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HomeMy WebLinkAboutCivic Plaza Sign Regulation Amendment (PA2004-272)CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT Agenda Item No. 4 February 17, 2005 TO: PLANNING COMMISSION FROM: Rosalinh Ung, Associate Planner (949) 644 -3208, rung @city.newport- beach.ca.us SUBJECT: Code Amendment No. 2004 -013 Civic Plaza,1 Civic Plaza (PA2004 -272) APPLICANT: The Irvine Company REQUEST The Irvine Company desires to amend the Civic Plaza Planned Community Text (PC- 19) to modify the sign regulations relating to project identification signs by changing the size, location, number, and the inclusion of tenant names. RECOMMENDATION Staff recommends approval of Code Amendment No. 2004 -013 subject to the findings included within the attached draft resolution. BACKGROUND The Civic Plaza Planned Community District Regulations were adopted by the City of Newport Beach on December 22, 1975. The applicant is proposing to amend Sub - Section J of the Planned Community (PC) text, which provides the development regulations for all signage within the Civic Plaza. This particular section of the PC text has not been amended since the adoption of the PC text in 1975. The PC's sign regulations currently permit project/building identification signs only at the development's major entry access driveways and do not permit tenant names on the project identification signs. Civic Plaza presently has three free- standing project identification signs at the driveway entrances on San Joaquin Hill Road, Santa Cruz Drive, and San Clemente Drive. Each of the signs is approximately 60 square feet in size. Civic Plaza February 17, 2005 Page 2 VICINITY MAP Code Amendment No. 2004 -013 (PA2004 -272) Civic Plaza Current Development: Professional Office Development To the north: Big Canyon Residential Development To the east: Professional Office Developments To the south: Professional Office Developments To the west: Land Rover Dealership, Service Station, & Police Department Complex Civic Plaza February 17, 2005 Page 3 DISCUSSION The applicant proposes a project/building identification sign to be located at the intersection of Santa Cruz Drive and San Clemente Drive and to allow project/tenant identification signs at major entry access drives from adjacent frontage streets. The proposed amendments are as follows with changes and additions to the existing text underlined: Section IV.J.2 - Proiect/Buildina Identification Signs Project and/or building identification signs are permitted at major entry access drives from adjacent frontage streets, and adiacent to project intersection comers provided that they comply with the City of Newport Beach sight distance requirement 190 -L. The identification signage is permitted in the form of a free- standing (single or double faced) monument sign. The sign copy shall be restricted to the project or building name and street address. Individual letter heights shall not exceed eighteen (18) inches. A new 57 square foot, free - standing project identification sign would be constructed at the corner of Santa Cruz and San Clemente. Staff has no concerns with the proposed change to this section of the PC Text as the request would not result in excessive signage and would not cause any negative impacts to the subject site or adjacent properties. Staff, however, recommends that the size and height of the monument sign be limited to 5 feet in height and 12 feet in width, in order to be consistent with the sign exhibits attached to the Code Amendment application. Staff suggests that the following sentence be added at the end of the second paragraph above: The monument sign shag be limited to 5 feet in height and 12 feet in width. Section IV.J - Proiect/Tenant Identification Signs A new sign category is proposed that will be added to Sub - Section IVA. The proposed language for the project/tenant identification sign would be now addressed in Section IV.J.3 and the existing Section IV.J.3 would become Section IV.J.4. Beach sight distance requirement 190 -L. The proiect4enant idenffication signage is permitted in the form of a free determined by the Irvine Company or their desAgnated management company. Civic Plaza February 17, 2005 Page 4 Staff believes that this proposed addition is a reasonable request and that the new signage may provide clearer direction to the associated tenants. As proposed, the project/tenant identification signs would be limited to a maximum of two tenant names in addition to the project identification. This limitation would keep the sign from being cluttered with too many tenant names. The monument sign should be kept to a more human scale while the sign contents should be readily identified within a reasonable sight distance. Lastly, the tenant selection for the signs would be determined by The Irvine Company's management company. Upon the approval of the PC text amendment, all three of the existing project identification signs would be removed and replaced with new project/tenant identification signs. Each of the signs would be an approximately 58 square feet (5-3" x 11') in size and would contain the center idenitication and two tenant names. Staff recommends that these signs be limited to 6 feet in height and 11 feet in width, in order to be consistent with the sign exhibits attached to the Code Amendment application. Staff suggests that the following sentence be added at the end of the second paragraph of the sign text above: The monument sign shall be limited to 6 feet in height and 11 feet in width. Proiect Name Chanae In conjunction with the sign code amendment request, the applicant is proposing to change name of the center from "Civic Plaza" to "San Joaquin Plaza ". The applicant believes that existing center name may be confusing to visitors to the community by communicating a specific type of business activity (public). The proposed name would communicate and represent a broader range of commercial activities that are located within this development. The proposed name change would not alter or affect the PC's sign regulations. The Fire, Building, and Police Departments have no comments or concerns with this request. The PC Text will be amended to change references from Civic Plaza to San Joaquin Plaza, The Orange County Museum of Art occupies and owns two parcels of land within the Civic Plaza complex. They are agreeable and have no concerns with the proposed sign code amendment request. General Plan Consistency The General Plan land use designation for the Civic Plaza is Administrative, Professional, & Financial Commercial. Signage associated with Administrative, Professional and Financial Commercial uses is permitted as accessory structure supportive of the professional office development, which is a permitted use on the Administrative, Professional, & Financial Commercial designation. Civic Plaza February 17, 2005 Page 5 General Plan Policy "F" states that the City shall develop and maintain suitable and adequate standards for sign control to ensure that commercial and office projects are aesthetically pleasing compatible with surrounding land uses and consistent with the public health, safety, and welfare. The numbers, size, and content of the signage that will result from this amendment are appropriate for a professional office development and compatible with surrounding land uses in staffs opinion. Environmental Review The project qualifies for Class 11 (Accessory Structures) exemptions from the California Environmental Quality Act which exempts the construction or replacement of on- premises signs from Environmental review. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to property owners within 300 feet 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. SUMMARY Staff feels that the proposed changes to the sign section of the Civic Plaza Planned Community District Regulations are reasonable and will allow permitted signage to reflect the growth and changes occurring at the project site. The new project/building identification sign will provide good but not excessive project identification from abutting streets. The new Project/Tenant Identification Sign' section would help drivers better negotiate the various parking lots of the complex by identifying directions to various tenants. Should the Planning Commission agree with the staff recommendation, a draft resolution for approval has been prepared for adoption. The Planning Commission has the following additional options: 1. Modify any aspect of the proposed PC District Amendment. 2. Refer this matter back to staff with instructions if necessary. 3. Deny the requested Amendment. Prepared by: Ros t linh M. Ung, t9ciate Planner Exhibits: 1. Resolution No. 2005 -_; finding 2. Draft City Council Ordinance No. 3. Applicant's letter of request 4. Conceptual Plans Civic Plaza February 17, 2005 Page 6 Submitted by: P_avc,6, ) Patricia L. Temple, Plan ing Director s for project approval —and Exhibit "A° (Revised PC text) EXHIBIT NO. 1 DRAFT RESOLUTION FOR APPROVAL I RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOMMENDING APPROVAL OF CODE AMENDMENT NO. 2004 -013, MODIFYING THE SIGN REGULATIONS OF THE CIVIC PLAZA PLANNED COMMUNITY DISTRICT REGULATIONS AND RENAMING CIVIC PLAZA, SAN JOAQUIN PLAZA WHEREAS, an application was filed by The Irvine Company with respect to property located at 1 Civic Plaza, and legally described as Parcel 3 as shown on a Parcel Map filed in Book 81, Pages 8 & 9 of Parcel Maps, except therefrom that portion of said land lying within Parcel 1 through 4 as shown on map, filed in Book 175, Pages 21 to 24 of Parcel Maps, requesting approval of an Amendment to the Civic Plaza Planned Community District regulation to amend the sign regulations relating to project identification signs by changing the size, location, number, and the inclusion of tenant names. WHEREAS, a public hearing was held on February 17, 2005 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 Municipal Code. Evidence, both written and oral, was presented to and considered by the Planning Commission at this meeting. WHEREAS, the property is designated Administrative, Professional, & Financial Commercial by the General Plan Land Use Element. The city has adopted Planned Community District Regulations (PC -19 Civic Plaza) that establish development standards and use regulations to implement the General Plan. The property is presently improved with a professional office development and has a total of three project identification signs located at the main driveway entrances on San Joaquin Hills Road, Santa Cruz Drive, and San Clemente Drive. NOW THEREFORE, THE PLANNING COMMISSION HEREBY RESOLVES AS FOLLOWS: Section No. 1. The Planning Commission makes the following findings: 1. The proposed amendment to the Sign Section of the Civic Plaza Planned Community District Regulations is consistent with the General Plan and will not be detrimental to the project site or the City of Newport Beach as the numbers, size, and content of the signage that will result from this amendment will assist the public by providing direction to the tenants and be compatible with the surrounding area and land uses. Signage associated with Administrative, Professional and Financial Commercial uses is permitted as accessory structure supportive of the professional office development, which is a permitted use on the Administrative, Professional, & Financial Commercial designation. 2. The proposed amendment is consistent with General Plan Policy "F" in that the number, size and location of the signs will not result in excessive signage and the proposed regulations ensure that the signs are aesthetically pleasing and compatible with surrounding land uses and not detrimental to the area and community. n Planning Commission Resolution No. Page 2 of 2 3. The proposed amendment to the Sign Section of the Civic Plaza Planned Community District Regulations would allow permitted signage to reflect the growth and changes occurring at the development individually and within the Fashion Island as a whole; and would provide visitors to the site convenient information to afford efficient navigation of the site and exposure at the nearby street intersections that will assist in the continued success of the development. The inclusion of tenant names on the center identification signs would help drivers better negotiate the various parking lots of the office development by identifying directions to major tenants. 4. The proposed amendment to the Sign Section meets the intent of the Civic Plaza Planned Community District and the Zoning Code by providing clearer direction and positively aid in the success of the associated tenants. 5. Pursuant to the California Environmental Quality Act, this project qualifies as categorically exempt pursuant to Section 15311 (Class 11, Accessory Structures) of the California Environmental Quality Act Implementing Guidelines. Section No.2. Based on the aforementioned findings, the Planning Commission hereby recommends approval of Code Amendment No. 2004 -013, including the draft ordinance attached as Exhibit No. 2. PASSED, APPROVED AND ADOPTED THIS 17th DAY OF FEBRUARY 2005. AYES: ABSENT NOES: BY: Larry Tucker, Chairman BY: Jeffrey Cole, Secretary 0 ORDINANCE NO. 2004- _ AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING CODE AMENDMENT NO. 2004 -013, MODIFYING THE SIGN REGULATIONS OF THE CIVIC PLAZA PLANNED COMMUNITY DISTRICT REGULATIONS AND RENAMING CIVIC PLAZA, SAN JOAQUIN PLAZA WHEREAS, an application was filed by The Irvine Company with respect to property located at 1 Civic Plaza, and legally described as Parcel 3 as shown on a Parcel Map filed in Book 81, Pages 8 & 9 of Parcel Maps, except therefrom that portion of said land lying within Parcel 1 through 4 as shown on map, filed in Book 175, Pages 21 to 24. of Parcel Maps, requesting approval of an Amendment to the Civic Plaza Planned Community District regulation to amend the sign regulations relating to project identification signs by changing the size, location, number, and the inclusion of tenant names; and WHEREAS, as part of the implementation of the Land Use Element of the Newport Beach General Plan, the City prepared and adopted a Planned Community Text and implementing ordinances known as the Civic Plaza Planned Community District Regulations which establishes planning objectives and development standards for the orderly development of Civic Plaza consistent with the General Plan; and WHEREAS, this project qualifies as categorically exempt pursuant to Section 15311 (Class 11, Accessory Structures) of the California Environmental Quality Act Implementing Guidelines; and WHEREAS, on February 17, 2005, the Planning Commission conducted a public hearing at which Code Amendment No. 2004 -013 for Civic Plaza Planned Community District Regulations was considered. A notice of time, place and purpose of the aforesaid hearing was given in accordance with the Municipal Code. Evidence, both written and oral was presented to and considered by the Planning Commission at this hearing. At the conclusion of the hearing, the Commission recommended adoption of the proposed Amendment, and WHEREAS, pursuant to Section 20.94 of the Newport Beach Municipal Code, the City Council held a noticed public hearing on , 2005 to consider an amendment to the Civic Plaza Planned Community District Regulations. WHEREAS, the City Council makes the following findings: 1. The proposed amendment to the Sign Section of the Civic Plaza Planned Community District Regulations is consistent with the General Plan and will not be detrimental to the project site or the City of Newport Beach as the numbers, size, and content of the signage that will result from this amendment will assist the public by providing direction to the tenants and be compatible with the `\ surrounding area and land uses. Signage associated with Administrative, Professional and Financial Commercial uses is permitted as accessory structure supportive of the professional office development, which is a permitted use on the Administrative, Professional, & Financial Commercial designation. 2. The proposed amendment is consistent with General Plan Policy "F" in that the number, size and location of the signs will not result in excessive signage and the proposed regulations ensure that the signs are aesthetically pleasing and compatible with surrounding land uses and not detrimental to the area and community. 3. The proposed amendment to the Sign Section of the Civic Plaza Planned Community District Regulations would allow permitted signage to reflect the growth and changes occurring at the development. individually and within the Fashion Island as a whole; and would provide visitors to the site convenient information to afford efficient navigation of the site and exposure at the nearby street intersections that will assist in the continued success of the development. The inclusion of tenant names on the center identification signs would help drivers better negotiate the various parking lots of the office development by identifying directions to major tenants. 4. The proposed amendment to the Sign Section meets the intent of the Civic Plaza Planned Community District and the Zoning Code by providing clearer direction and positively aid in the success of the associated tenants. 5. Pursuant to the California. Environmental Quality Act, this project qualifies as categorically exempt pursuant to Section 15311 (Class 11, Accessory Structures) of the California Environmental Quality Act Implementing Guidelines. THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS FOLLOWS: . SECTION 1: The Civic Plaza Planned Community District Regulations (PC -19) shall be revised as provided in Exhibit "A ", with all other provisions of the existing Planned Community District Regulations remaining unchanged and in full force and effect. SECTION 2: Civic Plaza shall be renamed to San Joaquin Plaza. SECTION 3: The Mayor shall sign and the City Clerk shall attest to the passage of this Ordinance. This Ordinance shall be published once in the official newspaper of the City, and the same shall become effective thirty (30) days after the date of its adoption. Ix This Ordinance was introduced at a regular meeting of the City Council of the City of Newport Beach held on , and adopted on the day Of 2005, by the following vote, to wit: AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT COUNCIL MEMBERS MAYOR ATTEST: CITY CLERK 13 Exhibit "N' J. Signs 2. Project/Building Identification Sign 3. Project and or /building identification signs are permitted at major entry access drives from adjacent frontage streets, and adjacent to project intersection comers provided that they comply with the City of Newport Beach site sight distance requirement 110 -L. The identification signage is permitted in the form of a free- standing (single or double faced) monument sign. The sign copy shall be restricted to the project or building name and street address. Individual letter heights shall not exceed eighteen (18) inches. The monument sign shall be limited to Project/Tenant Identification Signs 102 )1 EXHIBIT NO.3 APPLICANT'S LETTER OF REQUEST I5 s� THE IRVINE COMPANY January 24, 2005 Rosalinh M. Ung, Associate Planner CITY OF NEWPORT BEACH Planning Department 3300 Newport Blvd. Newport Beach, CA 92658 -8915 RE: Change of Project Name Request Civic Plaza Planned Community Amendment LPA, Project No. 24017.10 PA2004 -272 Dear Ms. Ung: RECEIVED BY PLANNING DEPARTMENT CITY OF NEWPORT BEACH JAN 2 4 2005 PM AM 9110111112111213141516 We are requesting that the City include the proposed project name change from Civic Plaza Planned Community to San Joaquin Plaza Planned Community as a part of the PA2004 -272 Civic Plaza Sign Amendment application. We believe that the existing project name of Civic Plaza may be confusing to visitors to the community by communicating a specific (public) type of business base. The proposed name of San Joaquin Plaza communicates a broader business base (public and private) located within this Planned Community. The proposed name change is not detrimental to the public, health or safety of the community. Thank you for incorporating this request. If you have any questions please do not hesitate to contact me at 949 -720 -2458. Scott :McF'Zble The Irvine Company I(s 550 Newport Center Drive, Newport Beach, California 92660 -7011 • (949) 720 -2000 R 6 i 3 a 0 33 ril'q lx�i! 0 F. 0 a v v $ a � a � 0 0 F � o/ a 2 F 0 ' 3��Y0 Y� k s a E MH �IIRM n H d1 so � n W 42 v � N �qo •Nrc� O o � rnv fn w eu a G G a 0 w� N � a S. 0 S 0 v ti v c R h ti .�i ti c Z c m V! c a E 0 c e f C a 0 r4 0 N `� a R N a �8 qv N Q y R K W ,v