HomeMy WebLinkAboutResponse to Incomplete Filing Notice, 2-24-20
30900 Rancho Viejo Road, Suite 285 • San Juan Capistrano, CA 92675 • (949) 581-2888 • Fax (949) 581-3599
February 24, 2020
Ms. Melinda Whelan
Assistant Planner
City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92660
Subject: Response to Notice of Incomplete Filing – 200 Promontory Point East
Comprehensive Sign Program CS2018-002 (PA2018-002)
Dear Ms. Whelan:
On behalf of Irvine Company, CAA Planning has received your May 23, 2018 Notice of Incomplete
Filing related to the above-referenced application. We appreciate the City’s careful review of the
application materials and submit the following information in response to the comments.
1. Please provide photo simulations from all views along East Coast Highway, on both sides of
the street. Additionally, please provide a view from the sidewalk and view park across East
Coast Highway and from pedestrian or bike view on sidewalk next to the proposed monument.
In these simulations, please provide an existing view and then a proposed view.
Attached are the requested additional photo simulations which are described below.
Simulation P1 – View from Back Bay View Park looking westerly on East Coast Highway.
The proposed sign is not visible in this view given the distance, topography and curvature of
the road. There is no view of the Back Bay or any coastal water from this location and the
public coastal view remains protected pursuant to Local Coastal Program Coastal Land Use
Plan Policy 4.4.1-6 (LUP 4.41-6).
Simulation P2 – View from Back Bay View Park looking westerly across the camping facilities
at Newport Dunes. The proposed sign is not visible in this view given the topography, and the
intervening development and landscaping. This view also looks away from the Back Bay and
the public coastal view remains protected pursuant to LUP 4.41-6.
Simulations P3-P5 – Existing and proposed views of the sign location from both sides of East
Coast Highway. The existing views show the sign location as it currently exists and the
proposed view shows the sign location as it will appear after the installation of the proposed
sign. The views are towards the sign location at the foot of the manufactured slope of
Promontory Point and away from the Back Bay and the public coastal view remains protected
pursuant to LUP 4.41-6.
The proposed screening will completely obscure the side of the sign facing east through the
planting of 15 gallon or 24” box shrubs of Xylosma congestum (Shiny Xylosma) as shown on
Ms. Melinda Whelan
February 24, 2020
Page 2 of 2
the attached Exhibits 23.1, 23.2 and Photo Exhibit 1. Shiny Xylosma has a mature growth
height of 10-12’.
We believe that the location of the proposed sign is appropriate given that it will not visible
from the coastal views, especially with the addition of heavy landscape screening on the back
of the sign. Furthermore, the location of the proposed sign is not visible when looking toward
the Back Bay, which is the protected view along this stretch of East Coast Highway. The sign
will only be visible to motorists traveling eastbound on East Coast Highway approaching
Promontory Point.
We appreciate your consideration of this application and look forward to having this project brought
to a hearing as soon as possible. If you have any questions or concerns, please do not hesitate to contact
me at (949) 581-2888.
Sincerely,
CAA PLANNING, INC.
Shawna L. Schaffner
Chief Executive Officer
Attachments: Exhibit 23.1
Exhibit 23.2
Photo Exhibit 1
Photo Simulations (4 copies)
Sign Program Matrix (4 copies)
Findings (4 copies)
c: Mr. Phillip Friedman