HomeMy WebLinkAboutPA2023-0060_20230914_ZA_Action Letter
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: Moshayedi Sign Program (PA2023-0060)
▪ Comprehensive Sign Program
Site Location 2600 East Coast Highway
Applicant Ryan Ybarra
Legal Description Parcel 1 of Resubdivision No. 0792
On September 14, 2023, the Zoning Administrator approved the Comprehensive Sign
Program filed as PA2023-0060 establishing a comprehensive sign program for an existing
multi-tenant, multi-story commercial retail and office building. 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: Corridor Commercial (CC)
• Zoning District: Commercial Corridor (CC)
SUMMARY
As listed in the attached Comprehensive Sign Program Matrix (Attachment No. ZA 2) and
required by Section 20.42.120 (Comprehensive Sign Program) of the NBMC, the
Comprehensive Sign Program covers all signage for the building, including the installation
of tenant wall signs, eyebrow signs, and directory signage for each of the eleven existing
and/or future tenants.
A comprehensive sign program is required for this site because it is a newly renovated multi-
story, multi-tenant building. The Comprehensive Sign Program includes the following
deviation requests from Chapter 20.42 of the NBMC:
1. To allow a sign for each of the eleven tenants on the East Coast Highway and Dahlia
Avenue frontages, and a small sign on the directory wall for tenants located on the
second floor; and,
2. To allow wall signs to be located within the middle 75 percent of tenant frontage
where the NBMC requires wall signs to be located within the middle 50 percent of
the tenant frontage; and,
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3. To allow walls signs located along the same frontage to be separated by less than
30 feet; and,
4. To allow two primary signs (Sign A1 on East Coast Highway and Sign B1 on Dahlia
Avenue) for the anchor restaurant tenant that is in the corner (Suite 100) with two
frontages where only one primary sign is allowed; and,
5. To allow a 30-percent increase in sign area for Sign B1 beyond what the NBMC
allows; and
6. To allow directory signage for each tenant on an existing parapet wall that extends
past the roofline and faces East Coast Highway.
This approval is based on the following findings and standards and is 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 under Section 15311, Class 11 (Accessory
Structures).
Fact in Support of Finding
Class 11 exempts minor structures accessory to existing commercial facilities, including
signs. The proposed Comprehensive Sign Program (hereafter “Program”) includes signs
that 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 whenever an existing multi-tenant
development of three or more tenant spaces are proposed on the same lot and
whenever signs are proposed to be located on or above the second story on a multi-
story building. The existing site is on the corner of East Coast Highway and Dahlia
Avenue and includes a newly renovated multi-tenant building with eleven tenant suites
for existing and future tenants.
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2. The existing development is unique with two sides that face residential properties that
do not provide logical opportunity for commercial signage. This leaves East Coast
Highway and Dahlia Avenue as the most practical and compatible frontages for
signage. Additionally, the frontages on East Coast Highway and Dahlia are abutting
public sidewalks with no opportunity for any freestanding signs.
3. As proposed, the Program includes twelve wall signs for the eleven current and future
tenants on the first and second story walls and eyebrows. All but one wall sign (Sign
B1) will comply with the area allowed by the NBMC for wall signs. Several of the signs
will have a smaller area than allowed by the NBMC to fit well with other signs on the
same wall. The height of the letters of all the signs are smaller than allowed to fit
proportionally upon the wall or eyebrow. Importantly, the signs collectively meet the
intent of the NBMC without allowing a proliferation of signage.
4. The signage for second floor tenants is limited in location and size due to the design
of the building and to reduce the appearance of cluttered walls. Therefore, to provide
clear identification for the second-floor tenants, there will be an allowance for one
additional two-square-foot name on the directory wall facing East Coast Highway. The
tenants with small eyebrow signs (Signs A7 and B6) on the second floors will be
allowed two signs, one on each side of the directory wall (Signs C1 and C2) to provide
additional visibility for both directions of traffic along East Coast Highway.
5. The increased number of signs, and increased area for Sign B1 provide necessary
identification for motorists traveling in both directions on East Coast Highway, which is
a wide street with heavy vehicular traffic.
6. The purpose of a comprehensive sign program is to integrate all project signs. It
provides a means for the flexible application of sign regulations for projects that require
multiple signs. The font, colors, and materials of both the wall and ground sign will
complement the architecture and colors of the commercial building. The proposed
signage provides incentive and latitude in the design and display of signs.
7. Approval of this Program includes deviations to the number, location, and type of signs.
It allows the flexible application of the sign regulations to achieve a unified design
theme that meets the purpose and intent of the NBMC. The Program provides
opportunity for adequate identification while guarding against the excessive and
proliferation of signage. The signs are well designed and are limited in size and location
to preserve the community’s appearance along the Corona del Mar commercial
corridor while maintaining compatibility and respecting the residential uses that face
the site.
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.
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Facts in Support of Standard
1. The site is for use by multiple retail and office commercial tenants. The proposed
signage design has been integrated with the design and character of the buildings.
2. Each tenant will be permitted signage that will ensure adequate visibility for
identification purposes on the premises and from East Coast Highway to the greatest
extent possible.
3. Each tenant will be permitted signage under the Program to allow tenants in the
multi-tenant building to have wall or eyebrow signs and a small tenant directory sign
for second-floor tenants. If the frontage of any tenant space is changed, deviation
from this approval shall be reviewed by the Planning Division to determine
substantial conformance with this approval. The size and location of the letters and
logos of the signs will ensure that adequate visibility is provided, and not be abrupt
in scale with the individual tenant frontage.
Standard
D. The sign program shall address all signs, including permanent, temporary, and
exempt signs.
Fact in Support of Standard
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 use is for multiple commercial 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 Sign Program Matrix to allow minor deviations from the
proposed signs. For example, tenants associated with Signs A1 and B1 have the
option to use awning signs instead of wall signs, if they choose.
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3. Consistent with Chapter 20.42, the Director may approve minor revisions to the Sign
Program if the intent of the original approval is not affected. Condition of Approval
No. 6 allows minor changes to the proposed sign program should tenant spaces be
consolidated or increased in the future, but it does not allow for a net increase in overall
allowed signage.
Standard
F. The program shall comply with the standards of this Chapter [Chapter 20.42], except
that deviations are allowed about signing 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 Program requests deviations in the number of signs, location of wall signs, and
type of signs which will enhance the identification and visibility of the commercial
tenants from East Coast Highway and Dahlia Avenue. The site is unique in that it is
larger than a typical commercial lot along the Corona del Mar commercial corridor with
17,824 square feet in building area. The building also maintains multiple frontages, at
the corner of East Coast Highway, Dahlia Avenue, Fifth Avenue, and an alley. Fifth
Avenue and the alley face the rear yards of residential properties and do not provide
opportunity for signage to identify the building. Therefore, East Coast Highway and
Dahlia Avenue are the only frontages appropriate for commercial signage for the large
two-story, multi-tenant commercial building. The design of the building which was
recently renovated and modernized includes two-stories and the opportunity for
commercial and office tenants along this high-profile commercial corridor.
2. The sign provisions of the NBMC generally limit tenant signs to one wall sign per
tenant frontage. The unique size and location of the building does not afford frontages
along East Coast Highway or Dahlia Avenue for all the tenants. Therefore, appropriate
identification warrants additional wall signs on the first and second floor. The Program
includes the additional wall signs but also limits to smaller letter heights and areas to
match proportionally to the walls without over cluttering or a causing a proliferation of
signage.
3. The existing building as designed does not provide adequate areas between existing
windows to support the minimum 30-foot required separation between wall signs.
However, the placement of the proposed wall signage is limited to the middle 75
percent of the tenant width and provides a proportionate length to the wall or
eyebrow it is placed on. The centering, placement and variation of sizes provide
adequate distance to avoid visual clutter and satisfy the intent of the NBMC
provisions.
4. The anchor restaurant tenant in Suite 100 is the only tenant on the corner of East
Coast Highway and Dahlia Avenue with two frontages. The Program allows both
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frontages for this tenant to have primary wall signs at 1.5 times the tenant frontage.
Additionally, one of these signs (Sign B1) is the only sign in the Program requesting
the 30-percent-increase in area to allow for a 26-square-foot sign (instead of a 20
square foot maximum sign).
5. The unique design of the recently renovated building includes large window areas
along East Coast Highway and Dahlia Avenue. Therefore, the second-floor tenants are
only provided small eyebrow signs. The existing building includes a unique two-sided
parapet wall facing both sides of East Coast Highway. This wall provides opportunity
for additional identification for the second-floor tenants that only have small eyebrow
signs. The directory wall signage for each tenant displays the individual name of
tenants and are two square feet each. It provides additional signage on both sides of
the directory wall to allow visibility for motorists on East Coast Highway. The second
floor tenants with the smallest eyebrow signs (Signs A7 and B6) have directory signage
on both sides of the parapet, while the other second floor tenants are provided signage
on one side of the parapet.
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
The 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
The Program contains no regulations affecting sign message content.
CONDITIONS OF APPROVAL
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 Program shall be rendered
nullified, and a new comprehensive sign program shall be obtained for the new or
altered development by the NBMC provisions in effect at the time the new
development is approved.
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3. Locations of the signs are limited to the designated areas and shall comply with the
limitations specified in the Sign Program Matrix included in Attachment No. ZA 2.
4. All signs shall be maintained by Section 20.42.170 (Maintenance Requirements) of
the NBMC. Temporary and exempt signs not specifically addressed in the program
shall be regulated by the provisions of Chapter 20.42 of the NBMC.
5. Locations of the signs are limited to the designated areas and shall comply with the
limitations specified in the Sign Program Matrix included in Attachment No. ZA 2 and
any applicable sight distance provisions of Chapter 20.42 of the NBMC.
6. In accordance with Section 20.42.120(F) (Revisions to Comprehensive Sign
Programs) of the NBMC, the Community Development Director may approve minor
revisions to the Program if the intent of the original approval is not affected. This
may include deviations in the tenant configurations, such as combining or dividing
suites. There shall be no net increase in the allowed number of signs without an
amendment to this sign program.
7. Prior to the issuance of building permits, the applicant shall submit to the Planning
Department an additional copy of the approved architectural plans for inclusion in
the Planning file. The plans shall be identical to those approved by all City
departments for building permit issuance. The approved copy shall include
architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The
plans shall accurately depict the elements approved by this approval and shall
highlight the approved elements such that they are readily discernible from other
elements of the plans.
8. A building permit shall be obtained before the commencement of the construction
and/or installation of the signs.
9. A copy of the approval action letter, including conditions of approval and sign matrix,
shall be incorporated into the City and field sets of plans before issuance of the
building permits for wall sign installations to identify this approval as the authority for
location, size, and placement.
10. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold
harmless the City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any 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 Moshayedi Sign Program
including, but not limited to the Comprehensive Sign Program filed as PA2023-
0060 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, attorney’s fees, and
other expenses incurred in connection with such claim, action, causes of action, suit,
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or proceeding whether incurred by the applicant, City, and/or the parties initiating or
bringing such proceeding. The applicant shall indemnify the City for all the City's costs,
attorneys' fees, and damages that the City incurs in enforcing the indemnification
provisions outlined in this condition. The applicant shall pay to the City upon demand
any amount owed to the City under 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:
LAW/msw
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
PA2023-0060
2600 East Coast Highway
Subject Property
Attachment No. ZA 2
Comprehensive Sign Program Matrix
COMPREHENSIVE SIGN PROGRAM PA2023-0060
TABLE-MATRIX- 2600 EAST COAST HWY
Designated Frontage
1. East Coast Highway
2. Dahlia Avenue
3. Fifth Avenue – Not allowed
4. Parking Lot – Not allowed
SIGN TYPE AND
LOCATION
FRONTAGE DESIGNATION
SIGN LIMITATIONS/RESTRICTIONS
Wall Signs
First Floor Tenants
A1** and A2
A4*, A5, B1**
East Coast Highway
Sign Area: 36 sq ft. max.
Letter/logo Height:18 inches max.
Sign Length: not to exceed 75% of tenant width
Location: centered within tenant width
Font: Black Uniform
Illumination: Per Zoning Code Section 20.42.060H.
Dahlia Avenue
Sign Area Max.: B1- 26 sq. ft., A4 – 24 sq. ft., A5- 36 sq. ft.
Letter/logo Height: 18” max.*
Sign Length: not to exceed 75% of tenant width or for A4 not to
exceed 75% of area between awnings
Location: centered within tenant width
Font: Black Uniform
Illumination: Per Zoning Code Section 20.42.060H.
* A4 tenant is allowed two lines for letters/logo above door 18”
max letter height for each line. 36” total sign height including both
lines.
** A1 and B1 tenant can have awning signs instead of wall signs
Wall Signs
Second Floor Tenants
A10 and A11
East Coast Highway
Sign Area: 25 sq. ft. max.
Letter/logo Height:12 inches max.
Sign Length: not to exceed 75% of tenant width
Location: centered within tenant width
Font: Black Uniform
Illumination: Per Zoning Code Section 20.42.060H.
Dahlia Avenue
Sign Area: 45 sq. ft. max (A10) and 36 sq. ft. max. (A11)
Letter/logo Height:18 inches max.
Sign Length: not to exceed 75% of tenant width
Location: centered within tenant width
Font: Black Uniform
Illumination: Per Zoning Code Section 20.42.060H.
Eyebrow Signs
A3 first floor,
A7, A8, A9 and B6 second
floor
East Coast Highway
Sign Area: A9 - 23 sq. ft. max, B6 – 9 sq. ft. max
Letter/logo Height:12 inches max.
Sign Length: not to exceed 75% of tenant width
Location: centered within tenant width
Font: Black Uniform
Illumination: Per Zoning Code Section 20.42.060H
Dahlia Avenue
Sign Area: 23 sq. ft. max.
Letter/logo Height:12 inches max.
Sign Length: not to exceed 75% of tenant width
Location: centered within tenant width
Font: Black Uniform
Illumination: Per Zoning Code Section 20.42.060H
Directory Wall Panels
C1 (Available for all
second-floor tenants) and
C2 (Available for tenants
in A7 and B6)
East Coast Highway
Sign Area: 2 sq. ft.
Letter Height: 6” *no logos allowed
Sign Length: 42” max.
Font: Black Uniform
Illumination: Per Zoning Code Section 20.42.060H.
All window and other
exempt signs
In accordance with Chapter 20.67
Attachment No. ZA 3
Project Plans