HomeMy WebLinkAbout20191122_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
November 26, 2019
Bryan Tetzlaff
1111 Bayside Drive
bryan@redwoodwest.com
Subject: Comprehensive Sign Program No. CS2019-010
2210 – 2300 Newport Boulevard
Vue Newport Sign Program (PA2019-165)
Dear Mr. Tetzlaff,
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
November 22, 2019 and effective on December 6, 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.
Sincerely,
GBR/jp
cc:
NPBeach Marina, LLC
3811 Turtle Creek Blvd
pjhock@dartinterests.com
Brian Lucas
blucas@birddevgroup.com
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
949-644-3200 Fax: 949-644-3229
www.newportbeachca.gov
ZONING ADMINISTRATOR ACTION LETTER
Application No. Vue Newport Sign Program (PA2019-165)
Comprehensive Sign Program No. CS2019-010
Applicant Bird Development Group
Site Address 2210 – 2300 Newport Boulevard
Legal Description Lot 1, Tract 16594
On November 22, 2019, the Zoning Administrator approved Comprehensive Sign Program
No. CS2019-010 for an eight-building, mixed-use property known as Vue Newport in
accordance with the provisions of Chapter 20.42 (Sign Standards) of the Newport Beach
Municipal Code. The intent is to integrate all of the project’s signs, including project
identification signs, with the overall site design. This sign program amends and replaces
Comprehensive Sign Program No. CS2017-009.
A Comprehensive Sign Program is required for a multi-tenant development when three or
more tenant spaces are created or proposed on the same lot and to allow the following
deviations from Zoning Code:
Previously Approved Pursuant to CS2017-009
1. One multi-tenant wall sign 88 square feet in area where the Zoning Code allows a
maximum size of 75 square feet. Sign Type S8 as referenced on the Comprehensive
Sign Program Matrix (Attachment No. ZA 2) and Project Plans (Attachment No. ZA
4) is approved with this deviation.
2. One free-standing archway sign where the Zoning Code does not specifically permit
nor prohibit this sign type. Sign Type S1 as referenced on the Comprehensive Sign
Program Matrix (Attachment No. ZA 2) and Project Plans (Attachment No. ZA 4) is
approved with this sign type.
3. Five (5) directory signs 10 square feet each in area where the Zoning Code allows a
maximum size of 8 square feet for this sign type. Sign Type S2 as referenced on the
Comprehensive Sign Program Matrix (Attachment No. ZA 2) and Project Plans
(Attachment No. ZA 4) are approved with this deviation.
Vue Newport Sign Program (PA2019-165)
November 22, 2019
Page 2
4. There may be 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. Sign Types O1 and R1 as referenced on the Comprehensive Sign
Program Matrix (Attachment No. ZA 2) and Project Plans (Attachment No. ZA 4) are
approved with this deviation.
Amendments Approved Pursuant to CS2019-010
5. Specific locations identified in the previous comprehensive sign programs as office
tenant frontages have been revised. The new locations for Sign Type O1 (Office
Tenant ID) are consistent with the previously approved deviation of less than thirty
(30) feet of separation between signs located on the same building but on adjacent
walls. No changes are proposed to the number of signs allowed per office tenant and
no changes are proposed to the total number of locations for Sign Type O1. The
Comprehensive Sign Program authorizes up to twelve (12) locations for Sign Type
O1.
6. An increase in letter height from 24 feet to 36 feet for Sign Types R1 and O1 (Retail
Tenant ID and Office Tenant ID) where Comprehensive Sign Program No.
CS2017-009 limited letter height to 24 feet. The Zoning Code allows the maximum
height of any letter, text, logo, or symbol to be thirty-six (36) inches. The maximum
sign area for Sign Types R1 and O1 remains unchanged. The Comprehensive
Sign Program authorizes up to twelve (12) locations for Sign Type O1 and twenty-
one (21) locations for Sign Type R1.
7. An increase in maximum sign width from four (4) feet to eight (8) feet for Sign Type
O1 and from five (5) feet to ten (10) feet for Sign Type R1. Comprehensive Sign
Program No. CS2017-009 limited maximum sign width to 4 feet and 5 feet
respectively and the Zoning Code does not limit sign width. This amendment is
intended to allow for design flexibility. The maximum sign area for Sign Types R1
and O1 remains unchanged.
This approval is based on the following findings and subject to the following conditions.
ZONING DISTRICT/GENERAL PLAN
Zone: MU-W2 (Mixed Use Water)
General Plan: MU-W2 (Mixed Use Water)
FINDINGS AND STANDARDS FOR APPROVED SIGNS
A. The project is exempt from environmental review under the requirements of the
California Environmental Quality Act (CEQA) pursuant to Section 15311 Class 11
(Accessory Structures).
Vue Newport Sign Program (PA2019-165)
November 22, 2019
Page 3
Facts in Support of Finding:
1. Class 11 exempts minor structures accessory to existing commercial 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
[Chapter 20.42], 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. A Comprehensive Sign Program is required to deviate from development
standards including sign area.
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 multi-tenant property with adequate identification while
guarding against excessive proliferation of signage by requiring that signs be in
substantial conformance with approved plans, which include no deviations in the
number of signs permitted by the Zoning Code, and a minor deviation in the size
of three sign types. It preserves and enhances community appearance by
regulating the type, size, location, quantity, and illumination of signs through
conditions of approval and conformance with approved plans, which ensure that
the signs are compatible with surrounding uses. 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 residents and visitors by providing clear
direction regarding parking and circulation for the development.
3. The purpose of a comprehensive sign program is to integrate all of a project’s
signs into a unified plan. 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. This approval
integrates all of the signs for the subject property while meeting the purpose and
intent of Chapter 20.42 by providing adequate and appropriate tenant and site
identification similar in design style while limiting the number of signs to that which
is permitted in the Zoning Code. Flexibility is allowed regarding location of signs
within thirty (30) feet of another sign on an adjacent wall of the same building,
area of directory signs, and area of multi-tenant wall signs. These deviations are
applied consistently on the property to allow each tenant to have a wall sign
centered on their frontage and to allow adequate way-finding around the new
development as well as to allow businesses without frontage on Newport
Boulevard some visibility to vehicular traffic.
Vue Newport Sign Program (PA2019-165)
November 22, 2019
Page 4
4. Approval of this Comprehensive Sign Program includes a deviation that allows
directory signs to be up to 10 square feet in area where the Zoning Code allows
a maximum size of 8 square feet. This deviation is appropriate for this location
due to the nature of a multi-tenant mixed-use project and allows business patrons
and suppliers to efficiently navigate the development.
5. Approval of this Comprehensive Sign Program includes deviations to the location
of wall signs and the size of directory signs, which achieves a unified design
theme that is integrated with the overall site design of the property. Deviations are
applied consistently across the property to ensure that each tenant is adequately
identified and visitors are able to navigate the development easily.
6. Approval of this Comprehensive Sign Program includes a deviation that allows
multi-tenant wall signs to be up to 88 square feet in area where the Zoning Code
allows a maximum size of 75 square feet. This deviation is appropriate for this
location due to the nature of a multi-tenant mixed-use project with some
commercial tenants lacking frontage on Newport Boulevard. This multi-tenant
sign will allow these tenants to be more easily identified from Newport Boulevard.
7. Approval of this Comprehensive Sign Program includes a deviation that allows a
freestanding archway sign, which is neither permitted nor prohibited in the Zoning
Code. This deviation is appropriate for this location because it allows a multi-
tenant freestanding sign on the property while allowing for a view easement.
8. The Comprehensive Sign Program is consistent with the Citywide Sign Design
Guidelines Manual because the proposed signs are designed to be compatible
with and complement the new development.
9. All signs are designed to effectively communicate a commercial message without
creating sign clutter through the use of legible text. The sizes of the signs do not
dominate the façade on which they are placed because all signs, with the
exception of five 10-square-foot directory signs and one 88-square-foot multi-
tenant sign, comply with the Zoning Code requirements regarding size.
Additionally, signs are appropriately located to identify the buildings and/or
tenants to pedestrians and visitors of the development.
Standard:
C. The proposed signs shall enhance the overall development, be in harmony with, and
relate visually to the other signs included in the Comprehensive Sign Program, to the
structures and/or developments they identify, and to surrounding development where
applicable.
Facts in Support of Standard:
1. The property is developed with a multi-tenant mixed-use development and is
accessible from Newport Boulevard and Newport Harbor. Tenant wall signs are
Vue Newport Sign Program (PA2019-165)
November 22, 2019
Page 5
designed to identify each tenant throughout the property. Site identification wall
signs and directory signs will identify the development and tenants to pedestrians
and cars traveling on Newport Boulevard. All signs, with the exception of directory
signs and the multi-tenant wall sign, comply with the maximum size allowable for
each sign type per the Zoning Code.
2. The proposed signs are necessary and adequate to ensure customers and
suppliers can find individual tenants within the mixed-use development.
3. All wall signs relate visually to one another because they contain consistency in
location, area, thickness, illumination, and materials.
4. The proposed freestanding and projecting signs are appropriately placed to not
obstruct public views or interfere with sight distance from any street, driveway, or
parking areas. The plans have been reviewed by the Public Works Department.
Standard:
D. The sign program shall address all signs, including permanent, temporary, and
exempt signs.
Fact in Support of Standard:
1. 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.
Standard:
E. The sign program shall accommodate future revisions that may be required because
of changes in use or tenants.
Facts in Support of Standard:
1. The Comprehensive Sign Program has been designed to be effective for the
commercial tenants that occupy the properties by providing sign opportunities for
proper identification.
2. The Comprehensive Sign Program establishes allowed type, number, location,
and area of signage with design flexibility to accommodate any existing and future
tenants.
3. It is not anticipated that future revisions to the Comprehensive Sign Program will
be necessary to accommodate a change in tenant or use. However, the
Community Development Director may approve minor revisions to the
Vue Newport Sign Program (PA2019-165)
November 22, 2019
Page 6
Comprehensive Sign Program if the intent of the original approval is not affected.
This amendment
Standard:
F. The sign 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 allows for deviations regarding the location,
type and size of signs. The approval conforms to all other standards of Zoning
Code Chapter 20.42, and enhances the overall development by integrating all of
the project’s signs with the overall site and structure design into a unified
statement. Signs are similar in design to one another and are designed to
complement the building facades.
2. There is reasonable need for directory signs (Sign Type S2) to be 10 square feet
to allow for adequate navigation around the new development and direct
customers to establishments not easily visible from Newport Boulevard.
3. There is reasonable need for the tenant wall sign (Sign Type S8) to be 88 square
feet to allow for adequate identification of tenants within the development that are
not easily visible from Newport Boulevard.
4. There is reasonable need for the freestanding (Sign Type S1) to be an archway
sign due to the view easement on the property. The sign type allows for adequate
project and tenant identification without obstructing views.
5. There is reasonable need for some tenant wall signs (Sign Types O1 and R1) to
be located within thirty (30) feet of another sign on an adjacent wall of the same
building to allow all tenants to have one wall sign per frontage that is centered on
the tenant frontage. This deviation in separation allows tenant wall signs to be
located in the middle fifty (50) percent of the tenant frontage.
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 Comprehensive Sign Program does not authorize the use of prohibited signs.
Vue Newport Sign Program (PA2019-165)
November 22, 2019
Page 7
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 Comprehensive Sign Program contains no regulations affecting sign
message content.
CONDITIONS
1. Comprehensive Sign Program No. CS2017-009 shall become null and void upon
implementation of Comprehensive Sign Program No. CS2019-010.
2. Approval from the California Coastal Commission is required prior to construction of any
sign in the view easement.
3. All proposed signs shall be in substantial conformance with the approved plans,
Comprehensive Sign Program Matrix Table, and provisions of Chapter 20.42 of the
Newport Beach Municipal Code, unless otherwise indicated in the following conditions.
4. Anything not specifically approved by the Comprehensive Sign Program is prohibited.
5. There shall be no halo-lit signs at or above the second floor.
6. A building permit and/or sign permit shall be obtained prior to the installation of signs.
7. A copy of this letter shall be incorporated into the plan check sets prior to issuance of
building or sign permits.
8. Illuminated signs shall be regulated in accordance with the provisions of Section
20.42.070 of the Newport Beach Municipal Code. If, in the opinion of the Community
Development Director, existing illumination creates an unacceptable negative impact on
the 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.
9. Signs shall be maintained in a clean and orderly condition.
10. 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 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 substantially deviate from the original approval shall require
approval of a new or revised comprehensive sign program by the Zoning Administrator.
Vue Newport Sign Program (PA2019-165)
November 22, 2019
Page 8
11. The Zoning Administrator may add to or modify conditions of approval, or revoke this
approval upon determination that any sign that is authorized by this approval has been
altered beyond the parameters of the authorization and therefore beyond the
justification.
12. 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 in Title 20, Planning and Zoning, of the Newport Beach
Municipal Code.
13. 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 Vue
Newport Sign Program including, but not limited to, the CS2019-010 (PA2019-165).
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 unless a different period of time is specified by the Municipal Code (e.g., Title
19 allows ten (10) day appeal period for tentative parcel and tract maps, lot line adjustments,
or lot mergers). For additional information on filing an appeal, contact the Planning Division
at 949 644-3200.
On behalf of James Campbell, Zoning Administrator
Prepared by:
Approved by:
GBR/jp
Vue Newport Sign Program (PA2019-165)
November 22, 2019
Page 9
Attachments: ZA 1 Vicinity Map
ZA 2 Comprehensive Sign Program Matrix
ZA 3 View Easement Exhibit
ZA 4 Project Plans
Attachment No. ZA 1
Vicinity Map
VICINITY MAP
Comprehensive Sign Program No. CS2019-010
PA2019-165
2210 – 2300 Newport Boulevard
Attachment No. ZA 2
Comprehensive Sign Program Matrix
Vue Newport Comprehensive Sign Program Matrix
As Amended by CS2019-010 (PA2019-165)
Sign Number (As
Referenced on Plans)
Maximum
Quantity
Sign Type Location Maximum Sign Area (Square
Feet)
G1 2 Parking Entry Sign Building 30
G2 3 Parking Entry Sign Building 20.5
S1 2 Retail Tenant Monument Ground See plans
S22 5 Directory Building 10
S3 1 Per Tenant Tenant Blade Sign Building 6
S5 2 Large Project Identification Building 31.3
S7 3 Retail Directional Sign Building 30
S82 1 Upper Wall Retail Directory Building 88
S9 1 Per Building Address Sign Building 10
S10 4 Small Project Identification Building 4
S11 2 Parking Blade Sign Building 9
S12 1 Parking Sign Building 12
S13 1 Residents and Deliveries Only Building 10
S14 1 Walkway Identification Graphics Building 52
S15 1 Walkway Identification Sign Building 72
S16 No Maximum Regulatory Sign Building 3
S18 2 Medium Project Identification Building 28
S19 5 Loading Zone Building 9
S20 3 Elevator Sign Building 3
S21 No Maximum Boat Slip ID Dock 6.25
O11 1 Per Tenant
Per Frontage
Office Tenant Identification Building 1.5 Times Tenant Linear
Frontage
R11 1 Per Tenant
Per Frontage
Retail Tenant Identification Building 1.5 Times Tenant Linear
Frontage
1. Sign may be separated by a distance of less than thirty (30) feet from another sign on an adjacent wall of the same building.
2. Sign is up to 30% larger than Zoning Code standards.
Notes:
a) Temporary Banner signs shall comply with Chapter 20.42 of the Zoning Code.
b) All signs shall substantially conform to the approved set of plans.
c) Pursuant to Section 20.42.120.F (Revisions to Comprehensive Sign Programs) of the Zoning Code, the Planning Director may approve minor
revisions to the sign program if the intent of the original approval is not affected.
d) All additional exempt signs shall comply with the standards prescribed in the Zoning Code
Attachment No. ZA 3
View Easement Exhibit
Attachment No. ZA 4
Project Plans
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