HomeMy WebLinkAbout3.0_Coast Business Center Sign Program_PA2012-010CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
June 7, 2012 Meeting
Agenda Item No. 3
SUBJECT: Coast Business Center Sign Program (PA2012 -010)
2121 East Coast Highway
• Modification Permit No. MD2012 -004
• Comprehensive Sign Program No. CS2007 -002
APPLICANT: Coast Business Center
PLANNER: Gregg Ramirez, Senior Planner
949 - 644 -3219
gramirez @newportbeachca.gov
PROJECT SUMMARY
An appeal of the Zoning Administrator's decision to approve Modification Permit No.
MD2012 -004 and to amend Comprehensive Sign Program No. CS2007 -002. Approval of
the project would allow the addition of two signs on the southeast (Avocado Avenue)
elevation of the building located at 2121 East Coast Highway that cumulatively (60 square
feet) exceed the maximum sign area for secondary frontage signs (37.5 square feet).
RECOMMENDATION
1) Conduct a de novo public hearing; and
2) Uphold or reverse the decision of the Zoning Administrator and adopt Resolution
No. _ (Attachment No. PC 1 or PC 2) for Modification Permit No. MD2012 -004 and
to amend Comprehensive Sign Program No. CS2007 -002.
Coast Business Center Sign Program
June 7, 2012
Page 2
LOCATION
VICINITY MAP
ZONING
CURRENT USE
ON -SITE
General Commercial Office
Office General
Commercial
NORTH
Regional Commercial Office &
General Commercial
PC 17 (Corporate Plaza) & PC 27 (Newport
Village)
R 4�0q
SOUTH
General Commercial Office
Office General
Commercial
EAST
Corridor Commercial & Two -Unit Residential
Two -Unit Residential
Commercial & Residential
WEST
General Commercial Office
Office General
Commercial
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LOCATION
GENERAL PLAN
ZONING
CURRENT USE
ON -SITE
General Commercial Office
Office General
Commercial
NORTH
Regional Commercial Office &
General Commercial
PC 17 (Corporate Plaza) & PC 27 (Newport
Village)
Commercial
SOUTH
General Commercial Office
Office General
Commercial
EAST
Corridor Commercial & Two -Unit Residential
Two -Unit Residential
Commercial & Residential
WEST
General Commercial Office
Office General
Commercial
Coast Business Center Sign Program
June 7, 2012
Page 3
DISCUSSION
Background
The property is developed with a 35,298- square -foot two -story multi- tenant office building
that has multiple fascia elements. The adjacent properties are all commercial except for
the residential properties located across Avocado Avenue to the east.
Site signage is currently regulated by an existing comprehensive sign program approved
in 2007(CS2007 -002) which allows wall signs on the first and second floor fascias facing
East Coast Highway and Avocado Avenue and a freestanding monument sign located
along East Coast Highway. The sign program was established to allow individual tenants
to utilize wall signage and the sign size is based on the width of the fascia they occupy.
Sign Code Standards
The Sign Code allows one wall sign per primary building tenant or per tenant frontage.
Each sign is allowed a maximum area of 1.5 times the linear building or tenant frontage
with a maximum or 75 square feet maximum in sign area on the primary frontage and
50% of the allowed area of a primary frontage sign for any secondary frontage sign. In
practice, this results in office buildings, either single or multi- tenant, being allowed to
have only one 75 square foot sign. A multi- tenant retail center with the same linear
frontage would be allowed multiple signs based on tenant frontage that can total over 75
square feet. The subject office building, with an approximate 170 foot primary building
frontage and a 130 foot secondary building frontage, would be allowed a 75 square foot
primary frontage sign and a 37.5 square foot (50% of allowed primary sign) secondary
frontage sign per Code. A four tenant multi- tenant retail building with the same 170
square foot primary frontage could have four primary frontage signs totaling 255 square
feet (170 x 1.5).
Due to variations of building design and tenant mixes, the Zoning Code provides a
process to deviate from the standards. Deviations to the number of signs and sign area
(up to 30 %) are allowed with the approval of comprehensive sign program. Greater
deviations to sign area require approval of a modification permit. There are also multiple
situations where comprehensive sign programs are required by Code.
Protect Signage
East Coast Highway, including the large fascia that faces the center of the intersection,
has been identified as the primary building frontage (approx. 170 feet) with the
secondary building frontage being Avocado Avenue (approx. 130 feet). The existing
sign program allows ten wall signs with a cumulative area of 320 square feet on the
primary frontage. The signs vary in size based on the width of fascia where they are
located. Two 30 square foot signs are allowed on the secondary frontage (Avocado
Avenue). The additional signs being requested would be located on the secondary
Coast Business Center Sign Program
June 7, 2012
Page 4
frontage on the first and second floors of one of the 20 -foot wide fascias and be limited to
30 square feet each. Since the new sign will exceed the total allowance for secondary
signs (total of 37.5 square feet) approval of a modification permit is required.
Attachment No. PC7 includes the proposed sign matrix that indicates the number, location
and size of allowed signs and a building elevation indicating the location of the signs. The
two proposed signs are identified as F1 and F2.
Zoning Administrator Action
The Zoning Administrator held a public hearing on Modification Permit No. 2012 -004
and Comprehensive Sign Program No. CS2007 -002 on March 28, 2012. The multiple
fascia building design and multi- tenant occupancy of the building were factors
considered at the time of the original approval and recent Zoning Administrator
approval. The Zoning Administrator approved the application subject to the findings in
the attached Zoning Administrator Action Letter (Attachment No. PC 4).
Pao
On April 6, 2012, an appeal of the Zoning Administrator's decision was filed by Planning
Commission Chairman Michael Toerge. The appeal states that the modification is not
compatible with existing development in the area, that there are no practical difficulties
with the property, and the proposed signs do not enhance the overall development. The
appeal letter (e -mail) is attached (Attachment No. PC 3).
Pursuant to Zoning Code Section 20.64.030.C, a public hearing on an appeal is
conducted "de novo," meaning that it is a new hearing and the decision being appealed
has no force or effect as of the date the appeal was filed. The review authority is not
bound by the decision being appealed or limited to the issues raised on appeal.
Environmental Review
The project qualifies for Class 11 (Accessory Structures) categorical exemption, Section
15311 of the California Environmental Quality Act. This class exempts construction, or
placement of minor structures accessory to (appurtenant to) existing commercial,
industrial, or institutional facilities, including but not limited to on- premise signs.
If the Planning Commission reverses the Zoning Administrators approval, Section 15270
of the California Environmental Quality Act (CEQA) Guidelines indicates that projects
which a public agency rejects or disapproves are not subject to CEQA review.
Public Notice
Notice of this hearing was published in the Daily Pilot, mailed to property owners within
300 feet (excluding intervening rights -of -way and waterways) of the property and posted
Coast Business Center Sign Program
June 7, 2012
Page 5
at the site a minimum of 10 days in advance of this hearing consistent with the
Municipal Code. Additionally, the item appeared upon the agenda for this meeting,
which was posted at City Hall and on the City website.
Prepared and submitted by:
i
Gregg R irez
Senior Planner
ATTACHMENTS
PC 1 Draft Resolution for Approval
PC 2 Draft Resolution for Denial
PC 3 Appeal Letter
PC 4 ZA Approval Resolution with
PC 5 ZA Meeting Minutes, Public Comments
PC 6 ZA Staff Report
PC 7 Proposed Sign Program Matrix and Building Elevation Exhibit
Attachment No. PC 1
Draft Resolution for Approval
RESOLUTION NO. PC2012
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH UPHOLDING THE DECISION OF
THE ZONING ADMINISTRATOR AND APPROVING
MODIFICATION PERMIT NO. MD2012 -004 AND AN
AMENDMENT TO COMPREHENSIVE SIGN PROGRAM NO.
CS2007 -002 FOR THE COAST BUSINESS CENTER BUILDING
LOCATED AT 2121 EAST COAST HIGHWAY (PA2012 -010)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Coast Business Center, with respect to the property located at
2121 East Coast Highway, requesting approval of a Modification Permit to amend an
existing Comprehensive Sign Program.
2. The applicant requests a Modification Permit to amend an existing Comprehensive Sign
Program to allow the addition of two wall signs on the southeast (Avocado Avenue)
elevation of the Coast Business Center building. The signs will be located on the first and
second floors on one of the 20 -foot long fascias of the building and will have a maximum
sign area of 30 square feet each. The building is occupied by multiple office use tenants.
The existing sign program permitted the installation of multiple wall signs on the first and
second floor fascias facing East Coast Highway and Avocado Avenue and allowed for
the retention of the freestanding monument sign located on the East Coast Highway side
of the property.
3. The subject property is located within the OG (Office General) Zoning District and the
General Plan Land Use Element category is CO -G (General Commercial Office).
4. The subject property is located within the Coastal Zone and has a COG -B (General
Commercial Office) land use designation.
5. A public hearing was held on March 28, 2012 in the City Hall Council Chambers, 3300
Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of
the meeting was given in accordance with the Newport Beach Municipal Code.
Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this meeting.
6. On April 6, 2012, the Zoning Administrator's decision to approve the application was
appealed by Planning Commission Chairman Michael Toerge.
7. A public hearing was held on June 7, 2012, in the City Hall Council Chambers, 3300
Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of
the meeting was given in accordance with the Newport Beach Municipal Code.
Planning Commission Resolution No. #####
Page 2 of 9
Evidence, both written and oral, was presented to, and considered by, the Planning
Commission at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt under the requirements
of the California Environmental Quality Act, pursuant to Section 15311 (Class 11 —
Accessory Structures).
2. Class 11 exempts construction, or placement of minor structures accessory to
(appurtenant to) existing commercial, industrial, or institutional facilities, including but not
limited to on- premise signs.
SECTION 3. REQUIRED FINDINGS.
Modification Permit
In accordance with Section 20.52.050.E (Findings and decision) of the Newport Beach
Municipal Code, the following findings and facts in support of the findings for a Modification
Permit are set forth:
Finding
A. The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding
1. The subject property is located within the OG (Office General) Zoning District and the
General Plan Land Use Element category is CO -G (General Commercial Office). This
district is intended to provide for areas appropriate for administrative, professional, and
medical offices with limited accessory retail and service uses. The existing commercial
development and existing and proposed signage is consistent with this land use
designation. The proposed signage is accessory to the primary use.
2. The property is developed with a two -story multi- tenant building that has multiple wall
signs on the first and second floor fascias facing East Coast Highway and Avocado
Avenue. The proposed signage will add signage on one more of the 20 -foot fascia
elements facing Avocado Avenue. This signage will be compatible with the existing
signage while improving the visibility and way finding of uses within the building.
3. The applicant requested the Modification Permit to allow greater flexibility for the sign
area of the combination of wall signs on the building. Though the total sign area of these
signs exceeds the maximum sign area permissible for any one elevation, the signs are in
scale with the buildings /elevations on which they are located and allow for adequate
identification of individual tenants within the multi- tenant commercial building.
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Planning Commission Resolution No. #####
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4. The neighborhood includes properties with wall signs and additional tenant signs that
provide visibility from the public right -of -way.
5. The illumination of signage is conditioned to prevent excessive glare spillage onto or
visible from the adjacent right -of -way and any nearby properties
Finding
B. The granting of the modification is necessary due to the unique physical characteristic(s) of
the property and /or structure, and /or characteristics of the use.
Facts in Support of Finding
1. The property is developed with a two -story multi- tenant commercial building with
several different fascia elements. Comprehensive Sign Program No. CS2007 -002
allowed for wall signs on the first and second floor fascias facing East Coast Highway
and Avocado Avenue so that individual tenants within the building could utilize wall
signage. The placement of the proposed signage would create a symmetry that does
not exist with the current sign program. In addition, the additional signage will enhance
the overall development of the site and provide adequate visibility and identification of
the site and the mix of individual tenants within the building.
2. The proposed sign types and sign area are necessary due to the size and design of
the building and the numbers of tenants within the development.
Findinci
C. The granting of the modification is necessary due to practical difficulties associated with the
property and that the strict application of the Zoning Code results in physical hardships that
are inconsistent with the purpose and intent of the Zoning Code.
Facts in Support of Finding
1. The sign code allows one wall sign up to 1.5 times the linear frontage or 75 square
feet maximum in sign area on the primary frontage and 50% of the primary for any
secondary frontages. However, due to the design of the building and the mix of uses,
one wall sign of this size does not provide adequate signage to identify individual
tenants within the building.
2. Strict application of the Zoning Code limits the sign area of the combined signs on the
building. The design and layout of the building as well as its multiple office use
requires additional signage to ensure efficient way finding and to identify individual
tenants within the building. The modification permit will allow signage that is in scale
with the buildings and that provides adequate visibility from each of the frontages and
the right -of -ways.
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Planning Commission Resolution No. #####
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Finding
D. There are no alternatives to the modification permit that could provide similar benefits to the
applicant with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public.
Facts in Support of Finding
1. The granting of a modification permit allows the additional signage and sign area
necessary to ensure adequate visibility and identification of individual tenants within
the building. No similar provision could be granted within the parameters of Section
20.42.120 (Comprehensive Sign Program) of the Zoning Code.
2. No foreseeable detriment will result from the approval of the modification permit as
conditioned.
Finding
E. The granting of the modification would not be detrimental to public health, safety, or welfare,
to the occupants of the property, nearby properties, the neighborhood, or the City, or result in
a change in density or intensity that would be inconsistent with the provisions of this Zoning
Code.
Facts in Support of Finding
1. The existing signage on the building has not proven to be detrimental to public health,
safety, or welfare to the occupants of the property, nearby properties, the neighborhood,
or the City. The proposed signage is expected to enhance the overall development of the
site by providing more tenants within the building signage; thereby providing better way
finding and /or attracting new tenants to revitalize the area.
2. The signage is for commercial uses in a commercial area.
Comprehensive Sign Program
Pursuant to Section 20.42.120 of the Zoning Code, approval of a Comprehensive Sign
Program is required whenever a structure has more than three hundred (300) linear feet of
frontage on a public street. In accordance with Section 20.67.120.E, a Comprehensive Sign
Program shall comply with a number of standards. The following standards and facts in
support of such standards are set forth:
Standard:
A. The proposed sign program shall comply with the purpose and intent of this Chapter
[Chapter 20.42: Signs], any adopted sign design guidelines and the overall purpose and
intent of this Section [Section 20.42.120].
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Planning Commission Resolution No. #####
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Facts in Support of Standard:
1. In compliance with the purpose and intent of the Sign Code, the proposed Sign
Program provides the site and the uses within adequate identification without
excessive proliferation of signage. Furthermore, it preserves community
appearance by regulating the type, number, and size of signage.
Standard:
B. 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 site is for use of multiple tenants and the signage has been designed integral with
the design and character of the building.
2. The proposed signage will enhance the overall development of the site. It will add
symmetry to the building and provide adequate identification of individual tenants within
the building.
3. The signs are appropriately scaled to the buildings and are integrated with the design
and scale of the existing architecture.
Standard:
C. The sign program shall address all signs, including permanent, temporary, and exempt
signs.
Facts in Support of Standard:
1. The Sign Program submitted for the project addresses all project signage. Temporary
and exempt signs not specifically addressed in the program shall be regulated by the
provisions of Chapter 20.42.
Standard:
D. 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 tenants and has been designed to
be effective for such a use.
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Planning Commission Resolution No. #####
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2. It is not anticipated that future revisions will be necessary to accommodate constant
changes in tenants or uses. However, flexibility has been incorporated into the Sign
Program Matrix to allow minor deviations from the proposed signs.
3. Consistent with Chapter 20.42, the Community Development Director [or his /her
designee] may approve minor revisions to the Sign Program if the intent of the original
approval is not affected.
Standard:
E. The program shall comply with the standards of this Chapter, 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.
Facts in Support of Standard:
1. The Sign Program requests deviation in area, number, and location of signs.
2. The sign code allows one wall sign up to 1.5 times the linear frontage or 75 square
feet maximum in sign area on the primary frontage and 50% of the primary for any
secondary frontages. However, due to the configuration of the building and the mix of
uses, one wall sign of this size does not provide adequate signage to identify individual
tenants within the building.
3. The signs are designed to be complementary to the buildings and the uses to which
they relate and are harmonious with their surroundings.
Stn nria rd
F. The Approval of a Comprehensive Sign Program shall not authorize the use of signs
prohibited by this Chapter.
Facts in Support of Standard:
1. The program does not authorize the use of new prohibited signs.
Standard:
G. Review and approval of a Comprehensive Sign Program shall not consider the signs'
proposed message content.
Facts in Support of Standard:
1. The program contains no regulations affecting sign message or content.
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Planning Commission Resolution No. #####
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SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby approves Modification
Permit No. MD2012 -004 and an amendment to Comprehensive Sign Program No.
CS2007 -002, subject to the conditions set forth in Exhibit A and the parameters denoted
in Exhibit B, which are attached hereto and incorporated by reference.
2. This action shall become final and effective fourteen days after the adoption of this
Resolution unless within such time an appeal is filed with the City Clerk in accordance
with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal
Code.
PASSED, APPROVED AND ADOPTED THIS 7th DAY OF JUNE, 2012.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
Michael Toerge, Chairman
I --ya
Fred Ameri, Secretary
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Planning Commission Resolution No. #####
Page 8 of 9
EXHIBIT "A"
CONDITIONS OF APPROVAL
1. This approval supersedes Comprehensive Sign Program No. CS2007 -002 (PA2007-
084).
2. The development shall be in substantial conformance with the plans, and elevations,
except if noted in the following conditions.
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 Exhibit "B ".
4. All signs must be maintained in accordance with Section 20.42.170 (Maintenance
Requirements) of the Newport Beach Municipal Code.
5. Prior to issuance of building permits, the applicant shall submit to the Planning Division
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 Staff Approval and shall highlight the approved elements
such that they are readily discernible from other elements of the plans.
6. A building permit shall be obtained prior to commencement of the construction and /or
installation of the signs.
7. A copy of the conditions of approval shall be incorporated into the Building Division
and field sets of plans prior to issuance of the building permits.
8. 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 Coast Business Center Sign Program including, but not
limited to Modification Permit No. MD2012 -004 and Comprehensive Sign Program No.
CS2007 -002 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.
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Planning Commission Resolution No. #####
Page 9 of 9
EXHIBIT "B"
SIGN PROGRAM MATRIX
SIGN TYPE AND
FRONTAGE DESIGNATION
LOCATION
SIGN LIMITATIONS /RESTRICTIONS
Wall Signs
East Coast Highway
Major Tenants
— 50 ft fascia frontage element
Primary Location
Maximum Area of 70 sq ft.
Al and A2;
Maximum vertical dimension, sign or logos, 2 feet- 9 1/2 inches in height.
Minimum distance shall be 20 linear feet from the nearest sign on the adjoining fascia.
Only major tenants may have a maximum of two signs, one each in the A or B
elevation /location.
Wall Signs
East Coast Highway
Major Tenants
— 80 ft fascia frontage element
Secondary Location
Maximum Area of 50 sq ft.
131 and B2
Maximum vertical dimension, sign or logos, 2 feet- 9 1/2 inches in height.
Minimum distance shall be 20 linear feet from the nearest sign on the adjoining fascia.
Only major tenants may have a maximum of two signs, one each in the A or B
elevation /location.
Wall Signs
East Coast Highway
Minor Tenants
— 20 ft fascia frontage element
C1, C2, D1 and D2
Maximum Area of 30 sq ft.
Maximum vertical dimension, sign or logos, 2 feet- 9 1/2 inches in height.
Minimum distance shall be 20 linear feet from the nearest sign on the adjoining fascia.
Maximum of one sign for each minor tenant.
Wall Signs
Avocado Avenue
Minor Tenants
— 20 ft fascia frontage element
E1, E2, F1*, and F2*
1.5 square feet/linear foot of fascia frontage or max area of 30 so ft.
Maximum vertical dimension, sign or logos, 2 feet- 9 1/2 inches in height.
Minimum distance shall be 20 linear feet from the nearest sign on the adjoining fascia.
Maximum of one sign for each minor tenant.
Monument Sign
East Coast Highway
Project
Existing 4 -foot 6 -inch tall by 23 -feet 6- inches long
Identification and
Internally or externally illuminated.
Tenant Directory
Opaque background per sign panel with letters illuminated or halo - illuminated only.
Illuminated panel blanks ace background is prohibited.
All window and
All building elevations
other exempt signs
Removal of all signs (including window signs) in excess of the total allowance as
in accordance with
necessary.
Chapter 20.67
NOTE: All proposed signs shall also be in conformance with the approved plans, Comprehensive Sign Program
No. CS2007 -002 and Modification Permit No. MD2012 -001, approved June 7, 2012, and provisions of Chapter
20.42 of the Newport Beach Municipal Code, unless otherwise indicated. *Signs denoted with an asterisk were
added with approval of the Modification Permit.
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Attachment No. PC 2
Draft Resolution for Denial
RESOLUTION NO. ####
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH REVERSING THE DECISION OF
THE ZONING ADMINISTRATOR AND DENYING MODIFICATION
PERMIT NO. MD2012 -004 AND AN AMENDMENT TO
COMPREHENSIVE SIGN PROGRAM NO. CS2007 -002 FOR THE
COAST BUSINESS CENTER BUILDING LOCATED AT 2121
EAST COAST HIGHWAY (PA2012 -010)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Coast Business Center, with respect to the property located at
2121 East Coast Highway, requesting approval of a Modification Permit to amend an
existing Comprehensive Sign Program.
2. The applicant requests a Modification Permit to amend an existing Comprehensive Sign
Program to allow the addition of two wall signs on the southeast (Avocado Avenue)
elevation of the Coast Business Center building. The signs will be located on the first and
second floors on one of the 20 -foot long fascias of the building and will have a maximum
sign area of 30 square feet each. The building is occupied by multiple office use tenants.
The existing sign program permitted the installation of multiple wall signs on the first and
second floor fascias facing East Coast Highway and Avocado Avenue and allowed for
the retention of the freestanding monument sign located on the East Coast Highway side
of the property.
3. The subject property is located within the OG (Office General) Zoning District and the
General Plan Land Use Element category is CO -G (General Commercial Office).
4. The subject property is located within the Coastal Zone and has a COG -B (General
Commercial Office) land use designation.
5. A public hearing was held on March 28, 2012 in the City Hall Council Chambers, 3300
Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of
the meeting was given in accordance with the Newport Beach Municipal Code.
Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this meeting.
6. On April 6, 2012, the Zoning Administrator's decision to approve the application was
appealed by Planning Commission Chairman Michael Toerge.
7. A public hearing was held on June 7, 2012, in the City Hall Council Chambers, 3300
Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of
the meeting was given in accordance with the Newport Beach Municipal Code.
Planning Commission Resolution No. ####
Paqe 2 of 3
Evidence, both written and oral, was presented to, and considered by, the Planning
Commission at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines,
projects which a public agency rejects or disapproves are not subject to CEQA review.
SECTION 3. REQUIRED FINDINGS.
The Planning Commission may approve a Modification Permit application only after making
each of the required findings set forth in Section 20.52.050.E of the Zoning Code and may
only approve a Comprehensive Sign Program application only after determining compliance
with the standards set forth in Section 20.42.110.E of the Zoning Code. In this case, the
Planning Commission was unable to make the following required findings and determination
of compliance with the sign standards.
MODIFICATION PERMIT FINDINGS
1. The requested modification is not compatible with existing development in the area.
2. There are no practical difficulties with the property whereby the strict application of the
zoning code results in physical hardships that are inconsistent with the purpose and
intent of the Zoning Code.
COMPREHENSIVE SIGN PROGRAM STANDARDS
1. The proposed signs do not enhance the overall development; they are not in harmony
with and do not relate visually to other signs included in the Comprehensive Sign
Program or to the structures and /or developments they identify and /or to surrounding
development.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby denies Modification
Permit No. MD2012 -004 and an amendment to Comprehensive Sign Program No.
CS2007 -002, reversing the decision of the Zoning Administrator.
2. This action shall become final and effective fourteen days after the adoption of this
Resolution unless within such time an appeal is filed with the City Clerk in accordance
with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal
Code.
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Planning Commission Resolution No. # # ##
Paqe 3 of 3
PASSED, APPROVED AND ADOPTED THIS 7th DAY OF JUNE, 2012.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
Michael Toerge, Chairman
23
Fred Ameri, Secretary
Tmplt: 05/16/2012
Attachment No. PC 3
Appeal Letter
From: Michael Lee Toerge
Sent: Friday, April 06, 2012 11:14 AM
To: Burns, Marlene
Cc: Wisneski, Brenda
Subject: Coast Business Center Sign Program (PA2012 -010)
Marlene — I wish to appeal the March 28, 2012 decision of the Zoning
Administrator regarding the Coast Business Center Sign Program (PA2012 -010),
Modification Permit No. MD2012 -004, Comprehensive Sign Program No. CS2007-
002, for the property located at 2121 E. Coast Highway for the following reasons:
Findings:
• I don't believe the requested modification is compatible with existing
development in the area.
• I don't believe there are practical difficulties with the property whereby
the strict application of the zoning code results in physical hardships that
are inconsistent with the purpose and intent of the Zoning Code.
Comprehensive Sign Program Standards
• The proposed signs do not enhance the overall development; they are not
in harmony with and do not relate visually to other signs included in the
Comprehensive Sign Program or to the structures and /or developments
they identify and /or to surrounding development.
Thank you.
Michael Lee Toerge
Attachment No. PC 4
ZA Approval Resolution
RESOLUTION NO. ZA2012 -015
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MODIFICATION
PERMIT NO. MD2012 -004 AND AN AMENDMENT TO
COMPREHENSIVE SIGN PROGRAM NO. CS2007 -002 FOR THE
COAST BUSINESS CENTER BUILDING LOCATED AT 2121
EAST COAST HIGHWAY (PA2012 -010)
THE ZONING ADMINSTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
An application was fled by Coast Business Center, with respect to the property located at
2121 East Coast Highway, requesting approval of a Modification Permit to amend an
existing Comprehensive Sign Program.
2. The applicant requests a Modification Permit to amend an existing Comprehensive Sign
Program to allow the addition of two wall signs on the southeast (Avocado Avenue)
elevation of the Coast Business Center building. The signs will be located on the first and
second floors on one of the 20 -foot long fascias of the building and will have a maximum
sign area of 30 square feet each. The building is occupied by multiple office use tenants.
The existing sign program permitted the installation of multiple wall signs on the first and
second floor fascias facing East Coast Highway and Avocado Avenue and allowed for
the retention of the freestanding monument sign located on the East Coast Highway side
of the property.
3. The subject property is located within the OG (Office General) Zoning District and the
General Plan Land Use Element category is CO -G (General Commercial Office).
4. The subject property is located within the Coastal Zone.
5. A public hearing was held on March 28, 2012, in the City Hall Council Chambers, 3300
Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of
the meeting was given in accordance with the Newport Beach Municipal Code.
Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
This project has been determined to be categorically exempt under the requirements
of the California Environmental Quality Act, pursuant to Section 15311 (Class 11 —
Accessory Structures).
2. Class 11 exempts construction, or placement of minor structures accessory to
(appurtenant to) existing commercial, industrial, or institutional facilities, including but not
limited to on- premise signs.
Zoning Administrator Resolution No. ZA2012 -015
Page 2 of 9
SECTION 3. REQUIRED FINDINGS.
Modification Permit
In accordance with Section 20.52.050.E (Findings and decision) of the Newport Beach
Municipal Code, the following findings and facts in support of the findings for a Modification
Permit are set forth:
Finding
A. The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding
1. The subject property is located within the OG (Office General) Zoning District and the
General Plan Land Use Element category is CO -G (General Commercial Office). This
district is intended to provide for areas appropriate for administrative, professional, and
medical offices with limited accessory retail and service uses. The existing commercial
development and existing and proposed signage is consistent with this land use
designation. The proposed signage is accessory to the primary use.
2. The property is developed with a two -story multi- tenant building that has multiple wall
signs on the first and second floor fascias facing East Coast Highway and Avocado
Avenue. The proposed signage will add signage on one more of the 20 -foot fascia
elements facing Avocado Avenue. This signage will be compatible with the existing
signage while improving the visibility and way finding of uses within the building.
3. The applicant requested the Modification Permit to allow greater flexibility for the sign
area of the combination of wall signs on the building. Though the total sign area of these
signs exceeds the maximum sign area permissible for any one elevation, the signs are in
scale with the buildings /elevations on which they are located and allow for adequate
identification of individual tenants within the multi- tenant commercial building.
4. The neighborhood includes properties with wall signs and additional tenant signs that
provide visibility from the public right -of -way.
5. The illumination of signage is conditioned to prevent excessive glare spillage onto or
visible from the adjacent right -of -way and any nearby properties
Finding
B. The granting of the modification is necessary due to the unique physical charactenstic(s) of
the property and /or structure, and /or characteristics of the use.
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Zoning Administrator Resolution No. ZA2012 -015
Page 3 of 9
Facts in Support of Finding
1. The property is developed with a two -story multi- tenant commercial building with
several different fascia elements. Comprehensive Sign Program No. CS2007 -002
allowed for wall signs on the first and second floor fascias facing East Coast Highway
and Avocado Avenue so that individual tenants within the building could utilize wall
signage. The placement of the proposed signage would create a symmetry that does
not exist with the current sign program. In addition, the additional signage will enhance
the overall development of the site and provide adequate visibility and identification of
the site and the mix of individual tenants within the building.
2. The proposed sign types and sign area are necessary due to the size and design of
the building and the numbers of tenants within the development.
Finding
C. The granting of the modification is necessary due to practical difficulties associated with the
property and that the strict application of the Zoning Code results in physical hardships that
are inconsistent with the purpose and intent of the Zoning Code.
Facts in Support of Finding
1. The sign code allows one wall sign up to 1.5 times the linear frontage or 75 square
feet maximum in sign area on the primary frontage and 50% of the primary for any
secondary frontages. However, due to the design of the building and the mix of uses,
one wall sign of this size does not provide adequate signage to identify individual
tenants within the building.
2. Strict application of the Zoning Code limits the sign area of the combined signs on the
building. The design and layout of the building as well as its multiple office use
requires additional signage to ensure efficient way finding and to identify individual
tenants within the building. The modification permit will allow signage that is in scale
with the buildings and that provides adequate visibility from each of the frontages and
the right -of -ways.
Finding
D. There are no alternatives to the modification permit that could provide similar benefits to the
applicant with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public.
Facts in Support of Finding
1. The granting of a modification permit allows the additional signage and sign area
necessary to ensure adequate visibility and identification of individual tenants within
the building. No similar provision could be granted within the parameters of Section
20.42.120 (Comprehensive Sign Program) of the Zoning Code.
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Zoning Administrator Resolution No. ZA2012 -015
Page 4 of 9
2. No foreseeable detriment will result from the approval of the modification permit as
conditioned.
Finding
E The granting of the modification would not be detrimental to public health, safety, or welfare,
to the occupants of the property, nearby properties, the neighborhood, or the City, or result in
a change in density or intensity that would be inconsistent with the provisions of this Zoning
Code.
Facts in Support of Finding
1. The existing signage on the building has not proven to be detrimental to public health,
safety, or welfare to the occupants of the property, nearby properties, the neighborhood,
or the City. The proposed signage is expected to enhance the overall development of the
site by providing more tenants within the building signage; thereby providing better way
finding and /or attracting new tenants to revitalize the area.
2. The signage is for commercial uses in a commercial area.
Comprehensive Sign Program
Pursuant to Section 20.42.120 of the Zoning Code, approval of a Comprehensive Sign
Program is required whenever a structure has more than three hundred (300) linear feet of
frontage on a public street. In accordance with Section 20.67.120.E, a Comprehensive Sign
Program shall comply with a number of standards. The following standards and facts in
support of such standards are set forth:
Standard:
A. The proposed sign program shall comply with the purpose and intent of this Chapter
[Chapter 20.42: Signs], any adopted sign design guidelines and the overall purpose and
intent of this Section [Section 20.42.120].
Facts in Support of Standard:
1. In compliance with the purpose and intent of the Sign Code, the proposed Sign
Program provides the site and the uses within adequate identification without
excessive proliferation of signage. Furthermore, it preserves community
appearance by regulating the type, number, and size of signage.
Standard:
B. 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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Zoning Administrator Resolution No. ZA2012 -015
Page 5 of 9
Facts in Support of Standard:
1. The site is for use of multiple tenants and the signage has been designed integral with
the design and character of the building.
2. The proposed signage will enhance the overall development of the site. It will add
symmetry to the building and provide adequate identification of individual tenants within
the building.
3. The signs are appropriately scaled to the buildings and are integrated with the design
and scale of the existing architecture.
Standard:
C. The sign program shall address all signs, including permanent, temporary, and exempt
signs.
Facts in Support of Standard:
1. The Sign Program submitted for the project addresses all project signage. Temporary
and exempt signs not specifically addressed in the program shall be regulated by the
provisions of Chapter 20.42.
Standard:
D. 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 tenants and has been designed to
be effective for such a use.
2. It is not anticipated that future revisions will be necessary to accommodate constant
changes in tenants or uses. However, flexibility has been incorporated into the Sign
Program Matrix to allow minor deviations from the proposed signs.
3. Consistent with Chapter 20.42, the Community Development Director [or his /her
designee] may approve minor revisions to the Sign Program if the intent of the original
approval is not affected.
Standard:
E. The program shall comply with the standards of this Chapter, 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.
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Zoning Administrator Resolution No. ZA2012 -015
Page 6 of 9
Facts in Support of Standard:
1. The Sign Program requests deviation in area, number, and location of signs.
2. The sign code allows one wall sign up to 1.5 times the linear frontage or 75 square
feet maximum in sign area on the primary frontage and 50% of the primary for any
secondary frontages. However, due to the configuration of the building and the mix of
uses, one wall sign of this size does not provide adequate signage to identify individual
tenants within the building.
3. The signs are designed to be complementary to the buildings and the uses to which
they relate and are harmonious with their surroundings.
Standard:
F. The Approval of a Comprehensive Sign Program shall not authorize the use of signs
prohibited by this Chapter.
Facts in Support of Standard:
1. The program does not authorize the use of new prohibited signs.
Standard:
G. Review and approval of a Comprehensive Sign Program shall not consider the signs'
proposed message content.
Facts in Support of Standard:
1. The program contains no regulations affecting sign message or content.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Modification
Permit No. MD2012 -004 and an amendment to Comprehensive Sign Program No.
CS2007 -002, subject to the conditions set forth in Exhibit A and the parameters denoted
in Exhibit B, which are attached hereto and incorporated by reference.
2. Comprehensive Sign Program and Modification Permit applications do not become
effective until 14 days following the date of action. Prior to the effective date, the
applicant or any interested parry may appeal the decision of the Zoning Administrator to
the Planning Commission by submitting a written appeal application to the Community
Development Director. For additional information on filing an appeal, contact the Planning
Division at 949 - 644 -3200.
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Zoning Administrator Resolution No. ZA2012 -015
Page 7 of 9
PASSED, APPROVED, AND ADOPTED THIS 28th DAY OF MARCH, 2012.
Zoning Administrator
Tmplt: 03/08/11
Zoning Administrator Resolution No. ZA2012 -015
Page 8 of 9
EXHIBIT "A"
CONDITIONS OF APPROVAL
1. This approval supersedes Comprehensive Sign Program No. CS2007 -002 (PA2007-
084).
2. The development shall be in substantial conformance with the approved site plan,
details, and elevations, except if noted in the following conditions.
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 Exhibit "B ".
4. All signs must be maintained in accordance with Section 20.42.170 (Maintenance
Requirements) of the Newport Beach Municipal Code.
5. Prior to 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 Staff Approval and shall highlight the approved
elements such that they are readily discernible from other elements of the plans.
6. A building permit shall be obtained prior to commencement of the construction and /or
installation of the signs.
7. A copy of the conditions of approval shall be incorporated into the Building Department
and field sets of plans prior to issuance of the building permits.
8. 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 Coast Business Center Sign Program including, but not
limited to Modification Permit No. MD2012 -004 and Comprehensive Sign Program No.
CS2007 -002 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.
Tmplt: 03/08/11
Zoning Administrator Resolution No. ZA2012 -015
Page 9 of 9
EXHIBIT "B"
SIGN PROGRAM MATRIX
SIGN TYPE AND
FRONTAGE DESIGNATION
LOCATION
SIGN LIMITATIONS /RESTRICTIONS
Wall Signs
East Coast Highway
Major Tenants
— 50 ft fascia frontage element
Primary Location
Maximum Area of 70 sq ft.
Al and A2;
Maximum vertical dimension, sign or logos, 2 feet- 9 1/2 inches in height.
Minimum distance shall be 20 linear feet from the nearest sign on the adjoining fascia.
Only major tenants may have a maximum of two signs, one each in the A or B
elevation /location.
Wall Signs
East Coast Highway
Major Tenants
— 80 ft fascia frontage element
Secondary Location
Maximum Area of 50 so ft.
131 and B2
Maximum vertical dimension, sign or logos, 2 feet- 9 1/2 inches in height.
Minimum distance shall be 20 linear feet from the nearest sign on the adjoining fascia.
Only major tenants may have a maximum of two signs, one each in the A or B
elevation /location.
Wall Signs
East Coast Highway
Minor Tenants
— 20 ft fascia frontage element
C1, C2, D1 and D2
Maximum Area of 30 sq ft.
Maximum vertical dimension, sign or logos, 2 feet- 9 1/2 inches in height.
Minimum distance shall be 20 linear feet from the nearest sign on the adjoining fascia.
Maximum of one sign for each minor tenant.
Wall Signs
Avocado Avenue
Minor Tenants
— 20 ft fascia frontage element
E1, E2, F1 *, and F2*
1.5 square feet/linear foot of fascia frontage or max area of 30 sq ft.
Maximum vertical dimension, sign or logos, 2 feet- 9 1/2 inches in height.
Minimum distance shall be 20 linear feet from the nearest sign on the adjoining fascia.
Maximum of one sign for each minor tenant.
Monument Sign
East Coast Highway
Project
Existing 4 -foot 6 -inch tall by 23 -feet 6- inches long
Identification and
Internally or externally illuminated.
Tenant Directory
Opaque background per sign panel with letters illuminated or halo - illuminated only.
Illuminated panel blanks ace background is prohibited.
All window and
All building elevations
other exempt signs
Removal of all signs (including window signs) in excess of the total allowance as
in accordance with
necessary.
Chapter 20.67
NOTE: All proposed signs shall also be in conformance with the approved plans, Comprehensive Sign Program
No. CS2007 -002 and Modification Permit No. MD2012 -001, approved March 28, 2012, and provisions of
Chapter 20.42 of the Newport Beach Municipal Code, unless otherwise indicated. *Signs denoted with an
asterisk were added with approval of the Modification Permit.
Tmplt: 03/08/11
Attachment No. PC 5
ZA Meeting Minutes, Public Comments
NEWPORT BEACH ZONING ADMINISTRATOR MINUTES
NEWPORT BEACH ZONING ADMINISTRATOR MINUTES
Council Chambers — 3300 Newport Boulevard
Wednesday, March 28, 2012
REGULAR HEARING
3:30 p.m.
1. CALL TO ORDER — The meeting was called to order at 3:30 p.m.
Staff Present: Brenda Wisneski, Zoning Administrator
Erin Steffen, Planning Technician
Rosalinh Ung, Associate Planner
2. MINUTES of March 14, 2012
Action: Approved
3. PUBLIC HEARING ITEMS
ITEM NO. 1 Coast Business Center Sign
Comprehensive Sign Program
2121 E. Coast Highway
03/28/2012
Program - Modification Permit No. MD2012 -004 and
No. CS2007 -002 (PA2012 -010)
Council District 5
Erin Steffen, Planning Technician, gave a brief overview of the application for a Modification Permit to amend an
existing Comprehensive Sign Program to allow the addition of two signs on the southeast (Avocado Avenue)
elevation of the Coast Business Center building. The signs will be located on the first and second floors on one of the
20 -foot long fascias of the building and will have a maximum sign area of 30 square feet each. The sign code allows
one wall sign up to 1.5 times the linear frontage or 75 square feet maximum in sign area on the primary frontage
and 50% of the primary for any secondary frontages. However, due to the design of the building and the mix of
uses, one wall sign of this size does not provide adequate signage to identify individual tenants within the
building. The placement of the proposed signage would create a symmetry that does not exist with the current
sign program. This signage would also be compatible with the existing signage while improving the visibility of uses
within the building.
No representative for Coast Business Center, the project applicant, was in attendance. Thus, no questions or
comments were taken.
The Zoning Administrator opened the public hearing.
Dan Purcell submitted written comments and stated the following:
• The signs substantially exceed sign area limits
• Excessive proliferation of signs
• Do not assist with wayfinding
• Does not preserve community appearance
• No need to revitalize the area with signage
• No need for the signs to create symmetry
Jim Mosher had the following comments:
• What is being superseded or amended as indicated on page 8 of the draft resolution?
• On Exhibit B of the staff report what is CS20011 -007?
Staff confirmed that the application was for the approval of a Modification Permit to amend an existing
Comprehensive Sign program. Approval of the Modification would supersede the approval of the existing
Comprehensive Sign Program. There was a numbering error and CS20011 -007 should be changed to CS2007 -002.
Page 1 of 3
NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 03/28/2012
This amendment allows for the addition of Signs F1 and F2 as noted on the plans, which changes the matrix and
plans from the previous approval.
Seeing that there were no other public comments, the Zoning Administrator closed the public hearing.
The Zoning Administrator stated that the subject property is developed with a multi- tenant building and that a
Comprehensive Sign Program allows for greater flexibility for signage to increase the number of signs on such
buildings. The Modification, in this case, allows for a further increase in sign area. Although the existing Sign Program
allowed for signs on the Coast Highway elevation which exceed the Zoning Code requirements, the signs on the
Avocado elevation which are the subject of the application, including the addition of the two new signs, are within sign
area limitations. It was also noted that although the structure is located adjacent to a residential zoning district, the
building is designed in a way that the signs would only be visible from Coast Highway.
The Zoning Administrator agreed with the facts in support of the findings in the draft resolution and moved to approve
the application by adopting the draft resolution with Exhibit B being modified to change CS20011 -007 to CS2007 -002.
Action: Approved
NO. 2 Dove Street Sign Modification Permit No. MD2012 -003 (PA2012 -007)
1801 Dove Street Council District 3
Rosalin Ung, Associate Planner, gave a brief overview of the application for a Modification Permit to end the
Comprehe ive Sign Program for the Hangars to allow Building #18 to have three Z all signs t will exceed
the permitt ed er /logo height and maximum square footage. The Modification Pecess to allow larger
and more visible 'Wage on the east, north and south elevations. The Comprehe Pr ram was originally
created to provides age for the light industrial uses located within the entire co e complex is slowly
evolving into a more b
mess-like environment with corporate offices and profees as permitted by the
Newport Place Planned C munity, wall sign allowance for these tenants is no equate. The larger wall
signs will provide greater con nience to patrons and motorists in locating the su erty.
David Lewis of Blake Signs, project licant, had no comments or questions r staff and agreed to the conditions of
approval.
Gary Batt of Sign Specialists commented on vkktether this Modificat!9K Permit should be extended to include Building
#1 through #17 that are located within the busines complex, as t y will most likely be requesting similar amendment
to the Comprehensive Sign Program.
The Zoning Administrator stated that the Modification,,FeTFQt application is for Building #18 only and is therefore
obligated to render a decision as requested. The e ' e comp is currently under condominium ownership which is
different compared to when the Comprehensive gn Program wakoriginally approved and the entire complex was
under a common ownership. Staff would w9leorne a comprehensi evaluation of signage for the entire complex
from all property owners under a different a lication.
The Zoning Administrator opened thg4ublic hearing.
Jim XClarificat'of d the following ments:
ation on win s the applicant.
mation o public noticing to all property owners and tenants that are ubject to the current
rehen ' e Sign Program.
cat' of the building orientation related to the north, so uth and east elevations.
tion of the applicant's request as it reflects a reduction in amount of signage allowe for the north,
and east elevations.
er Condition #6 of the draft Resolution is applicable to this Modification Permit. In the case ' e this,
onstitutes that the application is exercised or vested.
Page 2 of 3
NEWPORT BEACH ZONING ADMINISTRATOR MINUTES 03/28/2012
•
Clarikation on the footnote at the bottom of the Table Matrix of Comprehensive Sig rogram as the
statem %were written staff approval of sign program amendments.
Seeing that theher public com ments, the Zoning Administrator closed the is hearing.
Staff confirmed that Blake Signs ' the applicant, presenting the property ow of subject property. Public notices
were sent to all property owners wit ' the entire business complex. ThgKjilding orientation is properly labeled as
shown on the applicant's drawings. The licant has agreed to red the number of permitted signs from two to
one, in order to have a larger wall sign on the h, south and eas evations.
The Zoning Administrator stated Condition #6 will be ?NgKed as it is not applicable to the Modification Permit. Staff
approval process is allowed by the Municipal Code to o ff the ability to consider minor changes as long as they
are in substantial conformance with the original a oval.
The Zoning Administrator agreed with th cts in support of the finding the draft resolution and moved to approve
the application by adopting the draft r olution with Condition #6 removed.
Action:
4. PUBLIC - COMMENTS ON NON - AGENDA ITEMS:
Dan P ell requested access to a lap top and projector at future Zoning Administrator meetings so a public
ma resent images that may be viewed by members in the audience.
ADJOURNMENT - The hearing was adjourned at 4:00 p.m.
l /Akul I §21A,
Zoning Administrator
Page 3 of 3
Correspondence
Item No. Oa
Public Comments
Brenda Wisneski, Zoning Administrator Received 04/04/12
City of Newport Beach
3300 Newport Blvd
Newport Beach CA 92663
RE: Coast Business Center Sign Program 2121 E Coast Hwy (PA2012 -010)
Dear Ms. Wisneski,
Thank you for the opportunity to comment on the application for Modification Permit No. MD2012 -004
and Comprehensive Sign Program No. CS2007 -002 (PA2012 -010). I am opposed to approval for the
following reasons:
1. According to code, the applicant is allowed one sign on E Coast Hwy and one sign on Avocado
Ave. The applicant has substantially exceeded limits already.
2. According to code, the applicant is allowed a 75 sq ft sign on the primary frontage and a 37.5 sq
ft sign on the secondary frontage. I have been told the applicant has, or will have, 320 sq ft of
signage on E Coast Hwy and 120 sq ft of signage on Avocado Ave. This is four times the
allowable signage specified by code.
3. Additional approvals would amount to an excessive proliferation of signage and would devalue
the current tenant signs by adding clutter. Additional signs would devalue neighboring
commercial property owner signs by adding clutter.
4. Adding signs does not assist in way finding. There is only one large white office building at the
corner of E Coast Hwy and Avocado Ave. Visitors do not enter suites at the sign locations.
Visitors enter through common lobbies.
5. Adding signs does not preserve community appearance. The property is adjacent to residential
properties and any increase in intensity of advertising, especially lighted signs, may negatively
affect the wellbeing of residential neighbors and decrease their property values. The same is
true for nearby commercial properties where signage is kept under control, such as Corona del
Mar Plaza and Newport Center.
6. The property is located across the highway from some of the premier commercial properties in
Newport Beach, Orange County and the nation. There is no need to revitalize the area with
signage.
These are some of my initial concerns. I am looking forward to providing you with additional and more
specific comments at the hearing on Wednesday.
Sincerely,
Dan Purcell
Ocean Blvd
Corona del Mar
Attachment No. PC 6
ZA Staff Report
fiEwPOo COMMUNITY DEVELOPMENT DEPARTMENT
04 6�
PLANNING DIVISION
U$ 3300 Newport Boulevard, Building C, Newport Beach, CA 92663
(949) 644 -3200 Fax: (949) 644 -3229
CgCIFURN�P www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
March 28, 2012
Agenda Item No. 1
SUBJECT: Coast Business Center Sign Program (PA2012 -010)
2121 E. Coast Highway
• Modification Permit No. MD2012 -004
• Comprehensive Sign Program No. CS2007 -002
APPLICANT: Coast Business Center
PLANNER: Erin Steffen, Planning Technician
(949) 644 -3234, esteffen @newportbeachca.gov
ZONING DISTRICT /GENERAL PLAN
Zoning Code - OG (Office General) / General Plan - CO -G (General Commercial Office)
PROJECT SUMMARY
The applicant requests a Modification Permit to amend an existing Comprehensive Sign
Program to allow the addition of two signs on the southeast (Avocado Avenue) elevation of
the Coast Business Center building. The signs will be located on the first and second
floors on one of the 20 -foot long fascias of the building and will have a maximum sign area
of 30 square feet each.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. ZA2012 -OXX approving
Modification Permit No. MD2012 -004 to amend Comprehensive Sign Program No.
CS2007- 002(Attachment No. ZA 1).
DISCUSSION
• The property is developed with a two -story multi- tenant office building that has multiple
fascia elements with walls signs on the first and second floors facing East Coast
Highway and Avocado Avenue.
• Comprehensive Sign Program No. CS2007 -002 allowed for wall signs on the first
and second floor fascias facing East Coast Highway and Avocado Avenue so that
individual tenants within the building could utilize wall signage. The sign program also
allowed for the retention of the freestanding monument sign located on the East Coast
Highway side of the property.
• The sign code allows one wall sign up to 1.5 times the linear frontage or 75 square
feet maximum in sign area on the primary frontage and 50% of the primary for any
secondary frontages. However, due to the design of the building and the mix of
uses, one wall sign of this size does not provide adequate signage to identify
individual tenants within the building.
The placement of the proposed signage would create a symmetry that does not exist
With the current sign program. This signage would also be compatible with the existing
signage while improving the visibility and way finding of uses within the building.
ENVIRONMENTAL REVIEW
The project qualifies for Class 1 l (Accessory Structures) categorical exemption, Section
15311 of the California Environmental Quality Act. This class exempts construction, or
placement of minor structures accessory to (appurtenant to) existing commercial,
industrial, or institutional facilities, including but not limited to on- premise signs.
PUBLIC NOTICE
Notice of this hearing was published in the Daily Pilot, mailed to property owners within
300 feet (excluding intervening rights -of -way and waterways) of the property and posted
at the site a minimum of 10 days in advance of this hearing consistent with the
Municipal Code. Additionally, the item appeared upon the agenda for this meeting,
which was posted at City Hall and on the City website.
APPEAL PERIOD: An appeal may be filed with the Director of Community Development
or City Clerk, as applicable, within fourteen (14) clays 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 rnergers). For, additional information on filing an appeal, contact the
Planning Division at 949 644 -3200.
Prepared by: f
Erin M. Steffen, Plannino Technician
aw /ems
Attachments: f*I— Draft-Resotnliorr
zA 2—Vicinity,Mep--
ZA 3 Comprehensive Sign Program No. CS2007 -002
ZA -,t— Project-Plans
�
'I' m W01.05.12
Attachment No. ZA 3
Comprehensive Sign Program No.
CS2007 -002
Tmplt 01 -05-12
June 15, 2007
CITY OF NEWPORT BEACH
PLANNING DEPARTMENT
3300 NEWPORT BOULEVARD
NEWPORT BEACH, CA 92658
(949) 644 -3200: FAX (949) 644 -3229
Carey Sign
2871 Bluestar Street
Anaheim, CA 92806
APPLICATION
APPLICANT:
LOCATION
Comprehensive Sign CS2007 -002
(PA2007 -084)
Staff Person: Javier S. Garcia, 644 -3206
Appeal Period: 14 days after approval date
Comprehensive Sign Program No. CS2007 -002 (PA2007 -084)
Carey Sign, on behalf of the property owner
2121 EAST COAST HIGHWAY
Authority and Request:
Comprehensive Sign Program for an existing two - story, commercial office building in
accordance with the provisions of Section 20.67.030 (Sign Code) of the Newport Beach
Municipal Code. The building is occupied by multiple office use tenants and the sign
program is for wall signs on the first and second floor fascias facing East Coast Highway
and Avocado Avenue. The program includes retention of the freestanding monument sign
located on the East Coast Highway side of the property. The property is located in the
APF (Administrative, Professional, Financial Commercial) District.
ACTION: APPROVED —June 15, 2007
FINDINGS
1. The Land Use Element of the General Plan designates the site for "Administrative,
Professional, Financial Commercial' land use. The commercial office building is
consistent with this designation, and the sign program for the existing and proposed
signs is accessory to the primary use.
2. After reviewing this project, it has been determined that it is categorically exempt
from the requirements of the California Environmental Quality Act under Class 5
(Accessory Structures).
3. The proposed sign program is consistent with the legislative intent of Title 20 and
Chapter 20.67 of the Newport Beach Municipal Code with regard to the sign
regulations based on the following findings:
• Chapter 2067 of the Newport Beach Municipal Code require comprehensive
sign programs to provide a means for latitude in the design and display of
signage for all projects.
• The sign program as presented and approved is consistent with the purpose
and intent of the Mariners Mile Overlay District and Chapter 20.67 of the
Newport Beach Municipal Code.
• The approved Comprehensive Sign Program will integrate the previously
approved monument sign and wall signs at 2121 East Coast Highway into a
single design theme to create a unified architectural statement and provide
reduced and limited signage on the building wall fascia.
• There is a reasonable need for the number and size of signs to provide
adequate identification of the tenants that occupy the building and as
proposed does not result in an overcrowding of signs.
• The proposed sign program, as conditioned, will not interfere with sight
distance from any street, alley or driveway.
CONDITIONS
1. The development shall be in substantial conformance with the approved plot plan
and sign details, except as noted in the following conditions.
2. The major and minor tenant identification wall signs shall be measured by two
perpendicular sets of parallel lines that surround the proposed sign copy area or the
sign cabinet, whichever is larger.
3. Wall signs visible from the public streets are limited to two building facades facing
East Coast Highway and Avocado Avenue and shall comply with the limitations
specified in the Sign Matrix/Table included as an attachment to this approval.
4. Anything not specifically approved by this Comprehensive Sign Program is
prohibited. Revisions to the program may be approved by the Planning Director if
the intent of the original approval is not affected. Revisions that substantially
deviate from the original approval must be addressed in a separate amendment
and subsequent Comprehensive Sign Program review for Planning Director
Approval.
5. 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 Department, so long as the sign size, copy
configuration and number of signs does not substantially change or increase from
the limitation of this approval.
6. This approval was based on the particulars of the individual case and does not, in
and of itself or in combination with other approvals in the vicinity or Citywide,
constitute a precedent for future approvals or decisions.
7. A building permit shall be obtained prior to commencement of installation of any
signs.
June 15, 2007
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Page 2
8. 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.
9. 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.
10. The Planning Director or the Planning Commission 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.
11. This approval shall expire unless exercised within 24 months from the date of
approval as specified in Section 20.93.055 of the Newport Beach Municipal Code,
unless an extension is approved prior to the expiration date of this approval, in
accordance with Section 20.93.055 (B) of the Newport Beach Municipal Code.
The decision of the Planning Director may be appealed to the Planning Commission within
14 days of the date of the decision. A filing fee of $600.00 shall accompany any appeal filed.
No building permits may be issued until the appeal period has expired. A copy of the
approval letter shall be incorporated into the Building Department set of plans prior to
issuance of the building permits or issuance of revised plans.
On behalf of Planning Director David Lepo,
.'..�0 .. o . JFAi
Attachments: Appendix
Sign Matrix/Table
Vicinity Map
Site Plan and Sign Detail Plan
contact:
Dennis Stout
504 E. Palmura Avenue
Orange, CA 92866
property owner:
Coast Business Center
PO Box 2990
Newport Beach, CA 92658
June 15, 2007
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Page 3
Discussion
APPENDIX
The applicant requests the approval of a Comprehensive Sign Program for the 2121 East
Coast Highway building. The program includes: primary wall signage and the provision or
allowance for secondary wall, as well as sign parameters for major and minor tenant sign
designations, and retention of the monument sign for project and tenant identification.
The Planning Director is of the opinion that the project sign program is consistent with the
purpose and intent of the Sign Code for the following reasons:
• The number, size and area (as measured by two perpendicular sets of parallel
lines that surround the proposed signs) of the wall signs.
• The size of the project identification monument sign has been addressed.
June 15, 2007
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Page 4
COMPREHENSIVE SIGN PROGRAM CS2007 -002
TABLE - MATRIX -2121 EAST COAST.HWY
Designated Frontage
1. East Coast Highway — fascia frontages 20, 50 or 80 linear feet
2. Avocado Avenue — fascia frontages are 20 linear feet
3. Parkinq Lot — not proposed for signage
SIGN TYPE AND
FRONTAGE DESIGNATION
LOCATION
SIGN LIMITATIONS /RESTRICTIONS
Wall Signs
East Coast Highway
Major Tenants
— 50 ft fascia frontage element
Primary Location
Maximum Area of 70 sc ft.
Al and A2;
Maximum vertical dimension, sign or logos, 2 feet- 9 1/2 inches in height.
Minimum distance shall be 20 linear feet from the nearest sign on the
adjoining fascia.
Only major tenants may have a maximum of two signs, one each in the A
or B elevation /location,
Wall Signs
East Coast Highway
Major Tenants
— 80 ft fascia frontage element
Secondary Location
Maximum Area of 50 so ft.
B1 and B2
Maximum vertical dimension, sign or logos, 2 feet- 9 112 inches in height.
Minimum distance shall be 20 linear feet from the nearest sign on the
adjoining fascia.
Only major tenants may have a maximum of two signs, one each in the A
or B elevation /location.
Wall Signs
East Coast Highway
Minor Tenants
— 20 ft fascia frontage element
C1, C2, D1 and D2
Maximum Area of 30 sa ft.
Maximum vertical dimension, sign or logos, 2 feet- 9 1/2 inches in height.
Minimum distance shall be 20 linear feet from the nearest sign on the
adjoining fascia.
Maximum of one sign for each minor tenant.
Wall Signs
Avocado Avenue
Minor Tenants
— 20 ft fascia frontage element
E1 and E2
1.5 square feet /linear foot of fascia frontage or max area of 30 so ft.
Maximum vertical dimension, sign or logos, 2 feet- 9 1/2 inches in height.
Minimum distance shall be 20 linear feet from the nearest sign on the
adjoining fascia.
Maximum of one sign for each minor tenant.
Monument Sign- Q
East Coast Highway
Project
Existing 4 -foot 6 -inch tall by 23 -feet 6- inches long
Identification and
Internally or externally illuminated.
Tenant Directory
Opaque background per sign panel with letters illuminated or halo -
illuminated only.
Illuminated panel blank space background is prohibited.
All window and
All building elevations
other exempt signs
Removal of all signs (including window signs) in excess of the total
in accordance with
allowance as necessary.
Chapter 20.67
June 15, 2007
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Page 5
G. MINOR & MAJOR TENANT SIGNABIIE LOCATIONS
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APPROVED BY:
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Planning Director Zoning Administrator
I I Planning Commission City Council
As Submitted L As Modified
Refer to: L Resolution VApproval Letter
# of Pgs Approved: ' Date: 6 I 1S- I,--
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H. MINOR 6 MAIOR TENANT SIGN RREFERED SIGN TYRES
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the sign qugmm einuumges the use of black or dark bonze duranodn
reverse chandel halo type lettering dlumrnawd with 6500 while or LEO lighting
on the required size raceway painted to match the current building color
For front dlummating type letters. white acrylic with 3m Uual Color'Black' 3635472 or
its equivalent n strongly encouraged
Other letter styles. color and Irghong types maybe acceptable with approval from
landlord, but the raceway in section H is required for all sign types and all signs must
follow minlmun clear space requirements for halo and stacked leuedng type signs
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I. PRIMARY SITE IDENTIFICATION MONUMENT
NI lenann allotbd a s6t m the, lean agrmm l on the pnmary sole idenfLcahon
monument ne regwrsd b onoasm n their listing
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Sub. m : 181' TlsKk bWok with ra,ntw Potnt d to notch
e.nmg 'Jo, of monument.
Primary Site ID
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Attachment No. PC 7
Proposed Sign Program Matrix and
Building Elevation Exhibit
SIGN PROGRAM MATRIX
SIGN TYPE AND
FRONTAGE DESIGNATION
LOCATION
SIGN LIMITATIONS /RESTRICTIONS
Wall Signs
East Coast Highway
Major Tenants
— 50 ft fascia frontage element
Primary Location
Maximum Area of 70 sq ft.
Al and A2;
Maximum vertical dimension, sign or logos, 2 feet- 9 1/2 inches in height.
Minimum distance shall be 20 linear feet from the nearest sign on the adjoining fascia.
Only major tenants may have a maximum of two signs, one each in the A or B
elevation /location.
Wall Signs
East Coast Highway
Major Tenants
— 80 ft fascia frontage element
Secondary Location
Maximum Area of 50 so ft.
131 and B2
Maximum vertical dimension, sign or logos, 2 feet- 9 1/2 inches in height.
Minimum distance shall be 20 linear feet from the nearest sign on the adjoining fascia.
Only major tenants may have a maximum of two signs, one each in the A or B
elevation /location.
Wall Signs
East Coast Highway
Minor Tenants
— 20 ft fascia frontage element
C1, C2, D1 and D2
Maximum Area of 30 sq ft.
Maximum vertical dimension, sign or logos, 2 feet- 9 1/2 inches in height.
Minimum distance shall be 20 linear feet from the nearest sign on the adjoining fascia.
Maximum of one sign for each minor tenant.
Wall Signs
Avocado Avenue
Minor Tenants
— 20 ft fascia frontage element
E1, E2, F1 *, and F2*
1.5 square feet/linear foot of fascia frontage or max area of 30 sq ft.
Maximum vertical dimension, sign or logos, 2 feet- 9 1/2 inches in height.
Minimum distance shall be 20 linear feet from the nearest sign on the adjoining fascia.
Maximum of one sign for each minor tenant.
Monument Sign
East Coast Highway
Project
Existing 4 -foot 6 -inch tall by 23 -feet 6- inches long
Identification and
Internally or externally illuminated.
Tenant Directory
Opaque background per sign panel with letters illuminated or halo - illuminated only.
Illuminated panel blank space background is prohibited.
All window and
All building elevations
other exempt signs
Removal of all signs (including window signs) in excess of the total allowance as
in accordance with
necessary.
Chapter 20.67
NOTE: All proposed signs shall also be in conformance with the approved plans, Comprehensive Sign Program
No. CS2007 -002 and Modification Permit No. MD2012 -001, approved June 7, 2012, and provisions of Chapter
20.42 of the Newport Beach Municipal Code, unless otherwise indicated. *Signs denoted with an asterisk were
added with approval of the Modification Permit.
G. MINOR & MAJOR TENANT SIGNABLE LOCATIONS
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G. MINOR & MAJOR TENANT SIGNABLE LOCATIONS (Cont)
lob• 5011-0'
PA2012 -010 forMD2012 -004
2121 E. Coast Highway
Coast Business Centers \(�j \�
June 5, 2012
City of Newport Beach
Mr. Gregg Ramirez of the Planning Commission
3300 Newport Blvd
Newport Beach, CA 92662
RE: Project file No. PA 2012 -010
Zone: OG
Location: 2121 E. Coast Hwy
Activity No: Md2012 -004 and CS2007 -002
General Plan: CO -G
Applicant: Coast Business Center
Dear Mr. Ramirez:
Correspondence
Item No. 3a
Coast Business Center Sign Program
PA2012 -010
P ,oCENED a
COMMUNITY
JUN 0 7 20'1
DEVELOPMENT 6r
iOP NE $0
I object to this proposal of adding more signs on Avocado Avenue for the following reasons:
The signs will contribute to the denigration of the neighborhood feel of our community and Icssen
the residential nature of Avocado Avenue in Corona del Mar.
The signs cause "light pollution' for us at night and make our neighborhood look like Las Vegas.
This is a residential neighborhood with an office building unit, not a commercial zone with a few
homes. We already put up with the extra traffic of a gym, doctors offices, ATM and bank as well as
shredding trucks for the bank and daily commercial trash collections.
Please for once consider the residents of our neighborhood, as we struggle to keep the community
feel of Avocado Avenue, Irvine Terrace and Corona del Mar.
Sincerely,
Donna Kendall
Planning Commission June 7, 2012
Coast Business Center Sign Program
(PA2012 -012)
Vicinity Map
G. MINOR & MAIOR TENANT SIGNABLE LOCATIONS c®_
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2121 East Coast Highway
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East Coast Highway View
END
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