The URL can be used to link to this page

Home My WebLink AboutLexus-Wilson Automotive Group (PA2005-232)CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT Agenda Item No. 3 December 8, 2005 TO: Honorable Chairman and Members of the Planning Commission FROM: James Campbell, Senior Planner 949 - 644 -3210, jcampbell @city.newport- beach.ca.us SUBJECT: Lexus Sign Program and Modification Permit (PA 2005 -232) LOCATION: 3901, 3931, 3961 MacArthur Boulevard 848, 888 Dove Street APPLICANT: Wilson Automotive Group ISSUE Should the Planning Commission approve the proposed sign program and Modification Permit for the Newport Lexus automobile dealership? RECOMMENDATION Staff recommends that the Planning Commission approve the proposed sign program and Modification Permit No. 2005 -107 subject to findings and conditions of approval by adopting the attached draft resolution (Exhibit No. 1). DISCUSSION Background On May 10, 2005, the City approved a new automobile dealership. In so doing, a condition was added that the signs for the proposed Lexus dealership would be reviewed and approved by the Planning Commission. Newport Lexus Signs December 8, 2005 Page 2 of 5 Vicinity Map Surrounding land uses include: Retail to the south Office to the north and west across Dove Street and MacArthur Boulevard Office and vacant land to the east across Jamboree Road J \ ` ` y �BOWSPRI \. - /` R I yJ C \ / l _ Bg9T \ i H o� Surrounding land uses include: Retail to the south Office to the north and west across Dove Street and MacArthur Boulevard Office and vacant land to the east across Jamboree Road Newport Lexus Signs December 8, 2005 Page 3 of 5 Project Description The applicant proposes a sign program with 7 different sign types (Exhibit No. 2). The Commission will recall that the dealership that is under construction consists of two buildings connected by a canopy. The southerly building is a vehicle service and storage structure and the northerly building is the showroom building. All of the signs will be internally illuminated except for Sign AA that will be externally lit from lighting fixtures in the landscaping. 1. Sign AA is a single sign affixed to a retaining wall that faces the intersection of Jamboree Road and MacArthur Boulevard. 2. Sign A is a wall sign with a logo and text. Three of these sign types will be located on each building. 3. Sign B is a single wall sign above the service entrance identifying the "service" entrance. 4. Sign C is a special purpose directional sign. Seven of these signs will be located at various points throughout the site identifying sales, service, delivery and parking locations. 5. Sign D is a single ground sign identifying the dealership located near the driveway from MacArthur Boulevard. 6. Sign E is a single logo proposed for the north elevation of the showroom building. Sign F is a larger logo proposed for the tower feature atop the service building. Three of these signs are proposed on the north, east and south elevation. ANALYSIS Signs must be consistent with the Newport Place Planned Community regulations or the sign code if applicable. The PC text regulations permit all of the signs listed above; however, the number, height and area of several of the signs do not comply and therefore a Modification Permit is required if the deviations are to be approved. A. Number and height of ground signs - one ground sign is permitted and the applicant proposes two (Sign AA and Sign D). Ground signs are also limited to 4 feet in height and Sign AA is 6 feet high and Sign D is 6 feet, 3'Y2 inches high. Although the intent of limit on the number and height of ground signs is not directly stated in the PC text, it seems clear ground signs are preferred and numerous ground signs are not preferred. According to the Traffic Engineer, no vehicular sight distance issues arise due to these signs. Given that the site has over 1000 feet of frontage along Jamboree and Newport Lexus Signs December 8, 2005 Page 4 of 5 MacArthur and higher vehicle speeds, the two taller signs do not seem excessive and they are clearly ground signs. Sign AA is a 6 -foot high retaining wall that extends above the grade along Jamboree but below the overall grade of the dealership. The sign is located more than 25 feet from the property line and the actual letter height is 18 inches. Sign D is located 16 feet from MacArthur Boulevard and, given the location of each of these signs, their height should not prove detrimental. B. Number of wall signs — wall signs are limited to two facades of a building and the applicant proposes multiple signs on 3 and 4 elevations of each building. The limit on the number of signs for facades indicates that excessive signs are not desired. The limit has roots to the office environment where often less is more. Given the proposed retail use of the site, the site's large size with three primary street frontages and large scale building masses, additional signs may be appropriate. In staffs opinion, the number, location and size of the proposed wall signs does not appear to be excessive when considering these factors. C. Area of special purpose directional signs — the maximum area of special purpose or directional signs is limited to 6 square feet. Sign C is proposed to be 10 square feet in area. Special purpose directional signs are intended to be small. Although the signs are larger, they remain similar in scale and they provide additional area to direct customers appropriately to various elements of the project site with text and arrows. Three of the signs are located near driveway access points along Dove Street and must adhere to minimum sign distance standards for safe vehicular maneuvering. These signs appear to be properly located and, as such, the size of the signs is not of concern to the Traffic Engineer. A condition of approval has been included to require compliance with City Standard 110 -L (sight distance) and City Traffic Engineer approval. Modification Permit Findings The following findings must be made in order to approve a Modification Permit: A. The granting of the application 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. Practical difficulties with the property are its size, location and that the site has three primary street frontages. The site is a single user on 8 acres with over 1000 linear feet of street frontage on Jamboree Road and MacArthur Boulevard and 700 feet of frontage along Dove Street. These factors coupled with the strict application of the sign standards of the Newport Place Planned Community could lead to signage that is not effective in properly identifying the site of its use as well as for convenient and safe access. Newport Lexus Signs December 8, 2005 Page 5 of 5 B. The requested modification will be compatible with existing development in the neighborhood. The surrounding development is dominated by office uses along with retail uses. The size, number and location of signs should be compatible with the surrounding commercial uses. C. The granting of such an application will not adversely affect the health or safety of persons residing or working in the neighborhood of the property and will not be detrimental to the general welfare or injurious to property or improvements in the neighborhood. As noted in the previous discussion, staff believes that the deviations requested from the Newport Place PC sign standards are in keeping with the general intent of the standards in that the overall sign program does not create an excessive amount of signs. The signs present no vehicle safety concerns and the signs should not be detrimental to the surrounding commercial area. Altematives If the Commission believes that the dealership is over signed, Commission can eliminate signs that may be of concern. The Commission also has the option to deny the Modification Permit. Prepared by: Submitted by: Ae. James W. Campbell Patricia Temple Senior Planner Planning Director Exhibits: 1. Draft Resolution for approval 2. Plans and Elevations 0:1PAs - 20051 PA2005- 2321MD2005- 107_pc_rpt.doc EXHIBIT 1 Draft Resolution of Approval RESOLUTION NO. _ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING MODIFICATION PERMIT NO. 2005- 107 FOR PROPERTY LOCATED AT 3901, 3931, AND 3961 MACARTHUR BOULEVARD, AND 848 AND 888 DOVE STREET (PA2005 -232) WHEREAS, an application was filed by Wilson Automotive Group with respect to property located at 3901, 3931, and 3961 MacArthur Boulevard, and 848 and 888 Dove Street, requesting approval of a sign program and Modification Permit to allow signage proposed for the Newport Lexus automobile dealership. WHEREAS, a public hearing was held on December 8, 2005, in the City Hall Council Chambers, at 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the aforesaid meeting was given. Evidence, both written and oral, was presented to and considered by the Planning Commission at this meeting. WHEREAS, a Modification Permit for the proposed signage has been prepared and approved in compliance with Chapter 20.93 (Modification Permits) of the Newport Beach Municipal Code for the following reasons: The Land Use Element of the General Plan designates the site for Retail and Service Commercial uses. The automobile dealership is consistent with this designation. The signage structures are accessory to the primary use. 2. The modification to the Zoning Code, as proposed, is necessary due to practical difficulties associated with the property and strict application of the Zoning Code results in physical hardships that are inconsistent with the purpose and intent of the Zoning Code because: The site is approximately 8 acres in size with over 1000 linear feet of street frontage on Jamboree Road and MacArthur Boulevard and 700 feet of frontage along Dove Street. • The size and configuration of the site, coupled with the strict application of the sign standards of the Newport Place Planned Community Text, could lead to signage which is ineffective in properly identifying the site of its use, as well as for convenient and safe access. 3. The requested modification will be compatible with the existing development in the neighborhood because the site is surrounded by office and retail uses. Additionally, the size, number, and location of the signs are compatible with the surrounding commercial uses. 4. The granting of this Modification Permit will not adversely affect the health or safety of persons residing or working in the neighborhood of the property and not be detrimental to the general welfare or injurious to property or improvements in the neighborhood because: N City of Newport Beach Planning Commission Resolution No. _ Page 2 of 3 The deviations requested from the Newport Place PC sign standards are in keeping with the general intent of the standards in that the overall sign program does not create an excessive amount of signs. The signs present no vehicle safety concerns and the signs should not be detrimental to the surrounding commercial neighborhood. WHEREAS, the project qualifies for a categorical exemption pursuant to the California Environmental Quality Act under Class 1 (Existing Facilities) and Class 11 (Accessory Structures). NOW, THEREFORE, BE IT RESOLVED: Section 1. The Planning Commission of the City of Newport Beach hereby approves Modification Permit No. 2005 -107, subject to the Conditions set forth in Exhibit "A." Section 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 8th DAY OF DECEMBER 2005. BY: Michael Toerge, Chairman L-" Barry Eaton, Secretary AYES: NOES: no City of Newport Beach Planning Commission Resolution No. _ Paae 3 of 3 EXHIBIT "A" CONDITIONS OF APPROVAL MODIFICATION PERMIT NO. 2005 -107 1. The development shall be in substantial conformance with the approved site plan, floor plans, and elevations, except as noted in the following conditions. 2. Anything not specifically approved by this Modification Permit is prohibited and must be addressed in a separate and subsequent Modification Permit review. 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. 4. A copy of this approval letter shall be incorporated into the Building Department and field sets of plans prior to issuance of the building permits. 5. A building permit shall be obtained for the applicable signage prior to commencement of the construction. 6. The final location of the signs shall be reviewed by the City Traffic Engineer and shall conform to City Standard 110 -L to ensure that adequate sight distance is provided. 7. This approval shall expire unless exercised within 24 months from the approval date, as specified in Section 20.93.055 of the Newport Beach Municipal Code. Prior to the expiration date of this approval, an extension may be approved in accordance with Section 20.93.055 (B) of the Newport Beach Municipal Code. Requests for an extension must be in writing. I S � 4UdZy3 � i m� 529 � Qi�F 5 LU �� a�u� o g lee DI iil w a r Z ...iii. „ ... � I I,II III � 1111111 , .I I I. fRj O -- miI I / I pg W .gip i Ix VI �$ a Mai ,3