HomeMy WebLinkAbout20190222_ZA Action LetterCommunity Development Department
CITY OF NEWPORT BEACH
100 Civic Center Drive
Newport Beach, California 92660
949 644-3200
newportbeachca.gov/communitydevelopment
VIA EMAIL
February 22, 2019
Triangle Sign Services
Attn: Danielle Almand
11 Azar Court
P.O. Box 24186
Baltimore Maryland 21227
Subject: Comprehensive Sign Program No. CS2019-001 (PA2019-032)
3366 Via Lido
SAP/HanaHaus Comprehensive Sign Program
Dear Ms. Almand,
It was a pleasure working with you on the above referenced application. Please be
advised that the subject application was approved by the Zoning Administrator on
February 22, 2019 and effective on March 8, 2019. A copy of the approved action
letter with findings and conditions is attached. If you have any questions, please do
not hesitate to contact me directly. Thank you and I look forward to working with you
again in the future.
For additional information on filing an appeal or should you have any questions,
please contact our office at 949-644-3200 or you may contact me directly at 949-
644-3249, mnova@newportbeachca.gov.
Sincerely,
GR/mkn
cc:
The Waterfront at Lido, LP
by Burnham USA Equities,Inc.
1100 Newport Center Drive, Suite 200
Newport Beach, CA 92660-6254
AKC Permit Company
15197 Lighthouse Lane
Lake Elsinore, CA 92530
info@akcservices.net
PA2019-032
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
949-644-3200
www.newportbeachca.gov
ZONING ADMINISTRATOR ACTION LETTER
Subject
SAP/HanaHaus Comprehensive Sign Program No. CS2019-001
(PA2019-032)
Applicant AKC Permit Company
Site Location 3366 Via Lido
Legal Description Parcel 2 of Resubdivision No. 433, as recorded in Book 60, Page
43 of Parcel Maps, in the County of Orange, State of California,
being the northwesterly 20 feet of Lot 7, Lots 8 thru 14, inclusive
and the southeasterly 40 feet of Lot 15 of Tract No. 1622, as
shown on the map recorded in Book 47, Page 39 of
Miscellaneous Maps, records of Orange County, California.
On February 22, 2019, the Zoning Administrator approved Comprehensive Sign Program
No. CS2019-001, for signs at SAP/HanaHaus located at 3366 Via Lido. This approval is in
accordance with the provisions of Chapter 20.42 (Sign Standards) of the Newport Beach
Municipal Code (NBMC). The intent is to integrate all of the building’s tenant signage with
the overall site design.
LAND USE AND ZONING
Zone: MU-W2 (Mixed-Use Water Related)
General Plan: MU-W2 (Mixed-Use Water Related)
Coastal Zone: MU-W (Mixed-Use Water Related)
Coastal Land Use Plan: MU-W (Mixed-Use Water Related)
The signs included in this Comprehensive Sign Program are exempt from coastal
development permit requirements pursuant to the City’s certified Local Coastal Program,
Section 21.52.035(C)(2) of the NBMC.The scope of work includes the placement of attached
accessory structures (signage) to the façade of the existing building and does not involve a
risk of adverse environmental effect, affect public access, or involve a change in use
contrary to the Coastal Act.
Pursuant to Section 20.42.120 (Comprehensive Sign Program) of the NBMC, a
comprehensive sign program is required whenever three or more non-exempt signs are
proposed for a single-tenant development and when signage is proposed at or above the
second story of a multi-story building. Under the Comprehensive Sign Program, deviations
are allowed with regard to sign area, total number, location, and/or height of signs. With
regard to height, the Zoning Administrator’s authority is limited to a 20 percent increase in
sign height where the Zoning Code limits letter/logo height to 36 inches. In this case, a
PA2019-032
SAP/HanaHaus Comprehensive Sign Program (PA2019-032)
February 22, 2019
Page 2
total of six signs are proposed for two tenants, including a request to allow the following
deviations from the Zoning Code:
A total of three wall signs (Sign Type A and A1) are proposed for the primary tenant
(SAP) where the Zoning Code typically limits signage to one primary and one
secondary frontage sign. Each is located at the second-story building eyebrow to
allow for visibility from the Via Lido right-of-way (south), adjacent on-site parking
lot (west), and from Newport Harbor (north). The wall signs for the primary tenant
would be increased by 17 percent from 36 inches to 42 inches in height. Each sign
is proposed to have a 25-square-foot sign area that complies with the maximum
75 square feet allowed for primary signage on these building frontages. The wall
signs on the south frontage would be illuminated whereas the wall sign on the
westerly and northerly frontage would be non-illuminated.
One illuminated logo sign (Sign Type B) is proposed for the secondary tenant
(HanaHaus) to allow for visibility from the Via Lido right-of-way and from Newport
Harbor. The logo sign would be increased by 11 percent from 36 inches to 40
inches in height. The proposed 25-square-foot sign area would comply with the 75
square feet allowed for primary signage on these building frontages.
One illuminated wall sign (Sign Type C) is proposed for the secondary tenant
(HanaHaus) to allow for business visibility along Via Lido. The wall sign would
comply with the secondary frontage sign limitation of 50 percent (8 square feet) of
the allowed primary signage limit of 25 square feet. The height of the logo sign
would comply at 12 inches in height where the minimum letter/logo height allowed
by the Zoning Code is 36 inches.
One non-illuminated window graphic (Sign Type D) is proposed for the secondary
tenant (HanaHaus) to allow for visibility from the waterfront in Newport Harbor. The
window graphic height would be modified to allow a 19 percent increase from 36
inches to 43 inches in height. The window graphic would comply with the 20
percent maximum window area authorized for window graphics pursuant to
Section 20.42.080 (Standards for Specific Types of Permanent Signs) of the
NBMC.
One 8-square-foot wayfinding sign (Sign Type E) at the west building façade is
proposed to direct employees and visitors toward the appropriate building
entrances. The wayfinding sign would comply with the 6-foot average height
maximum and 8-square-foot maximum area authorized by the Zoning Code for a
directory sign.
PA2019-032
SAP/HanaHaus Comprehensive Sign Program (PA2019-032)
February 22, 2019
Page 3
This approval is based on the following findings and standards and is subject to the
following conditions:
I. FINDINGS AND STANDARDS FOR APPROVED SIGNS
Finding:
A. The project is exempt from environmental review under the requirements of the
California Environmental Quality Act Guidelines pursuant to Section 15311, Class 11
(Accessory Structures).
Fact in Support of Finding:
1. Class 11 exempts minor structures accessory to existing institutional facilities,
including signs. The proposed signs are incidental and accessory to the principal
commercial use of the property and do not intensify or alter the use.
Standard:
B. The proposed sign program shall comply with the purpose and intent of this
Chapter 20.42 (Sign Standards), 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:
1. The purpose of a comprehensive sign program is to integrate all of a project’s signs
with the overall site design and architecture to create a unified architectural design
statement. 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 (Sign Standards). The proposed
Comprehensive Sign Program incorporates all anticipated tenant signage and
creates a unified design as described in these findings and shown on the proposed
plans.
2. The proposed Comprehensive Sign Program complies with the purpose and intent
of Newport Beach Municipal Code Chapter 20.42 (Sign Standards) because it
provides the building tenants with adequate identification while guarding against
excessive proliferation of signage. It preserves and enhances the community
appearance by regulating the type, size, location, quantity, and illumination of signs
through conditions of approval and conformance with approved plans. Through these
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.
PA2019-032
SAP/HanaHaus Comprehensive Sign Program (PA2019-032)
February 22, 2019
Page 4
3. The Comprehensive Sign Program is consistent with the Citywide Sign Design
Guidelines because the proposed signs are designed to be compatible with the
building design in terms of scale, size, and materials. The proposed signs are
designed to effectively communicate a commercial message without creating sign
clutter by providing adequate and appropriate site identification similar in design
style.
4. The original Newport-Balboa Savings Bank building at 3366 Via Lido was designed
and constructed by Wenceslaus Sarmiento in 1954. The building façade was
recently remodeled to accommodate new tenants and the renovated building will
create a more contemporary coastal style. The proposed signage is appropriately
placed along the second floor of the façade and sized to relate to the architectural
features of the building on which they are located. The sign style is consistent with
the contemporary style of the renovated building with primary signage placement
at each visible façade for easy building identification. The wayfinding sign is
provided to clarify location and access to the building from the parking area.
5. The Comprehensive Sign Program allows deviations with regard to sign area, total
number, location, and/or height of signs. An increase in the size of the signs is limited
to a maximum 30 percent in area above that allowed by the Zoning Code and a
maximum height of 20 percent above that allowed by the Zoning Code. No increases
in sign area are requested. The increases in sign height fall within the 20 percent
limitation, which allows for appropriate and proportional logo placement of tenant
signage given the building’s architectural design and location near the water. The
number, placement, and size of the signs do not dominate, but rather are consistent
with the proportions of the façades and street frontages on which they are located.
6. The window graphic on the north elevation (Sign Type D) has been conditioned to
be reduced in height from 4 feet 5 inches shown on the project plans to a maximum
of 43 inches in height in order for the height increase to comply with the 20 percent
maximum increase allowed through a comprehensive sign program.
Standard:
C. 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 building is developed with two tenants. The additional number, size, and
modified location of the signs will allow for appropriate building identification from Via
Lido and the waterfront along Newport Harbor. Additionally, the third primary wall
sign and wayfinding sign on the westerly building frontage will allow for visitors and
employees to orient themselves when locating the correct entrance.
PA2019-032
SAP/HanaHaus Comprehensive Sign Program (PA2019-032)
February 22, 2019
Page 5
2. The wall-mounted signs have been designed to comply with all applicable
development standards and will not obstruct public views from adjacent roadways
because the signs will be affixed to existing structures and will not create any
additional obstructions.
Standard:
D. The sign program shall address all signs, including permanent, temporary, and
exempt signs.
Fact in Support of Standard:
1. The Comprehensive Sign Program addresses all proposed 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.
Finding:
E. The sign program shall accommodate future revisions that may be required
because of changes in use or tenants.
Fact in Support of Standard:
1. It is not anticipated that future revisions to the Comprehensive Sign Program will
be necessary to accommodate a change in tenants or use. 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:
F. 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].
Facts in Support of Standard:
1. The Comprehensive Sign Program only allows for a deviation in the number,
height, and location of signs for the existing building. This approval conforms to all
other standards of Chapter 20.42 (Sign Standards) of the NBMC, and enhances the
overall development by integrating all of the project’s signs with the overall site and
architectural design through appropriate sizing and style.
2. Allowing a deviation from the Zoning Code for the number, size, and location of
signs is appropriate given the orientation of the building between Via Lido and the
Newport Harbor waterfront with an on-site parking lot located on the west side of
PA2019-032
SAP/HanaHaus Comprehensive Sign Program (PA2019-032)
February 22, 2019
Page 6
the building. Allowing tenant signs on the harbor-fronting side of the building will
improve identification of the site for boaters. Allowing primary tenant signage and
wayfinding signage on the west (parking lot facing) building frontage will help to
orient visitors and employees with appropriate building entrances.
3. Illumination is appropriate for signs on the south and west building frontages to
improve visibility for motorists along Via Lido. The Comprehensive Sign Program has
been conditioned so that signs on the westerly and northerly building frontages are
not illuminated so as to minimize disturbance to surrounding residents and
communities across Newport Harbor.
4. The increased sign heights above the typical 36-inch letter/logo height authorized by
the Zoning Code are within the 20 percent increase authorized through the
Comprehensive Sign Program process. The proposed sign heights are appropriate
to maintain the business logo proportions in a way that is compatible with the
building’s architectural design.
Standard:
G. The approval of a Comprehensive Sign Program shall not authorize the use of
signs prohibited by this Chapter [Chapter 20.42].
Fact in Support of Standard:
1. The amended Comprehensive Sign Program does not authorize the use of
prohibited sign types.
Standard:
H. Review and approval of a Comprehensive Sign Program shall not consider the
signs’ proposed message content.
Fact in Support of Standard:
1. The amended Comprehensive Sign Program contains no regulations affecting sign
message content.
II. CONDITIONS
1. The proposed wall signs shall be in substantial conformance with the approved
plans, Comprehensive Sign Program Matrix Table, and provisions of Chapter 20.42
(Sign Standards) of the NBMC, unless otherwise indicated in the following
conditions.
2. The window graphic (Sign Type D) shall be reduced to a maximum of 43 inches in
letter/logo height.
PA2019-032
SAP/HanaHaus Comprehensive Sign Program (PA2019-032)
February 22, 2019
Page 7
3. Signs located on the westerly and northerly building elevations (Sign Types A1
and D) shall not be illuminated.
4. Street address numbers are required on the building in accordance with Section
9.04.170 (Amendments to Section 505.1.1 Premises Identification).
5. Prior to issuance of building permits, the project plans shall provide anchorage
details and specifications for Sign Type B.
6. Prior to issuance of building permits, all signs shall comply with Section 11B-307
for protruding objects.
7. Prior to issuance of building permits, all work shall comply with the 2016 California
Building Coode and California Energy Efficiency Standards for sign lighting.
8. Prior to issuance of building permits, the signage shall provide a 20 Amp.
Dedicated circuit for signage with automatic time clock controls.
9. Prior to issuance of building permits, the project plans shall identify the sign circuit
breaker and update the panel directory.
10. Anything not specifically approved by this Comprehensive Sign Program is
prohibited.
11. A building permit and/or sign permit shall be obtained prior to the commencement
of installation or demolition of signs.
12. Illuminated signs shall be regulated in accordance with the provisions of Section
20.42.070 (Standards for Permanent Signs) of the NBMC. 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.
13. Signs shall be maintained in a clean and orderly condition. Signs in disrepair shall
be repaired, replaced or removed in a timely fashion or at the direction of the
Community Development Director.
14. The Community Development Director may approve revisions to the
Comprehensive Sign Program if the intent of the original approval is not affected.
Revisions that would substantially deviate from the original approval shall require
approval of a new/revised comprehensive sign program by the Zoning
Administrator.
15. Any future revisions or changes to the signs approved by this Comprehensive Sign
Program due to a change in the use or tenants of the building shall be reviewed
and approved by the Planning Division, so long as the sign size, copy
PA2019-032
SAP/HanaHaus Comprehensive Sign Program (PA2019-032)
February 22, 2019
Page 8
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.
16. The Zoning Administrator may add to or modify conditions of this approval, or
revoke this approval upon a determination that any sign that is authorized by this
approval has been altered beyond the parameters of the authorization and
therefore beyond the justification.
17. This approval shall expire and become void unless exercised within 24 months
from the actual date of review authority approva l, 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.
18. 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 the
SAP/HanaHaus Comprehensive Sign Program including, but not limited to,
Comprehensive Sign Program No. CS2019-001 (PA2019-032). 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.
APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community
Development or City Clerk, as applicable, within fourteen (14) days following the date the
action or decision was rendered. For additional information on filing an appeal, contact the
Planning Division at 949-644-3200.
On behalf of James W. Campbell,
Acting Zoning Administrator:
GBR/mkn
PA2019-032
SAP/HanaHaus Comprehensive Sign Program (PA2019-032)
February 22, 2019
Page 9
Attachments: ZA 1 Vicinity Map
ZA 2 Sign Program Matrix
ZA 3 Project Plans
PA2019-032
Attachment No. ZA 1
Vicinity Map
PA2019-032
VICINITY MAP
Comprehensive Sign Program No. CS2019-001
(PA2019-032)
3366 Via Lido
Subject Property
PA2019-032
Attachment No. ZA 2
Sign Program Matrix
PA2019-032
3366 Via Lido
Comprehensive Sign Program CS2019-001 (PA2019-032)
February 22, 2019
Sign Number Sign Type Quantity Sign Height Sign Area Max. Letter/Logo Height Location/Frontage
A & A.1 Primary Tenant Wall Sign 3 (1 per north, west,
and south frontage)
42 inches 25 square feet 42 inches north/south/west frontage at second floor eyebrow,
south frontage illuminated/north & west frontage non-
illuminated
B Secondary Tenant Logo Sign 1 (south frontage)42 inches 25 square feet 42 inches south frontage above first floor entry, illuminated
C Secondary Tenant Wall Sign 1 (south frontage)12 inches 8 square feet 12 inches south frontage above first floor entry, illuminated
D Non-Illuminated Window Graphic 1 (north frontage)43 inches 20% of window
area (18 sq.ft.)
43 inches north frontage above first floor entry
E Wayfinding Sign 1 (west frontage)36 inches 8 square feet 36 inches 1st floor level of west frontage
Compliance Required:
Note, the signs visual character and mounting heights shall comply with 2016 California Building Code .
Temporary Banner Signs shall comply with the Chapter 20.42 of the Zoning Code.
All signs shall substantially conform to the stamped and dated approved set of plans.
Pursuant to Section 20.42.120.F of the Zoning Code, the Community Develpoment Director may approve minor revisions to the Sign Program if the intent of the original approval is not affected.
All additional exempt signs shall comply with the standards prescribed in the Zoning Code.
PA2019-032
Attachment No. ZA 3
Project Plans
PA2019-032
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