92663
(949) 644 -3200 Fax: (949) 644 -3229
CgCIFURN�P www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
March 14, 2012
Agenda Item No. 4
SUBJECT: Lido Marina Village Sign Program (PA2011 -219)
3400 - 3505 Via Oporto, 3676 - 3700 Newport Boulevard, and
3418 - 3444 Via Lido
• Comprehensive Sign Program No. CS2011 -010
• Modification Permit No. MD2012 -001
APPLICANT: Truemark, Inc. dba JB3D
PLANNER: Erin M. Steffen, Planning Technician
(949) 644 -3234, Esteffen @newportbeachca.gov
ZONING DISTRICT /GENERAL PLAN
Zoning Code - MU -W2 (Mixed -Use Water Related)
General Plan - MU -W2 (Mixed -Use Water Related)
PROJECT SUMMARY
A Comprehensive Sign Program and a Modification Permit to address signage within Lido
Marina Village. The program addresses permanent site - identification signs, individual
tenant signs, parking signs, multi- tenant listing signs, and temporary and exempt signs
located throughout the Village. The Modification Permit is necessary for the combination of
wall signs on the parking structure, the site - identification signs, and the two proposed
multi- tenant listing signs to exceed sign area standards. Also included with the
Modification Permit is a request to allow additional banners to advertise ongoing or
reccurring special events.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. ZA2012 -XXX approving
Comprehensive Sign Program No. CS2011 -010 and Modification Permit No.
MD2012- 001(Attachment No. ZA 1).
DISCUSSION
• Lido Marina Village is a visible gateway to the Balboa Peninsula. The area is
currently occupied by an eclectic mix of building types. Land uses include
commercial office buildings, retail shorefronts, a parking structure, and pedestrian -
oriented businesses on the northern portion of Via Oporto and fronting onto the
harbor. It has frontages along Newport Boulevard, Via Lido, and the Newport Harbor
with Via Oporto running through the center.
• Ongoing and recurring special events, including, but not limited to, the weekly
Farmer's Market and the annual Boat Show, take place within Lido Marina Village.
• The property is subject to both pedestrian and vehicular traffic.
• The configuration of the site and the mix of uses create a need for the modification
permit to allow greater flexibility for the sign area of the combination of wall signs on
the parking structure, the site - identification signs, and the two multi- tenant listing wall
signs and to allow additional banners to advertise ongoing or recurring special
events.
• The additional sign area and banners are necessary to enhance the overall
development of the site and provide adequate visibility and identification of the site
and the mix of individual tenants and events established within the area from on -site
and off -site vantage points.
• The Zoning Code permits temporary banners to be used for up to 4 occurrences to
not exceed a total of 60 days per calendar year. The proposed sign program and
modification permit include alternate regulations to effectively advertise ongoing and
recurring special events.
• The Zoning Code allows one wall sign up to 1.5 times the linear frontage or 75
square feet maximum in sign area on the primary frontage and 50% of the primary
for any secondary frontages. This regulation does not provide adequate signage on
the parking structure and for the use of multi- tenant listing signs and site -
identification signs to identify the site and individual tenants within the Lido Marina
Village area.
• A comprehensive sign program is required whenever there is a building with
frontage along a public right -of -way totaling more than 300 lineal feet and the
development is roughly 500 lineal feet.
• Pursuant to Section 20.42.140 (Comprehensive Sign Program), deviations from the
sign standards are allowed with regard to sign area, total number, location, and /or
height of signs to the extent that the comprehensive sign program will enhance the
overall development and will more fully accomplish the purposes and intent of the
sign chapter.
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The Sign Program requests deviation in area, number, and location of signs. Approval
of the sign program would also allow, in collaboration with approval of the Modification
Permit, for the use of additional banners to advertise and promote ongoing or recurring
special events. The proposed signage will enhance the overall development of the site.
It will provide adequate identification of the site, the individual tenants, and special
events located within the area. It will also improve the pedestrian experience along the
waterfront; thereby attracting new tenants to revitalizes the area.
The proposed signage is consistent with the Lido Marina Village Design Guidelines as
the signs are appropriately scaled to the buildings and are integrated with the design
and scale of the existing architecture.
ENVIRONMENTAL REVIEW
The project qualifies for Class 11 (Accessory Structures) categorical exemption, Section
15311 of the California Environmental Quality Act. This class exempts construction, or
placement of minor structures accessory to (appurtenant to) existing commercial,
industrial, or institutional facilities, including but not limited to on- premise signs.
PUBLIC NOTICE
Notice of this hearing was published in the Daily Pilot, mailed to property owners within
300 feet (excluding intervening rights -of -way and waterways) of the property and posted
at the site a minimum of 10 days in advance of this hearing consistent with the
Municipal Code. Additionally, the item appeared upon 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
or City Clerk, as applicable, within fourteen (14) days following the date the action or
decision was rendered unless a different period of time is specified by the Municipal Code
(e.g., Title 19 allows ten (10) day appeal period for tentative parcel and tract maps, lot line
adjustments, or lot mergers). For additional information on filing an appeal, contact the
Planning Division at 949 644 -3200.
Prepared by
in M. Steffen, Planning Tgchr ician
BW /ems
Attachments: ZA 1
Draft Resolution
ZA 2
Vicinity Map
ZA 3
Applicant's Justification Letter
ZA 4
Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2012 -XXX
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COMPREHENSIVE
SIGN PROGRAM NO. CS2011 -010 AND MODIFICATION
PERMIT NO. 2011 -001 FOR THE LIDO MARINA VILLAGE
(PA2011 -219)
THE ZONING ADMINSTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Dave Kerby, Truemark, Inc. dba JB3D, with respect to
properties located at 3400 -3505 Via Oporto, 3636 -3700 Newport Boulevard, and 3418 —
3444 Via Lido, requesting approval of a Comprehensive Sign Program and Modification
Permit.
2. The applicant requests a Comprehensive Sign Program for the Lido Marina Village,
which is currently occupied by an eclectic mix of building types. Land uses include
commercial office buildings, retail storefronts, a parking structure, and pedestrian -
oriented businesses on the northern portion of Via Oporto and fronting onto the harbor.
The sign program consists of signs for the individual tenants, site - identifications signs,
parking signs, multi- tenant listing signs, and temporary and exempt signs.
3. The applicant also requests a Modification Permit to allow the combination of wall
signs on the parking structure, the site - identification signs, and the two multi- tenant
listing wall signs to exceed sign area standards. Also included with the Modification
Permit is a request is to allow additional banners to advertise ongoing or recurring
special events.
4. The subject property is located within the MU -W2 (Mixed -Use Water Related) Zoning
District and the General Plan Land Use Element category is MU -W2 (Mixed -Use Water
Related).
5. The subject property is located within the Coastal Zone.
6. A public hearing was held on March 14, 2012, in the City Hall Council Chambers, 3300
Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of
the meeting was given in accordance with the Newport Beach Municipal Code.
Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt under the requirements
of the California Environmental Quality Act, pursuant to Section 15311 (Class 11 —
Accessory Structures).
Zoning Administrator Resolution No. ZA2012 -OXX
Page 2 of 9
2. Class 11 exempts construction, or placement of minor structures accessory to
(appurtenant to) existing commercial, industrial, or institutional facilities, including but not
limited to on- premise signs.
SECTION 3. REQUIRED FINDINGS.
Modification Permit
In accordance with Section 20.52.050.E (Findings and decision) of the Newport Beach
Municipal Code, the following findings and facts in support of the findings for a Modification
Permit are 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 within the MU -W2 (Mixed -Use Water Related) Zoning
District and the General Plan Land Use Element category is MU -W2 (Mixed -Use Water
Related). This district is intended to provide marine - related uses intermixed with general
commercial and visitor serving commercial with residential on the upper floors. The
existing commercial development and existing and proposed signage is consistent with
this land use designation. The proposed signage is accessory to the primary use.
2. The property, historically known as the "Lido Marina Village', is a multi- tenant
development that is a use consistent with the Zoning and General Plan Land Use
Designation in that it is an eclectic mix of general commercial, visitor - serving commercial,
and marine - related uses. The signage proposed with the comprehensive sign program
and modification permit will add to the character and charm of the development while
improving the visibility and way finding of the site.
3. The applicant requested the Modification Permit to allow greater flexibility for the sign
area of the combination of wall signs on the parking structure, the site - identification signs,
and the two multi- tenant listing wall signs. Though the total sign area of these signs
exceeds the maximum sign area permissible for any one elevation, the signs are in scale
with the buildingslelevations on which they are located and allow for adequate
identification of the project site and individual tenants within the regional commercial -
visitor serving center.
4. The applicant also requested the Modification Permit to allow additional banners to
advertise ongoing or recurring special events. Though these banners may exceed the
number of occurrences and days a banner can be displayed. They will neither exceed
the maximum sign area allowed nor appear excessive in time, place, or manner. More
specifically, they will be installed and located in a manner consistent with the
requirements of the Zoning Code and other banners located throughout the City.
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Zoning Administrator Resolution No. ZA2012 -OXX
Page 3 of 9
5. The signage is consistent with the Lido Marina Village Design Guidelines in that the signs
are appropriately scaled to the buildings and are integrated with the design and scale of
the existing architecture.
6. The neighborhood includes properties with wall signs (both tenant and site - identification
signs) and additional tenant signs that provide visibility from the public right -of -way.
7. The illumination of signage is conditioned to prevent excessive glare spillage onto or
visible from the adjacent right -of -way and any nearby properties
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.
Facts in Support of Finding
1. Lido Marina Village is a visible gateway to the Balboa Peninsula. The area is currently
occupied by an eclectic mix of building types. Land uses include commercial office
buildings, retail shorefronts, a parking structure, and pedestrian- oriented businesses
on the northern portion of Via Oporto and fronting onto the harbor. The additional sign
area and banners are necessary to enhance the overall development of the site and
provide adequate visibility and identification of the site and the mix of individual
tenants and events established within the area from on -site and off -site vantage
points.
2. The proposed sign types and sign area are necessary due to the size and
configuration of the property and the numbers of tenants within the development.
Finding
C. The granting of the modification is necessary due to practical difficulties associated with the
property and that the strict application of the Zoning Code results in physical hardships that
are inconsistent with the purpose and intent of the Zoning Code.
Facts in Support of Finding
1. Lido Marina Village is developed with several buildings and has frontages along
Newport Boulevard, Via Lido, and the Newport Harbor with Via Oporto running through
the center. Adequate signage is necessary to provide visibility of the site and uses
within for both vehicular and pedestrian traffic traveling to and from and within the
area.
2. The modification permit will allow signage that is in scale with the buildings and that
provides adequate visibility from each of the frontages and the right -of -ways.
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Zoning Administrator Resolution No. ZA2012 -OXX
Page 4 of 9
3. Strict application of the Zoning Code limits the sign area of the combined signs on the
parking structure, the site - identification signs, and the multi- tenant listing signs. The
Zoning Code also limits the number of times and days a banner can be displayed. The
size of the site and the layout of the development require additional signage to ensure
efficient way finding and to promote and advertise special or recurring events held
within the 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 Finding
1. The granting of a modification permit allows the additional signage and sign area
necessary to ensure adequate visibility and identification of the site, individual tenants,
and special events. No similar provision could be granted within the parameters of
Section 20.42.120 (Comprehensive Sign Program) of the Zoning Code.
2. No foreseeable detriment will result from the approval of the modification permit as
conditioned.
Findinci
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
1. Existing signage within the Lido Marina Village has not proven to be detrimental to public
health, safety, or welfare to the occupants of the property, nearby properties, the
neighborhood, or the City. The proposed signage is expected to enhance the overall
development of the site and improve the pedestrian experience along the waterfront;
thereby attracting new tenants to revitalizes the area.
2. The signage is for commercial uses in a mixed -use district.
Comprehensive Sign Program
Pursuant to Section 20.42.120 of the Zoning Code, approval of a Comprehensive Sign
Program is required whenever a structure has more than three hundred (300) linear feet of
frontage on a public street. In accordance with Section 20.67.120.E, a Comprehensive Sign
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Zoning Administrator Resolution No. ZA2012 -OXX
Page 5 of 9
Program shall comply with a number of standards. 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: Signs], any adopted sign design guidelines and the overall purpose and
intent of this Section [Section 20.42.120].
Facts in Support of Standard:
1. In compliance with the purpose and intent of the Sign Code, the proposed Sign
Program provides the site and the uses within adequate identification without
excessive proliferation of signage. Furthermore, it preserves community
appearance by regulating the type, number, size, and design of signage.
Standard:
4F
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 andlor developments they identify, and to surrounding development when
applicable.
Facts in Support of Standard:
1. The site is for use of multiple tenants and the signage has been designed integral with
the design and character of the buildings.
2. The proposed signage will enhance the overall development of the site. It will provide
adequate identification of the site, the individual tenants, and special events located
within the area. It will also improve the pedestrian experience along the waterfront;
thereby attracting new tenants to revitalize the area.
3. The signage is consistent with the Lido Marina Village Design Guidelines in that the signs
are appropriately scaled to the buildings and are integrated with the design and scale of
the existing architecture.
Standard:
C. The sign progra shall address all signs, including permanent, temporary, and exempt
signs.
Facts in Support of Standard:
1. The Sign Program submitted for the project addresses all project signage. Temporary
and exempt signs not specifically addressed in the program shall be regulated by the
provisions of Chapter 20.42.
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Zoning Administrator Resolution No. ZA2012 -OXX
Page 6 of 9
Standard:
D. The sign program shall accommodate future revisions that may be required because of
changes in use or tenants.
Facts in Support of Standard:
1. The project site is for the use of multiple commercial tenants and has been designed to
be effective for such a use.
2. It is not anticipated that future revisions will be necessary to accommodate constant
changes in tenants or uses. However, flexibility has been incorporated into the Sign
Program Matrix to allow minor deviations from the proposed signs.
3. Consistent with Chapter 20.42, the Community Development Director [or his /her
designee] may approve minor revisions to the Sign Program if the intent of the original
approval is not affected. - N4 Standard:
E. The program shall comply with the standards of this Chapter, except that deviations are
allowed with regard to sign area, total number, location, and /or height of signs to the
extent that the Comprehensive Sign Program will enhance the overall development and
will more fully accomplish the purposes and intent of this Chapter.
Facts in Support of Standard:
1. The Sign Program requests deviation in area, number, and location of signs. The sign
program also allows for the use of additional banners to advertise and promote ongoing
or recurring special events. A
2. The sign code allows one wall sign up to 1.5 times the linear frontage or 75 square
feet maximum in sign area on the primary frontage and 50% of the primary for any
secondary frontages. However, due to the configuration of the site and the mix of
buildings and uses, one wall sign of this size does not provide adequate signage on
the parking structure and for the use of multi- tenant listing signs and site- identification
signs to identify the site and individual tenants within the Lido Marina Village area.
3. The use of site - identification signs near the walkways and entrances will enhance the
overall development of the site as they will attract the public to the area and provide
sufficient way finding. These signs are designed to be complimentary to the buildings
and the uses to which they relate and are harmonious with their surroundings.
4. The use of additional banners will assist in promoting and advertising special or
recurring events held within the area. They will provide for adequate identification and
will appear appropriate as to time, place, and manner under which signs may be
displayed.
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Zoning Administrator Resolution No. ZA2012 -OXX
Page 7 of 9
Standard:
F. The Approval of a Comprehensive Sign Program shall not authorize the use of signs
prohibited by this Chapter.
Facts in Support of Standard:
1. The program does not authorize the use of new prohibited signs.
Standard:
G. Review and approval of a Comprehensive Sign Program shall not consider the signs'
proposed message content.
Facts in Support of Standard:
,
1. The program contains no regulations affecting sign message or content.
NOW, THEREFORE, BE IT RESOLVED:
The Zoning Administrator of the City of Newport Beach hereby approves Comprehensive
Sign Program No. CS2011 -010 and Modification Permit No. MD2012 -001, subject to the
conditions set forth in Exhibit A and the parameters denoted in Exhibit B, which are
attached hereto and incorporated by reference.
2. Comprehensive Sign Program and Modification Permit applications do not become
effective until 14 days following the date of action. Prior to the effective date, the
applicant or any interested party may appeal the decision of the Zoning Administrator to
the Planning Commission by submitting a written appeal application to the Community
Development Director. For additional information on filing an appeal, contact the Planning
Division at 949 - 644 -3200.
PASSED, APPROVED, AND ADOPTED THIS 14th DAY OF MARCH, 2012.
sm
Brenda Wisneski, AICP, Zoning Administrator
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Zoning Administrator Resolution No. ZA2012 -OXX
Page 8 of 9
EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan,
details, and elevations, except if noted in the following conditions.
2. Locations of the signs are limited to the designated areas and shall comply with the
limitations specified in the Sign Program Matrix included in Exhibit "B ".
3. All signs must be maintained in accordance with Section 20.42.170 (Maintenance
Requirements) of the Newport Beach Municipal Code.
4. Prior to issuance of building permits, the applicant shall submit to the Planning
Department an additional copy of the approved architectural plans for inclusion in the
Planning file. The plans shall be identical to those approved by all City departments for
building permit issuance. The approved copy shall include architectural sheets only
and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately
depict the elements approved by this Staff Approval and shall highlight the approved
elements such that they are readily discernible from other elements of the plans.
5. A building permit shall be obtained prior to commencement of the construction and /or
installation of the signs.
6. A copy of the conditions of approval shall be incorporated into the Building Department
and field sets of plans prior to issuance of the building permits.
7. 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 Lido Marina Village including, but not limited to
Comprehensive Sign Program No. CS2011 -010 and Modification Permit No. MD2012-
001 (PA2011 -219) and the determination that the project is exempt under the
requirements of the California Environmental Quality Act. This indemnification shall
include, but not be limited to, damages awarded against the City, if any, costs of suit,
attorneys' fees, and other expenses incurred in connection with such claim, action,
causes of action, suit or proceeding whether incurred by applicant, City, and /or the
parties initiating or bringing such proceeding. The applicant shall indemnify the City for
all of City's costs, attorneys' fees, and damages which City incurs in enforcing the
indemnification provisions set forth in this condition. The applicant shall pay to the City
upon demand any amount owed to the City pursuant to the indemnification requirements
prescribed in this condition.
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Zoning Administrator Resolution No. ZA2012 -OXX
Page 9 of 9
EXHIBIT "B"
SIGN PROGRAM MATRIX
Type of Sign
Sign Requirements
Site - identification Sign "A"
Maximum Number: Two (locations as depicted on site plan)
Maximum Sign Area: 50 SF
Site- identification
Site - identification Sign "B"
Signs*
Maximum Number., Three (locations as depicted on site plan)
(Sign Type 4, 4A, and 6
Maximum Sign Area: 18 SF
on approved plans)
Site - identification Sign "C"
Maximum Number. Two (location as depicted on site plan — parking structure)
Maximum Sign Area: 75 SF
Multi Tenant Wall
Maximum Number., Two (location as depicted on site plan)
Sign*
Maximum Sign Area: 75 SF
NK
(Sign type 2A on
�`
approved plans)
Public Parking Sign
Maximum Number: Two (location as depicted on site plan — parking structure)
Maximum Sign Area: 75 SF
Public Parking
Public Parking Entrance Sign
Wall Signs*
Maximum Number., Two (location as depicted on site plan — parking structure)
(Sign type 6A, 7, and 8
on approved plans)
Maximum Sign Area: 16 SF
AV
Public Parking Directional Sign
Maximum Number. Two (location as depicted on site plan — parking structure)
Maximum Sign Area: 48 SF
Signs for
Individual Tenants
Signs for the individual tenants shall be regulated by the Zoning Code
(Sign type 10 on
approved plans)
Temporary Signs shall be regulated by the provisions of Chapter 20.42.090, except for
banners on the north and west elevation of the 3700 Newport Boulevard building and on
the west elevation of the 3444 Via Lido building. A banner for an ongoing or recurring
event on said elevations is allowed to exceed the maximum number of days and
Temporary Signs*
occurrences a banner can be displayed. However, only one banner shall be allowed per
(Sign type 16 on
elevation at any one time and shall conform to all other requirements of the Zoning Code,
approved plans)
except:
• Banner for a weekly or monthly recurring event (i.e. Farmer's Market): Allowed
only to be displayed two days prior to the event and during the days of the event.
• Banner for yearly events (i.e. Boat Show): Allowed only to be displayed up to
two weeks prior to the event and during the event.
Exempt Signs
Exempt signs shall be regulated by the provisions of Chapter 20.42.100 B.
NOTE: All proposed signs shall also be in conformance with the approved plans, Comprehensive Sign Program
No. CS20011 -007 and Modification Permit No. MD2012 -001, approved March 14, 2012, and provisions of
Chapter 20.42 of the Newport Beach Municipal Code, unless otherwise indicated. *Signs denoted with an
asterisk required approval of the Modification Permit in addition to the Comprehensive Sign Program.
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Attachment No. ZA 2
Vicinity Map
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Comprehensive Sign Program No. CS2011 -010
Modification Permit No. MD2012 -001 (PA2011 -219)
3400 - 3505 Via Oporto, 3676 & 3700 Newport
Boulevard, and 3418 - 3444 Via Lido
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Attachment No. ZA 3
Applicant's Justification Letter
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J B 3 D
Architectural Graphics & Branding
1 ,,■� ' 731 N. Main St. Orange, California 92868
01 714.744.2300 • 714.744.8061 fax C.L. #612831
Transmittal
Date:
Monday, February 20, 2012
To:
Erin Steffen
Company:
City of Newport Beach
Phone:
949.644.3234
From:
Joshua Wright
RE:
Lido Marina Village — Sign Program
Erin,
In regards to item #3 of the incomplete letter, please see the following:
The request for modification will be compatible with the existing development because the signage does not
hinder the public's view or create clutter. It brands the site as a cohesive unit while serving as way finding
signage for customers seeking to find the parking structure.
Due to the unique architecture on -site the modification should be approved due to the parking structure, which
most customers use, essentially being hidden from public view. To make the site a destination for tourists and
locals we feel it would be a must to create uniformity within the site. We feel the parking structure signage
accomplishes this.
Sign types 6 & 6A work, as a unit, not only to bring commerce to Newport Beach but direct people to easy
parking.
Please let me know if this will satisfy the additional points. If you have any questions please let me know
Thank you,
Joshua Wright
Designer
JB3D
714.204.0079
iosh @ib3d.com
Attachment No. ZA 4
Project Plans
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NEWPORT REACH, CA 9 SIGN PROGRAM
3400, 3404, 3408, 3412, 3416, 3420, 3421, 3424, 3431, 3432, 3439
3440, 3442, 3444, 3446, 3450, 3505 Via Oporto
3636 & 3700 Newport Blvd
3418, 3420, 3422, 3424, 3434, 3442, 3444 Via. Lido
February 2. 2012
LIDO MARINA VILLAGE
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NEWPORTHARBOR
LIDO MARINA VILLAGE 1 SIGN PROGRAM
PROPERTY OWNER
WREC LIDO VENTURE, LLC
C/O DAVENPORT PARTNERS
CONTACT. ANGELA BRAND
949.720.8400 EXT.3
ABRANOQDAVENPORTPARTNERS.COM
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PROGRAM DESIGNER
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JB3D
731 N. MAIN STREET
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L ELOPMENT
ORANGE,CA.92868
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714.744.2300
714.744.8061 fax
LIDO MARINA VILLAGE
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NEWPORTHARBOR
LIDO MARINA VILLAGE 1 SIGN PROGRAM
SIGNAGE OVERVIEW
FOR SIGN TYPES 2A-76
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Tenant Logo On Building
On Building
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9' -4"
8' -0"
75 Sq Ft
Yes
Yes
4.
4.0
Waterfront Entrance -
On Building
Two
5'
10' -0"
50 Sq Ft
Project ID
Yes
Large
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4A
4A.0
Waterfront Entrance -
On Building
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3' -0"
6' -0"
18 Sq Ft
Project ID
Yes
Small
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6.0
Site Identification on Parking
On Building
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20' -0"
3' -4"
Project ID
Yes
Structure
755q-
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6A
6A.0
Public Parking
On Building
Two
25' -0"
3' -0"
75 Sq Ft
No
No
7
7.0
Parking Entrance
On Building
Two
2' -S"
5' -10 "
16 Sq Ft
Project ID
No
8
8.0
Parking Directional
On Building
6' -0"
8' -0"
48 Sq Ft
Project ID
No
Only
10
10.0
On Building. Signage
On Building,
Varies
Varies
Varies
Varies
Yes
Yes
Window, or
Awning
16
16.0
Banners
On Building or
Y
Varies
Varies
.o- G
Yes
External
Window
v
-75 saF ¢i-_
Only
PAGE 0.1
Fcbm,V23.:012 LIDO MARINA VILLAGE ISIGN PBOGGAM
NEWPORTHARBOR
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SITE PLAIM
OVERALLPLAN
®. TENANT LOGO ON BUILDING
WATERFRONT ENTRANCE - LARGE
WATERFRONT ENTRANCE - SMALL
®. PUBLIC PARKING
PUBLIC PARKING
® PARKING ENTRANCE
PARKING DIRECTIONAL
ON BUILDING SIGNAGE
AS REOUIREO
February 2, 2012 PAGE 0.2
LIDO MARINA VILLAGE ISIGN PROGRAM
FOR CITY USE:
PURPOSE
MAXIMUM NUMBER
Two
shopping center. Primary tenants are defined as an occupant who is deemed
LOCATION
Attached directly to the existing Lido Marina Village parking structure
MAX. SIGN AREA &SIZE
Width:
8 " -0"
Parallel to wall toward street, parking lot or pedstrianarea.
Height:
T -4', tenantnames are limited to 6" tall
SIDES
Area:
75 Sq Ft Maximum
FOR LANDLORD USE:
PURPOSE
To identify primary business names occupying the lido Marina Village
shopping center. Primary tenants are defined as an occupant who is deemed
by the Shopping Center Owner, per their lease, to have the right to have their
company name on their primary storefront.
ORIENTATION
Parallel to wall toward street, parking lot or pedstrianarea.
SIGN COPY
Tenant names and logos
SIDES
Single- sided.
SIGN CONSTRUCTION
Individual letter and logosonly(no cabinetsigns or cloud signs allowed).
'
Attached directly to the Lido Marina.Village parking structure.
ILLUMINATION
Internally illuminated orhalo- litletters.No exposed neon lighting allowed.
LOGO
Permitted. Must beapproved bythe Shopping Center Owner.
LETTERSTYLE
Logo typefaces. Lettering mustbe: approvedbythe Shopping CenterOwner.
COLORS
Tenant standard colors. All colors.to be approved by Shopping Center Owner.
SIGN TYPE 2A
TENANT LOGO DIRECTORY FACING VIA OPORTO
SPECIFICATIONS / ELEVATIONS
MULTI TENANT WALL SIGN ON MATRIX
ELEVATION VIEW
SCALE: NTS
PAGE 2A.0
February 2, 2012 LIDO MARINA VILLAGE I SIGN PR06RAM
FOR CITY USE:
MAXIMUM NUMBER
LOCATION
MAX. SIGN AREA & SIZE
FOR LANDLORD USE:
PURPOSE
ORIENTATION
SIGN COPY
SIDES
SIGN CONSTRUCTION
ILLUMINATION
LOGO
LETTERSTYLE
COLORS
February 2, 2012
2
Attached directly to existing building fascia
Width: 10'.0'
Height: 5' -0'
Area: 50 Sq Ft
To identify the retail shopping entrance to pedestrians.
Parallel to wall
3'-6'
"LIDO MARINA VILLAGE - & "WATERFRONT SHOPS" (WALL)
Single -sided
Durable, non - weathering nonferrous metals.
External illumination
Project 10 only
Neutra Text
Project colors only
SIGN TYPE 4
WATERFRONT ENTRANCE - LARGE
SPECIFICATIONS 1 ELEVATIONS
SITE IDENTIFICATION SIGN "A" ON MATRIX
20' -0"
(WALL)
ELEVATION VIEW
SCALE:NTS
PAGE 4.0
LIDO MARINA VILLAGE I SIGN PROGRAM
FOR CITY USE:
MAXIMUM NUMBER
LOCATION
MAX. SIGN AREA & SIZE
FOR LANDLORD USE:
PURPOSE
ORIENTATION
SIGN COPY
SIDES
SIGN CONSTRUCTION
ILLUMINATION
LOGO
LETTERSTYLE
COLORS
February 2. 2012
3
Attached directly to existing building facia
Width: V-0,
Height: 3' -O'
Area: 18 Sq Ft.
To identify the retail shopping entrance to pedestrians.
Parallel to wall
-LIDO MARINA VILLAGE' & "WATERFRONT SHOPS'
Single -sided
Durable, non - weathering nonferrous metals.
External illumination
Project 10 only
Neutra Text
Project colors only
SCALE: N
SIGN TYPE 4A
WATERFRONT ENTRANCE - SMALL
SPECIFICATIONS / ELEVATIONS
SITE IDENTIFICATION SIGN "B" ON MATRIX
101-5 -
(WALL)
1 {
Lam--' _p
IAA _
3,0 o
t
PAGE 4A.0
LIDO MARINA VILLAGE I SIGN PROGRAM
FOR CITY USE:
To identifythe public parking entrance to passing moronsts.
MAXIMUM NUMBER
Two,oneateach parking entrance
LOCATION
Attached directly to the 3434 Via Lido building
MAX. SIGN AREA &SIZE
Width: 20' -0'
SIGN CONSTRUCTION
Height: 3' -4-
ILLUMINATION
Area: _.&nq Ft
LOGO
7SSy2• -� .
FOR LANDLORD USE
PURPOSE
To identifythe public parking entrance to passing moronsts.
ORIENTATION
Parallel to well facing Via Lido &Central Ave
SIGN COPY
Project ID
SIDES
Single -sided
SIGN CONSTRUCTION
Durable, non-weathering nonferrous metals.
ILLUMINATION
Internal or external illumination
LOGO
Project 10 only
LETTERSTYLE
Neutra Text
COLORS
Project colors only
Feb retry 2, 2012
SIGN TYPE 6
SIET IDENTIFICATION ON PARKING STRUCTURE
SPECIFICATIONS/ ELEVATIONS
SITE IDENTIFICATION SIGN "C" ON MATRIX
44' -Io-
ELEVATION VIEW
SCALE: NTS
PAGE 6.0
LIDO MARINA VILLAGE I SIGN PROGRAM
FOR CITY USE
MAXIMUM NUMBER Two, one at each parking entrance
LOCATION Attached directly to the 3434 Via Lido building
MAX. SIGN AREA &SIZE Width: 25' -0'
Height: 3' -0'
Area: 75 Sg Ft
FOR LANDLORD USE
PURPOSE
To identify the public parking entrance to passing mororists.
ORIENTATION
Parallel to wall facing Via Lido &Central Ave
'SIGN. COPY
Public parking information
SIDES.
.Single -sided
SIGN CONSTRUCTION
Durable, non- weathering nonferrous metals.
ILLUMINATION
Internal or external illumination
LOGO
Prohibited
LETTERSTYLE
Neutra Text
COLORS
Project colors only
February Z. 2012
SIGN TYPE 6A
PUBLIC PARKING
SPECIFICATIONS / ELEVATIONS
PUBLIC PARKING SIGN ON MATRIX
4* 19
ELEVATION VIEW
SCALE: NTS
PAGE 6A.0
LIDO MARINA VILLAGE I SIGN PROGRAM
FOR CITY USE
MAXIMUM NUMBER Two, one ateach parking entrance
LOCATION Attached directly to the parking structure
MAX. SIGN AREA &SIZE Width: 5'.10* Panel Only
Height: 2' -8' Panel Only
Area: 16 Sq Ft Panel Only
FOR LANDLORD USE:
To identify the public parking entrance to passing motorists.
PURPOSE
ORIENTATION
Parallel to wall facing
Project ID & public parking information
SIGN COPY
SIDES
Single -sided
SIGN CONSTRUCTION
Durable. non- weathering nonferrous metals.
ILLUMINATION
Prohibited
LOGO
Project ID only
LETTERSTYLE
Neutra Text
COLORS
Project colors only
February 2.2012
SIGN TYPE 7
PARKING ENTRANCE
SPECIFICATIONS / ELEVATIONS
PARKING DIRECTIONAL SIGN ON MATRIX
ELEVATION VIEW
SCALE:NTS'
PAGE 7.0
LIDO MARINA VILLAGE 1 SIGN PROGRAM
FOR CITY USE:
MAXIMUM NUMBER
Two
LOCATION
Attached directly to the 3434 Via Lido building
MAX. SIGN AREA & SIZE
Width: T -0"
Height: 6' -0"
Project ID &public parking information
Area: 48 S Ft
FOR LANDLORD USE:
PURPOSE
To identifythe public parking entranceto passing mororists.
,
ORIENTATION
Parallel to wall facing Via Lido &Central AVe
SIGN COPY
Project ID &public parking information
SIDES
Single -sided
tt'-0-
(WALL)
SIGN CONSTRUCTION
Durable, non-weathering nonferrous metals.
ILLUMINATION
Internal or external illumination
LOGO
Project 10 only
LETTERSTYLE
Neutra Tex[
COLORS
Project colors only
ELEVATION VIEW
SCALE: NTS
I",
(WALL)
SIGN TYPE 8
PARKING DIRECTIONAL
SPECIFICATIONS/ ELEVATIONS
PUBLIC PARKING DIRECTIONAL SIGN ON MATRIX
PAGE 8.0
February 2. 2012 LIDO MARINA VILLAGE I SIGN PROGRAM
FOR CITY USE:
MAXIMUM NUMBER
One pertenant
LOCATION
Mounted to existing building orwindow
SIGN TYPE INCLUDES:
Wall, window, projecting, & awning signage
PLEASE NOTE:
Signage does not deviate from City code requirements
Graphics at no time shall exceed 20% of Window Glazing area. Graphics subject to Shopping Center owner approval.
FOR LANDLORD USE:
PURPOSE
To identify primary business names occupying a single- tenant occupant
building atthe Lida Marina Village. Primary tenants are defined as an
occupant who is deemed bythe Shopping Center Owner, per their lease, to
have the right to have their company name on their primary storefront.
ORIENTATION
Parallel to wall toward street, parking lot or pedstrian area.
SIGN COPY
One single -line copy business name and oriogo per location.
SIDES
Single- sided.
SIGN CONSTRUCTION
Individual letterand lagosonly.NO Cabinetsignsor cloud signs allowed.
Tenant is only permitted to mount directly to structural mounting system or
base align business name to aluminum barto be attached to structural
mounting system. Structural mounting system is intended to preserve
architectrual features /materials.
ILLUMINATION
Surface or halo litlettering. NO exposed neon lighting allowed.
LOGO
Permitted. Must be approved by the Shopping Center Owner.
LETTERSTYLE
Logo typefaces. Lettering must be approved bythe Shopping Center Owner.
COLORS
Colors must be approved bythe Shopping Center Owner.
February 2. 2012
LINE DENOTES
ARCHITECTURAL FEATURE
SIGN TYPE 10
PRIMARY FRONTAGE
ON- BUILDING ID SIGNAGE
SPECIFICATIONS
LINE DENOTES
ARCHITECTURAL FEATURE
MIN. 1(2 MIN. 1/2
SIGN HEIGHT SIGN HEIGHT
}--�— 50% LEASE FRONTAGE
MIN. 7/4
SIGN HEIGHT
80% OF
LOGO O HEIGHT
ALLOWABLE SPACE _]TEN ANT NAME
----
MIN. 1/4
SIGN HEIGHT
PAGE 10.0
LIDO MARINA VILLAGE I SIGN PROGRAM
FOR CITY USE
MAXIMUM NUMBER Emht temppw - ^ "iwn permanent banners
LOCATION Attached directly to the existing building
MAX. SIGN AREA &SIZE 'Width: As Required
Height: As Required
Areal 97.5. Sa Ft Maximum
SIGN TYPE 16
BANNER SPECIFICATIONS
cdcto cal
45 reyvlafed by %tiQ Zr.�LtKy ddrI'tc4i �k
btu r S Ct e d an f�B we5f R�vaf[uri � f 4 3700 iV�p��f
ccvLc( 3y�f�1 CLn4 -va( bvtldrst9 Svenj ' --0 f� <erivevee 4S
S , Fte d vn f G•2 ° pPYGv e d S'j n - -LLb & kK'rt' -
FOR LANDLORD USE:
PURPOSE
To identify leasing opportunities &special event / marketing advertising
ORIENTATION
Parallel to well toward street. parking lot or petlstrian area.
SIGN COPY
Tenant names, logos, & special event/ marketing advertising
SIDES
Single -sided
SIGN CONSTRUCTION
Vinyl or Banner material
ILLUMINATION
permitted as external illumination
LOGO
Permitted. Must be approved by the Shopping Center Owner.
LETTERSTYLE
Logo typefaces. Lettering must be approved by the Shopping Center Owner.
COLORS
All colors to be approved by Shopping Center Owner.
Feb,",v 23. 2012.
Front view
Scole n..
VARIES
VARIES
PAGE 16.0
LIDO MAPIN= VILLAGE I SIGN PROGRAM
/37 4 xewoen 91.. to I
[oiat•Nn
�• _ zs
]au
Wdsk
SIGN TYPE 16
BANNER ELEVATIONS
PAGE 16.1
Fvb ueiv ?3.2012 LIDO MARINA VILLAGE I SIGN PROGRAM