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HomeMy WebLinkAbout01 - 600 Newport Center Drive Modification Permit - PA2015-217 o4�Ewr°Q COMMUNITY DEVELOPMENT DEPARTMENT y PLANNING DIVISION u 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 (949) 644-3200 Fax: (949) 644-3229 C`�LfFOR�,P www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT January 28, 2016 Agenda Item No. 1 SUBJECT: 600 Newport Center Drive Sign Modification Permit (PA2015-217) 600 Newport Center Drive • Modification Permit No. MD2015-011 APPLICANT: Irvine Company OWNER: Irvine Company PLANNER: Melinda Whelan, Assistant Planner (949) 644-3221, mwhelan@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: PC-56 (Newport Center North) Block 600 • General Plan: MU-1-13 (Mixed Use Horizontal) PROJECT SUMMARY A request for a modification permit to allow an additional secondary tenant wall sign. The Planned Community regulations allow two primary tenant signs and one secondary tenant sign. The application also requests approval to increase the letter and logo height for both secondary signs. The height of the letters would be a maximum of 24 inches and the logo would be a maximum of 30 inches where the North Newport Center Planned Community Development Plan (PC) sign standards limits text to 16 inches for secondary tenant signs. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Modification Permit No. MD2015-011 (Attachment No. ZA 1). 1 2 600 Newport Center Drive Sign Modification Permit Zoning Administrator, January, 28, 2016 Page 2 DISCUSSION • The subject property is located within the North Newport Center Planned Community (PC-56) Block 600 Zoning District. The property is developed with a 3-story parking garage with a tenant space on the ground floor that was previously occupied by 24-hour fitness. Recently the space has been improved with two new tenants - St. Joseph-Hoag Wellness Center and Kinetic Fitness Center (Kinetic). • The location within the ground floor of the parking garage is unique in the Newport Center office area as most of the surrounding buildings are much taller with greater visibility. • Kinetic proposes one sign on the west side of the building above their main entrance facing the courtyard and one sign on the south side of the building facing Newport Center Drive. The signs would be identical in size with 24-inch letter height and 30-inch logo height. The length of the signs including the logo would be approximately19 feet, 8 inches. • The additional secondary tenant wall sign facing the interior courtyard would identify Kinetic above their main entry, where the Planned Community (PC) regulations limit the secondary tenant to one wall sign. Additionally, the applicant proposes an increase in the letter height to 24 inches and logo height to 30 inches for both secondary tenant signs where the PC regulations limit the height to 16 inches. The PC regulations do not limit the maximum length or area of the signs. • The primary tenant (St. Joseph-Hoag Health Wellness Center) signs have been permitted and are compliant with the Planned Community regulations. The primary tenant is permitted to have two signs with 24-inch-letter height. They are located on the easterly side of the building facing Santa Rosa and on the southerly side of the building facing Newport Center Drive. • The main entry for Kinetic is located on the west side of the building facing the courtyard and significantly setback from the street. A sign is necessary here for pedestrians after they park their vehicles in the parking structure or for foot traffic from the surrounding office buildings. • Identification is also required on the south side of the building facing Newport Center Drive which is the main public-right-of way through the Newport Center area. TmpIt:10-02-15 600 Newport Center Drive Sign Modification Permit Zoning Administrator, January, 28, 2016 Page 3 • There are existing mature trees located along the west and south sides of the building further hindering visibility and requiring additional size to meet the needs of this location. • The addition of one secondary wall sign and the increase in size for both signs are reasonable in size and scale when compared to the surrounding neighborhood. They would provide for adequate identification of the site but not be excessive for the area. ENVIRONMENTAL REVIEW The project is categorically exempt under Section 15311, of the State CEQA (California Environmental Quality Act) Guidelines - Class 11 (Accessory Structures). 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. 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: Melinda Whelan Assistant Planner GBR/msw TmpIt:10-02-15 J 600 Newport Center Drive Sign Modification Permit Zoning Administrator, January, 28, 2016 Page 4 Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans TmpIt:10-02-15 JT 0 Attachment No. ZA 1 Draft Resolution 2 RESOLUTION NO. ZA2016-0## A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MODIFICATION PERMIT NO. MD2015-011 FOR AN ADDITIONAL SECONDARY TENANT WALL SIGN AND INCREASED LOGO AND LETTER HEIGHT FOR BOTH SECONDARY TENANT SIGNS LOCATED AT 600 NEWPORT CENTER DRIVE (PA2015-217) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by the Irvine Company, with respect to property located at 600 Newport Center Drive, and legally described as Parcel 3, Block D in Resubdivision 1016 requesting approval of a modification permit. 2. The applicant proposes an additional secondary tenant wall sign. The Planned Community regulations allow two primary tenant signs and one secondary tenant sign. The application also requests approval to increase the letter and logo height for both secondary signs. The height of the letters would be a maximum of 24 inches and the logo would be a maximum of 30 inches where the North Newport Center Planned Community Development Plan (PC) sign standards limits text to 16 inches for secondary tenant signs. 3. The subject property is located within the North Newport Center Planned Community (PC-56) Zoning District and the General Plan Land Use Element category Mixed-Use Horizontal (MU-H3). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on January 28, 2016, in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 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 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. 9 Zoning Administrator Resolution No. ZA2016-0## Page 2 of 7 SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.050 (Modification Permits) of the Newport Beach Municipal Code, the following findings and facts in support of such findings 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 Block 600 of the North Newport Center Planned Community (PC-56) Zoning District. The wall signs will be accessory to the existing wellness center and fitness center use. 2. The proposed wall signs will be located on the west and south side of the ground floor of a parking garage. The west side is above the main entrance for the tenant (Kinetic) which faces the courtyard that is significantly setback from the street and any other property. The south side is facing Newport Center Drive across from Fashion Island. The surrounding office area, consisting of much taller and more visible buildings including Fashion Island, contain signs that are greater in quantity and size. 3. The proposed signs, in addition to the primary tenant signs (4 signs total), are proportional in quantity and size to the parking garage structure when compared with the surrounding development in the Newport Center office area and Fashion Island. 4. The proposed signs are an appropriate size and scale for the size of the parking garage/commercial building upon which they are allocated. 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. The tenants of the subject building are situated on the ground floor of a parking garage which is unique in the Newport Center office area as most of the surrounding tenants are within buildings which are much taller with greater visibility. 2. The main entry for Kinetic is located on the west side of the building facing the courtyard and not visible from the street. A sign is necessary here for pedestrians after they park their vehicles in the parking structure or for foot traffic from the surrounding office buildings. 10-02-2015 10 Zoning Administrator Resolution No. ZA2016-0## Page 3 of 7 3. Identification is also required on the south side of the building facing Newport Center Drive which is the main public-right-of way through the Newport Center area. 4. There are existing mature trees located along the west and south sides of the building in front of both sign locations further hindering visibility and requiring additional size to adequately fulfill the purpose of the signs and meet the needs of the location. 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. The general purpose and intent of the North Newport Center Planned Community as it pertains to signs is to provide each sign user with an opportunity for adequate identification while guarding against the excessive and confusing proliferation of signs. 2. A strict application of the sign standards established by the North Newport Center Planned Community limits secondary tenants to one wall sign with a smaller size. This would result in inadequate identification due to the unique physical layout of the building. Both tenants are on the ground floor of a parking garage and Kinetics' main entry is on the courtyard which is not visible from a street frontage. Kinetic has a street frontage side along Newport Center Drive which is the main road through the Newport Center area. 3. Additionally, there are existing mature trees that surround the west and south side of the building where Kinetic is located. These trees require additional size for the signs to be visible. 4. The additional sign and increased size for both signs provide adequate identification of the building from Newport Center Drive and the entrance to Kinetic from the courtyard. 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 alternative would be one 16-inch sign; however, the additional wall sign and the additional size for both signs will provide positive benefit to pedestrians and visitors to the site by providing increased visibility for the entrance and for the location for vehicles from Newport Center Drive. 10-02-2015 11 Zoning Administrator Resolution No. ZA2016-0## Page 4of7 2. Another alternative is to provide signage on the landscape wall along Newport Center Drive which is permitted by the PC regulations; however, this would not adequately identify the location of Kinetic. 3. Section 20.52.050 (Modification Permits) of the Zoning Code specifies that a modification permit may be granted to increase the allowed number of signs and the allowed size of signs. The location of the tenant within the corner space of the ground floor of a parking garage with an entrance from an interior courtyard and a street frontage on Newport Center Drive warrants the increase in the quantity of signs and the increase in the size of the signs. They will not detract from the building's exterior. 4. The proposed wall signs will provide adequate identification for the entrance to Kinetics. The signs will also provide additional visual direction for pedestrian traffic walking from the parking structure, for vehicles on the surrounding public roadways and from a greater distance without detracting from the development's overall aesthetic. 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: 1. Approval of the application to allow an additional secondary tenant wall sign and an increase in size for both secondary tenant wall signs does not change the density or intensity of the existing use. The proposed signs will provide adequate identification for the unique layout of the tenant within the ground floor of the parking garage. 2. The location of the additional sign above the main entrance adjacent the courtyard does not impact the surrounding properties. 3. The size of the signs is well within the scale of signs in the surrounding area and will not adversely affect or be detrimental to persons, property, or improvements in the surrounding neighborhood. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Modification Permit No. MD2015-011 subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 10-02-2015 12 Zoning Administrator Resolution No. ZA2016-0## Page 5 of 7 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. PASSED, APPROVED, AND ADOPTED THIS 28TH DAY OF JANUARY, 2016. BY: Patrick J. Alford, Zoning Administrator 10-02-2015 2s Zoning Administrator Resolution No. ZA2016-0## Page 6 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING 1 . The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. 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. 4. One additional secondary tenant wall sign shall be allowed for a total of two secondary tenant wall signs. 5. The secondary tenant wall signs shall have a maximum logo height of 30 inches and a maximum letter height of 24 inches. 6. This Modification Permit shall become null and void should the tenant space be subdivided into two smaller suites. 7. The applicant is required to obtain all applicable permits from the City's Building Division. The construction plans must comply with the most recent, City-adopted version of the California Building Code. 8. 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. 9. 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. 10. 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 10-02-2015 2'� Zoning Administrator Resolution No. ZA2016-0## Page 7 of 7 or indirectly) to City's approval of the 600 Newport Center Drive Sign Modification including, but not limited to, Modification Permit No. MD2015-011 (PA2015-217). 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. k;s�* 10-02-2015 15 10 Attachment No. ZA 2 Vicinity Map 2-�L 12 y VICINITY MAP Av \_ F • ���111 P ♦ 1/ / v u�1 11 5 f5 , Modification Permit No. MD2015-011 PA2015-217 600 Newport Center Drive 20 Attachment No. ZA 3 Project Plans 21 22 PA2015-217 SIGN TYPE-LEGEND OSANTA R O S A ft 1.1. Eyebrow Sign- Kinetic M 1.2. Eyebrow Sign - Kinetic TIM , TIMDC O FITNESS CENTER STUDIO °' BREAK RM. .. 11 W'S RR THE'ZONE fTl n m 0 - O z 0 i M I ❑ © ❑ MEN'S RR F �- p O L' LT-t-LILL14 z z v MEN'S LOCKER RM. m o o o ISI Cr ` 1OFFICE : < m HYDROL�R RM. - - rfr - - MASSAGE RM. T- - � - to 71-1- -'i $TORlIT J _ i Pr fl � p J. J.. 7. STOR. LABJ �t1'UTY - d - � r J On� h WOM E N'S LOCKER RM.I - _ ELLNESN �.�... .- V /Sly > O` 4 LOBBY �I - N C N i_ - V 0 VOW3 v z o � o 0 N 3 a The following drawings,specifications,ideas,designs,and 11 600 NEWPORT CENTER DRIVE CLIENT REVISIONS JOB# DRAWING TITLE nge anaments represented therebyare, and shall ..in the cel propertyofthe designer,and no part thereof shall be copied, IRVINE COMPANY t 11/02/15-REVISED SIGN TYPES/NO'S 15-0748 LOCATION PLAN disclosed to others or used in connection with any work or A, 11/10/15-REVISED SIGN NO.S project other than the specified project for which they have 731 N. MAIN ST CONTACT DATE SCALE DESIGNER SNTN been prepared and developed without the written consentofthe E,CA 92868 600 NEWPORT CENTER DRIVE, ORANG designer.Visual contactwith these plans orspecifications shall CHURCHILL BUNN 10.22.15 AS NOTED MH 1 constitute conclusive evidence of acceptance of these restrictions. 714.744.2300 NEWPORT BEACH,CA 23 PA2015-217 i DESIGN NOTES: 1. 3" THK. FABRICATED ALUMINUM FACE LIT CHANNEL LETTERS INTERNALLY EQ ILLUMINATED WITH 8000K LED (LG 30 I< I N E I 24 CHIP). NUMBER OF LAMPS PER LETTER AS REQUIRED TO ENSURE BRIGHTNESS. EQ "K LOGO" FACE TO BE TRANSLUCENT WHITE ACRYLIC FACE WITH VINYL FILM OVERLAY. ENAMEL RECEPTIVE VINYL FILM PAINTED TO MATCH PMS 115- MATTHEWS MP00125 "YELLOW HAZE". SIDES/RETURNS PAINTED TO MATCH FACE COLOR. I KINETIC LETTER FACE TO BE TRANSLUCENT WHITE ACRYLIC FACE WITH TRANSLUCENT VINYL FILM \ \ / OVERLAY. CLOSEST VINYL FILM TO MATCH PMS 7040C-ARLON-2500 SERIES- NO. 236. SIDES/RETURNS in PAINTED TO MATCH FACE COLOR. 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FABRICATED ALUMINUM FACE LIT CHANNEL LETTERS INTERNALLY ILLUMINATED WITH 8000K LED (LG CHIP). NUMBER OF LAMPS PER LETTER AS REQUIRED TO ENSURE BRIGHTNESS. "K LOGO" FACE TO BE TRANSLUCENT WHITE ACRYLIC FACE WITH VINYL FILM OVERLAY. ENAMEL RECEPTIVE VINYL FILM PAINTED TO MATCH PMS 115- MATTHEWS MP00125 "YELLOW HAZE". SIDES/RETURNS PAINTED TO MATCH FACE COLOR. KINETIC LETTER FACE TO BE TRANSLUCENT WHITE ACRYLIC FACE WITH TRANSLUCENT VINYL FILM OVERLAY. CLOSEST VINYL FILM TO .m MATCH PMS 7040C-ARLON-2500 SERIES- NO.236. SIDES/RETURNS n PAINTED TO MATCH FACE COLOR. 0 1 PROPOSED SIGN NO.1.3 .o w ALIGN W/MULLION ~ BELOW I _ 1 EQ I ra I o c 30" 1< 1 N ETI C 24" ---- --------------EQ I ------------------ _ n 3 0 n 12'-8"(± 0 ILL! 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MAIN ST CONTACT DATE SCALE DESIGNER SNTq can prepared and developed without the written consent of the 11/06/15-REVISED FACE/LED/COLOR designer,Visual contactwith these plans or specifications shall ORANGE,CA 92868 600 NEWPORT CENTER DRIVE, �CHURCHILL BUNN 10.22.15 AS NOTED MH 3 constitute conclusive evidence of acceptance of these msthctions. 714.744.2300 NEWPORT BEACH,CA Al3 12/07/15-REVISED SIZE/COLOR 215 PA2015-217 DESIGN NOTES: 1. 3" THK. FABRICATED ALUMINUM FACE LIT CHANNEL LETTERS INTERNALLY ILLUMINATED WITH 8000K LED(LG CHIP). NUMBER OF LAMPS PER LETTER AS REQUIRED TO ENSURE BRIGHTNESS. "K LOGO" FACE TO BE TRANSLUCENT WHITE ACRYLIC FACE WITH VINYL FILM OVERLAY. ENAMEL RECEPTIVE VINYL FILM PAINTED TO MATCH PMS 115- MATTHEWS MP00125 "YELLOW HAZE". SIDES/RETURNS PAINTED TO MATCH FACE COLOR. KINETIC LETTER FACE TO BE A TRANSLUCENT WHITE ACRYLIC FACE � A 1 WITH TRANSLUCENT VINYL FILM " OVERLAY. CLOSEST VINYL FILM TO MATCH PMS 7040C-ARLON-2500 3 " V-6" 15'-8" SERIES- NO. 236. SIDES/RETURNS in PAINTED TO MATCH FACE COLOR. 3 o 2 wl 30" I E T 1 24" H 3 m O Y O ELEVATION A(WEST)-SIGN NO.'S 1.1 & 1.2 3 SCALE:3/8" = V-0" 0 v w m a n 0 v O `v c v U t 0 3 v Z 0 0 c m E 0 U v C 3 a Thefollowing drawings,specifications,ideas,designs,and It D �D 600 NEWPORT CENTER DRIVE CLIENT REVISIONS JOB# DRAWING TITLE arrangements represented thereby,are and shall remain the cl�l IRVINE COMPANY 0 15-0748 pmperty oP the designer,and no part thereof shall be copied, t 11/02/15-REVISED SIGN TYPES ST-1.1 & ST1.2 - EYEBROW SIGNKINETIC disclosed to others or used in connection with any work or project other than the specified project for which they have ZL11/06/15-REVISED FACE/LED/COLOR been prepared and developed withoutthe written consent of the 731 N.MAIN ST CONTACT DATE SCALE DESIGNER SNT# ZL designer.Visual contact with these plans orspecifications shall ORANGE,CA 92868 600 NEWPORT CENTER DRIVE, CHURCHILL BUNN 12/07/15-REVISED SIZE/COLOR 10.22.15 AS NOTED MH A d constitute conclusive evidence of acceptance of these restrictions. 714.744.2300 NEWPORT BEACH,CA 20 PA2015-217 F 3: al J 1< 1 N ET 3 � - 0 c 3 m Y O In o0 a _ as as _ a 0 N N N r U . �: t r r r .._ - ± I J r s� E75v'1 S�jr ! - H- 'i ., rx3 - -e"1B' 0 3 z PHOTO RENDERING- ELEVATION A(WEST)-SIGN NO. 1.1 -(24" LETTERS) CD SCALE: NTS m c m E 0 U m c d The following drawings,specifications,ideas,designs,andII D �D 600 NEWPORT CENTER DRIVE CLIENT REVISIONS JOBA ORAWINOTITLE arrangements represented thereby,are and shall remain the cl�l IRVINE COMPANY 15-0748 property of the designer,and no part thereof shall be copied, 17/02/15-REVISED SIGN TYPES ST-1.1 - EYEBROW SIGN - KINETIC disclosed to others or used in connection with any work or project other than the specified project for which they have 731 N. MAIN ST CONTACT DATE SCALE DESIGNER SHTH been prepared and developed without the written consent of the ORANGE,CA 92868 600 NEWPORT CENTER DRIVE, designer Visual contact with these plans or specifications shall CHURCHILL BUNN 10.22.15 AS NOTED MH constitute conclusive evidence of acceptance of these restrictions. 714.7442300 NEWPORT BEACH,CA 2 PA2015-217 r + V \ t ) KINETIC I 3 0 a Pill v h WI # H C_ m _ — � y� o 3 — 0 M v w m v - o vt, x > l wi / v U C 0 3 z PHOTO RENDERING- ELEVATION A(WEST)-SIGN NO. 1.2-(24" LETTERS) o SCALE: NTS ,o C N E 0 U v c a The following drawings,specifications,ideas,designs,and (j D t(lj D 600 NEWPORT CENTER DRIVE CLIENT REVISIONS JOB# DRAWING TITLE arrangements represented thereby,are and shall remain the C/ C`��l( propenyefthe designer,and nopan thereof shall hecopied, IRVINE COMPANY Q 15-0748 ST-1.2 - EYEBROW SIGN - KINETIC disclosed to others or used in connection with any work or 11/02/15-REVISED SIGN TYPES project other than the specified project for which they have 731 N. MAIN ST CONTACT DATE SCALE DESIGNER SNT# been prepared and developed without the written consent of the 731 NG AIN 92868 fi00 NEWPORT CENTER DRIVE, designer.Visual contact with these plans or specifications shall ORANGE, RANG ,C 600 NEWPORT PORT CENTEH,CA CHURCHILL BUNN 10.22.15 AS NOTED MH �6g constitute conclusive evidence of acceptance of these restriaions.