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HomeMy WebLinkAbout32 - Autobistro Ground Sign - 3100 West Coast Highway��FW �Rr O F 0 l,[0.", CITY OF NEWPORT BEACH COMMUNITY AND ECONOMIC DEVELOPMENT PLANNING DEPARTMENT 3300 NEWPORT BOULEVARD NEWPORT BEACH, CA 92658 (949) 644 -3200; FAX (949) 644 -3250 Hearing Date: Agenda Item No.: Staff Person: REPORT TO THE MAYOR AND CITY COUNCIL SUBJECT: Autobistro Ground Sign 3100 West Coast Highway April 12, 1999 32 Patricia L. Temple (949) 644 -3200 REQUEST: To determine compliance with the intent of a condition of approval imposed by the City Council in relation to the height of a proposed monument sign. ACTION- Approve sign as submitted; or, provide guidance to the applicant and staff on appropriate sign limitations to meet the intent of the condition of approval. Background is On November 24, 1997, the City Council overruled the decision of the Planning Commission and approved Use Permit No. 3612, allowing the construction of a drive though restaurant at 3100 West Coast Highway. The project has now been constructed and is in operation, and known as Autobistro. In making its decision to approve the project, the City Council discussed a number of issues, including the need for the business to have signs. Since no information was then available on the sign program, the City Council included a condition of approval establishing a height limit for any ground sign, as follows: "Any ground sign shall not exceed a height of 6 feet. The sign may be permitted to exceed this limit with the approval of the Planning Director upon a determination that the overall design and siting of the sign incorporates landscaping and architectural treatments which contribute to the aesthetics of the project.." Discussion The applicant has submitted a proposed design for a ground sign which is higher than 6 feet. Since it exceeds the specified height, review for compliance with the landscaping, architectural and aesthetic considerations set forth in the condition is required. Given the fact that the proposed sign is 12 feet in height (twice the specified limit), and, in the judgment of the Planning Director, there are questions as to whether the proposal meets the criteria to exceed 6 feet in height, staff did not feel this decision should be made at the staff level, and referred the item to the Planning Commission for a determination. The proposed sign is 18 feet wide and 4 feet, 4 inches in height, and is mounted on a pedestal 7 feet, 6 inches in height and approximately 7 feet in width. The overall height of the pedestal and sign is 12 feet. It should be noted that the sign has been reviewed by staff and the City's Mariner's Mile design consultant a number of times, and has been reduced from an initial height of 16 feet. The sign includes the name of the business, the business logo, and a directional component. The sign is white, black, yellow, and burgundy, which is compatible with a planned repainting of the existing building. A colored elevation of the proposed sign and a rendering of the new color scheme for the building are attached to this report. Planning Commission Determination The Planning Commission discussion focused on the ability of the business to achieve adequate signage, given the project's location on West Coast Highway, the speed of traffic in the area, and the types of existing signs in the area. The Commission noted that the design of the sign was consistent with the existing building, since both are horizontal in design. In approving the sign, the Planning Commission also required the base of the sign to be enhanced with additional landscaping, and noted that the determination is in relation to the building existing on -site, and that further review of the sign would be required if the building was tom down or significantly altered. Submitted and prepared by: PATRICIA L. TEMPLE Planning Director Attachments 1. Excerpt of Planning Commission minutes 2. Planning Commission staff report 3. Colored elevation of sign 4. Site plan s. Colored rendering of building Auto Bistro Ground Sign April 12 1999 Page 2 0 • • City of Newport Beach Planning Commission Minutes March 18, 1999 SUBJECT: Autobistro Ground Sign 3100 West Coast Highway • UP No. 3612 To determine compliance with the intent of a condition of approval imposed by the City Council in relation to the height of a proposed monument sign. Ms. Temple, distributing a copy of the 11/24/1997 council meeting minutes, noted the extra condition that was imposed by City Council on this project approval. The additional condition imposed limited the height of the sign, but gave staff the authority to exceed that height based on criteria relating to the design and sizing of the design in respect to its compatibility with the building or incorporation of architectural treatments contributing to the project aesthetics. An analysis of the proposal in relation to that condition is contained in the staff report. The Council also adopted an additional finding (located on page 3 of the handout). The additional finding states that the addition of a pole sign as permitted by the City's Sign Code would detract from the architectural elements incorporated into the building design. The Council had concerns with both the height of the sign as well as the design as a pole sign. The sign itself is on a substantial pedestal. Pursuant to the provisions of the Municipal Code, the sign falls under the definition of a pole sign. At Commission inquiry, Ms. Temple noted that this is a discussion item only and was not noticed as a public hearing. The Commission is not adjusting any of the existing conditions of approval on the project or making modifications to the project itself. As staff is not comfortable with making the determination provided for in Condition No. 42 this item has been referred to the Planning Commission for additional guidance as to whether the applicant's proposed signage would meet the spirit and intent of the City Council condition. Public Comment was opened. Mr. John Howenstine, 3188 J Airway Avenue, Costa Mesa - representing the applicant noted the following: • Landscaping - element to be added around the sign that will enhance the landscaping of the entire property. • Architectural Treatment - met with city consultant and city staff, proposed colors for the sign and the building are compatible - the building is a long, linear element as well as the proposed sign - base is similar in shape and color to the base of the building (the food server element not the beams). • Height of the sign at 6 feet is virtually indistinguishable from anything off Pacific Coast Highway (some cars are 6+ feet tall). • Aesthetics - the sign as landscaped and oriented above would be aesthetically pleasing INDEX Item No. 1 UP No. 3612 Approved DRAB City of Newport Beach Planning Commission Minutes March 18, 1999 INDEX Continuing, he noted his past experiences with other cities in the area and presented photographs. In conclusion, he noted the scale of the sign and the identification on the building will accomplish what the City of Newport Beach wants. He asked for support of and identification of the establishment to have an opportunity to succeed. Public comment was closed. Commissioner Gifford noted that the horizontal element of the sign is in keeping with the building design. As a City, the existing Sign Code permits signs that are larger such as Staples on MacArthur Boulevard. The existing building and proposed signage is interesting and attractive, and are consistent. Chairperson Selich noted that when the project was presented to City Council, the applicant made several representations and agreed to conditions that the sign be limited to six feet in height. Commissioner Ashley stated that this was built as a prototype restaurant, and obviously the owner has learned a lot. Driving along Coast Highway, the existing sign is obscured due to vehicles in the roadway until the driveway of the restaurant. This business needs more visibility and good signage if it is going to succeed. What is being proposed is very suitable for the operation and the community in that location. At Commission inquiry, Mrs. Wood explained that there is a series of signs off Coast Highway in both directions at the Arches interchange as well as on Newport Boulevard approaching that interchange. They were installed by the City at the request of a number of business people who felt that their businesses were going to be impacted by the construction of the Arches interchange. Chairperson Selich asked staff, if the Commission was to approve this sign, is the Commission able to condition that, if the building was ever torn down or substantially remodeled into a total different type of concept, that this sign come down? Ms. Temple answered that she reviewed this concept with the Assistant City Attorney. Since the determination required to be made by staff and the Planning Commission is that the sign is in the context of the overall design and landscaping and architectural treatments of the project, the Commission could make this determination contingent on the sign being removed if the building was removed or substantially altered. Ms. Clauson suggested that the condition be more in the form of a determination. An agreement that the sign, because of the determination 3 • q City of Newport Beach Planning Commission Minutes March 18, 1999 that is supposed to be made on the integrity between the architecture and the sign, that the removal of the sign would be necessary if the building was removed or substantially altered. This is the determination that would be made tonight. Chairperson Selich noted that a new Sign Code for the City is in process. As such, if this building were torn down, with the new Sign Code in place, the sign would stay as it is for whatever amortization period that the new Sign Code would provide. Commissioner Gifford asked staff if this meets the condition that the sign is in the context of this project, a different project would require that the sign be in the context of that project. It would follow that the sign would have to be reviewed, not necessarily removed. Ms. Clauson stated that it is up to the Commission to determine if they care if the approval of the sign is outside the context of this project, then it would go on as long as it was amortized. Commissioner Tucker stated that the approval of the sign, based on the condition imposed by Council, needs no further thought. If the building • comes down later, then it should be no different than any other sign in the area. It is hard to anticipate what an amendment to the Sign Code might be before it happens. On this stretch of road there are very few signs that match with anything, other than trying to attract the drivers' attention. The sign ought to be approved the way it is with nothing added to it. Commissioner Hoglund stated that the building is tastefully designed and is reflected in the proposed sign design. The condition imposed was a six -foot sign, and we are being asked to modify that condition providing we can find that architecturally this sign merits that difference. If the building comes down at some point, how can we say this new sign is going to be architecturally significant with the new building that is going up on the site? In agreeing with the Chairman, he concluded stating that this needs to be conditioned. Motion was made by Commissioner Ashley to approve the sign as submitted by the applicant, not to exceed 12 feet in overall height on a landscaped base that would not be higher than 7 feet 6 inches. This sign is granted only so long as the building exists on -site or is substantially modified, then the sign would come back to the Commission for review Ayes: Tucker, Ashley, Selich, Gifford, Kranzley and Hoglund Noes: None Absent: Fuller Abstain: None • INDEX 5 zeWroq CITY OF NEWPORT BEACH Hearing Date: o� COMMUNITY AND ECONOMIC DEVELOPMENT Agenda Item No.: PLANNING DEPARTMENT Staff Person: 3300 NEWPORT BOULEVARD NEWPORT BEACH, CA 92658 (949) 644 -3200; FAX (949) 644-3250 A eal eriod: REPORT TO THE PLANNING COMMISSION SUBJECT: Autobistro Ground Sign 3100 West Coast Highway March 18, 1999 1 Patricia L. Temple (949) 644 -3200 REQUEST: To determine compliance with the intent of a condition of approval imposed by the City Council in relation to the height of a proposed monument sign. ACTION: Approve sign as submitted; or, provide guidance to the applicant and staff on appropriate sign limitations to meet the intent of the condition of approval. Background On November 24, 1997, the City Council overruled the decision of the Planning Commission and • approved Use Permit No. 3612, allowing the construction of a drive though restaurant at 3100 West Coast Highway. The project has now been constructed and is in operation, and known as Autobistro. In making its decision to approve the project, the City Council discussed a number of issues, including the need for the business to have signs. Since no information was then available on the sign program, the City Council included a condition of approval establishing a height limit for any ground sign, as follows: "Any ground sign shall not exceed a height of 6 feet. The sign may be permitted to exceed this limit with the approval of the Planning Director upon a determination that the overall design and siting of the sign incorporates landscaping and architectural treatments which contribute to the aesthetics of the project. " Discussion The applicant has submitted a proposed design for a ground sign which is higher than 6 feet. Since it exceeds the specified height, review for compliance with the landscaping, architectural and aesthetic considerations set forth in the condition is required. Given the fact that the • I proposed sign is 12 feet in height (twice the specified limit), and, in the judgment of the Planning . Director, there are questions as to whether the proposal meets the criteria to exceed 6 feet in height, staff does not feel this decision should be made at the staff level. It has, therefore, been referred to the Planning Commission for a determination. The proposed sign is 18 feet wide and 4 feet, 4 inches in height, and is mounted on a pedestal 7 feet, 6 inches in height and approximately 7 feet in width. The overall height of the pedestal and sign is 12 feet. It should be noted that the sign has been reviewed by staff and the City's Mariner's Mile design consultant a number of times, and has been reduced from an initial height of 16 feet. The sign includes the name of the business, the business logo, and a directional component. The sign is white, black, yellow, and burgundy, which is compatible with a planned repainting of the existing building. A colored elevation of the proposed sign and a rendering of the new color scheme for the building are attached to this report. Analysis Staff has the following comments on the proposed sign in relation to criteria set forth in the condition of approval. Landscaping: The sign is to be placed in an existing landscape area on the westerly side of the is West Coast Highway frontage. It is perpendicular to Coast Highway, and is set back 5 feet from the front property line. The site plan submitted shows no additional landscaping in association with the placement of the sign. It is possible that some additional landscaping around the sign's pedestal could soften its overall impact, although any additional landscaping required would have to be reviewed for sight distance considerations, both on this site, and on the adjoining property to the west. Architectural Treatment: Staff reviewed the proposed design with the consultant working with the City on the Mariner's Mile design framework. That consultant has indicated it is his opinion that the sign design relates neither to the forms or materials of the existing building. Additionally, the sign is not the "small, low -key" monument sign the applicant indicated to the City Council when they considered the Use Permit. Aesthetics: It is questionable to staff how the sign contributes to the overall aesthetics of the site. Its purpose appears to be aimed at directing patrons into the site, and does not appear to be integrated with the landscaping or the overall building design, as required by the condition of approval. Conversely, the proposed sign is smaller than the Code limitation on ground and pole signs (78 versus 200 square feet) and is lower than the Code limitation on the height of ground and pole signs (12 versus 25 feet). Additionally, there are many signs in the Mariner's Mile area which are • similar in size and materials to the requested sign. Auto Bistro Ground Sign March I8, 1999 Page 2 R Submitted and prepared by: PATRICIA L. TEMPLE Planning Director Attachments: 1. Colored elevation of sign 2. Site plan 3. Colored rendering of building Auto Bistro Ground Sign • Match 18, 1999 Page 3 0 C] 0 ',John. oweilstine nc• COIyCEPT W FABRICATION. LETTER OF JUSTIFICATION City of Newport Beach 3300 Newport Blvd. - Newport Beach, Ca. 92658 Re: Auto Bistro Monument Sign To Whom It May Concern: The freestanding element proposed for the Pacific Coast Highway location 'sits comfortably in the landscape area that is approximately 1200 sq. feet. It has been designed to identify the users name at just above 7' to the bottom of the graphic. The color - coordinated display tastefully accomplishes its function to fast moving Pacific Coast Highway traffic. Daylight hours exhibits warm contrasting colors and at night transitions to a simple illuminated copy on ari opaque background. Reduce height substantially below city code, architectural compatibility and warm colors.contribute to the type of signage that Newport Beach should look forward to establishing new standards of signing excellence.: Sincerely, John Howenstine President PLANNfNGEI ltp gY CITY Cc �,. -1 REPpRTMENT "EACH AM 1'11x? 00 1999 718191 10i'1111.R 7 213115 Phi 6 3188•J AIRWAY AVENUE • C05TA ME5A. CA 92626 • 714/557 -4064 • FAX 714/557 -5626 a 0 171 ; b O wp .O-Zl O N < ui z Z (D < a F- ui t� kr) 9, to W . 7 SI wp .O-Zl O N < ui z Z (D < a F- ui t� kr) 9, to W . rJ 0 is. 0