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HomeMy WebLinkAbout02_Fashion Island Hotel Sign Program and Modification Permit_PA2018-029CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT April 12, 2018 �qt/FoaN`� Agenda Item No. 2 SUBJECT: Fashion Island Hotel Sign Program and Modification Permit (PA2018-029) • Comprehensive Sign Program No. CS2018-001 • Modification Permit No. MD2018-001 SITE LOCATION: 690 Newport Center Drive APPLICANT: Shawna Schaffner of CAA Planning, Inc. OWNER: Irvine Company PLANNER: Makana Nova, Associate Planner 949-644-3249, mnova@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • General Plan: MU -H3 (Mixed -Use Horizontal) • Zoning District : PC -56 (Newport Center North), Block 600 Sub -Area PROJECT SUMMARY An amendment to Comprehensive Sign Program No. CS2006-001 (PA2014-072) and a modification permit to modify an existing monument sign (Sign Type A) for the Fashion Island Hotel. The proposed 112 -square -foot monument sign is 10 feet in height where the existing sign program limits the sign height to 5 feet 2.4 inches. If approved, this Comprehensive Sign Program and Modification Permit would supersede Comprehensive Sign Program No. CS2006-001 (PA2014-072). RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15311 of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. —approving Comprehensive Sign Program No. CS2018-001 and Modification Permit No. MD2018-001 (Attachment No. ZA 1). 1 Fashion Island Hotel Sign Program and Modification Permit Zoning Administrator, April 12, 2018 Page 2 DISCUSSION • The hotel site was originally developed in 1983 with Site Development Review No. 32 that allowed the installation of four wall signs, two logo signs, and two building identifications signs. • Comprehensive Sign Program No. CS2006-001 established a sign program for the hotel including amending the building wall signs in substantial conformance with the Site Development Review No. 32. • The North Newport Center Planned Community and its associated sign regulations were adopted December 18, 2007. • Modification Permit No. MD2012-018 (PA2012-174) allowed for Parapet Wall Signs, Sign Type B, on each fagade at 545 square feet. This Modification Permit will remain effective and unchanged if the proposed project is approved. • The proposed amendment to the existing Comprehensive Sign Program requires the approval of a modification permit to increase the height of the proposed monument sign from 5 feet 2.4 inches up to 10 feet. The new sign will be taller but narrower than the existing monument sign and will have the same area as the existing monument sign. This change would remain in substantial conformance with the Site Development Review No. 32 because the sign location remains the same. • The proposed sign program amendment would supersede the Comprehensive Sign Program No. CS2006-001 approval. The sign program currently limits the height for Sign Type A, monument sign to 250 square feet in area and no modifications to the sign area are necessary under the existing sign program since the proposed sign is 112 square feet in area. • The Fashion Island Hotel building is one of several high-rise buildings within Block 600, making site location and identification difficult without the increase in height of the monument sign along Santa Cruz Drive to identify the site. • A taller monument sign provides area for a larger letter size to improve visibility and provides space to identify the two restaurants located at the hotel, which are open to the public. • The proposed monument sign will make the height, area, and architectural style consistent with other monument signs located throughout the Newport Center area. Refer to the project description and supporting materials provided by the applicant in Attachment No. ZA 3. • The monument sign replaces an existing monument sign at the same location and will not interfere with sight distance visibility. • Adequate addressing has been included for emergency services to identify the site. • The Comprehensive Sign Program addresses all project signage. Temporary and exempt signs not specifically addressed in the sign program shall be regulated by the provisions of Chapter 20.42 (Sign Standards) of the Zoning Code and the PC - 56 (North Newport Center Planned Community) regulations. Tmp1r. 01/12/18 Fashion Island Hotel Sign Program and Modification Permit Zoning Administrator, April 12, 2018 Page 3 ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15311 under Class Class 11 (Accessory Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 11 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. The proposed signs are incidental and accessory to the principal commercial use of the property and do not intensify or alter the use. 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: Maka& Njova Associate Planner GR/mkn Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Applicant's Project Description and Supporting Materials ZA 4 Sign Program Matrix and Project Plans Tmp1t: 01/12/18 Attachment No. ZA 1 Draft Resolution 4 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COMPREHENSIVE SIGN PROGRAM NO. CS2018-001 AND MODIFICATION PERMIT NO. MD2018-001 TO AMEND COMPREHENSIVE SIGN PROGRAM NO. CS2006-001 AND REPLACE A MONUMENT SIGN LOCATED AT 690 NEWPORT CENTER DRIVE (PA2018- 029) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Shawna Schaffner of CAA Planning, Inc. representing the Irvine Company, with respect to property located at 690 Newport Center Drive, and legally described as Parcel 3 of Lot Line Adjustment 2011-001, amending a portion of an existing Comprehensive Sign Program and requesting approval of a Modification Permit. 2. The applicant proposes an amendment to Comprehensive Sign Program No. CS2006- 001 (PA2014-072) and a modification permit to modify an existing monument sign (Sign Type A) for the Fashion Island Hotel. The proposed 112 -square -foot monument sign is 10 feet in height where the existing sign program limits the sign height to 5 feet 2.4 inches. If approved, this Comprehensive Sign Program and Modification Permit would supersede Comprehensive Sign Program No. CS2006-001 (PA2014-072). 3. The subject property is located within the Block 600 sub -area of the North Newport Center Planned Community (PC -56) Zoning District and the General Plan Land Use Element category is Mixed -Use Horizontal (MUH3). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on April 12, 2018, in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15311 under Class 11 (Accessory Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. 2. Class 11 exempts construction, or placement of minor structures accessory to (appurtenant to) existing commercial, industrial, or institutional facilities, including but 5 Zoning Administrator Resolution No. ZA2017-### Paqe 2 of 11 not limited to on -premise signs. The proposed signs are incidental and accessory to the principal commercial use of the property and do not intensify or alter the use. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.42.120 (Comprehensive Sign Program) of the Newport Beach Municipal Code, 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 20.421, any adopted sign design guidelines, and the overall purpose and intent of this Section [Section 20.42.120 — Comprehensive Sign Program]. Facts in Support of Standard The proposed Comprehensive Sign Program complies with the purpose and intent of Newport Beach Municipal Code Chapter 20.42 (Sign Standards) and the PC -56 (North Newport Center Planned Community) Zoning District sign standards because it provides the hotel with adequate identification while guarding against an excessive proliferation of signage. It preserves and enhances community appearance by regulating the type, size, location, quantity, and illumination of signs. Through said regulations, the Comprehensive Sign Program will enhance the safety of motorists and pedestrians by minimizing the distraction of signs, as well as to protect the life, health, property, and general welfare of City residents and visitors. 2. The purpose of a comprehensive sign program is to integrate all of a project's signs. A comprehensive sign program provides a means for the flexible application of sign regulations for projects that require multiple signs in order to provide incentive and latitude in the design and display of signs, and to achieve, not circumvent, the purpose of Chapter 20.42 and the sign standards of the PC -56 (North Newport Center Planned Community) Zoning District. This approval integrates all of the signs for the subject property while meeting the purpose and intent of Chapter 20.42 and the sign standards of the PC -56 (North Newport Center Planned Community) Zoning District. 3. The Comprehensive Sign Program is consistent with the Citywide Sign Design Guidelines Manual because the proposed signs are compatible with the building design in terms of scale, size, and materials. As proposed, the signs effectively communicate a commercial message without creating sign clutter through legible text that contrasts with the 12-21-17 Zoning Administrator Resolution No. ZA2017-### Paqe 3 of 11 background. The location and size of the signs do not dominate, but rather are consistent with the proportions of the building fagade where they are located. 4. The proposed Monument Sign, Sign Type A, is an allowed sign type pursuant to the PC - 56 sign standards. The change in monument sign height would remain in substantial conformance with the Site Development Review No. 32 because the sign location remains the same. 5. The Parapet Wall Sign, Sign Type B, is authorized under Modification Permit No. MD2012- 018 (PA2012-174) and will remain unchanged in the comprehensive sign program. 6. The existing Porte-Cochere Building Sign, Sign Type C, will provide for identification located on an elevation at the eyebrow level where the architectural design of the porte- cochere suggests placement of a sign. Sign Type C will be limited to a maximum of one 34 -square -foot sign. The proposed sign will maintain a consistent sign pattern and is designed to fit with the overall scale of the building and its relationship to Newport Center Drive and Santa Cruz Drive. 7. The existing Restaurant Identification Sign, Sign Type D, is an allowed sign type pursuant to the PC -56 sign standards and will provide adequate identification for the entryway to the restaurant and lounge components of the hotel. Standard 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 and/or developments they identify, and to surrounding development when applicable. Facts in Support of Standard 1. The 5.3 -acre site is developed with a large hotel building and related parking structure. The number and location of signs will not contribute to an overabundance of signage that will have a detrimental effect on the neighborhood. 2. Proposed signs will not obstruct public views from adjacent roadways because there are no public views through or across the subject property. 3. Proposed signs, including the new monument sign, Sign Type A, will not interfere with sight distance from any street, driveway, or parking area. The increased sign height will make this monument sign consistent with the height and architectural style of other monument signs located throughout the Newport Center area. 4. The Parapet Wall Sign, Sign Type B, is authorized under Modification Permit No. MD2012- 018 (PA2012-174) and will remain unchanged in the comprehensive sign program. 12-21-17 Zoning Administrator Resolution No. ZA2017-### Paqe 4 of 11 5. The Porte-Cochere Building Sign, Sign Type C integrates well with the character and architectural style of the building by complementing and not overstating the porte-cochere structure. 6. The Restaurant Identification Sign, Sign Type D, provides a pedestrian- and vehicle - oriented sign at the street level on Newport Center Drive that blends well with the existing landscaping along the sidewalk. Standard C. The sign program shall address all signs, including permanent, temporary, and exempt signs. Facts in Support of Standard The proposed Comprehensive Sign Program addresses all project signage. Temporary and exempt signs not specifically addressed in the sign program shall be regulated by the provisions of Chapter 20.42 (Sign Standards) of the Zoning Code and the PC -56 (North Newport Center Planned Community) regulations. 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 The Comprehensive Sign Program has been designed to be effective for the hotel and restaurants that occupy the building by providing sign opportunities for adequate identification. 2. The Comprehensive Sign Program establishes allowed type, number, location, and area of signage with flexibility to accommodate any existing and future hotel needs. 3. It is not anticipated that future revisions to the Comprehensive Sign Program will be necessary to accommodate changes in uses. However, the Community Development Director may approve minor revisions to the Comprehensive Sign Program if the intent of the original approval is not affected. Standard E. The program shall comply with the standards of this Chapter [Chapter 20.42], 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 [Chapter 20.42]. 12-21-17 g Zoning Administrator Resolution No. ZA2017-### Paqe 5 of 11 Facts in Support of Standard 1. The Comprehensive Sign Program allows for deviations with regard to the number, location, and placement of building or wall signs throughout the hotel site. The approval conforms to all other standards of Zoning Code Chapter 20.42 (Sign Standards) as well as the PC -56 (North Newport Center Planned Community) sign standards, and enhances the overall development by integrating all of the project's signs with the overall site and structure design into a unified architectural statement. 2. The number of signs is reasonable given the use of the structure, size, and location of the building. The total allowed sign area for each primary frontage and secondary frontage does not deviate from the maximum permitted by the Zoning Code or the PC - 56 sign standards. 3. The proposed Monument Sign, Sign Type A, will be situated in the same general location as the existing monument sign. The new sign will be taller but narrower than the existing monument sign and will have the same area as the existing monument sign. 4. Section 20.42.120 (Comprehensive Sign Program) of the Zoning Code allows the Zoning Administrator to approve comprehensive sign programs provided that the sign area is not increased by more than 30 percent or the letter height by more than 20 percent. Increases above these limits are allowed with the approval of a Modification Permit as detailed in Chapter 20.52 (Modification Permits) of the Zoning Code. The proposed monument sign is authorized in conjunction with a modification permit for sign area and height. 8. The Parapet Wall Sign, Sign Type B, is authorized under Modification Permit No. MD2012- 018 (PA2012-174) and will remain unchanged in the comprehensive sign program. 5. The Comprehensive Sign Program allows for an additional building sign to be placed on the porte-cochere as Sign Type C. This sign helps to enhance the identification and architectural statement of the hotel without creating a proliferation of signage. The increased sign height for Sign Type C helps to enhance its appearance on the porte- cochere and will not appear out of scale or overly large given the existing development pattern on the hotel site. 6. The increased sign heights for Restaurant Identification Signs, Sign Type D, allow for appropriate visibility of hotel amenities along Newport Center Drive and do not appear out of scale or overly large given the existing development pattern on the hotel site. Standard F. The approval of a Comprehensive Sign Program shall not authorize the use of signs prohibited by this Chapter [Chapter 20.42]. 12-21-17 9 Zoning Administrator Resolution No. ZA2017-### Paqe 6 of 11 Facts in Support of Standard 1. The Comprehensive Sign Program does not authorize the use of 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 2. The Comprehensive Sign Program contains no regulations affecting sign message content. A modification permit is requested to allow the Monument Sign to exceed the height limit for Sign Type A under Comprehensive Sign Program No. CS2006-001. 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: H. The requested modification will be compatible with existing development in the neighborhood Facts in Support of Finding: 1. Larger and taller buildings are common within the Newport Center area and must provide adequate identification and direction to the public. 2. The proposed project is to replace an existing monument sign in the same location. The height of proposed Sign Type A is common throughout the Newport Center area and is architecturally consistent with other monument signs located throughout the Newport Center area. Finding: 1. 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. Due to the single point of entry into the hotel property and the large number of high-rise buildings within the vicinity of the hotel, a taller sign is necessary to improve visibility for the general public. 2. The maximum 36 -inch letter/logo height on the monument sign, Sign Type A, is consistent with the maximum height allowed in the Zoning Code for signage. 12-21-17 10 Zoning Administrator Resolution No. ZA2017-### Paqe 7 of 11 Finding: J. 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: The Fashion Island Hotel is located in Block 600 of Newport Center among several existing high-rise and multi -story buildings making visibility of the site location and identification more difficult for the general public. 2. The increased height of the monument sign, Sign Type A, is appropriate to the scale and height of the buildings in the area and is necessary to provide adequate visibility within the office and commercial portion of North Newport Center. Finding: K. 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: A monument sign has been at this location since the original construction of the hotel in 1991. The existing monument sign does not provide sufficient visibility at its current 5 - foot 2.4 -inch height. A taller monument sign as proposed for Sign Type A provides area for a larger letter size to improve visibility. It also provides space to identify the two restaurants located at the hotel, which are open to the public. Providing additional ground signs as an alternative could be detrimental and adversely impact circulation and contribute to sign clutter; while enlarging the existing wall signs provides a design solution to provide greater visibility and identification for the hotel with less impact, and without contributing to sign clutter on the ground. Finding L. 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: The size of the signs are within the scale of their surroundings and will not adversely affect or be detrimental to persons or property in the neighboring area. 12-21-17 11 Zoning Administrator Resolution No. ZA2017-### Paqe 8 of 11 2. The increased height of the Monument Sign, Sign Type A, will provide better visual direction for the public from the surrounding roadways and at a greater distance. 3. The location of the replaced Monument Sign, Sign Type A, does not affect views or impact the surrounding area. 4. The project has been reviewed and conditioned to ensure the new sign will be safely located outside the vehicular sight distance area. 5. The proposed Monument Sign, Sign Type A, will provide appropriate address signage to provide for emergency vehicle identification of the site. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Comprehensive Sign Program No. CS2018-001 and Modification Permit No. MD2018-001 subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. 3. This resolution supersedes Comprehensive Sign Program No. CS2006-001 (PA2014- 072), which upon vesting of the rights authorized by this Comprehensive Sign Program amendment and Modification Permit, shall become null and void. PASSED, APPROVED, AND ADOPTED THIS 12TH DAY OF APRIL, 2018. AYES: NOES: ABSTAIN: ABSENT: Patrick J. Alford, Zoning Administrator 12-21-17 12 Zoning Administrator Resolution No. ZA2017-### Paqe 9 of 11 EXHIBIT "A" CONDITIONS OF APPROVAL (Project -specific conditions are in italics) PLANNING 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. All proposed signs shall be in conformance with the approved Comprehensive Sign Program for the project site and provisions of Chapter 20.42 (Signs) of the Newport Beach Municipal Code. 3. Comprehensive Sign Program No. CS2018-001 and Modification No. MD2018-001 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 6. The Parapet Wall Signs, Sign Type B, shall continue to adhere to the findings and conditions of approval under Modification Permit No. MD2012-018 (PA2012-174). 7. Signs shall be maintained in a clean and orderly condition. 8. The sign area shall be measured by two perpendicular sets of parallel lines that surround the proposed sign copy area. 9. Illuminated signs shall be regulated in accordance with the provisions of Section 20.42.070 (Standards for Permanent Signs) of the Newport Beach Municipal Code. If, in the opinion of the Community Development Director, existing illumination creates an unacceptable negative impact on surrounding land uses or sensitive habitat areas, the Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 10. Any future revisions or changes to the signs approved by this Comprehensive Sign Program due to a change in the use of the building shall be reviewed and approved by the Planning Division, so long as the sign size, copy configuration, and number of signs authorized by this approval does not substantially change or increase. The mandatory reduction or elimination of signs shall be exercised as necessary. Revisions that would 12-21-17 i3 Zoning Administrator Resolution No. ZA2017-### Paqe 10 of 11 substantially deviate from the original approval shall require approval of a new/revised comprehensive sign program by the Zoning Administrator. 11. 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. 12. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 13. 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. 14. 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 Fashion Island Hotel Comprehensive Sign Program and Modification Permit including, but not limited to, Comprehensive Sign Program No. CS2018-001 and Modification Permit No. MD2018-001 (PA2018-029). 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. Fire Department Conditions 15. All commercial buildings shall have numbers or addresses placed above or immediately adjacent to all doors that allow Fire Department access. In no case shall the numbers be less than four inches in height with a one-half inch stroke. Address numbers shall contrast with their background, and shall be either internally or externally illuminated to be visible at night. The proposed Monument Sign, Sign Type A, shall have numbers or addresses to aid Fire Department access. 12-21-17 Zoning Administrator Resolution No. ZA2017-### Paqe 11 of 11 Building Division Conditions 16. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City - adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. Public Works Conditions 17. All work performed within the public right-of-way shall be reviewed and approved by the Public Works Department under an encroachment permit/agreement if required. 18. The Monument Sign location, Sign Type A, shall be outside the limited use area per City Standard 110-L. This sign shall be located entirely on private property and outside of all easements. 12-21-17 15 Attachment No. ZA 2 Vicinity Map 1( Comprehensive Sign Program No. CS2018-001 (PA2018-029) 690 Newport Center Drive Attachment No. ZA 3 Applicant's Project Description and Supporting Materials 18 I CAA PLANNING February 1, 2018 Mr. James Campbell Deputy Director of Community Development City of Newport Beach 10 Civic Center Drive Newport Beach, CA 92658-8915 Subject: Sign Program Amendment and Modification Permit Application Fashion Island Hotel, 690 Newport Center Drive, Newport Beach Dear Mr. Campbell: On behalf of Irvine Company, CAA Planning, Inc. (CAA) submits the enclosed application for an amendment to the Comprehensive Sign Program (Sign Program) and a Modification Permit for the Fashion Island Hotel (Hotel) located within the Block 600 Sub -Area of the North Newport Center Planned Community (NNCPC). The amendment seeks approval to replace the existing monument sign located at the Hotel entrance on Santa Cruz Drive which is identified as Sign Type A in the approved Sign Program. The new monument sign will require the approval of a Modification Permit for a sign height that exceeds the maximum height allowed under the Sign Program. The amendment also seeks approval of a minor increase in the letter height of the existing porte-cochere sign identified as Sign Type C in the approved Sign Program. Background Parapet Signs On August 2, 1991, the Planning Commission approved Site Plan No. 32 (Amended) to allow the installation of four wall signs consisting of two "Four Seasons" logo signs and two "Four Seasons" building identification signs. Site Plan Review No. 32 (Amended) specified that the two wall signs would be located on separate building fagades and, therefore, the signs would be considered as separate signs (two for each building plane) as to size and number. Sign Program On May 31, 2006, the Planning Director approved Sign Program CS2006-001 (PA2006-096) to replace the 1991 Site Plan Review (Amended) to acknowledge a change of ownership (Irvine Company) and name (The Island Hotel). Except for the absence of a logo sign, approval of PA 2006-096 allowed for the same number and type of signage approved by the Planning Commission in 1991, Site Plan Review No. 32 (Amended). Sian Program, I" Amendment On February 14, 2013, the Zoning Administrator approved Modification Permit MD2012-018 (PA 2012-74) to amend a portion of the Sign Program to allow the renovation of existing wall signs to exceed the maximum height and area permitted by the Zoning Code for a comprehensive sign program (more than a 20% increase in height and 30% increase in area). 30900 Rancho Viejo Road, Suite 285 • San Juan Capistrano, Califomia 92675 • (949) 581-2888 • Fax (949) 581-3599-T Mr. Jim Campbell Februaryl, 2018 Page 2 of 3 Sign Program, 2nd Amendment On May 15, 2014, the Zoning Administrator approved an amendment to the Sign Program to allow the addition of a porte-cochere sign at the entrance into the Hotel and a landscape wall sign for two restaurants located in the Hotel at the sidewalk entrance from Newport Center Drive. Proposed 31d Amendment Type A Sign — Monument Sign The applicant proposes to replace the existing monument sign which measures 5'3" high and 20'6" wide with a taller but narrower sign measuring 10'0" high and 10'11" wide to improve sign visibility (Figure 1). The NNCPC classifies the existing sign as a Type C, Other Freestanding Sign and allows for a monument sign at this location with the maximum dimensions 7'0" high x 22'0" wide. The new, taller but narrower sign is comparable to the majority of monument signs in North Newport Center which are considered Type A Cube or Blade signs in the NNCPC. The NNCPC allows Sign Type A signs up to 15'0" tall and 15'0" wide. An exhibit is attached which identifies the sizes and locations of these signs (Exhibit A). The 2, 4, 5, and 6 signs shown on Exhibit A are blade signs which are similar to the proposed sign. However, these existing signs are larger than the proposed sign. In addition, the new monument sign will have a maximum letter height of 3'5" consisting of two lines of text artistically arranged with cursive and print letters with the cursive letters being the larger of two styles. This arrangement has a total height of 41" which is same as two lines of text using 18" letters with a 5" space between the two lines. For Type C signs, the PC Text allows for a maximum letter height of 18". However, the proposed sign type more closely matches NNCPC Sign Type A, which allows a maximum 24" letter height. The largest letter proposed is the letter "F" in Fashion which is 36" with the rest of the letters getting smaller. The new monument sign will be placed in the same location as the existing sign. The area of the new sign will be 109 square feet which is just 1 square foot larger than the existing sign. The area of the proposed sign is well under the maximum area of 250 square feet allowed under the PC Text. Type C Sign — Porte-Cochere Sign The applicant proposes revising the letter height of the porte-cochere sign to a maximum height of 34" consisting of two lines of text artistically arranged with cursive and print letters with the cursive letters being the larger of two styles (Figure 2). The Sign Program currently allows for a maximum letter height of 28-3/". It should be noted that only the letter "F" in Fashion is getting bigger while overall the text is shorter. In addition, by running the two lines of text together, the sign area is reduced by 11.5 square feet or 34%. With the revised lettering and letter height, the area of the sign will decrease from 34.3 square feet to 22.8 square feet which is well under the maximum area of 35 square feet allowed under the Sign Program. 20 Mr. Jim Campbell February 1, 2018 Page 3 of 3 Approvals Requested The NNCPC and the Municipal Code allow for the adoption or amendment of Sign Programs which is detailed in Section 20.42.120 of the Municipal Code. Sign Programs allow deviations with regard to sign area, total number, location, and/or height of signs (Section 20.42.120.E.5). Section 20.42.120.17 of the Municipal Code allows the Zoning Administrator to approve revisions to Sign Programs provided that the sign area is not increased more than 30% and sign/letter height is not increased more than 20%. Increases above the limits provided above may be allowed with the approval of a Modification Permit as detailed in Section 20.52.050.B.3.f of the Municipal Code. The proposed Sign Program amendments are consistent with the NNCPC and the Municipal Code and the Zoning Administrator can approve the following: I. The proposed increase in the sign height for the Sign Program Type A monument sign from 7'0" to 10'0" can be allowed through the approval of modification permit. 2. The proposed increase in the letter height for the Sign Program Type A monument sign from 18" to 36" can be allowed through the approval of modification permit. 3. The proposed increase in the letter height for the Sign Program Type C porte-cochere sign from 28-'/a" to 34" can be allowed by the Director because the letter height increase is only 17.2% and is within the limits established by the Section 20.42.120.F. Please contact us if you have any questions or need additional information at (949) 581-2888. Sincerely, CAA PLANNING, INC. Shawna L. Schaffner Chief Executive Officer Attachments: Sign Program Amendment (5 sets, 1 Flash Drive) Figures 1 and 2 Sign Matrix Exhibit A Findings c: Mr. John Doane, Irvine Company 21 I CAA PLANNING March 7, 2018 Ms. Makana Nova Associate Planner City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92658-8915 Subject: Response to Notice of Incomplete Filing, Application No. PA2018-029 (Comprehensive Sign Program No. CS2018-001, and Modification Permit No. 2018-001) for the Fashion Island Hotel, 690 Newport Center Drive, Newport Beach Dear Ms. Nova: We have received your Notice of Incomplete Filing seeking the following additional information: 1. Provide a detailed site plan and sight distance exhibit showing the location of the new monument sign and an exhibit demonstrating that proper sight distance is provided in accordance with Standard Plan 110-L. The requested site plan and sight distance exhibit are attached hereto for your review. 2. Provide a narrative response that provides the locations and heights of similar monument signs in North Newport Center Planned Community and the purpose of the proposed monument sign. There are numerous monument signs within the North Newport Center Planned Community which are of similar height to the proposed new monument sign. They are located adjacent to San Joaquin Hills Road from Jamboree Road to MacArthur Boulevard and also along the perimeter of Fashion Island. The locations and dimensions of these signs are described below in the attached Exhibit A, which identified the sign locations and includes a representative photograph of each sign type for reference. 1 — Six Fashion Island/Newport Center Cube Signs 11'0" high and 12'2" wide located at Jamboree Road and Santa Barbara Drive, San Joaquin Hills Road and Santa Rosa, San Joaquin Hills Road and Santa Cruz (Photo 1). 2 — Three Fashion Island/Newport Center Blade Signs 117' high and 12'3" wide located at Jamboree Road and San Joaquin Hills Road, MacArthur Boulevard and San Joaquin Hills Road, and MacArthur Boulevard and San Miguel Drive (Photo 2). 3 — Two Fashion Island/Newport Center Blade Signs 7'0" high and 13'0" wide located at East Coast Highway and Newport Center Drive (Photo 3). 4 — Five Fashion Island Restaurant Blade Signs 16'0" high and 10'0" wide located on the interior side of Newport Center Drive (Photo 4). 30900 Rancho Viejo Road, Suite 285 • San Juan Capistrano, California 92675 • (949) 581-2888 • Fax (949) 581-359922 Ms. Makana Nova March 7, 2018 Page 2 of 2 5 — Two Fashion Island Theater Blade Signs located on the interior side of Newport Center Drive. One sign is 127" high and 10'2" wide and one sign is 16'10" high and 13'0" wide (Photo 5). 6 — Two Block 500 Blade signs 13'8" high and 8'0" wide located at the Santa Rosa and San Nicholas entrances into Block 500 (Photo 6). 7 — Two Villas Fashion Island Monument Signs 8'0" high and 27'0" wide located at San Joaquin Hills Road and the entrance into the Villas Fashion Island (Photo 7). 8 - Two Villas Fashion Island Monument Signs 8'0" high and 27'0" wide located at San Joaquin Hills Road and the entrance into the Villas Fashion Island (Photo 8). The purpose of the new monument sign is to provide a more uniform sign consistent with existing monument signage to improve visibility for the entrance to the Fashion Island Hotel which is an important component of the North Newport Center. As such, it is desired to maintain the uniformity in style reserved for the major businesses in North Newport Center. The new monument sign will be Sign Type A, which is the style used in the North Newport Center Planned Community Development Plan to identify the major businesses which are located along San Joaquin Hills Road, the Fashion Island anchor tenants, theaters, and restaurants, and the Fashion Island Hotel. The new monument signs dimensions will be 10'0" high by 1011" wide, which is consistent with and smaller than most of the existing Type A signs listed above. Thank you for the opportunity to address your comments and provide the additional information that you requested. With this resubmittal we trust the application will be deemed complete. Please contact us if you have any questions or need additional information at (949) 581-2888. Sincerely, CAA PLANNING, INC. Shawna L. Schaffner Chief Executive Officer SLS/pes Attachments: Site Plan & Sight Distance Exhibit Exhibit A w/Photos 1-8 c: Mr. John Doane, Irvine Company 23 Q Q Photo 7 Photo 8 0 / Photo 1 a Project Sign �,� • Q Q Photo Legend 1- Fashion Wand/Newport Center Cube Signs -11'0"h x 12'2"w 2- Fashion Island/Newport Center Blade Signs -11'7"h x 12'3"w 3 - Fashion Island/Newport Center Blade Signs -7'0"h x 13'0"w 4- Fashion bland Restaurant Blade Signs -16'0"h x 10'0"w 5 - Fashion Island Theater Blade Signs -12'7"h x 10'2"w and 16'10"h x 13'0"w 6- Block 500 Blade Signs -13'8"h x 8'0"w 7 -Villas Fashion Island Monument Signs -8'0"h x 27'0"w 8 -Villas Fashion Island Blade Signs -9'9"h x 7'rw • - Project Sign -10'0"h x 10'11 "w Photo 3 S .rd ✓fid yes �o dp, O DI Photo 6 Photo 4 © . Photo 2 Exhibit A M ., Orr • 7 { tAJHIUN 15LANU -- APARTMENT HOMES a ` EWpoRj �t� CENTER ISLAND HOTEL - MACY'S WHOLE F00 THE LOT a Photo 5 - Fashion Island Theater Blade Sign - 12'7"h x 10'2"w � 500.520 Newport Center Dr Wing Lung Bank Photo 6 - Block 500 Blade Sign - 13'8"h x 8'0"w 27 Photo 7 - Villas Fashion Island Monument Sign - 8'0"h x 27'0"w Photo 8 -Villas Fashion Island Blade Sign - 9'9"h x 7'0"w M Attachment No. ZA 4 Sign Program Matrix and Project Plans 29 Comprehensive Sign Program for Fashion Island Hotel Newport Beach Newport Beach, California May 31, 2006 — Approved February 14, 2013—Amended April 23, 2014—Amended April 12, 2018 - Amended Property Owner: Irvine Company Contact: John Doane, (949) 720-2391 jdoane@irvinecompany.com Program Designer: Baab & Associates Contact: David J. Baab, (949) 729-9210 dbaab@baabcorp.com Fashion Island Hotel Program Title Page 1 Comprehensive Sign Program for Fashion Island Hotel Newport Beach 30 Sign Type Description Sign Classification per Zoning Ordinance Sign Location Maximum Quantity Maximum Sign Area Maximum Height of Sign Above Ground Logos Allowed? Illumination Permitted? Business Identification Permitted? A Monument Sign Freestanding Sign Ground 1 250 SF 10,0" yes yes yes B Parapet Sign Building Sign Wall 2 545 SF Parapet yes yes yes C Porte-Cochere Sign Building Sign Porte-Cochere 1 35 SF Porte-Cochere yes yes yes D Restaurant ID Sign Landscape Wall Sign Landscape Wall 1 52 SF N/A yes yes yes (Newport Center Drive) April 12, 2018 Page 2 Comprehensive Sign Program for Fashion Island Hotel Newport Beach 32 parking structure 0 0 Sd z A April 12, 2018 Center Drive B e<J B 0 se�° Lem �e Legend AO Sign Type A @)Sign Type B © Sign Type C @ Sign Type D Overall Site Plan Page 3A Comprehensive Sign Program for Fashion Island Hotel Newport Beach S2 �zz —lslmv moxl Rnrs m�___�.J IWK®9ER8W ons 1 1 INTEBSECIION UNE OF SIGHT EXHIBIT • SIGN NO.3 -FASHION ISLAND HOTELID MONUMENT sauer.eaa D A V I E S Fashion Island Hotel Irvine Company omm.: mn mmn m Sign No.3 - ooxps9,w,.n Newport Gas, GlAvm ResortProperties Imersection line of Sight $ 217 Exhibit e...,y Wk uOoao Pmlen Nn 17M 310X7.95 www.6.'wNmm .no. rmr.. G1 Sign 3 Location Plan and Line -of -Sight Exhibit Page 3B April 12, 2018 Comprehensive Sign Program for Fashion Island Hotel Newport Beach 33 D A V I E S a -^-^�- o..m swe�o wza� wn sw,217 aw.,yxm.u�ia niazazsszz April 12, 2018 ,ad anAvmoaww.m Vl0anaRRlgn \ 1 i ,' mruaxamorRa .O111.BIrYW ID.3 \ vam.aaaaur..�muxw \ mwaamraaw \ \ OA ailYml�YY.mR90MR •� nwowmaaaR wnwaMmaiea� uamnasw -. 54.. ? ¢ 9��yyy e • W'o F/zo N 11 SIGN LOCATION PLAN -SIGN NO. 3 -FASHION ISLAND HOTEL ID MONUMENT Irvine Company wmis Ao Sign No. 3: ^Q Resort Propenies Sign Location Plan G2 Sign 3 Location Plan and Line -of -Sight Scale Drawing Page 3C Comprehensive Sign Program for Fashion Island Hotel Newport Beach 34 Fashion Island Hotel ""'�"" • NsxrRtasA. GFbni. �� war! �RrNo.11018 Irvine Company wmis Ao Sign No. 3: ^Q Resort Propenies Sign Location Plan G2 Sign 3 Location Plan and Line -of -Sight Scale Drawing Page 3C Comprehensive Sign Program for Fashion Island Hotel Newport Beach 34 ISLANO HOTEL N E W P 0 R I BEACH CEMEn DRK � f ISLAND HOTEL NEWPORT BEACH Sign Type A Monument Sign I 1 enM Ogn�o A•lemoo-a L New.135'�hk4lnwmlhilleminaM4bloiN abmimmoAleNxlQ hrvplavea an0glal hnXM1aM blenal xM1l4l(p 111eminNlm.fapanX Hieb Ee.IL$'IM1kYMeminon wkA Aea planetAnl9 anE lampmn ph.,1 Mp314-t",R kPWXM itW I'. emlk O,kl np1111 A,I lsHnEXmel W., lM'NkY..ovaAngMpeeh lAm apylkaabp1.11f., h he llE'Ilrld. pwtlhp4lanylkpM lM1rtglapAbwXM1 paNPkmenl lxeslo�ryab llpM1liMNkct 1.In'IIdYXalibelomimm�nenr�e6rXM1 hluYpeM finXM1.Nlam lofYgeEwrllX p11MaIxMISIW W1A 19"danOgapa�n+NNx.timippw�on blAsiAndhaw. N. a aMlNma eam neo- Imw nNp. sy.lusmgran .xOa:. 19 1 S Lt HOTEL OAK Au1A 3, 1 ELEVATION -SIGN NO. 3- ISLAND NDTEIID MONUMENT -EXISTING CONDITION 2 3w 111 -Tr suleaa.ra D A V I E $ °^I^_°•+k Fashion Island NOMI Irvine CampanY au^ Sign No.3 /� p w+O.em. warms+a>�p wOma.aiuulmla Neson Propordea I' Oplim DI G8 to flhimlx61A6 _.i .. . Sign Type A Elevation/Specifications Page 4A April 12, 2018 Comprehensive Sign Program for Fashion Island Hotel Newport Beach 35 "ISLAND HOTEE"-Flush mounted lace lit }aerirafae peer;od ahtminum rryannel letters with 10" deep black returns and dayInrght translucent acquit lacal. -04EWPORT BEACW • Flt,sh mcvnted face ht fabricated painted aluminum channel lettatt with 6- deep black returns and daFlntght translucent acrytic faces. Sun Wave Logo -Fldth mounted non Illuminated raeerte pan nab)icated pal, led al umdnum Iego farm wllh 11" deep returns. Lego Ca[of . PMS 505 C 7ICDesignFactar V SLAND NEWPORT Sign Type B Parapet Sign HOTEL Alternative sign content, colors, and typeface are allowed c«Ytxr )fl.11)1 n YRw n MI�Y.1YeelYR1R, CY !/' a\J ik. INeI JJe31Ja ro. lYaet Na,lra Itya..,tinxrw R(rw nst wwtlwa.ther«rn rr BEACH i I 7 rq' Sign Type B Elevation/Specifications ,: April 12, 2018 Comprehensive Sign Program for Fashion Island Hotel Newport Beach Alternative sign content, colors, and typeface ue allowed 77ieDesignbF wtvr CSI Mali n U WOOS M1� rw.n JF4)4JiD I. "I LaJlM i•.MJ9"�atlw Mae net .mlJMeeeyaletler.W Sign Type B Parapet Sign ND HOTEL !--4 Sign Type B Photo Simulation Page 4C April 12, 2018 Comprehensive Sign Program for Fashion Island Hotel Newport Beach 3:7 ISLAND HOTEL 2 .. ISLAND HOTEL 11 t PHOTOSIMULATION -SIGN NO. 29-PORTE COCHERE SIGN score ve=I V DAV 1 E S Fashion Island Hotal Irvine Company Oat Sv6 %M Dq W. Swm 212 _ N."Be n, calaolwa ResortPraperoes Bw.Ay HX6G5@IO Pmjal'b 1N18 31011]992 rn� vmw.tlrvwd..mm a.mw. w. April 12, 2018 NOTES OI1?TIN. iARRIGOi®1310.AINNMOIANNEl1Ei1ERb1M11 PA1Ni flXIW.IFi1FAbi0 Bf PM MOUNifOtO S Y K.WIINFRFFASLNI RN IINOM RNLNORSNN1iN 19 Si.WOOn SPALmb. bPALF0.410RF PRINIF0 i0 WiCXFASC4 COLORS �� iLXERYGPMN.M..IaIGGP,FrGIpNlr. bRTNGIGbGFINIbX NOR EVSiINGINRPNALLY ILWMINOiN'Ib1ANONGiEL'bIGN iO BFPAMBEFAGMPORLELMSCAFpbclAp MOTDL .sii I 2 sloEvlEw I SCUEI if=io LmwWIG..ILo osunNP Si IRT.n NP gn No. 29 w.wa Myna OIf6L p0 ElerRtiuwmX Qnails Rwi.tl OI II1S AO G30 Sign Type C Photo Simulation/Specifications Page 4D Comprehensive Sign Program for Fashion Island Hotel Newport Beach s8 MBEFAM'G f1bLN iG GE REPNHRG i01MRX E%ISIING LOLdL Ilrz}III. 1 — �J.P14 I 2 sloEvlEw I SCUEI if=io LmwWIG..ILo osunNP Si IRT.n NP gn No. 29 w.wa Myna OIf6L p0 ElerRtiuwmX Qnails Rwi.tl OI II1S AO G30 Sign Type C Photo Simulation/Specifications Page 4D Comprehensive Sign Program for Fashion Island Hotel Newport Beach s8 i i a A011A LOUNGE it Ijj OAK ROOM — UXFMXOIFWWYL 1 i ELEVATION -SIGN TYPE GIS- OESTAUGANT SIGNAGE AT CRESCEW WALK - ALT. NO. I SG ix -IV Enrinnmael iM<a W., 3 'v c i i a A011A LOUNGE it Ijj OAK ROOM — UXFMXOIFWWYL 1 i ELEVATION -SIGN TYPE GIS- OESTAUGANT SIGNAGE AT CRESCEW WALK - ALT. NO. I SG ix -IV April 12, 2018 Fashion Island Hotel I Signage & Graphics Program Nrui,M.vunml3 Imme Company �rnmw Reson Properties NPVE]M WNIIE M]U991nLM;q%41GMf1MH$MI$$IOXI. MIS 6PW14111 BFNUBN01. ,F It'Wanm IN 'We W., Pmcf IMI. MxmonMssrtO6rcwnous FEYIdx@BFRNICIN'C0.9TIXr0 WNL V IVK SiNML666hFLLBMLREI'M&INx1ERLLYf4ilENEO 6BsmEe Br NCNEa]BEauw6E. 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WW NLI WX RNCNM DOLT WNN;' DIMVNIASs .MU mONWAsWNmool. maaQ 6WMIMUN8I,m W"WQMNMLTp 9PSE%NMNA W ]mE W 6 PMNT - MR PF6EMMPM MMR ]M - XEe �P }GUNGE 4 OAKr C ROOM 2 DETAIL F1EVAnON SCNESN'=1'ff wm r. rt Ea,dur SNnapE M6su RY ',yWsIs CiazouRessew tMik Ammon "ff' apelub I G24.1 Sign Type D Elevation/Specifications Page 4E Comprehensive Sign Program for Fashion Island Hotel Newport Beach 39 :.4 April 12, 2018 Sign Type D Perspective 1 Page 4F Comprehensive Sign Program for Fashion Island Hotel Newport Beach LUO April 12, 2018 Sign Type D Perspective 2 Page 4G Comprehensive Sign Program for Fashion Island Hotel Newport Beach iM