HomeMy WebLinkAbout20191212_ZA_Staff ReportCITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
December 12, 2019
Agenda Item No. 8
SUBJECT: 100 Bayview Circle Sign Program (PA2019-093)
Comprehensive Sign Program No. CS2019-005
Modification Permit No. MD2019-002
SITE LOCATION: 100 Bayview Circle
APPLICANT: JB3D
OWNER: Granite Properties
PLANNER: Joselyn Perez, Planning Technician
949-644-3312, jperez@newportbeachca.gov
LAND USE AND ZONING
x General Plan Land Use Plan Category: General Commercial Office (CO-G)
x Zoning District: PC 32 (Bayview Planned Community)
PROJECT SUMMARY
A request for a new comprehensive sign program that will establish design parameters for
signage at an existing multi-tenant office building.
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 Newport
Beach Municipal Code (NBMC) Chapter 20.42.
The proposed program requires the following deviations from NBMC Chapter 20.42:
Comprehensive Sign Program
a) The installation of wall signs above the bottom of the lowest second-story
window;
b) The installation of wall signs outside the middle 50 percent of building or
tenant frontage;
c) Tenant identification signs located on adjacent walls on the same building
separated by a distance of less than 30 feet where the Zoning Code requires
a minimum separation of 30 feet measured along the exterior walls of the
building; and
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d) The installation of up to four freestanding monument signs on one site, where
the Zoning Code allows a maximum of one freestanding sign per site.
Included in the request is an application for a modification permit to authorize two sign types
which exceed the maximum sign area allowed by the Zoning Code by more than 30 percent.
Modification Permit
a) Sign Type 1 (Primary Tenant ID) – Three wall signs with a maximum sign
area of 252 square feet located on the façades facing Bristol Street, Bayview
Place, and the private street Bayview Circle.
b) Sign Type 7 (Building Entry Address) – A window sign with a maximum sign
area of 450 square feet located on the windows above the building entrance
on the private street Bayview Circle.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15311 under Class 11 (Accessory Structures) 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. CS2019-005 and Modification Permit No. MD2019-002 (Attachment No.
ZA 1), with a reduced sign area for Sign Type 7.
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DISCUSSION
x The site is zoned PC 32 (Bayview Planned Community) which allows for various
commercial uses and residential uses. PC 32 states that the Newport Beach
Municipal Code (NBMC) Chapter 20.42 shall be used as the development
standards for signs.
x The subject property measures approximately 267,023 square feet in area and is
located on the private street Bayview Circle. The project site is considerably large
and provides over 200 feet of building frontage along the majority of the building’s
façades.
x The project site is abutted to the north by Bristol Street and the 73 freeway, to the
east by an identical twin building, to the south by a parking structure and a hotel,
and to the west by a condominium complex.
x The existing office building is a multi-story structure with a subterranean garage.
The structure utilizes geometric architecture that results in multiple step pyramids
adorning the building.
x The proposed number of signs are requested to provide adequate tenant
identification in an existing office building with a high number of tenants and
multiple directions which users can approach from.
x As demonstrated by the perspective renderings, the size increases are in scale
with the overall development (Attachment No. ZA 4).
x Limiting the number, size, and locations in accordance with the Newport Beach
Municipal Code (NBMC) Chapter 20.42 would result in signage that is out of scale
with the surrounding buildings.
x With the exception of Sign Type 7, the proposed increase to size limitations does
not interfere with the intent of the Zoning Code as it helps allow for greater visibility
for motorists on the surrounding public roadways from a greater distance without
detracting from the building’s overall aesthetic.
x The Zoning Administrator is the review authority for a comprehensive sign
program. Increases in sign height by more than 20 percent above that allowed or
an increase in sign area by more than 30 percent above that allowed requires the
approval of a modification permit.
x The distance between the building and the centerline of Bristol Street, the 73
freeway, and Jamboree Road is over 60 feet, 280 feet, and 580 feet respectively.
The location of Sign Type 1 near the roof line of the building and its increased size
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will provide enhanced visibility at further distances. Additionally, the step pyramid
shape encourages the placement of a large sign on the highest level of the
pyramid.
x Staff is recommending approval of the comprehensive sign program and
modification permit, except for Sign Type 7.
x The requested sign area for Sign Type 7 exceeds the largest maximum allowable
sign area for the neighboring identical twin building by 120 square feet and is not
consistent with approved signage in the area. Vehicle speeds on Bayview Circle
are not accelerated enough to necessitate a maximum sign area larger than
allowed by the Zoning Code to ensure legibility and the large size of the sign
demands the attention of all users rather than invites users.
x The applicant’s justification for Sign Type 7 is to provide sun protection for the
building lobby; however, feasible alternatives exist that can accomplish both the
goal of providing site identification for first-time visitors and provide shade from the
sun. Blinds, film, or an artistic arrangement of vinyl stickers that does not
communicate a message can be used in conjunction with the smaller sign.
x Staff has conditioned the sign area of Sign Type 7 to the maximum allowable 48
square feet of sign area.
x If approved, this Comprehensive Sign Program and Modification Permit would
supersede Modification Permit No. MD2008-006.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15311 under Class 11 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 includes construction or replacement of minor structures such as on-premise signs
accessory to (or appurtenant to) existing commercial facilities. The proposed signage is
incidental and accessory to the principal commercial use of the property as automotive sales
and will 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.
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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:
JM/jp
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant’s Justification
ZA 4 Renderings
ZA 5 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2019-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COMPREHENSIVE
SIGN PROGRAM NO. CS2019-005 AND MODIFICATION PERMIT
NO. MD2019-002 FOR AN INCREASE IN SIGN AREA LOCATED
AT 100 BAYVIEW CIRCLE (PA2019-093)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Dave Kerby of JB3D (“Applicant”), with respect to property
located at 100 Bayview Circle and legally described as Lot 2 of Tract No. 12528 in the City
of Newport Beach, County of Orange, State of California requesting approval of a
comprehensive sign program and modification permit.
2. The Applicant proposes a comprehensive sign program to establish design parameters for
signage at an existing multi-tenant, multi-story, office building. The Applicant is seeking the
following deviations from the Newport Beach Municipal Code Chapter 20.42 (Sign
Standards):
a) The installation of wall signs above the bottom of the lowest second-story window;
b) The installation of wall signs outside the middle fifty (50) percent of building or tenant
frontage;
c) Tenant identification signs located on adjacent walls on the same building separated
by a distance of less than thirty (30) feet where the Zoning Code requires a minimum
separation of thirty (30) feet measured along the exterior walls of the building; and
d) The installation of up to four (4) freestanding monument signs on one (1) site, where
the Zoning Code allows a maximum of one freestanding sign per site.
3. The Applicant is requesting approval of a modification permit to authorize two (2) sign
types which exceed the maximum sign area allowed by the Zoning Code by more than
thirty (30) percent.
a) Sign Type 1 (Primary Tenant ID) – Three (3) wall signs with a maximum sign area
of 252 square feet located on the façades facing Bristol Street, Bayview Place,
and the private street Bayview Circle.
b) Sign Type 7 (Building Entry Address) – A window sign with a maximum sign area
of 450 square feet located on the windows above the building entrance on the
private street Bayview Circle.
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4. The subject property is designated General Commercial Office (CO-G) by the General
Plan Land Use Element and is located within the PC 32 (Bayview Planned Community)
Zoning District.
5. The subject property is not located in the coastal zone.
6. A public hearing was held on December 12, 2019, 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 includes construction or replacement of minor structures such as on-premise
signs accessory to (or appurtenant to) existing commercial facilities. The proposed sign is
incidental and accessory to the automotive dealer use of the property and will not intensify
or alter the use.
SECTION 3. REQUIRED FINDINGS.
Comprehensive Sign Program
Pursuant to Newport Beach Municipal Code (NBMC) Section 20.42.120 (Comprehensive Sign
Program), the comprehensive sign program allows for an increase in sign height by twenty (20)
percent above that allowed and an increase in sign area by thirty (30) percent above that
allowed. The program shall comply with the standards of the Zoning Code, except that
deviations are allowed with regard to sign area, total number, location, and/or height of signs.
In accordance with NBMC Section 20.42.120, the following findings and facts in support of
such findings are set forth:
Finding:
A. The proposed sign program shall comply with the purpose and intent of this Chapter
[Chapter 20.42], any adopted sign design guidelines and the overall purpose and intent of
this Section [Section 20.42.120].
Facts in Support of Finding:
1. The proposed Comprehensive Sign Program complies with the purpose and intent of
NBMC Chapter 20.42 (Sign Standards) because it provides the multi-tenant office
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building with reasonable tenant identification while guarding against an excessive sign
proliferation that would degrade the City’s unique character and aesthetic standards.
2. The Comprehensive Sign Program preserves and enhances community appearance by
regulating the type, size, location, quantity, and illumination of all signs.
3. The Comprehensive Sign Program enhances the safety of motorists and pedestrians by
minimizing the distraction of intrusive, difficult to read, or excessive signage.
Finding:
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 Finding:
1. The project site is located in the Bayview Planned Community (PC 32). Professional and
Administrative offices within PC 32 are allowed to be developed to a height of 95 feet.
The size and location of the proposed signage is complementary to the bulk and scale
of the existing building and the neighboring buildings.
2. The neighboring office building is of an identical size, shape, and design as the project
site. The Comprehensive Sign Program proposes wall and monument signs that are in
harmony with the approved program for the identical neighboring property.
Finding:
C. The sign program shall address all signs, including permanent, temporary, and exempt
signs.
Fact in Support of Finding:
1. The Comprehensive Sign Program includes all project signage. Any future temporary
and exempt signs not specifically addressed in the program shall be regulated by the
provisions of Chapter 20.42.
Finding:
D. The sign program shall accommodate future revisions that may be required because of
changes in use or tenants.
Facts in Support of Finding:
1. The Comprehensive Sign Program has been developed to be effective for commercial
uses and allow flexibility for future changes in tenants. Adequate tenant identification
has been provided through the increase in the number of tenant identification wall sign
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locations and an increase in the number of tenant identification monument signs at the
project site.
2. It is not anticipated that future revisions to the Comprehensive Sign Program will be
necessary to accommodate changes in tenants or 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.
Finding:
E. The program shall comply with the standards of this Chapter, except that deviation are
allowed with regard to sign area, total number, location, and/or height of signs to the extent
that the Comprehensive Sign Program will enhance the overall development and will more
fully accomplish the purposes and intent of this Chapter.
Facts in Support of Finding:
1. The Comprehensive Sign Program allows for deviations with regards to the type,
number, and location of wall signs. The approval conforms to the intent of NBMC
Chapter 20.42 while accommodating the unique shape of the building and the necessary
deviations.
2. The building is a high rise structure, has frontages which exceed 200 feet along Bayview
Place, Bayview Circle, and Bristol Street, and has multiple entrances to a subterranean
parking structure. The deviation from the number of wall signs allowed per building
frontage and placement of signs is appropriate given the scale of the building, the
substantial number of building tenants, and the necessity to safely direct motorists to
parking locations.
3. The shape of the building and project site allows for visitors to approach the building
from multiple directions. The deviation from the number of freestanding monument signs
on one site is necessary to provide adequate tenant identification. Monument signs are
proposed along Bayview Place, Bayview Circle, and Bristol Street. This placement
ensures that visitors will be able to identify building tenants regardless of which direction
they approach the site from.
4. The deviation from the standard that signs shall be located within the middle fifty (50)
percent of the building or tenant frontage is appropriate due to the proposed number of
signs on a large façade. The standard requirement would force the proposed signs
unreasonably close together and would not visually integrate into the building design.
This would create cluttered signage that would be detrimental to the overall appearance
of the site. The proposed signs allow for placement where the architectural design of the
building suggests and better fits within the overall scale of the building façade.
5. The deviation from the standard that signs located on adjacent walls on the same
building shall be separated by a minimum of 30 feet measured along the exterior walls
of the building is appropriate due to the shape and scale of the building and the nature
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of the signs. The deviation occurs at the intersection of Bayview Place and Bristol Street.
The signs which require the deviation are tenant identification (ID) signs and a primary
building address sign. The tenant ID signs are located high above the ground level while
the building address sign is located at ground level. Requiring the 30 feet of separation
would needlessly create a staggered design that is not visually appealing.
6. The proposed Comprehensive Sign Program is consistent with NBMC Chapter 20.42,
and is being processed concurrently with a Modification Permit consistent with Section
20.52.050 to allow the maximum sign area of certain wall and window signs to be larger
than the standard Zoning Code limitations.
Finding:
F. 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 Finding:
1. The Comprehensive Sign Program does not authorize the use of prohibited signs.
Finding:
G. Review and approval of a Comprehensive Sign Program shall not consider the signs’
proposed message content.
Fact in Support of Finding:
1. The content of the signs was not considered and the proposed Comprehensive Sign
Program does not contain any regulations regarding sign message content.
Modification Permit Findings in Support of Sign Type 1
Pursuant to NBMC Section 20.42.110, deviations in sign height greater than twenty (20)
percent and sign area greater than thirty (30) percent are subject to the approval of a
modification permit. In accordance with NBMC Section 20.52.050 (Modification Permits), the
following findings and facts in support of such findings for Sign Type 1 are set forth:
Finding:
H. The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding:
1. The project site is abutted to the north by Bristol Street and the 73 freeway, to the east
by an identical twin building, to the south by a parking structure and a hotel, and to the
west by a condominium complex.
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2.The largest maximum sign area allowed on any of the surrounding buildings is 330
square feet (Modification Permit No. MD2005-124).
3. The requested maximum sign area for Sign Type 1 is less than the maximum sign area
approved for the adjacent twin building.
4. The proposed wall sign area visually maintains compatibility with other tall buildings in
the vicinity with similar scaled wall signs.
Finding:
I.The granting of the modification is necessary due to the unique physical characteristic(s) of
the property and/or structure, and/or characteristics of the use.
Facts in Support of Finding:
1.The project site is considerably large and provides over 200 feet of frontage along the
majority of the building façades. Sign Type 1 will not dominate the façades on which
they are located and will be compatible with the overall massing and bulk of the building.
2. The structure utilizes geometric architecture that results in multiple step pyramids
adorning the building. The step pyramid shape encourages the placement of a large
sign on the highest level of the pyramid.
3. The size and location of Sign Type 1 is consistent with the size and placement of a large
tenant ID sign on the adjacent twin building.
4. The distance between the building and the centerline of Bristol Street, the 73 freeway,
and Jamboree Road is over 60 feet, 280 feet, and 580 feet respectively. The location of
Sign Type 1 near the roof line of the building and its increased size will provide enhanced
visibility at further distances.
5. There are tall palm trees along both Bristol Street and Bayview Place that can obscure
the view of the proposed signage. The proposed location and size will offset the height
and bulk of the landscaping.
Finding:
J.The granting of the modification is necessary due to practical difficulties associate 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.
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Facts in Support of Finding:
1. The project site is visible from the major thoroughfares Bristol Street and Jamboree
Road as well as the 73 freeway. Vehicle speeds routinely exceed 55 miles per hour.
2. The requested maximum sign area for Sign Type 1 will ensure that motorists are able
to both read the tenant identification signage quickly while traveling at high speeds and
at an early enough interval that they are able to exit the thoroughfare to visit the
business.
3. The increased size of Sign Type 1 is appropriate to the scale and height of the buildings
in the area and necessary to provide adequate visibility despite the surrounding
development.
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.
Fact in Support of Finding:
1. The existing building is surrounded by other multi-story, high-rise, building and does not
have wall areas adequately visible for a primary tenant other than up at the top of the
building. This elevated location requires an increase in sign area above the allowable
limits in the Zoning Code in order to be both visible and legible to motorists travelling on
Bristol Street, Jamboree Road, or the 73 freeway and for pedestrian users.
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:
1. This approval will allow for an increase in the size of wall signs but will not result in a
change in intensity or density of the existing general commercial office land use.
2. The size of Sign Type 1 is within the scale of the signs in the surrounding area and will
not adversely affect or be detrimental to persons, property, or improvements in the
surrounding neighborhood.
3. The proposed locations of Sign Type 1 will not affect views for nearby properties or
occupants of the neighborhood as they will be installed on an existing building.
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4. The increased size of Sign Type 1 will provide better visual direction for the public from
the surrounding public roadways and from a greater distance without detracting from the
building’s overall aesthetic.
5. Compliance with the Zoning Code and the attached conditions of approval is required
and will further ensure that the proposed signs will not be detrimental.
Modification Permit Findings Not in Support of Sign Type 7
In accordance with NBMC Section 20.52.050 (Modification Permits), the Zoning Administrator
finds that following facts do not support the findings necessary for Sign Type 7:
Facts Not in Support of Findings:
1. The requested sign area for Sign Type 7 exceeds the largest maximum allowable sign
area for the neighboring identical twin building by 120 square feet and is not consistent
with approved signage in the area.
2. The requested sign area for Sign Type 7 is distracting and demands the attention of all
users, including visitors to the neighboring buildings, and is not consistent with the intent
and purpose of Chapter 20.42 of the Zoning Code.
3. The neighboring identical twin building has a building address sign on the fascia below
the lobby window that effectively communicates the site address and lobby entrance
location.
4. Vehicle speeds on Bayview Circle are not accelerated enough to necessitate a
maximum sign area larger than allowed by the Zoning Code to ensure legibility.
5. A reduction in sign area for Sign Type 7 to that allowed by the Zoning Code would still
allow for a unique, artistic, sign that supports first time users in locating the building and
lobby entry successfully. A condition of approval has been added to limit the maximum
sign area for Sign Type 7 to 48 square feet.
6. In addition to site identification, Sign Type 7 is proposed in order to provide shade to the
building lobby. Shade could be provided to the lobby through the use of blinds, window
film, or through vinyl stickers in an artistic shape.
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SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this Project is
categorically 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, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
2.
3. The Zoning Administrator of the City of Newport Beach hereby approves Comprehensive
Sign Program No. CS2019-005 and Modification Permit No. MD2019-002, subject to the
conditions set forth in Exhibit “A” and sign matrix parameters denoted in Exhibit “B,” which
are attached hereto and incorporated by reference.
4. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal is filed with the City Clerk in accordance
with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal
Code.
5. This resolution supersedes Modification Permit No. MD2008-006, which upon vesting of
the rights authorized by this Comprehensive Sign Program No. CS2019-005 and
Modification Permit No. MD2019-002, shall become null and void.
PASSED, APPROVED, AND ADOPTED THIS 12TH DAY OF DECEMBER, 2019.
_____________________________________
Gregg Ramirez, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Locations of signs are limited to the designated areas and shall comply with the
limitations specified in the Sign Matrix included in Exhibit B.
3. Sign Type 7 shall be limited to a maximum sign area of 48 square feet.
4. Sign location shall comply with the City’s line of sight requirements per City Standard
STD-110-L.
5. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
6. 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
approval.
7. A building permit shall be obtained prior to commencement of installation of the signs.
8. 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.
9. This Modification may be modified or revoked by the Zoning Administrator if determined
that the proposed uses or conditions under which it is being operated or maintained is
detrimental to the public health, welfare or materially injurious to property or
improvements in the vicinity or if the property is operated or maintained so as to
constitute a public nuisance.
10. All signs must be maintained in accordance with Section 20.42.170 (Maintenance
Requirements) of the Newport Beach Municipal Code.
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. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
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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 the City’s
approval of 100 Bayview Circle Sign Program, but not limited to, Comprehensive Sign
Program No. CS2019-005 and Modification Permit No. MD2019-002 (PA2019-093). This
indemnification shall include, but not be limited to, damages awarded against the City, if
any, costs of suit, attorneys' fees, and other expenses incurred in connection with such
claim, action, causes of action, suit or proceeding whether incurred by applicant, City,
and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the
City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the
indemnification provisions set forth in this condition. The applicant shall pay to the City
upon demand any amount owed to the City pursuant to the indemnification requirements
prescribed in this condition.
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100 Bayview Circle Sign Program (PA2019-093) Exhibit B 100 Bayview Circle Comprehensive Sign Program Matrix No. CS2019-005 (PA2019-093) Name Sign Type Primary Frontage (Bristol Street) Secondary Frontages * Other Specifications Sign Type 1 (ST1) Primary Tenant ID Building Sign - Wall Maximum Number: 1 Maximum Sign Area: 252 sq. ft. Maximum Sign Height: 6’ Maximum Sign Width: 42’ Maximum Number: 2 Maximum Sign Area: 252 sq. ft. Maximum Sign/Letter/Logo Height: 6’ Maximum Sign Width: 42’ - Allowed on Secondary Frontage A and Secondary Frontage C.-One sign maximum per frontage.-Shall not exceed three total for entire building.Sign Type 2 (ST2) Secondary Tenant ID Building Sign - Wall Maximum Number: 2 Maximum Sign Area: 48 sq. ft. Maximum Sign Height: 24” Maximum Sign Width: 25’ Maximum Number: Varies Maximum Sign Area: 48 sq. ft. Maximum Sign/Letter/Logo Height: 24” Maximum Sign Width: 25’ - Allowed on Secondary Frontage A and Secondary Frontage D.-Two signs maximum per frontage.-One per tenant, per frontage.-Shall not exceed four total for entire building.18
100 Bayview Circle Sign Program (PA2019-093) Exhibit B Sign Type 3 (ST3) Tertiary Tenant ID Building Sign - Wall Maximum Number: 6 Maximum Sign Area: 12 sq. ft. Maximum Sign/Letter/Logo Height: 12” Maximum Sign Width: 12’ - Allowed on Secondary Frontage B. - One per tenant. - Illumination not permitted. Sign Type 4 (ST4) Tenant Monument Freestanding - Ground Maximum Number: 1 Maximum Sign Area: 79.5 sq. ft. Maximum Sign Height: 6’ Maximum Sign Width: 13’-3” Maximum Number: 1 Maximum Sign Area: 79.5 sq. ft. . Maximum Sign Height: 6’ Maximum Sign Width: 13’-3” - Allowed on Secondary Frontage A. - Shall not exceed two total for entire site. Sign Type 5 (ST5) Building Entry Monument Freestanding - Ground Maximum Number: 2 Maximum Sign Area: 24 sq. ft. Maximum Sign Height: 6’ Maximum Sign Width: 4’ - Allowed on Secondary Frontage B. 19
100 Bayview Circle Sign Program (PA2019-093) Exhibit B Sign Type 6 (ST6) Primary Building Address Building Sign - Wall Maximum Number: 1 Maximum Sign Area: 29.5 sq. ft. Maximum Sign Height: 22” Maximum Sign Width: 16’ - Allowed on Secondary Frontage A. Sign Type 7 (ST7) Building Entry Address Building Sign - Window Maximum Number: 1 Maximum Sign Area: 48 sq. ft. Maximum Sign/Letter/Logo Height: 24” Maximum Sign Width: 25’ - Allowed on Secondary Frontage B. Sign Type 8 (ST8) Garage Entry Building Sign - Wall Maximum Number: 2 Maximum Sign Area: 5 sq. ft. Maximum Sign Height: 8” Maximum Sign Width: 6’-7” - Allowed on Secondary Frontage C and Secondary Frontage D. Secondary Frontages are defined as the following: x Secondary Frontage A - Bayview Place x Secondary Frontage B - Bayview Circle x Secondary Frontage C - South Garage Entrance x Secondary Frontage D - West Garage Entrance 20
100 Bayview Circle Sign Program (PA2019-093) Exhibit B Notes/Requirements: a) Sign locations shall be as depicted on approved plans. b) Wall signs shall be constructed of individual channel letters and attached per mounting details depicted on approved plans. c) Requirements for all signs per Municipal Code Chapter 20.42, except as provided in this sign matrix. d) Sign Designs shall be consistent with Citywide Sign Design Guidelines Manual. e) Pursuant to Section 20.42.120.F of the Zoning Code, the Community Development Director may approve minor revisions to this approval if the intent of the original approval is not affected. 21
Attachment No. ZA 2
Vicinity Map
22
VICINITY MAP
Comprehensive Sign Program No. CS2019-005
Modification Permit No. MD2019-002
(PA2019-093)
100 Bayview Circle
Subject Property
23
Attachment No. ZA 3
Applicant’s Justification
24
September 19, 2019
Joselyn Perez
Planning Technician
Community Development Department
CITY OF NEWPORT BEACH
100 Civic Center Drive
Newport Beach, CA 92658
RR E: 100 Bayview Circle Sign Program Modification
Dear Joselyn Perez,
On behalf of Granite Properties, thank you for your time in reviewing this Sign Program
Modification for 100 Bayview Circle.
As the project signage information architects, our task is to capture a high number of
first time visitors on the project’s perimeter, clearly direct them to parking and
ultimately to each individual suite.
This revised sign program satisfies the intent of the sign ordinance for the following
reasons. First, the signs are legible in the circumstances in which they are seen.
Second, they are compatible with their surroundings, the unique physical
characteristics of the property and are appropriate to the type of business activity that
occurs at the project site. Finally, the signs give the site an updated look and function.
The revised sign program will continue to give the project a modern and exciting look
that will enhance the surrounding community. The sign program will also provide
cohesive signage that will identify the existing facilities, as one project site. The sign
program is consistent and harmonious yet flexible enough to accommodate new
tenants and their needs.
The revised sign program is intended to replace and supersede any existing sheets
currently in the previously approved program. The proposed sign program revisions
25
are simple, easy to understand, flexible and complies with all current regulations
except in the following:
Primary Tenant ID:
We would like to add an additional Primary Tenant ID sign on the South Elevation of
the building as shown on Page 1.3. There are currently no tenant signs on this
elevation, this location.
We would like to increase the maximum allowed sign height from 4’ to 6’ while
keeping the same overall max width at 42’ and the same max allowed square footage
at 168 s.f. 4’ is not adequate for all tenant logos. Some tenant logos are much taller
than they are wide. The height increase to 6’ will allow these tenant logos to be
installed comfortably on the building wall at a scale that is readable to motorists.
Building Entry Monument:
We would like to change the sizes of these monument signs from 8’ wide by 3’-6” tall
to 4’ wide by 6’ tall. We would also like to change the in stall location of these signs as
well. While the height of the new building entry monument signs is taller than the
previously approved, the square footage is less (24 s.f.) than the previously approved
(28 s.f.). The height and new location will provide better visibility to first time visitors
along Bayview Circle.
Artistic Sun Shade Building Entry Address/Artwork:
We would like to increase the maximum allowed height from 12” to 18” and would
also like to add 15’ tall artistic/abstract vinyl address numbers on the glass windows.
The addition of the large artistic/abstract address numbers will enhance the unique
physical characteristic features of the building in an artistic manner. The
artistic/abstract address numbers will give the site an updated look and function as well
as provide much needed shade from sun entering the glass walled lobby.
Thank you for sending over the review letter. The following justification should allow
you to make required findings:
26
JJ ustification and Required Findings
We understand that Pursuant to 20.52.050 E., the Zoning Administrator may approve
or conditionally approve a Modification Permit if, on the basis of the application,
materials, plans, and testimony (orally and/or in writing) submitted, if all of the
following findings first can be made:
1. The requested modification will be compatible with existing
development in the neighborhood:
The modifications will be compatible with existing development in the
neighborhood. The sign program is simply requesting one additional top of
building sign on the twin tower building. Additionally it is showing an artistic sun
shade for the lobby of the building created by three sized dots placed at 8” on
center that happen to identify the buildings address. The owner asked the
architectural and signage graphics design teams for creative ways to reduce the
amount of direct sunlight that enters the lobby from the large expanse of clear
glass facing directly south. The white dot pattern reinforces the existing use of
existing white metal panels at entry, modernizes the decades old architecture,
provides relief from sun in the large lobby and individualizes the building while
identifying it to first time visitors. The graphic sun shade is only visible from a
small portion of the neighboring building and nowhere else. It simply guides
users who are locating it along the private loop road. It is not visible from any
public streets. As you will see in the attached exhibit, while 450SF if measured
edge to edge, is less than 20% of the overall glazing at the entry.
2. 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;
The entire 3 story tall clear glass elevation, on which the artistic sun
shade/building address will be located, faces directly south. The renovation
27
architect, along with JB3D, developed the design of the sun shade representing
the building address. Since the building is over two decades old, its physical
appearance has become dated and in need of a cost effective facelift. The
oversized lobby with clear glass wall and clear glass ceiling is greatly unused
throughout the year since the bright hot sunlight is not obstructed. Ownership
agreed that the opaque dots would filter some of the light with an interesting
shading pattern on lobby floor and walls but still preserve the view looking out of
the second floor office windows that overlook the lobby. Simply installing a
tinted window film or other type of window film did not provide the same level of
sophistication and interest.
33 . 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;
As noted above, the south facing clear glass 3 story wall causes an overly bright
and hot lobby. The purpose and intent of the Zoning Code relating to oversized
signage does not apply to this request. As acknowledged by City of Newport for
Fashion Island, artwork, murals, and signage not facing public view should not be
restricted. We realize that Fashion Island is a retail use, however the City did not
allow for the unlimited restriction simply because it is retail. It allowed it since it
was not visible from any public streets or neighboring sites. In this case, the wall
on which the address will be placed is not visible from public streets or
neighboring communities. Not allowing the building this unique, cost effective
shade screen would result in a physical hardship.
4. 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:
28
We are not aware of a solution that would provide similar benefits and none of it
is a detriment to surrounding owners and occupants, the neighborhood or the
general public. It is simply not visible to any of the aforementioned.
55 . 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.
The above statement is true in fact.
In summary, the neighboring, mirror image building, 3501 jamboree actually has a
similar amount of approved signage, but has the benefit of being much more visible
from Jamboree, possibly the highest traveled road in Newport Beach.
We are of the opinion that the proposed signage/artwork for 100 Bayview is actually
quite compatible with the existing development and would be a welcomed addition to
the City of Newport Beach.
As the Signage Information Architects for many of the high-profile developments in
The City of Newport, we pride ourselves on producing realistic, yet creative signage
programs that meet the various needs each project presents.
Please contact me with any questions or comments at
714.204.0073 or hbetancourt@jb3d.com
Best regards,
Hector Betancourt
Designer
JB3D
29
Attachment No. ZA 4
Renderings
30
JB3D100 BAYVIEWPRIMARY FRONTAGE (BRISTOL ST.)18-0766 10.22.19SCALE: NTSST1ST2SECONDARY TENANT SIGNAGEST2SECONDARY TENANT SIGNAGEST2*ALT31
JB3D100 BAYVIEWSECONDARY FRONTAGE A (BAYVIEW PLACE)18-0766 10.22.19SCALE: NTS*ALTST2ST2ST6ST1ST132
SCALE: NTSJB3D100 BAYVIEWSECONDARY FRONTAGE B (BAYVIE CIRCLE)18-0766 10.22.19ST3ST3ST3ST3ST3ST3ST7ST733
JB3D100 BAYVIEWSECONDARY FRONTAGE C (SOUTH GARAGE ENTRANCE)18-0766 10.22.19SCALE: NTSST8ST134
JB3D100 BAYVIEWSECONDARY FRONTAGE D (WEST GARAGE ENTRANCE)18-0766 10.22.19SCALE: NTSST8ST2*ALT35
Attachment No. ZA 5
Project Plans
36
PROPERTY OWNERGRANITE PROPERTIES100 BAYVIEW CIRCLE, SUITE 2060NEWPORT BEACH, CA 92660714.740.8850PROGRAM DESIGNERJB3D731 N. MAIN STREETORANGE, CA 92868CONTACT: HECTOR BETANCOURT714.204.0073HBETANCOURT@JB3D.COM100 BAYVIEW CIRCLENEWPORT BEACH, CA 92660SIGN PROGRAM100 BAYVIEW SIGN PROGRAMNovember 21, 201937
SHEET No.DESCRIPTION0.1 Signage Overview0.2 Site Plan1.0 Primary Tenant I.D.2.0 Secondary Tenant I.D.3.0 Tertiary Tenant I.D.4.0 Tenant Monument5.0 Building Entry Monument6.0 Primary Building Address7.0 Building Entry Address8.0 Subterranean Garage Entrance9.0 Regulatory Signs100 BAYVIEW SIGN PROGRAMTABLE OF CONTENTSNovember 21, 201938
100 BAYVIEW SIGN PROGRAMPAGE 0.1SIGNAGE OVERVIEWDESCRIPTIONSIGN TYPEMAX. HEIGHTMAX. WIDTHMAX. SIGN AREA123456789SIGN-SPECIFIC PAGE1.02.03.04.05.06.07.08.09.0Primary Tenant I.D.Secondary Tenant I.D. Tertiary Tenant I.D. Tenant Monument Building Entry Monument Primary Building AddressBuilding Entry Address Subterranean Garage Entrance Regulatory Signs6'-0"24"12"6'-0"6'-0"22"See Page 7.08"See Page 9.0MAX. QUANTITY34622212As RequiredSIGN LOCATIONOn BuildingOn BuildingOn BuildingGroundGroundOn BuildingOn BuildingOn BuildingGround42'-0"25'-0"12'-0"13'-3"4'-0"16'-0"See Page 7.06'-7"See Page 9.0LOGOS ALLOWEDYesYesYesYesYesNoProject Logo OnlyProject Logo OnlyProject Logo OnlyPERMIT REQUIREDYesYesNoYesNoYesNoNoNoILLUMINATIONPERMITTEDYesYesNoYesYesYesYesYesNo252 Sq. Ft.48 Sq. Ft.12 Sq. Ft.79.5 Sq. Ft.24 Sq. Ft.29.5 Sq. Ft.See Page 7.08 Sq. Ft.See Page 9.0November 21, 2019*PRIMARY TENANT ID’S SHALL NOT EXCEED 3 TOTAL FOR ENTIRE BUILDING. REFER TO MATRIX ON PAGE 0.2 FOR ALLOWABLE LOCATIONS.**SECONDARY TENANT ID’S SHALL NOT EXCEED 4 TOTAL FOR ENTIRE BUILDING. REFER TO MATRIX ON PAGE 0.2 FOR ALLOWABLE LOCATIONS.39
100 BAYVIEW SIGN PROGRAMPAGE 0.2SIGNAGE MATRIXNovember 21, 2019PRIMARY FRONTAGE(BRISTOL ST.)SECONDARY FRONTAGE A(BAYVIEW PLACE)SECONDARY FRONTAGE B(BAYVIEW CIRCLE)SECONDARY FRONTAGE C(SOUTH GARAGE ENTRANCE)SECONDARY FRONTAGE D(WEST GARAGE ENTRANCE)1 PRIMARY TENANT ID MAX2 SECONDARY TENANT ID’S MAX1 TENANT MONUMENT MAX 1 PRIMARY TENANT ID MAX2 SECONDARY TENANT ID’S MAX1 TENANT MONUMENT MAX1 PRIMARY BUILDING ADDRESS MAX 6 TERTIARY TENANT ID’S MAX1 BUILDING ENTRY ADDRESS MAX2 BUILDING ENTRY MONUMENTS MAX 1 PRIMARY TENANT ID MAX1 SUBTERRANEAN GARAGE ENTRANCE MAX1 SECONDARY TENANT ID MAX1 SUBTERRANEAN GARAGE ENTRANCE MAX40
BAYVIEW CIRCLE100BAYVIEWBRISTOL STREETBAYAAVIEWPLACEN100 BAYVIEW SIGN PROGRAMPAGE 0.3SITE PLANOVERALL ST1 – Primary Tenant I.D. (3 Max.)ST2 – Secondary Tenant I.D. (4 Max.)ST3 - Tertiary Tenant I.D. (6 Max.)ST4 - Tenant Monument (2 Max.) ST5 - Building Entry Monument (2 Max.)ST6 - Primary Building Address (1)ST7 - Building Entry Address (1 Max.)ST8 - Subterranean Garage Entrance (2 Max.)SIGN TYPE - LEGENDNovember 21, 2019ST1ST1ST1ST3ST7ST3ST3ST8ST2ST4ST6ST1ST3ST5ST8ST2ST5ST3ST3ST2ST2ST4ST2*ALT*ALT*ALT(PRIMARY FRONTAGE)(S(S(S(S(S(SECECEONONONONDADADADADRYRYRYFFFFFFFFFROROOONTNTNTAGAGAGAE EEA)A)(S(S(S(S(S(S(S(S(SECECECECECECECECEONONONONONONONONON DADADADADADADADADA RYRYRYRYRYRYRYRYRYFFFFFFFFFRORORORORORORORORO NTNTNTNTNTNTNTNTNT AGAGAGAGAGAGAGAGG E E E EE E EEEB)B)B)B)B)B)B)B)BST2PROPERTY LINE10’ IRWDEASEMENT5’ UTILITYEASEMENTWEST GARAGE ENTRANCE (SECONDARY FRONTAGE D)SOUTH GARAGE ENTRANCE (SECONDARY FRONTAGE C)41
100 BAYVIEW SIGN PROGRAMPAGE 1.0SIGN TYPE 1PRIMARY TENANT IDELEVATION - TYPICALSCALE: 1/4"= 1'-0"To identify business names occupying the building suites within 100 Bayview. Tenants are defined as an occupant who is deemed by the Property Owner, per their lease, to have the right to have their company name on a Primary Tenant ID Sign.Three. One sign per tenant per frontage. On building as indicated on the following exhibits.Parallel to wall toward street, parking lot or pedestrian area.One business name and or logo per defined location, two-lines of copy maximum.Width: 42’-0” (Alt. Location 32’-0” Max, see page 1.4)Height: 6’-0” Sign Area: 168 sq. ft. Max (per sign)Individual letter and logos only. No cabinet signs or cloud signs allowed. No exposed wiring allowed.Internally illuminated. No exposed neon lighting is permitted. No flashing or blinking allowed. (Internally illuminated signs include opaque sign backgrounds and the only portion of the sign that appears as illuminated is the actual lettering and/or a registered trademark or logo).Permitted. Must be approved by the Property Owner.Logo-typefaces permitted. Lettering must be approved by the Property Owner. If no logo-type is approved, tenant must use project font.Tenant logo colors must contrast building facade. Exact finish details to varry.PURPOSEMAXIMUM NUMBERLOCATIONORIENTATIONSIGN COPYMAX. SIGN AREA & SIZESIGN CONSTRUCTIONILLUMINATIONLOGO / LOGOTYPELETTER STYLECOLORSNovember 21, 201942'-0" MAX (Alt. Location 32’-0” Max, see page 1.3)PRIMARY TENANT SIGNAGE6'-0"MAX42
PRIMARY FRONTAGE PARTIAL ELEVATION (BRISTOL ST.)SCALE: 1/16"= 1'100 BAYVIEW SIGN PROGRAMPAGE 1.1November 21, 2019SIGN TYPE 1PRIMARY TENANT ID ELEVATIONPRIMARY TENANT SIGNAGE43
SIGN TYPE 1PRIMARY TENANT ID ELEVATIONSECONDARY FRONTAGE A PARTIAL ELEVATION (BAYVIEW PLACE)SCALE: 1/16"= 1'100 BAYVIEW SIGN PROGRAMPAGE 1.2November 21, 2019PRIMARY TENANT SIGNAGE44
PRIMARYTENANT SIGNAGE100 BAYVIEW SIGN PROGRAMPAGE 1.3November 21, 2019SIGN TYPE 1PRIMARY TENANT ID ELEVATION(ALT. INSTALL LOCATION)SECONDARY FRONTAGE A PARTIAL ELEVATION (BAYVIEW PLACE)SCALE: 1/16"= 1'6'-0"MIN32'-0" MAX45
100 BAYVIEW SIGN PROGRAMPAGE 1.4November 21, 2019SECONDARY FRONTAGE C ELEVATION (SOUTH GARAGE ENTRANCE)SCALE: 1/16"= 1'SIGN TYPE 1PRIMARY TENANT ID ELEVATIONPRIMARY TENANT SIGNAGE46
100 BAYVIEW SIGN PROGRAMPAGE 2.0SIGN TYPE 2SECONDARY TENANT IDELEVATION - TYPICALSCALE: 1/2"= 1'-0"To identify business names occupying the building suites within 100 Bayview. Tenants are defined as an occupant who is deemed by the Property Owner, per their lease, to have the right to have their company name on a Secondary Tenant ID Sign.Four.On building as indicated on the following exhibit.Parallel to wall toward street, parking lot or pedestrian area.One business name and or logo per defined location, two-lines of copy maximum.Width: 25’-0”Height: 2’-0” Sign Area: 48 sq. ft. Max (per sign)Individual letter and logos only. No cabinet signs or cloud signs allowed. No exposed wiring allowed.Internally illuminated. No exposed neon lighting is permitted. No flashing or blinking allowed. (Internally illuminated signs include opaque sign backgrounds and the only portion of the sign that appears as illuminated is the actual lettering and/or a registered trademark or logo).Permitted. Must be approved by the Property Owner.Logo-typefaces permitted. Lettering must be approved by the Property Owner. If no logo-type is approved, tenant must use project font.Tenant logo colors must contrast building facade. Exact finish details to varry.PURPOSEMAXIMUM NUMBERLOCATIONORIENTATIONSIGN COPYMAX. SIGN AREA & SIZESIGN CONSTRUCTIONILLUMINATIONLOGO / LOGOTYPELETTER STYLECOLORSNovember 21, 2019SECONDARY TENANT SIGNAGE25'-0" MAX2'-0"MAX47
SIGN TYPE 2SECONDARY TENANT ID ELEVATION100 BAYVIEW SIGN PROGRAMPAGE 2.1November 21, 2019SECONDARY TENANT SIGNAGEPRIMARY FRONTAGE PARTIAL ELEVATION (BRISTOL ST.) TYPICAL INSTALL LOCATIONSCALE: 3/16"= 1'48
100 BAYVIEW SIGN PROGRAMPAGE 3.0SIGN TYPE 3TERTIARY TENANT IDELEVATION - TYPICALSCALE: 1"= 1'-0"To identify business names occupying the building suites within 100 Bayview. Tenants are defined as an occupant who is deemed by the Property Owner, per their lease, to have the right to have their company name on a Tertiary Tenant ID Sign.Six.On building as indicated on the following exhibit.Parallel to wall toward street, parking lot or pedestrian area.One business name and or logo per defined location, two-lines of copy maximum.Width: 12’-0”Height: 12” Sign Area: 12 sq. ft. Max (per sign)1/2” Thick flat cut out aluminum individual letters and logos only. Not permitted.Permitted. Must be approved by the Property Owner.Logo-typefaces permitted. Lettering must be approved by the Property Owner. If no logo-type is approved, tenant must use project font.Tenant logo colors must contrast building facade. Exact finish details to varry.PURPOSEMAXIMUM NUMBERLOCATIONORIENTATIONSIGN COPYMAX. SIGN AREA & SIZESIGN CONSTRUCTIONILLUMINATIONLOGO / LOGOTYPELETTER STYLECOLORSNovember 21, 2019TERTIARY TENANT SIGNAGE12'-0" MAX12”MAX49
SIGN TYPE 3TERTIARY TENANT ID ELEVATION100 BAYVIEW SIGN PROGRAMPAGE 3.1November 21, 2019SECONDARY FRONTAGE B PARTIAL ELEVATION (BAYVIEW CIRCLE) TYPICAL INSTALL LOCATIONSCALE: 1/8"= 1'50
100 BAYVIEW SIGN PROGRAMPAGE 4.0SIGN TYPE 4TENANT MONUMENTTo identify business names occupying the building suites within 100 Bayview.Tenants are defined as an occupant who is deemed by the Property Owner,per their lease, to have the right to have their company name on the Tenant Monument Sign.Two.Behind property line.As required.Project addres/logo & up to 3 Tenant Names (per side).Width: 13’-3”Height: 6’-0” Sign Area: 79.5 sq. ft. MaxSmooth, durable, non-weathering, rectangular sign face; with letteringfabricated from nonferrous metals. All framing and hardware shall beof nonferrous metals.Permitted. Internally lit, face lit or spot lit.Permitted. Must be approved by the Property Owner.Logo-typefaces permitted. Lettering must be approved by theProperty Owner. If no logo-type is approved, tenant must use project font.Must be approved by Property Owner.PURPOSEMAXIMUM NUMBERLOCATIONORIENTATIONSIGN COPYMAX. SIGN AREA & SIZESIGN CONSTRUCTIONILLUMINATIONLOGO / LOGOTYPELETTER STYLECOLORSNovember 21, 2019ELEVATION VIEWSCALE: 3/8"= 1'-0"13'-3" MAX6'-0"MAXTENANT NAMETENANT NAMETENANT NAMEBASE AS REQUIRED51
100 BAYVIEW SIGN PROGRAMPAGE 5.0SIGN TYPE 5BUILDING ENTRY MONUMENTTo identify business names occupying the building suites within 100 Bayview.Tenants are defined as an occupant who is deemed by the Property Owner,per their lease, to have the right to have their company name on theBuilding Entry Monument Sign.Two.Behind property line.As required.Up to 4 Tenant Names/Logos (per side).Width: 4’-0”Height: 6’-0” Sign Area: 24 sq. ft. MaxSmooth, durable, non-weathering, rectangular sign face; with letteringfabricated from nonferrous metals. All framing and hardware shall beof nonferrous metals.Permitted. Internally lit.Permitted. Must be approved by the Property Owner.Logo-typefaces permitted. Lettering must be approved by theProperty Owner. If no logo-type is approved, tenant must use project font.Must be approved by Property Owner.PURPOSEMAXIMUM NUMBERLOCATIONORIENTATIONSIGN COPYMAX. SIGN AREA & SIZESIGN CONSTRUCTIONILLUMINATIONLOGO / LOGOTYPELETTER STYLECOLORSNovember 21, 2019ELEVATION VIEWSCALE: 3/4"= 1'-0"TenantNameTenantName6'-0"MAX4'-0" MAX52
100 BAYVIEW SIGN PROGRAMPAGE 6.0SIGN TYPE 6PRIMARY BUILDING ADDRESSELEVATION VIEWSCALE: 3/4"= 1'-0"To identify the building address to motorists and pedestrians.Two.On building as indicated on the exhibit.Parallel to wall toward street, parking lot or pedestrian area.Address numbers and street name only.Width: 16’-0”Height: 22” Sign Area: 29.5 sq. ft. MaxIndividual letters and numbers only. No cabinet signs or cloud signs allowed.No exposed wiring allowed.Internally illuminated. No exposed neon lighting is permitted. No flashing or blinking allowed. (Internally illuminated signs include opaque sign backgrounds and the only portion of the sign that appears as illuminated is the actual lettering and/or numbers).Not permitted. Project font only.Must contrast building facade. Exact finish details to varry.PURPOSEMAXIMUM NUMBERLOCATIONORIENTATIONSIGN COPYMAX. SIGN AREA & SIZESIGN CONSTRUCTIONILLUMINATIONLOGO / LOGOTYPELETTER STYLECOLORSNovember 21, 2019PRIMARY BUILDING ADDRESS16'-0" MAX22"MAXPRIMARY BUILDING ADDRESSINSTALL ELEVATIONSCALE: NTS53
100 BAYVIEW SIGN PROGRAMPAGE 7.0SIGN TYPE 7BUILDING ENTRY ADDRESSTo identify the building address to motorists and pedestrians.One.On building as indicated on the exhibit on page 7.1.Parallel to wall toward street, parking lot or pedestrian area.Address numbers and street name only.Address Numbers:Width: 30’-0”Height: 15’-0” Sign Area: 450 sq. ft. Max (8.5% of glazed area)Street Name:Width: 10’-6”Height: 18” Sign Area: 16 sq. ft. MaxAddress Numbers: High performance vinyl graphics in a series of 7”, 5-1/4” and 3-1/2” circles spaced 8” apart on center (see page 7.1 for details).Street Name:Individual letters only. No cabinet signs or cloud signs allowed.No exposed wiring allowed.Street name can be Internally illuminated. No exposed neon lighting is permitted. No flashing or blinking allowed. (Internally illuminated signs include opaque sign backgrounds and the only portion of the sign that appears as illuminated is the actual lettering and/or numbers).Project font/logo only. Project font/logo only.Must contrast building facade. Exact finish details to varry.PURPOSEMAXIMUM NUMBERLOCATIONORIENTATIONSIGN COPYMAX. SIGN AREA & SIZESIGN CONSTRUCTIONILLUMINATIONLOGO / LOGOTYPELETTER STYLECOLORSNovember 21, 201954
ELEVATION RENDERINGSCALE: 3/32” = 1’SCALE: 1” = 1’30'-0" MAX30'-0" MAX15'-0"MAX15'-0"MAX18"MAX18"MAX10'-6" MAX10'-6" MAX100 BAYVIEW SIGN PROGRAMPAGE 7.1SIGN TYPE 7BUILDING ENTRY ADDRESSNovember 21, 2019±62'-0"±30'-7"±30'-7"±42'-7"HP VINYL GRAPHICS(NON ILLUMINATED)HP VINYL GRAPHICS(NON ILLUMINATED)FABRICATED LETTERS(ILLUMINATION ALLOWED)FABRICATED LETTERS(ILLUMINATION ALLOWED)7"51/4"31/2"7"8"8"55
100 BAYVIEW SIGN PROGRAMPAGE 8.0SIGN TYPE 8SUBTERRANEAN GARAGE ENTRANCETo provide parking information to motorists and first time visitors. Two.On building.Parallel to wall toward street, parking lot or pedestrian area.As required.Width: 6’-7” (per sign)Height: 8”Sign Area: 8 sq. ft. MaxSmooth, durable, non-weathering, rectangular sign face; with letteringfabricated from nonferrous metals. All framing and hardware shall beof nonferrous metals.Permitted. Internal illumination only. No exposed neon lighting is permitted.No flashing or blinking allowed.Project logo only. Project font only.Must be approved by Property Owner.PURPOSEMAXIMUM NUMBERLOCATIONORIENTATIONSIGN COPYMAX. SIGN AREA & SIZESIGN CONSTRUCTIONILLUMINATIONLOGO / LOGOTYPELETTER STYLECOLORSNovember 21, 2019ELEVATION VIEWSCALE: 3/4"= 1'-0"INSTALLATION RENDERINGSCALE: NTS8"8"441/2"7"3 5 56
100 BAYVIEW SIGN PROGRAMPAGE 9.0SIGN TYPE 9REGULATORY SIGNSTo provide parking code & accessibility info to motorists and pedestrians. As required.As required.As required.As shown.Width: VariesHeight: VariesSign Area: VariesAluminum fabricated. All framing and hardware shall beof nonferrous metals.Not Permitted.Project logo only. Project font only.Must be approved by Property Owner.PURPOSEMAXIMUM NUMBERLOCATIONORIENTATIONSIGN COPYMAX. SIGN AREA & SIZESIGN CONSTRUCTIONILLUMINATIONLOGO / LOGOTYPELETTER STYLECOLORSNovember 21, 2019ELEVATION VIEWSCALE: 3/8"= 1'-0"FIRE LANESNO PARKING IN RED ZONES.UFC 10.207 CVC. 22658A. & 22500.1PRIVATE PROPERTYUNAUTHORIZED OR IMPROPERLY PARKED VEHICLES WILL BE TOWED AWAY AT VEHICLE OWNER’S EXPENSE. CVC. SECTION NO. 22658AUNAUTHORIZED VEHICLES PARKED IN DESIGNATED ACCESSIBLE SPACES NOT DISPLAYING DISTINGUISHING PLACARDS OR LICENSE PLATES ISSUED FOR PERSONS WITH DISABILITIES MAY BE TOWED AWAY AT VEHICLE OWNER’S EXPENSE.CVC. SECTION NO. 22652TOWED VEHICLES MAY BE RECLAIMED BY TELEPHONING NEWPORT BEACH P.D. 000.000.0000ACCESSROUTE6'-0"MAX22" MAX5'-0"MAX9"MAX57
From:Perez, Joselyn
To:"Lyle Brakob"
Cc:Lee, Amanda
Subject:RE: Project File No. PA 2019-093 (Sign Program)
Date:Tuesday, December 10, 2019 11:31:12 AM
Hello Lyle,
I have received your comment and I will provide it to the Zoning Administrator for consideration when evaluating
the application. You are also welcome to attend the hearing and voice your concern in person (if you so choose).
Please let me know if you would like any more details regarding the timing or location of the hearing.
Thank you for reaching out regarding this project.
Sincerely,
JOSELYN PEREZ
Community Development Department
Planning Technician
jperez@newportbeachca.gov
949-644-3312
-----Original Message-----
From: Lyle Brakob <lmbrakob@cox.net>
Sent: Monday, December 09, 2019 6:10 PM
To: Perez, Joselyn <JPerez@newportbeachca.gov>
Subject: Re: Project File No. PA 2019-093 (Sign Program)
Thanks Joselyn-the information you provided is very helpful
I have one concern with signs placed on the facade side of the building that faces Bayview Place
A previous, (now removed), lighted, large Mitsubishi tenant sign was an annoyance to residents across Bayview
Place
Please have this concern addressed in the review process. Desired result: Signs on the facade of 100 Bayview
Circle that face Bayview Place not be approved for lighting
Thanks for this consideration
Lyle Brakob
Sent from my iPhone
Zoning Administrator - December 12, 2019
Item No. 8a Additional Materials Received
100 Bayview Circle Comprehensive Sign Program (PA2019-093)
1
Lee, Amanda
Subject:FW: Comment on 12/12/2019 ZA Item 8 -- 100 Bayview Circle Sign Program
(PA2019-093)
From: Jim Mosher <jimmosher@yahoo.com>
Sent: Wednesday, December 11, 2019 2:12 PM
To: Campbell, Jim <JCampbell@newportbeachca.gov>
Cc: Perez, Joselyn <JPerez@newportbeachca.gov>
Subject: Comment on 12/12/2019 ZA Item 8 ‐‐ 100 Bayview Circle Sign Program (PA2019‐093)
Dear Zoning Administrator Campbell,
Regarding handwritten page 55 ("PAGE 7.1") of Item 8 on the December 12, 2019, City of Newport
Beach Zoning Administrator agenda, defined (on page 20) as "Sign Type 7 - Building Entry Address,"
I agree with staff's objection to it.
15-foot tall letters to indicate the street address of a building??
Really??
I find it hard to believe many Newport Beach residents (or visitors) have such poor eyesight.
If they do, how does the owner expect them to be able to read the 18-inch high "BAYVIEW" that goes
with the "100", partially completing the address -- but oddly leaving off the "CIRCLE" part of it?
Yours sincerely,
Jim Mosher
Zoning Administrator - December 12, 2019
Item No. 8b Additional Materials Received
100 Bayview Circle Comprehensive Sign Program (PA2019-093)