HomeMy WebLinkAbout20190816_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
August 20, 2019
Mike Heffernan
Sunset Signs
2981 E. White Star Avenue
Anaheim, CA 92806
mike@sunsetsignsoc.com
Subject: Comprehensive Sign Program No. CS2018-006 (PA2018-237)
at 330 Old Newport Boulevard
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
August 16, 2019 and is now within the required City appeal period until August 30,
2019.
A copy of the approved resolution 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,
ls/RU
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: Comprehensive Sign Program No. CS2018-006 (PA2018-237)
Site Location 330 Old Newport Boulevard (Newport Harbor Medical Plaza)
Applicant Sunset Signs
Legal Description Parcel 1 of Lot Merger No. LM2014-05
On August 16, 2019, the Zoning Administrator approved Comprehensive Sign Program No.
CS2018-006. The 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: OG (Office General)
General Plan: CO-G (General Commercial Office)
Pursuant to Section 20.42.120 (Comprehensive Sign Program) of the NBMC, a
Comprehensive Sign Program is required whenever three or more separate tenant spaces
are proposed for a single site, whenever a structure has more than three hundred (300)
linear feet of frontage on a public street, 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. In this
case, a total of nine signs are proposed for four tenants, including a request to allow the
following deviations from the Zoning Code:
1. Sign Area:
Allow three (3) building signs in excess of 75 square feet in area.
2. Total number of signs:
Allow two (2) building signs for each of the two primary tenants, in lieu of the one
(1) normally allowed.
Allow additional wall signage for addressing and multi-tenant identification.
Comprehensive Sign Program No. CS2018-006 (PA2018-237)
August 16, 2019
Page 2
3. Location of signs:
Above the bottom of lowest second story window for second story occupancies
that do not have exterior entrances and for address numbers;
Extending outside of the middle fifty (50) percent of the building or tenant
frontage measured from lease line to lease line.
The approval is based on the following findings and standards, and subject to the
following conditions:
FINDINGS AND STANDARDS FOR APPROVED SIGNS
Finding
A. The project is exempt from environmental review under the requirements of the
California Environmental Quality Act pursuant to Section 15311, Class 11 (Accessory
Structures).
Fact 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. 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 limits tenant signage to a maximum of two primary
tenants and two secondary tenants, and incorporates a building identification sign, a
pedestrian scale multi-tenant directory sign, and address signage in 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
Comprehensive Sign Program No. CS2018-006 (PA2018-237)
August 16, 2019
Page 3
excessive proliferation of signage. The increased number and area of the wall signs
provide necessary identification for motorists travelling on Newport Boulevard,
Hospital Road, and Old Newport Boulevard; however, 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.
3. A comprehensive sign program allows deviations with regard to sign area, total
number, location, and/or height of signs. Approval of this Comprehensive Sign
Program includes deviations to the total number and location of allowed building
signs. However the overall sign increase will not be more than 30 percent allowed
by the Zoning Code (97.5 square feet max.). Because of the length of the
commercial building frontage along a curved street, the proposed number and
location of signs will provide better sign visibility without creating an overcrowded
appearance. Also, since the office building is located near the intersection of three
streets, the proposed signage is necessary to identify the major office tenants to
vehicles traveling from multiple directions of the intersection.
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 commercial building on the site is intended for the use of multiple tenants. The
tenants will be permitted signage pursuant to the submitted 330 Old Newport
Boulevard Sign Program Matrix to allow adequate site identification and visibility.
The signs have been designed to be consistent with one another and to not be
abrupt in scale with the individual tenant frontage. The location and size of the
signs do not dominate, but rather are consistent with the proportions of the façade
on which they are located. The font, colors, and materials of proposed signs will
complement the architecture and colors of the existing building.
2. The wall-mounted signs have been designed to comply with 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.
Comprehensive Sign Program No. CS2018-006 (PA2018-237)
August 16, 2019
Page 4
Facts in Support of Standard
1. The Comprehensive Sign Program addresses all project signage. Temporary and
exempt signs not specifically addressed in the sign program shall be regulated by
the provisions of Newport Beach Municipal Code Chapter 20.42 (Sign Standards).
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. 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,
pursuant to Chapter 20.42.
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 requests deviations to the total number and
location of allowed building signs. Because of the length of the commercial building
frontage along a curved street, the proposed number and location of signs will
provide better sign visibility without creating an overcrowded appearance.
2. Allowing deviation from the Zoning Code to allow a greater number of signs and
greater overall sign area is appropriate based on the size and location of the
commercial building, which has approximately 287 feet of frontage along a curved
street, in order to provide adequate and appropriate site identification consistent
with the proportions and location of the building.
3. Allowing deviation from the Zoning Code for certain wall signs to be located outside
of the middle 50 percent and on the second floor level is appropriate given the
architectural design of the building. The architectural design of the building
incorporates two tower elements that are appropriate for signage; however due to
the width of the towers, the signs are limited to the middle 80% of the tower width
to maintain proper placement and integrate into the overall building design.
Comprehensive Sign Program No. CS2018-006 (PA2018-237)
August 16, 2019
Page 5
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.
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. The development shall be in substantial conformance with the approved site plan,
details, and elevations, except as noted in the following conditions.
2. Upon demolition or substantial structural and nonstructural changes to the exterior
of the development on which this approval is based, this Comprehensive Sign
Program shall be rendered nullified and a new Comprehensive Sign Program shall
be obtained for the new or altered development in accordance with the Zoning
Code provisions in effect at the time the new development is approved.
3. All signs shall be maintained in accordance with Section 20.42.170 (Maintenance
Requirements) of the Newport Beach Municipal Code. Temporary and exempt
signs not specifically addressed in the program shall be regulated by the provisions
of Chapter 20.42 of the Newport Beach Municipal Code.
4. In accordance with Municipal Code Section 20.42.120.F of the Zoning Code, the
Community Development Director may approve minor revisions to the Sign
Program if the intent of the original approval is not affected. This may include
deviations on the tenant configurations, such as combining or dividing suites.
5. A building permit shall be obtained prior to commencement of the construction
and/or installation of the signs.
6. 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,
Comprehensive Sign Program No. CS2018-006 (PA2018-237)
August 16, 2019
Page 6
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 330 Old
Newport Boulevard Sign Program including, but not limited to Comprehensive
Sign Program No. CS2018-006 (PA2018-237) and the determination that the
project is exempt under the requirements of the California Environmental Quality Act.
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
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:
Approved by:
Attachments:
ZA 1 Vicinity Map
ZA 2 Comprehensive Sign Program Matrix
ZA 3 Project Plans
Attachment No. ZA 1
Vicinity Map
VICINITY MAP
Comprehensive Sign Program No. CS2018-006
(PA2018-237)
330 Old Newport Boulevard
Subject Property
Attachment No. ZA 2
Comprehensive Sign Program Matrix
Exhibit “B”
330 OLD NEWPORT BOULEVARD
COMPREHENSIVE SIGN PROGRAM MATRIX
Sign Type Tenant Number
of
Signs
Size
Limitation
Other
Specifications
Tenant
Identification
1
Two,
one
each
type
Sign type “a”
- 75 sq.ft. max.
- 36” letter /42” logo
Sign limited to middle 50% of wall
elevation (refer to plans)
Sign type “b”
- 75 to 96.5 sq.ft.
- 36” letter/42” logo
Sign limited to middle 50% or 80%
of wall elevation, depending upon
location (refer to plans)
2
Two,
one
each
type
Sign type “a”
- 75 sq.ft. max.
- 36” letter /42” logo
Sign limited to middle 50% of wall
elevation (refer to plans)
Sign type “b”
- 75 to 96.5 sq.ft.
- 30” letter/36” logo
Sign limited to middle 50% or 80%
of wall elevation, depending upon
location (refer to plans)
3
One
- 75 to 96.5 sq.ft.
- 30” letter/36” logo
Sign limited to middle 50% of wall
elevation (refer to plans)
4
One
- 75 to 96.5 sq.ft.
- 30” letter/36” logo
Sign limited to middle 50% of wall
elevation (refer to plans)
Multi-Tenant
n/a
One
- 95 sq.ft.
- 12.5” letters
Building
Identification
n/a
One
- 56 sq.ft.
- 20 “ letters
- No logos
Address
Numbers
n/a
Two
- 17 sq.ft.
- 30.5” letters
- No logos
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.
Attachment No. ZA 3
Project Plans