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HomeMy WebLinkAboutEXCEPTION PERMIT 16EXCCPTION.P4RMIT APPLICATION CITY OF NEWPORT BEACH y ) No. PLANNING DEPARTMENT App 1 i cation Rec' d byc, CURRENT PLANNING DIVISION Fee: tad? 3300 Newport Boulevard Newport Beach, CA 92663 (714) 640-2218 or 640-2219 :Phone 720-3278 Applicant (print)_ The Irvine Com any —__------- Address 550 Newport Center Drive Newport Beach, CA 92660-0015 Mailing 720-3278 Property Owner the Irvine Co an Phone • in Address 550 Ne ort Center Drive Newport Beach, CA` 92660-0015 Mail q01 Jv� oe? c.EN7EiG t Address of Property Involved =j - Atrium court Purpose of Application (describe fully} The Irvine Company requests an exception to the ..zoning ordinance to allow four (4) identification walls signs xather -lowed three (3) Zone Present Use under construction Legal Description of Property Involved (if too lrng, attach separate sheet} 9 ee attached sheet. - Why will proposal not be contrary to the purpose of the Sign Ordinance? y See T 1 Exceptional or extraordinary circumstances involved? - See # 2 tJhy is an exception permit necessary to protect a substantial property right? -------- Why '� 3 Why ;will proposal not be detrimental to the neighborhood? See " 4 OWNER'S AFFIDAVIT depose and say that.. 41 (1•1e) The Irvine company We further . the owner of the property involved in this application. ( ( ) (we are) that the foregoing statements andanswers herein contained certify, under penalty of perjury, and the information herewith'submitted are in all respects true and correct to the best of (,our) knowledge and belief. Signature (s E: An agent may sign for the owner if written authorization from the record owner is NOT d application. filed with the - DO NOT COMPLETE APPLIICATIO14 BELOW THIS LIINReceipt No. Date Filed Qnr�t ;?4 Rom; Fee c�. Publication Date Hearing DateMail Date Posting Date Date � y-; -- P.C. Action...--s{C.C.Hearing Appeal t Date c.C.Action -)-7 QG, TGT1 ZoSt r MINUTES COMMISSIONERS x ll Ma , 1985 C o x. bo m z c m y m z - M x (An ; sfm o ma ', � City of Newport Beach z A z a z ^ p ROLL CALL INDEX ry--canabruetorr-enee--s�rn?-k —e-� emoved within 12 months of the date of installa- t s�..unless. an extension is approved by the Modifict4ons Committee. Motion Ayes xlxlx 1x1x1x 4. That the ten illuminated. truction fence shall not be 5. That any temporary signs places o the site after removal of the temporary construction -fence shall conform to the criteria set forth in ction 20.06.080 B of the Municipal Code. '�'•^.. Exception Permit No. 16 (Discussion) Request to permit the installation of four wall signs on a single building on property located in Fashion Island in the C-O-H District, where the Sign Code allows a maximum of three wall signs per building. LOCATION: A portion of Tract No. 6015, located at No. 24 Fashion Island, on the westerly side of Newport Center Drive East, in Fashion Island. ZONE: C-O-H APPLICANT: The Irvine Company, Newport Beach OWNER: same as applicant The discussion opened in connection with this item. Mr. Chuck Beecher, Retail Development Manager of Atrium Court, Irvine Company, appeared before the Planning Commission, and stated that. the applicant concurs with the findings and conditions contained in the staff report. The discussion closed at this time. Motion was made to approve Exception Permit No. 161 subject to the findings and conditions in Exhibit "A". MOTION CARRIED. FINDINGS: 1. That the installation of four wall signs will not be contrary to the intent of the Zoning Code inasmuch as only two signs will be visible from -46- Item No.6 EP16 Approved Condition- ally M ROLL CALL the adjacent parking areas and public streets, and only two signs will be visible from within the mall. 2. That the installation of four wall signs is necessary to provide adequate identification for the Atrium Court Building. 3. That altF,v•_,:gh the signs themselves contain 182t sq.ft., the area of the copy on each sign is only 50. sq.ft. The actual sign copy constitutes a very small percentage of the area of each building elevation. 4. That the signs area an integral part of the architectural treatment of the building and are tastefully designed. 5. That the granting of this exception permit is necessary to protect a substantial property right, will not be contrary to the purpose of Chapter 20.06 of the Municipal Code, and will not be materially detrimental to the health, safety, comfort or general welfare of persons residing in the neighborhood, or detrimental or injurious to property or improvements in the neighborhood, or to the general welfare of the City. CONDITIONS: 1. That development shall be in substantial confor- mance with the approved plot plan and elevations. 2. That no additional. signs shall be placed on the exterior elevations of the building unless an amendment to the exception permit is approved by the Planning ComAssion. Reques-t-to.�review the previously approved Resubdivision No. 788 thal—permitted the creation of two parcels of land for offic67---deyelopment and related off-street parking. The applicant -has requested the amendment of Condition of Approval No. 8`re,�ative to the establish- ment of easements for ingress, egte and parking over both parcels for the benefit of each pa e,1. -47- INDEX Itein No. 7 R788 Approved Condition- ally SUBJECT: Exception Permit No. 16'_(Discussion) Request to permit the installation of four wall signs on' a single building on property located in Fashion Island in the C-O-=H District; where the Sign Code allows a maximum of; three wall signs, per building. LOCATION: A portion of Tract No. 6015, located at No. 24`Fashion Island, on the westerly side of Newport Center Drive East, in Fashion Tsland ZONE:C-O-1i APPLICANT: The Irvine Company, Newport Beach O47NER: Same as applicant Application This is a .request to permit the inrtal.lation of four wall signs on the Atrium Court Building in Fashion Tsland, where the Zoning Code permits a maximum of three wall signs per building. Sign t,xception procedures are set forth in :;ect.i.oTI, 20.06.090 of the Municipal Code. Fnvi.ronmental Significance This project has been revie-+ed and it has been clotermi_ned that it is categorically exempt fron the requirements of the California Fnviron- mental. Ouality Act under 'Class 11 rAccesso.ry Structures) Conformance with the General Plan The i',and Use Element of. the General Ulan designates the site for "Retail and Service Commercial." uses. The proposed retail uses in the Atrium Court Building is consistent with this designation., Subiect Property and Surrounding Land Uses Atrium Court is located within the Fashion Island retail 'complex in Newport Center.. Newport Center contains a variety of land uses, including offices, retail stores, restaurants, hotels and residences. Rackground At its meeting of December 6, 1984, the Pl.anninq Commission unanimous- ly approved Use Permit No. 311.1, which was a request to permit the establishment of seven, take-out restaurants, a deticat(,Psen, a wine tasting, facility and a cooking school within the Irvine Rm nch Farmer's Market. This market is located or: the lower level of the Atrium Court Building. Analysis Section 20.06.070 B of the Municipal Code provides. ;that a maximum of. 3 wall signs may be installed per building. The aea of such signs on any elevation may not exceed 200 sq. ft., or 40 percent of the exposed finished wall surface area, including, openings.. Therefore, .if 3 gall signs are installed on three elevations of a building, each sign may contain a maximum of. 200 sq. ft. of.area, or 40 percent of the wall, surface area. However, if two or more signs are installed on one elevation, the combined area of the signs may not exceed 200 sq. ft. The Irvine Company desires to install a total ,of ,four wall signs on the north, east west and south elevations of the Atrium Court Building. The signs are of etched plexiglass and will be internally illuminated. The signs are approximately 13 feet 6 inches wade by 13 feet 6 inches high (187 sq.ft.). However, the area of the copy- on each sign is only 50 sq. ft. As shown on the attached elevations, the proposed signs on the east, west and south elevations are located above major entry points and are approximately 15 feet above grade level.. The proposed sign on the north elevation is approximately 31 ' feet above grade. The signs on the south and west elevations will be visible only from the mall; the signs on the east and north elevations will be visible from the Fashion Island parking lots and Newport 'enter Drive. Reap' -reel Findings for approval of an Exception:Permit Section 20.06.090 B of the Municipal Cole provides .,that, in order to grant an exception permit, the Planning Commission must find that the approval of said permit is necessary to protect a substantial. property right of the applicant. Further, the Commission must find that the signage will not be contrary to the intent of the sign regulations, and will not be materially detrimental to the health, safety, comfort or general welfare of the City. The applicant .has submitted the following statements in support of this application: why will this proposal not be contrary, to the purpose of the Sign (lrri i na nce? "One of the purposes of the ordinance is to provide for adequate identification. The Atrium Court has four major entries - two face. on grade parking and two Face the interior mall for Fash4.on island. The four identification signs are needed, one at each entry to properly market the Atrium Court and to best represent the project. Each sign is an integral part of the entry statement." What exceptional or extraordinary circumstances apply to the building? "The proposed sianage is an integral part oThethe el d inat on ofo e en- trances for each elevation of the building. the entry signs would severely impact the elevation without the sign. Each entrance is equally important t•) serve the public." Why is approval of an exception permit necessar to ti.al property rights y protect a substan- "There are 48 retail lease spaces -in the Atrium Court, Rach tenaant will rely heavily on their identification with the Atrium Court to insure their success. The -interior facing tenants will not be allowed signage on the exterior of the building and will rely solely on their identification with the Atrium." Why will this proposal not be detrimental to the neighborhood? "The deve.3.opment of- the Atrium Court and the related signage is long awaited by the neighboring merchants., only tw.o'signs would be visible from any one :location." Specific Findings and .Recommendation Staff; is of the opinion that the installation of four wall signs is justified in this case. The proposed siqnage will accomplish two types of building identification. Signs on the east and north ele- vations will provide identification visible from Newport wport Center Drive and the Fashion Island parking lots The signs on the south and west elevations will identify mall. entrances to Atrium Court. Because Atrium Court is a large, multiple -tenant structure, staff believes that both types of building identification are necessary. Because of the building's configuration, only one or t:vo signs will be visible From any location. Further, the actual sign area comprises only a .very small percentage of the total surface area of the building. For these reasons, staff is of the opi.niort that the proposed signage will not be detrimental to the surrounding structures and uses. Staff recommends the approval of. Exception Permit No. 16, and suggests that the Planning Commission take such action, with the findings and subject to -the conditions set forth in Exhibit "A". It should be noted that any exterior signage proposed by tenants within Atrium Court will require additional discretionary approval of the Planning Commission'. PLANNING DEPARTMENT JAMES D. HEWICKER, Director Bye Sheri Vander. Dussen Associate Planner SVD:la EP Attachments: Exhibit "A" Vicinity Map and Plot Plan Elevations EXHIRI`P "Au FINDINGS AND CONDITIONS FOR APPROVAL OF; EXCEPTION' PERMIT NO. 1.6 FINDINGS: 1, That the installation of four wall signs will not be contrary to the 'intent of the Zoninq Code inasmuch as onl)r two signs will ter+` visible 'from the adjacent parking areas and public streets, and e visible from within the only two signs will b mall.. 2. That the .installation of four wall signs is necessary to ,provide adequate identification for the Atrium Court Bui_ldi.na. 3, That although the signs themselves contain 182± sq.ft., the area of the copy on each sign is only 50. sq.ft. The actual sign copy constitutes f each a Very small percentage of. the area o building elevation. 4. That the signs area an integral part of the architectural treatment of the building and are tastefully designed. That the granting of this exception permit is 5. r� erty right, necessary to protect a to the substantial property not be contrary to the purpose of Chapter 20.06 of the Municipal Code, and will not be materially detrimental to the health', safety, comfort or general welfare of persons residing in t}1e neighborhood, or detrimental or injurious to property or improvements in the neighborhood, or to the general welfare of the City. CONDITTONS: 1, That development shall plot n labstantial and elevatoonor.- mance with the approved P i. 2. That no additional signs shall be placed on the exterior elevations of the building unless an amendment to the exception permit is 'approved by the Planning Commission. ! I ®ROADWAY SERVICE 1 TUNNEL II e�. .o+ �v .�s NEIMAN MARCUS THE BROADWAY Atrium urt 11 FBUFFUM..S v� VICINITY MAP u PLUT C9 ULLOCK' flLSHIRE a 0 rV/A\TlDtl il e { t,ss}s 5 ?',j)�f trl. Te 4 L d rt t ,1i'i F+•�,, i S +:°'rt '1•��r pSf,�s (�s'f[ ..t • n v r4 )`',y?.tii '.a i:F, s r �• .r• :'t� t. ,C'a : 1 as b ' / � ! t , .; �..yi'it¢4�:;� dr. e•'16 �. a, ��5�' �} '�.���.�, :� t i'' 6 a•, C a i i.: t,, t °, At..tik�l+'tf f t{ 7 J t !L � • ° t` - ,f.3.� i 1}: �Sr t -t :d i� 'k7' {p, !/;t7,tt ..ifa2"wy%A �n,sykr(:,. c ,� �± ti yex S)�� �: ( ti t � ' rt +3.• � J�: N "D sfi. 7 '� fbw6 3 {{ t N P1t7>., .t:.;kr.S�>'' ` 'F'�vcy1 tr�tM1� � •, i�r��-.� e� t r .:t t { r a � � !/ t �'� i F; 7;t1ti sfl' •� ��`� � B"Fi 2( By. S,TEVE 1NAR a 01 the Ddtr PUM Sr ..r 4 an,; effort tO,-i set eWpaCt ac part r In d a Ail � r f lsFiishl00 a Irvine ' sho ing `5=.:r� q r f : oCo annoupiiM ced today it is ll- t S ,i.i r t r�.S 28 million renovation of the ; ; a ► L 1 :.. t y i U. �u $ar' shopping d is anon ` , v ,,� , ' _ s �`j� iA The `thrust . of `the, ren i h �, v.:_ }' ;�+� t. ix .p� 's would the direction of h g �i , j a ; �? �r�" ' �^ �r �s" f ►.,+� l be inrstores L a fashion, aiftfhluient Toward the 'c construedn `a ? l ;� ssr,.• ' ? ? Fashions 1s d� 1967 on 'fornleP sheep -grate # ., y t lostouti A` ••tY land, lam.. in Cos Mesa y •r; ,ice t :South Coast l�'1>ollciii�ize ac�'di t� , ,, F • (( �� rite ex►d Thatcenterhas a access t.the z. w Penney. h , enjoys the free* Y. r';,lac{cs! r . ; s]and's �28ym�llaon''ne t�� , ]:; ro enede for s opp�� Newport Beach cents ,vFsh�on I ,: i r f.A ]],a� Qt. �s r ktxa .p WF e. L-vine e nt- ` Penney'a ocru s to Fcutl�eg,of thratestYapimall, ]oa►k ��Wi]]yt featur,,F1+ i d f .nyequtlY' this shop ' ,ihe•Lrv{ne'Co Perit>ae and o ` res Which owns iedevelopment pl aMc `t}' diirigl F ?Ce p.. ent tY�`, center, have became increas th eyrA � b v f ` called. the-:. t9 thwof� ,'�'atl f.ar► +$ . commercial Ping , more. of fluent' pull out; citinBrc► d' �..1 n ', Y ; ".; S,3 cc •Theys ,pfr ...�; �coMpany 1 u er-end as:. „ t y Hem itifiecks'i.. d - ally.. .a - ��: 'vlsiorT;'�''but, on the other; .hand, ing Y .. pp renaisssn , : toward;de-. ; move here, , Lq gears p i�,., vt as di s . hasizing •PeoP le continued td - iti Jiight-life ..ch ty e're notgping to be�emp.- tf, The centeipiece:of the '11 be a' `': Wilshire 'NO "-ems velop . l:. n�e3nPhSo °7 u► .. 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L.J ,��a��}{}e�y� �tdshoPEth er eve -Al the betterr:e 4 ��} j��{ .VaNM�R1F��. � $Z `Tt D !A'1•a L'ac 1 Sy4: tr�,h ,�iWi{ �i xin hio��e�crkvgeek.`t I� plane '�3Qhn� ugatd;�oyrneroit�ie ` t r - ,,,.,, 15 z D' w w•, „"' rt' +cam=:rs�' c tV we ar rCa1 -. 9 'lt`arich c d � r e �iS'fzL+�'.i' Yi. 2^i?44 'tmnnjpci�� .V•I --ice - u sir} �, ur•sxi�. .r t. a�, , Y� � �t�.rl. t c s, s�<;,, '$� _- n,. r� ,z+` -•ors.. r f F. s ' ► ao � WO Cie FuYnpec'about 3 milno] ,ntq Atnu � � obi fare sha1? v�Courts qe�epte'mt�e'i$Z,whea��ku, ~ ?�`' "` �' �ncentrate° {� "� ��YBC�tethe StoxeyaII� �� � R �-..+. _.Iw •.. �. ,. . Q( f end tle� •tllli►► �[` � _ y v� ��'''",gMr.i-��t�`.k .:;sr� .r i 1+�yp' •� ' iNONE FOR: EXCEPTION PERMIT No. 16 Request to permit the installation of four (4) wall signs on a single building on property located in Fashion_ Island in the C-O-H District, where the code allows a maximum of three wall signs per building. LOCATION: 24 Fashion Island REPORT REOUESTED BY: Monday, April 29, 1985 COMMISSION RE -VIEW: May 9, 1985 Iy COMMENTS: 0/Uc- APPLICATION OF The Irvine Company FOR: EXCEPTION PERMIT No. 16 Reauest to permit the installation of four (4) wall signs on a single building on property located in Fashion Island in the C-O-Ei District, where the code allows a maximum of three wall signs per building. LOCATION: 24 Fashion Island REPORT REQUESTED BY: Monday, April 29, 1985 COMIJISSION REVIEW: May 9, 1985 COMMENTS: �.(��,(/.� Signature 1. One of the purposes of the ordinance is to provide for adequate identification. The Atrium Court has four major entries two face on grade parking and two face the interior mall for Fashion Island. The four identi- fication signs are needed one at each entry to properly market the Atrium Court and to best represent the project. Each sign is an integral part of the entry statement. 2. The proposed signage is an integral part of the dramatic stone entrances for each elevation of the building. The elimination of one of the entry signs would severely im- pact the elevation without the sign. Each entrance is equally important to serve the public. 3. There are 48 retail lease spaces in the Atrium Court. Each tenant will rely heavily on their identification with the Atrium Court to insure their success. The interior facing tenants will not be allowed signage on the exterior of the building and will rely solely on their identification with the Atrium. 4. The development of the Atrium Court and the related signage is long awaited by the neighboring merchants. Only two signs would be vi:' .;.e from any one location. ���'•� BUFFUN.S 1 - 4. 1, �•, - s; a a, r is r'.. .'�.�-'. �.. '�•._ - r' c, i r . . . . . . . . . ....... ------- G ____ _41,1 — u�,ItJlr t ' "-- L- r VAT i t..../ /III (213) 223-4141 r. t. i. a 4, 13 t. • a . !I� Ili- Loi �� II ......... . . DT jj —7 1,- 1 ( I _00 Heath and Company Signage and related services 3225 Lacv Street. Los Anaeles. California 90031 (213) 223-4141 Offices/Plants Los Angeles • Dallas- Tampa A Fischbach Company t a 1A n V I OD City/State I I -'I, il Project Name Design No. Revision No Revisions Date THIS IS AN; ORIGINAL'UNP ' . I , 'I AT DRAWING CREATEDIMHEATk Address 2-1 Fim.:�H I oTi IA5L4Aqlr,) Scale 6µ0�-It Sheet No. of 1 COMPANY. IT IS SUBMITTEDFOR:Y6L1 - PERSONAL USE.IN CONJUNCTION W BY.H Date EA COMPANY,)T IS NOT Job No. 2 BE SHOWN1qANYONE OUTSIDE-Y bf . ORGANIZATION NOR IS 'IT TO tit: q5W, Client Approval: Drawn Salesman 3 REPRqDUCED.,COFIED OR IN,,�NYFASHION.,�*,, 'Al ..... ......... .... . ......