HomeMy WebLinkAboutPA2019-247_20211105_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 5, 2021
Pacific Coast Architects
Attn: Phil Edmondson
2600 Newport Blvd., Suite 114
Newport Beach, CA 92663
pca@pacificcoastarchitects.net
Subject: Comprehensive Sign Program No. CS2019-013
(PA2019-247)
149, 177 and 191 Riverside Avenue and 2902 West Coast Highway
The Garden Comprehensive Sign Program
Dear Mr. Edmondson,
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 5, 2021 and effective on November 19, 2021. 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,
David S. Lee, Associate Planner
MS/dl
Subject
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200www.newportbeachca.gov
ZONING ADMINISTRATOR ACTION LETTER
The Garden Comprehensive Sign Program (PA2019-247)
•Comprehensive Sign Program No. CS2019-013 Applicant Pacific Coast Architects
Site Location 2902 West Coast Highway and 177, 149, 191 Riverside Avenue
Legal Description Portion of Lot F, Tract 919
On November 5, 2021, the Zoning Administrator approved Comprehensive Sign Program No. CS2019-013 for a four (4)-building property known as The Garden 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 project’s signs, including project identifications signs, with the overall site design. This sign program supersedes Sign Program No. CS2017-002.
A Comprehensive Sign Program is required for a multi-tenant development that proposes a total of 29 wall signs, to allow the following deviations from the Zoning Code:
1.To allow all secondary wall signs to have a maximum sign area of 37.5 square feet,where the Zoning Code limits secondary wall signs to a maximum of 50 percent of
the allowed sign area for primary wall signs.
2.To allow for tenants of Suites F, G, H, and I to have two wall signs on the samefrontage.
3.To waive location requirements for all wall signs, where the Zoning Code requires aminimum separation of thirty (30) feet measured along exterior walls of the buildingand for wall signs to be located within the middle fifty (50) percent of the building ortenant frontage measured from lease line to lease line.
The subject properties are located in the Mixed-Use Mariner’s Mile (MU-MM) Zoning District, are designated Mixed Use Horizontal (MU-H1) within the Land Use Element of the General Plan, and are designated Mixed Use Horizontal (MU-H) within the Coastal Land Use Plan.
This approval is based on the following findings and standards and subject to the following
conditions.
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FINDINGS AND STANDARDS FOR APPROVED SIGNS 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. A comprehensive sign program is required to deviate from development standards including sign location.
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 size or number of signs permitted by the Zoning Code. 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. Through said regulations, the Comprehensive Sign Program will enhance the safety of motorists and pedestrians by minimizing the distraction of signs as well as to protect the life, health, property, and general welfare of City residents and visitors.
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 size and number of signs to that which is permitted by the Zoning Code. Flexibility is allowed regarding location of signs outside of the middle fifty (50) percent of building frontage and within thirty (30) feet of another sign on an
adjacent wall of the same building. These deviations are applied consistently on the
property to adequately identify tenants and are appropriate due to the design of the center.
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4. 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 recent building façade improvements. All signs must be
substantially compatible with the approved plans (Attachment No. ZA 3), which
reflect the improvements.
5. 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 comply with Zoning
Code requirements regarding size. Additionally, signs are appropriately located to
identify the building and/or tenant entrances to pedestrians, as well as to vehicles traveling north and south on Riverside Avenue, east and west on Avon Street, and east and west on West Coast Highway. Several of the individual tenant wall signs will not be visible from any public street because the signs will face the interior
courtyard and parking areas.
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 where
applicable. Facts in Support of Standard:
1. The three properties are developed with four buildings, one of them single-tenant and
the other three (3) multi-tenants. All buildings are accessible from Riverside Avenue, Avon Street, and West Coast Highway. Tenant wall signs are designed to identify each tenant throughout the property. Site identification wall signs will identify the entire property to cars traveling on Riverside Avenue and Avon Street. All wall signs
comply with the maximum size allowable for each sign type per the Zoning Code.
2. All wall signs relate visually to each other because they maintain consistency in location, area, thickness, illumination, and materials.
3. The proposed monument sign is single-faced and illuminated. The logo of the plaza and of the listed tenants will be illuminated during night hours. The monument sign
will integrate with the project site as it will be constructed with board poured concrete
to match the existing materials in the plaza.
Standard: D. The sign program shall address all signs, including permanent, temporary, and
exempt signs.
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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 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 Comprehensive Sign Program if the intent of the original approval is not affected.
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 sign area. The
applicant is requesting a deviation to allow secondary signs to have a maximum sign
area of 37.5 square feet, regardless of the maximum sign area of the primary frontage sign of the same tenant. The Zoning Code limits secondary wall signs to a maximum area of 50 percent of the allowed area of a primary wall sign. Primary walls signs are limited to 1.5 times the length of the primary frontage, up to a maximum of 75 square
feet, which may result in a secondary sign allowance less than 37.5 square feet depending on frontage length. Secondary signs which are 37.5 square feet maximum are appropriate for tenant identification by motorists while traveling on Avon Street, Riverside Avenue, West Coast Highway, and the project site’s parking lot.
2. The Comprehensive Sign Program allows for deviations regarding the location of
signs. The approval conforms to all other standards of Zoning Code Chapter 20.42,
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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 improved facades of the
buildings onsite.
3. The Comprehensive Sign Program allows for deviations regarding the number of signs. For Suites F, G, H, and I, there are multiple signs for each tenant on the same frontage, where the Zoning Code allows one sign per frontage. For Suite F, a primary and secondary sign are proposed on the same frontage. Suite F has a large primary
frontage of approximately 86 feet wide. Having two signs on the primary frontage
allows for visibility to motorists traveling on Riverside Avenue and Avon Street, while also providing visibility for motorists traveling within the shopping center’s parking lot. Suite G, H, and I include an architectural arch structure which leads to a courtyard in front of the storefront. Signage on both the arch structure and storefront is necessary
for tenant identification to patrons.
4. There is a reasonable need for tenant signs to be located within thirty (30) feet of other signs on adjacent walls of the same building as this will allow the tenant signs to be located close to the entrance of their suite in order to correctly identify the tenant location. Tenant signs with a greater separation may incorrectly label the entire
building instead of the individual tenant space. Similarly, the allowance of these signs
to be located outside of the middle fifty (50) percent of the building frontage prevents tenant signs from incorrectly labeling the entire building and allows for appropriate tenant identification.
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.
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CONDITIONS 1. All proposed signs shall be in substantial conformance with the approved plans,
Comprehensive Sign Program Matrix, and provisions of Chapter 20.42 of the
Newport Beach Municipal Code, unless otherwise indicated in the following conditions.
2. Anything not specifically approved by this Comprehensive Sign Program is prohibited.
3. A building permit and/or sign permit shall be obtained prior to the installation of signs.
4. A copy of this letter shall be incorporated into the plan check sets of plans prior to issuance of building or sign permits.
5. Illuminated signs shall be regulated in accordance with the provisions of Section 20.42.070 (Standards for Permanent Signs) of the Newport Beach Municipal Code.
If, in the opinion of the Community Development Director, existing illumination
creates an unacceptable negative impact on 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.
6. Signs shall be maintained in a clean and orderly condition.
7. 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.
8. The Zoning Administrator may add to or modify conditions of this approval, or revoke this approval upon a determination that any sign that is authorized by this approval
has been altered beyond the parameters of the authorization and therefore beyond
the justification.
9. 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.
10. 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
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arise from or in any manner relate (directly or indirectly) to City’s approval of The Garden Comprehensive Sign Program including, but not limited to, Comprehensive Sign Program No. CS2019-013 (PA2019-247). 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.
By:
__________________________ David S. Lee, Associate Planner
MS/dl
Attachments: ZA 1 Vicinity Map ZA 2 Comprehensive Sign Program Matrix ZA 3 Project Plans
Attachment No. ZA 1
Vicinity Map
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VICINITY MAP
Comprehensive Sign Program No. CS2019-013
PA2019-247
2902 West Coast Highway and 177, 149, 191
Riverside Avenue
Attachment No. ZA 2
Comprehensive Sign Program Matrix
The Garden Comprehensive Sign Program Matrix
CS2019-013 (PA2019-247)
Revised 10-25-2021
149 Riverside 177 Riverside 191 Riverside 2902 W. Coast Highway
Primary Walls Signs
Max. Number: One per Tenant
Max. Area: 1.5 Sq. Ft. of area
per lineal foot of primary
building frontage, or 75 Sq.
Ft., whichever is less.
Max. Number: One per Tenant
Max. Area: 1.5 Sq. Ft. of area
per lineal foot of primary
building frontage, or 75 Sq.
Ft., whichever is less.
Max. Number: One per Tenant
Max. Area: 1.5 Sq. Ft. of area
per lineal foot of primary
building frontage, or 75 Sq. Ft.,
whichever is less.
Max. Number: One per Tenant
Max. Area: 1.5 Sq. Ft. of area
per lineal foot of primary
building frontage, or 75 Sq. Ft.,
whichever is less.
Secondary Walls
Signs
Max. Number: One per
Tenant*
Max. Area: 37.5 Sq. Ft.
Max. Number: One Per
Tenant*
Max. Area: 37.5 Sq. Ft.
Max. Number: One Per
Tenant*
Max. Area: 37.5 Sq. Ft.
Two for Suite J*
and Three for Suite G*
Max. Number: One Per
Tenant*
Max. Area: 37.5 Sq. Ft.
Two for Suite K*
Project ID Wall Sign
None None Max. Number: One
Max. Area: 75 Sq. Ft.
None
*Indicates maximum number of Secondary Wall Signs per Tenant, by which the number of Sq. Ft. allowed is Max. 37.5 Sq. Ft. total.
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 Zoning Administrator 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.
e) Sign is separated by a distance of less than thirty (30) feet from another sign on an adjacent wall of the same building.
f) Sign is not located within the middle fifty (50) percent of the building or tenant frontage measured from lease line to lease line.
g) Sign is separated by a distance of less than thirty (30) feet from another sign on an adjacent wall of the same building.
h) Sign is not located within the middle fifty (50) percent of the building or tenant frontage measured from lease line to lease line.
Sign List of Deviations: Types listed below.
1. Sign is separated by a distance of less than thirty (30) feet from another sign on an adjacent wall of the same building.
2. Sign is not located within the middle fifty (50) percent of the building or tenant frontage measured from lease line to lease line.
Sign Number (As
Referenced on Plans)
Deviation Type Location
1 None Suite A
21 Type 1 Suite B
31 Type 1 Suite C
42 Type 2 Suite C
51 Type 1 Suite D
61,2 Type 1 and 2 Suite A
71,2 Type 1 and 2 Suite B
81 Type 1 Suite D
91,2 Type 1 and 2 Suite J
101,2 Project Identification Wall Sign:
Type 1 and 2
Suite J
111 Type 1 Suite J
122 Type 2 Suite G
132 Type 2 Suite G
141 Type 1 Suite G
151,2 Type 1 and 2 Suite G
161 Type 1 Suite H
171 Type 1 Suite I
181 Type 1 Suite H
191 Type 1 Suite I
201 Type 1 Suite J
21 None Suite E
22 None Suite E
231 Type 1 Suite F
241,2 Type 1 and 2 Suite F
251,2 Type 1 and 2 Suite K
261 Type 1 Suite K
272 Type 2 Suite K
281 Type 1 Suite L
291 Type 1 Suite L
Attachment No. ZA 3
Project Plans
Riverside Avenue 191 RIVERSIDE AVE.
149 RIVERSIDE AVE.
SUITE A
B
C
Avon StreetSUITE E
177 RIVERSIDE AVE.
SUITE
F
SUITE
2902 WEST COAST HIGHWAY
K L
West Coast Highway25
D
SUITE I
SUITE J
SUITE H
SUITE G
SIGN
PROGRAM
A-1
149, 177, 191
TITLE SHEET
SITE PLAN
& 2902
149
SUITE A SUITE B SUITE C
VENDORVENDOR VENDORVENDOR
SUITE A
VENDOR
SUITE DSUITE C SUITE A
VENDOR
SUITE C
VENDOR
SUITE A SUITE B
VENDOR
SUITE D
VENDOR
SIGN
PROGRAM
A-2
149 BUILDING
EXTERIOR
ELEVATIONS
EAST
WEST
NORTH
SOUTH
COURTYARD NORTH COURTYARD SOUTH
SUITE E
SUITE F
VENDOR
177
SUITE E SUITE F
VENDOR VENDORVENDOR VENDOR
SIGN
PROGRAM
A-3
177 BUILDING
EXTERIOR
ELEVATIONS
EAST
PARTIAL
NORTH
NORTH
191
SUITE J SUITE JSUITE ISUITE G
VENDOR
SUITE H
VENDOR VENDOR
the GARDEN
VENDOR the GARDEN
SUITE ASUITE BSUITE C
SUITE DSUITE ESUITE F
SUITE GSUITE HSUITE I
VENDOR
SUITE H SUITE GSUITE G SUITE J SUITE I
VENDOR VENDORVENDOR
SUITE ISUITE HSUITE G
VENDORVENDORVENDOR
SIGN
PROGRAM
A-4
191 BUILDING
EXTERIOR
ELEVATIONS
EAST
WEST
SOUTH
NORTH
SOUTH
the GARDEN
SUITE A
SUITE B
SUITE C
SUITE D
SUITE E
SUITE F
SUITE G
SUITE H
SUITE I
A
A
SUITE K
2902
VENDOR
SUITE L
COURTYARD
VENDOR
SUITE K
2902
VENDOR
SUITE J
2902VENDOR
SUITE K
SUITE L
VENDOR
SIGN
PROGRAM
A-5
2902 BUILDING
EXTERIOR
ELEVATIONS
PARTIAL-EAST
PARTIAL-EAST
NORTH
SOUTH WEST
SOUTH