HomeMy WebLinkAboutPA2022-050_20220603_ZA Action LetterCOMMUNITY 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: Coast Business Center, Ltd. Amendment (PA2022-050)
▪Comprehensive Sign Program No. CS2022-001
Site Location 2121 East Coast Highway
Applicant Coast Business Center, Ltd.
Legal Description Parcel 2 Resub 0659
On June 3, 2022, the Zoning Administrator approved Comprehensive Sign Program No.
CS2022-001 (PA2022-050) for a multi-tenant office building located at 2121 East Coast
Highway. This approval is in accordance with the provisions of Chapter 20.42 (Sign
Standards) of the Newport Beach Municipal Code (NBMC).
LAND USE AND ZONING
•General Plan Land Use Plan Category: CO-G (General Commercial Office)
•Zoning District: OG (Office - General)
•Coastal Land Use Plan Category: COG-B (General Commerical Office)
•Coastal Zoning District: OG (Office - General)
SUMMARY
A request to amend an existing comprehensive sign program for an existing multi-tenant
commercial office building. The Applicant has reassessed site identification needs since the
existing Comprehensive Sign Program CS2007-002 (PA2007-084) was granted in 2007.
Comprehensive Sign Program No. CS2022-001 is requested to reduce the sign areas,
standardize fonts, and adjust sign placement requirements. There is no change to the total
number of allowed signs. The wall signs for this building are specifically allowed on the
architectural fascias in the locations described below and in the Sign Matrix. Specifically, the
following changes are proposed:
1.Removal of the minimum 20-foot distance requirement between signs on adjoining
fascias.
2.Reducing sign letter heights and widths, and requiring sign centering within each of
the fascias, to better fit the architectural fascias of the building.
3.For Sign Types B1 and B2, allowing an exception to the sign centering requirements
to allow for better visibility due to building orientation, but maintaining a minimum
separation of 12 feet to the edge of the fascia to maintain adequate sign separation
from Sign Type C.
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4.A reduction in the lettering height and length of the signs on panels of the existing
monument sign to provide additional tenant identification. There is no change to the
existing monument sign structure.
Once approved and effective, this Comprehensive Sign Program shall supersede
Comprehensive Sign Program No. CS2007-002 (PA2007-084). The amended sign
program, including conditions of approval and the updated Sign Matrix, is included as
Attachment No. ZA 2.
The signs included in this Comprehensive Sign Program are exempt from coastal
development permit requirements pursuant to the City’s certified Local Coastal Program,
NBMC Section 21.52.035(C)(2). The approval allows the placement of attached
accessory signage to the fascias of the existing building in addition to one existing
monument sign and does not involve a risk of adverse environmental effect, affect public
access or views, or involve a change in use contrary to the Coastal Act.
This 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 existing comprehensive sign program provides adequate and organized
identification for the tenants of the existing commercial office building; however, the
property owner has realized the aesthetics would benefit from a more standardized
font and letter height, consistent with the intent of the Zoning Code. The changes are
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summarized in this action letter and provided in detail in the updated Comprehensive
Sign Program Matrix found in Attachment No. ZA2.
2.The Comprehensive Sign Program complies with the purpose and intent of NBMC
Chapter 20.42 (Sign Standards). The reduction in sign sizes and adjusted placement
requirements provide a better fit for the building fascias, preventing proliferation of
signage. The Comprehensive Sign Program also provides the necessary
identification for motorists travelling in both directions on Coast Highway, which is a
street with heavy vehicular traffic.
3.The reduction in the lettering height for the signs on the existing monument sign
panels allows for increased tenant identification opportunities, including for those
building tenants that are not afforded wall signage. Given the monument sign’s
location close to the walkway and street, the reduction in letter height does not affect
visibility.
4.The purpose of a comprehensive sign program is to integrate all of a project’s signs.
It provides a means for the flexible application of sign regulations for projects that
require multiple signs. The font, colors, and materials of the fascia signs and ground
sign will complement the architecture of the office building. The signage provides
incentive and latitude in the design and display of signs.
5.The Comprehensive Sign Program will maintain the deviations to the number and
location of signs as approved by the original comprehensive sign program and
allows the flexible application of the sign regulations to achieve a unified design
theme that meets the purpose and intent of the Zoning Code.
Standard
C.The proposed signs shall enhance the overall development, be in harmony with, and
relate visually to other signs included in the Comprehensive Sign Program, to the
structures and/or developments they identify, and to surrounding development when
applicable.
Facts in Support of Standard
1.The building is intended for multi-tenant office use and the signage design affords
multiple tenants sign identification that is integral with the design and character of
the building.
2.The total number of signs allowed is not changing. The proposed changes will
improve the visual design by reducing the sizes and fitting upon the fascias
consistently. All signage will use uniform black font to create further design
consistency throughout.
3.This Comprehensive Sign Program will integrate the previously approved monument
sign and fascia signs at 2121 East Coast Highway into a single design theme to
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create a unified architectural statement and provide reduced and limited signage on
the building wall fascias.
Standard
D.The sign program shall address all signs, including permanent, temporary, and
exempt signs.
Fact in Support of Standard
1.The Comprehensive Sign Program addresses all 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.The project site is for the use of multiple commercial office tenants and has been
designed to be effective for such uses.
2.It is not anticipated that future revisions to the program will be necessary to
accommodate normal changes in tenants or uses. However, flexibility has been
incorporated into the Comprehensive Sign Program Matrix to allow minor deviations
from the proposed signs.
3.Consistent with Chapter 20.42 (Sign Standards), the Director may approve minor
revisions to the Comprehensive Sign Program if the intent of the original approval is
not affected.
Standard
F.The program shall comply with the standards of this Chapter [Chapter 20.42 - Sign
Standards], except those 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 - Sign Standards].
Facts in Support of Standard
1.The Comprehensive Sign Program will maintain the allowance for the 16 existing fascia
signs, including upper-level fascia signs, in order to provide enhanced identification
and visibility for the multiple tenants of the office building. Due to the building’s design
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with multiple vertical jogs along the building frontages, it creates multiple and logical
opportunities for additional signage without cluttering the building.
2.Due to the multiple vertical jogs along the building frontages, several of the building
fascias are narrow and limit placement within the center 50 percent of the fascia.
Additionally, this limits the ability to maintain the required 30 feet of separation
between Sign Types C and B. However, the proposed changes improve the
condition by requiring signs to be centered within the fascia and include a maximum
lettering length so as to provide the proper scale to the fascia upon which the sign
is located. For Sign Types B1 and B2, these signs are exempt from the centering
requirement to provide enhanced visibility to motorist driving south on East Coast
Highway, but requires a minimum distance of 12 feet to the edge of the fascia to
ensure adequate separation from Sign Type C.
3.Instead of increasing the size of the monument sign structure, which may not be
possible with the existing adjacent walkways, the applicant has requested a
reduction in the lettering size on the panels. This will allow additional panels for the
16 tenants that are existing in the office building and that are not afforded wall sign
opportunities. The panels will maintain simple and uniform fonts to enhance
readability of signage and improve the aesthetics.
Standard
G.The approval of a Comprehensive Sign Program shall not authorize the use of signs
prohibited by this Chapter [Chapter 20.42 - Sign Standards].
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 OF APPROVAL
1.The proposed signs shall be in substantial conformance with the approved plans,
Comprehensive Sign Program Matrix Table, and provisions of Chapter 20.42 (Sign
Standards) of the NBMC, unless otherwise indicated in the following conditions.
2.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.This Comprehensive Sign Program shall supersede Comprehensive Sign Program
No. CS2007-002 (PA2007-084). All appropriate conditions are incorporated into this
approval.
4.All signs shall be maintained in accordance with NBMC Section 20.42.170
(Maintenance Requirements). Temporary and exempt signs not specifically
addressed in the program shall be regulated by the provisions of Chapter 20.42
(Sign Standards) of the Newport Beach Municipal Code.
5.In accordance with NBMC Section 20.42.120.(F) - (Revisions to Comprehensive
Sign Programs) 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.
6.A building permit shall be obtained prior to commencement of construction and/or
installation of any signs.
7.If reconstructed or relocated, the final location of freestanding sign shall be reviewed
by the City Traffic Engineer and shall conform to City Standard 110-L to ensure that
adequate sight distance is provided, unless otherwise approved by the City Traffic
Engineer.
8.All work performed within the public right-of-way shall be reviewed and approved by
the Public Works Department under an encroachment permit/agreement if required.
9.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.
10.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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11.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 NBMC Title 20 Planning and Zoning.
12.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 Coast Business Center, Ltd. Amendment including, but
not limited to Comprehensive Sign Program No. CS2022-001 (PA2022-050)
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 or City Clerk, as applicable, within fourteen (14) days following the date the action or decision was rendered. For additional information on filing an appeal, contact the Planning Division at 949-644-3200.
Prepared by: Approved by:
Attachments: ZA No. 1 Vicinity Map
ZA No. 2 Comprehensive Sign Program Matrix
ZA No. 3 Project Plans
Attachment No. ZA 1
Vicinity Map
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VICINITY MAP
Comprehensive Sign Program No. CS2022-001
(PA2022-050)
2121 East Coast Highway
Subject Property
Attachment No. ZA 2
Comprehensive Sign Program Matrix
COMPREHENSIVE SIGN PROGRAM CS2022-001
TABLE-MATRIX- 2121 EAST COAST HWY
Designated Frontage
1.East Coast Highway – fascia widths: 20, 50 or 80 linear feet
2.Avocado Avenue – fascia widths: 20 linear feet
3.Parking Lot – Not allowed
SIGN TYPE AND
LOCATION
FRONTAGE DESIGNATION
SIGN LIMITATIONS/RESTRICTIONS
Wall (Fascia) Signs
Major Tenants
Primary Location
A1 and A2;
East Coast Highway (50 ft fascia frontage element)
Sign Area: 25 sq ft. max.1
Letter/logo Height:12 inches max.
Sign Length: 25 feet max.
Location: centered within fascia
Font: Black Uniform
Number of Signs: Two
Illumination: Per Zoning Code Section 20.42.060H.
Major tenants are permitted both a Sign Type A and B
Wall (Fascia) Signs
Major Tenants
Secondary Location
B1 and B2
East Coast Highway (80 ft. fascia frontage element)
Sign Area: 25 sq. ft. max.1
Letter/logo Height:12 inches max.
Sign Length: 25 feet max.
Location: 12 feet min. to the edge of the fascia
Font: Black Uniform
Number of Signs: Two
Illumination: Per Zoning Code Section 20.42.060H.
Major tenants are permitted both a Sign Type A and B
Wall (Fascia) Signs
Minor Tenants
C1, C2, D1 and D2
East Coast Highway (20 ft. fascia frontage element)
Sign Area: 22.5 sq. ft. max.1
Letter/logo Height:12 inches max.
Sign Length: 18 feet max.
Location: centered within fascia
Font: Black Uniform
Number of Signs: Four
Illumination: Per Zoning Code Section 20.42.060H.
Maximum of one sign for each minor tenant
Wall (Fascia) Signs
Minor Tenants
E1 and E2
Avocado Avenue (20 ft. fascia frontage element)
Sign Area: 22.5 sq. ft. max.1
Letter/logo Height:12 inches max.
Sign Length: 18 feet max.
Location: centered within fascia
Font: Black Uniform
Number of Signs: Two
Illumination: Per Zoning Code Section 20.42.060H.
Maximum of one sign for each minor tenant.
1 Sign area and length does not include size cabinet. In no case shall the sign cabinet exceed the size of the
fascia.
Monument Sign- Q
Project
Identification and
Tenant Directory
East Coast Highway
Size: Existing 4-foot 6-inch tall by 23-feet 6-inches long
Lettering Size: Minimum 3-inch lettering
Font: Black Uniform
Illumination: Internally or externally illuminated.
Opaque background per sign panel with letters illuminated or halo-
illuminated only. Illuminated blank space on panel background is
prohibited.
All window and other exempt signs in accordance with Chapter 20.67
Attachment No. ZA 3
Project Plans
CENTER ON COLUMN25'-0"2'-9 1/2"69.79 sf1'-2"26'-0"30.34 sf25"-0"OldNew56% Reduction in Face Sign Surface Area under the new standard.Major Sign StandardsBlack Lettering