HomeMy WebLinkAboutThe Bluffs Retail Center Sign Program (PA2003-170)CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 4
September 4, 2003
TO: PLANNING COMMISSION
FROM: William Cunningham, Contract Planner
(949) 644 -3200
SUBJECT: The Bluffs Retail Center Sign Program (PA2003 -170)
1303 Bison Avenue
APPLICANT NAME: Martin Potts & Associates, Inc.
INTRODUCTION:
Applicant proposes to amend the existing Sign Program for The Bluffs Retail Center to
increase the sign area for the tenant wall signs.
RECOMMENDATION:
Hold a public hearing and approve the applicant's request by adopting the draft
Resolution and conditions contained in Exhibit No. 1.
DISCUSSION:
The Bluffs Retail Center is located within the Bonita Canyon Planned Community (PC-
50), and was approved by the Planning Commission on July 19, 2001 (Site Plan Review
No. 2001 -001). In accordance with Section 6.3.6 of the Bonita Canyon Planned
Community text, the Site Plan Review included a Sign Program, which was also
approved as part of the application. Condition No. 1 of the approval for the Center
required substantial conformance with the original sign program. The existing Sign
Program consists of six sign types as outlined in the following table:
Existing Siqn Program
Sign:
Sign Name:
Sign Type:
Number.
Max. Size
(height/width):
Max. Letter
Height
A
Project ID — MacArthur Blvd.
Monument
2
12 ft /10 ft.
48 in.
B
Project ID — Bison Ave.
Monument
1
9 ft./7 ft.
36 in.
C
Tenant 1D
WalVAwning
Varies
2 ft./16 ft
24 in.
D
Tenant Information - Entry
Window
1/tenant
1 ft. /1ft
2 in. /1 in.
E
Tenantinforrnation— Service
Door
1 /tenant
1ft. /1ft.
3in. /1 in.
F
Address
Wall
1!bld .
12 in.
The applicant requests that the Sign Program be revised to allow additional sign area
for the Tenant Identification Signs (Signs "C "), The approved Sign Program permits
The Bluffs Sign Program
September 4, 2003
Page 2
Signs "C" to be either located on the building face or awning, or on a panel suspended
from the eave. If a building face or awning sign, the maximum area is allowed to be 2
feet in height and up to 16 feet maximum width (32 square feet maximum area); and if a
suspended panel, the maximum area is allowed to be 15 inches in height and up to 11
feet maximum width (13.75 square feet maximum area). The applicant is proposing that
Signs "C" be revised to be consistent with the Zoning Code standards (Chapter 20.67)
which permits wall signs for each tenant to be 1.5 times the tenant's building frontage
up to a maximum of 50 square feet for a multiple- tenant building; and no more than 40%
of the wail surface area up to a maximum of 200 square feet for single- tenant building.
No changes are proposed for sign construction, lighting, location or other design
features of the wall signs, and no revisions are requested for the other sign types in the
approved Sign Program. In addition, staff had noted some wording in the sign program
relative to the awning signs, and sign measurement and location that is ambiguous or
that requires additional clarification. As a result, the applicant agreed to revise the
proposed regulations in order to respond to staff's concerns, and they have been
incorporated into the revised Sign Program (Exhibit No. 3).
VICINITY MAP
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Avenue
The Bluffs Sign Program
September 4, 2003
Page 3
AnalVsis
The applicant is requesting that the Tenant Identification Signs be revised to be
consistent with the Zoning Code standards for wall sign size in commercial districts.
Code Section 20.67.030.C.3 permits the following commercial business wall signs:
For Single Tenant Buildings: a maximum of 3 wall signs with each having an
area not exceeding 40% of the building finished wall area, up to a maximum of
200 square feet.
For Multi- Tenant Buildings: a maximum of one wall sign per business and
maximum sign area not exceeding 1.5 times the lineal frontage of the tenant's
lease space up to a maximum of 50 square feet. The Code permits up to two
additional signs (three signs maximum) for tenants with more than 10,000 square
feet of floor area.
The revisions being proposed by the applicant with respect to sign size are identical to
the Zoning Code standards outlined above. The only areas in which the proposed sign
program would differ from the City sign regulations relate to: (1) the number of signs
permitted for tenants within multi- tenant buildings with less than 10,000 sq. ft. of floor
area; and (2) awning signs. With respect to the first item, under the Zoning Code,
tenants within a multi- tenant building are permitted one wall sign, unless they have floor
area over 10,000 square feet, in which case they are permitted to have up to three such
signs. The applicant is proposing that the tenants in the multi- tenant buildings who are
not in end units be restricted to a single wall sign in accordance with the Zoning Code,
but that end unit tenants, irrespective of floor area size, be permitted to have a sign for
each wall frontage. This would result in the end tenant in the west end of Building 100,
as well as both end tenants in Building 300, having wall signage on each of the three
building elevations. However, this provision already exists in the adopted sign program,
and given the design of the center and the orientation of the end units, in staffs opinion,
it is reasonable for the end tenants to have wall sign on each building face.
With respect to the awning signs, the existing sign program is unclear as to whether or
not awning signs may be permitted in addition to wall signs. The shopping center is
designed to include awnings, and the applicant is requesting that logos and generic
product (i.e., non -trade names) signage be allowed on the awnings. A provision has
been included in the revised Sign Program to permit up to 10 square feet of awning
signage in addition to the wall signs. In staffs opinion, this request is reasonable and is
consistent with other awning signage found throughout the City.
One other area of staff concern related to the definition of a "single -tenant building."
Building No. 400 consists of two sections separated by a trellised patio. Even though the
building has two separate interior areas with each portion potentially occupied by a single
tenant, from a standpoint of the Building Code, it is classified as a single structure. In
order to avoid confusion, the applicant has included revised language within the Sign
The Bluffs Sign Program
September 4, 2003
Page 4
Program to clarify that Building No. 400 is considered to be two separate buildings for the
purpose of implementing the Sign Program.
Conclusion
In conclusion, staff believes that with the revisions incorporated by the applicant to
respond to staff concerns, the amended Sign Program is more consistent with the sign
regulations of the Zoning Code and will result in tenant wall signage that is reasonable.
Therefore, staff recommends that the amended Sign Program be approved as revised by
staff.
Environmental Review:
The amendment to the Sign Program is exempt from environmental review pursuant to
Section 15311 (Accessory Structures) of the Implementing Guidelines of the California
Environmental Quality Act. That Section exempts the construction or placement of
minor structures including on- premise signs accessory to commercial developments.
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.
Alternatives:
The Planning Commission has the option to deny the request, in which case it would be
appropriate to offer findings for denial. A denial would result in the existing Sign
Program continued to be implemented. The Commission also has the option to approve
a modified project.
Prepared by:
CU.4-1 doer �
William Cunningham
Contract Planner
Exhibits:
Submitted by:
� 111/b9
Patricia L. Temple
Planning Director
1. Resolution No. 2003 -_; findings and conditions of approval
2. Applicant's Letter
3. Proposed Sign Program
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH APPROVING SITE PLAN REVIEW
NO. 2003 -003 FOR PROPERTY LOCATED AT 1300 BISON
AVENUE (PA2003 -170).
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS,
RESOLVES AND ORDERS AS FOLLOWS:
Section 1. An application was filed by MPA, Inc., with respect to property located at 1300
Bison Avenue, requesting approval of Site Plan Review No. 2003 -003 to amend the Sign
Program for The Bluffs Retail Center to permit increased size for tenant identification wall signs.
The site is designated Retail & Service Commercial by the General Plan Land Use Element and
Bonita Canyon Planned Community (PC -50) by the Zoning Code.
Section 2. A public hearing was held on September 4, 2003 in the City Hall Council
Chambers, 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.
Section 3. The Planning Commission finds as follows:
1. The City's General Plan designates the site as Retail & Service Commercial uses. The
Zoning Code designates the site as Bonita Canyon Planned Community (PC -50) with a
designation for the property Commercial Sub -Area 5. This designation permits retail
commercial and restaurant uses. Therefore, the proposed project is consistent with the
General Plan and Zoning designations.
2. Section 6.3.6 of the Bonita Canyon Planned Community text states that the signage within
the Planned Community shall be established and regulated in accordance with a Sign
Program. A Sign Program was prepared for the site and approved by the Planning
Commission on July 19, 2001. It was subsequently determined that the regulations
pertaining to tenant wall signs were unreasonably restrictive, and the Planning
Commission determined that the amended standards were more reasonable and
consistent with the sign standards of Chapter 20.67 of the Municipal Code.
3. The project is exempt from environmental review pursuant to Section 15311 (Accessory
Structures) of the Implementing Guidelines of the California Environmental Quality Act.
That Section exempts the construction or placement of minor structures including on-
premise signs accessory to existing commercial developments.
Section 4. Based on the aforementioned findings, the Planning Commission hereby
approves Site Plan Review No. 2003 -003, subject to the Conditions set forth in Exhibit "A."
Section 5. 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 or this action is
Exhibit No. 1
b
Planning Commission Resolution No.
2 of 3
called for review by the City Council in accordance with the provisions of Title 20, Planning and
Zoning, of the Newport Beach Municipal Code.
PASSED, APPROVED AND ADOPTED THIS 0 DAY OF SEPTEMBER, 2003.
AYES:
EXCUSED:
NOES:
L- "V
Earl McDaniel, Chairman
BY:
Michael Toerge, Secretary
0
Planning Commission Resolution No.
Paqe 3 of 3
EXHIBIT "A"
CONDITIONS OF APPROVAL
SITE PLAN REVIEW NO. 2003-003
The development shall be in substantial conformance with the approved Sign Program
dated June 17, 2003.
2. Site Plan Review No. 2003 -003 shall expire unless exercised within 24 months from the
date of approval as specified in Section 20.91.050 of the Newport Beach Municipal Code,
unless an extension is otherwise granted.
3. The Planning Commission may add to or modify conditions of approval to this Site Plan
Review, or revoke this Site Plan Review upon a determination that the implementation of
the project which is the subject of this approval causes injury, or is detrimental to the
health, safety, peace, morals, comfort, or general welfare of the community.
4. The applicant is required to obtain all applicable permits from the City Building and Fire
Departments. The construction plans must comply with the most recent City - adopted
version of the Uniform Building Code (UBC).
5. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
1
EXHIBIT NO.2
APPLICANT'S LETTER
In
Real Estate Development and
Construction Management Services
July 9, 2003
Mr. Jay Garcia
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92525 Re: TH£ BLUFFS R£TA /L CENTER MPA
Modification to Sign Program — October 12, 2001 l N c
Dear Jay:
Thank you for taking the time to meet with us to discuss the proposed modification to the
Sign Program for The Bluffs Retail Project. We are hereby submitting for the City's
processing and approval, the following:
1. Completed Site Plan Review application form
2. Filing deposit of $2,200
3. One (1) set of gum labels for the property owners list
4. 3 copies of the revised Sign Program and 3 copies of highlighted modifications
indicating the changes made from the October 12, 2001 Sign Program
Jay, the purpose for this modification is to provide increased needed tenant identification
on the buildings. None of the modifications made to the Sign Program exceed that which
is already allowed within the City of Newport Beach Sign Ordinance.
We kindly request that staff process this modification as soon as possible to allow us to
secure a place on a Planning Commission agenda as early as possible.
Jay, as always, if you have any questions, please feel free to contact our office. We will
follow up with you shortly to see if you have any questions and to understand better the
schedule for approval.
Thank you in advance for your cooperation with this matter.
Martin Potts & Associates, Inc.
a California corporation
Martin T. Potts
President
on behalf of The Irvine Company, Retail Properties
MTPlkk
567 San Nicolas Drive, Suite 208
Newport Beach, CA 92660 CADocuments and Settings\kelleyWy Documents \002 • The Bluffs \Ltr Garcia 070903.doc
tel 949.719.1900
far 949.719.1909 1
EXHIBIT NO.3
PROPOSED SIGN PROGRAM
P
The Bluffs
Retail Center
Sign Program
Northeast corner of
MacArthur Boulevard and Bison Road
Newport Beach, California
6/17/03
Newport
North
Belonm
Submitted to:
City of Newport Beach Big
Canyon
Submitted by:
The IrvineCompany
Retail Properties
The
Bluffs
UCI
Bonito 73
Canyon
Harbor
View
Newport
Newport Cam
Beach
PA2003 -170 for SR2003 -003
1300 Bison Avenue
DATE OF MEETING: -
THE BLUFFS RETAIL CENTER SIGN PROGRAM
TABLE OF CONTENTS
Project Description 2
Intent of Sign Program 2
Organization of Sign Program 2
Sign Type A
Project Identification Sign on MacArthur 3
Sign Type B
Project Identification Sign on Bison 4
Sign Type C
Tenant Identification Sign 5
Sign Type D
Tenant Sign at Entry Door 7
Sign Type E
Tenant Sign at Service Door 8
Sign Type F
Address Sign 9
6/17/03 Page 1 1 a
THE BLUFFS RETAIL CENTER
PROJECT DESCRIPTION
SIGN PROGRAM
The Bluffs Retail Center is planned to be an upscale neighborhood center of approximately 52,000 square
feet of small retail tenants and sit -down restaurants. It is planned to be developed in a manner that is
compatible with the character of northern Newport Beach.
The goal for signs at The Bluffs Retail Center is to continue the high quality of existing retail centers by
the same owner with harmonious signs that are visually- related to the buildings and that will not ad-
versely affect surrounding land uses.
INTENT OF THE SIGN PROGRAM
The sign program's intent is to identify appropriate design criteria for permanent signs for The Bluffs
Retail Center.
The intent of the criteria is to establish guidelines for designing signs that reinforce the high quality
conveyed by the architecture, landscape architecture, lighting, and interior design. No intent is made to
modify applicable Federal or State codes and ordinances. If a sign is not covered in this sign program,
then the City's regulations shall apply.
The owner reserves the right to permit reasonable deviations from the criteria in the sign program,
provided that the criteria's intent is maintained, and the quality and character of the deviating sign(s) are
consistent with the overall requirements of the sign program. The deviating sign(s) may be approved by
City staff without a public hearing, at the discretion of City staff.
ORGANIZATION OF THE SIGN PROGRAM
Standards for each of the sign types are stated on the following pages, one or two pages for each sign type.
Described for each sign type are the intent, content, location, maximum quantity, and maximum size of
signs. General standards are stated for sign colors and materials.
6/17/03 Page �'�
THE BLUFFS RETAIL CENTER
Sign Type A
Project
Identification Sign
on MacArthur
Intent
A monument sign or wall sign
to identify the project
Content
Project name and up to
three (3) tenant names b'
Location
On MacArthur Boulevard
in 2 of the 3 locations Q %
shown on the site plan
Quantity
Two, maximum A
Sign Size
12 feet, max. height; 10 feet, "..7.
max. width; 120 square feet
max. sign area if monument sign
4 feet, max. height; 30 feet, max. width;
120 square feet max. sign area if wall sign
Margin Size
Minimum 6-inch wide blank space around
sign copy
Letter/Logo Size
48 inches high, max.
Material
Compatible with architecture of retail
center; individual letters, applied orrouted
Illumination Concealed, external, low - profile, flood-
lighting; orintemally- illuminated in a man-
ner that lights only the copy and not the
sign background. Exposed neon is not
permitted. Exposed raceways are not
permitted.
Letterstyle Designated project typeface andregistered
trademarks allowed
Color Sign copy color should contrast with
background color
S�
%
/ A
SIGN PROGRAM
Building 100
Bison Road
0
ti
10 %0"
max.
ti
it
Sample Elevation
the actual design may
differ from this illustration
6/17/03 Page 3 lA
THE BLUFFS RETAIL CENTER
Sign Type B
Project
Identification Sign
on Bison
Intent
Content
Location
Quantity
Sign Size
Margin Size
Letter/Logo Size
Material
A monument sign
to identify the project
Project name and up to
three (3) tenant names
On Bison Road
in 1 of the 2 locations
shown on the site plan
One, maximum
SIGN PROGRAM
r.
a" a,mmmg 100
400
`r ' .� &t
7 feet, max. height on short side; Bison Road
9 feet, max. width
Minimum 6 -inch wide blank space
around sign copy
36 inches high, max.
Compatible with architecture of retail
center; individual letters, applied or
routed
Illumination Concealed, external, low - profile, flood-
lighting; or internally- illuminated in a
manner that lights only the copy and not
the sign background. Exposed neon is
not permitted. Exposed raceways are
not permitted.
Letterstyle Designated project typeface and regis-
tered trademarks allowed
Color Sign copy color should contrast with
background color
6/17/03
T,
9' -0"
max.
e
i�
;i
Sample Elevation
the actual design may
differ from this illustration
Page 4 `�
THE BLUFFS RETAIL CENTER \ SIGN PROGRAM
Sign TI pe C
and .Sign/ Type C-1 �� J L C auiW ng lW
C
C M C yaro•
Tenant Identification ; T
SignI " c
Intent A wall and/or awning sign Y,
t0 identify a tenant C N•
Content Sign C: Trade name and/or logo Z c C
i C 40a C I
Sign C -1: Graphic elements �� C4�* W C a
related to business activity; and/or Bison Road
department names (such as'
bakery)
Location Sign C: On wall, awning, and/or panel suspended from eaves at lease space. on building elevations shown in
plan above. Centered in or above bays as shown on elevations on next page.
Sign C- 1: On vertical or sloping surface of awning at lease space, on elevations shown in plan above.
Quantity Sign C: One trade name sign and/or logo, maximum, per store frontage on elevations shown in plan above.
Sign C -1: One additional non -trade nitre sign for logo, graphic elements related to the business activity, or
department name, maximum, per bay on building elevations shown in plan above
sign Size Sign C: Muld- renane buildings: 1.5 square feet for each lineal foot of the tenant's building frontage, up to a
maximum of 50 square feet. Single tenant buildings: No more than 40% of the exposed finished wall surface
area, including openings, up to a maxirnunt of 200 square feet.
Sign C -1: 10 square feet, maximum, per bay.
Signs consisting of more than one component part, such as a business name and logo or other graphic
element, shall be considered a single sign; and sign area shall be measured as the total area of each compo-
nent part within up to two sets of parallel lines.
For the purposes of this Sign Program, a; •'single tenant building shall be deemed any building or portion
thereof in which tenants do not share a common wall -
Material Sign C: Sign applied to wall or metal framework attached to face of awning; painted on awning; or attached to
panel suspended from eaves- Sign C -1: Sign painted on awning.
Iilutnination Intemally or externally - illuminated- Exposed neon is permitted.
Letterstyle Designated project typeface and registered trademarks allowed.
Color Sign copy color should contrast with background color.
Page S
THE BLUFFS RETAIL CENTER
Sign 1 Pe C
showing location of
sign applied to wail
Elevation
showing location of
sign applied to
metal framework
attached to
face of awning
Elevation
showing location of
sign painted
on awning
Elevation
showing location of
sign on a panel
suspended from
the eaves
Elevation
SIGN PROGRAM
one bay
one bay 4
see Page 5
for maximum
sign area
see Page 5
for maximum
sign area
see Page 5
for maximum
sign area
see Page 5
for maximum
sign area
.11
6/17/03
Page 6
THE BLUFFS RETAIL CENTER
Sign Type D
Tenant Sign
at Entry Door
Intent
Content
Location
Quantity
Sign Size
Design
6/17/03
A window sign to provide
information to pedestrians
Name of tenant and hours of operation
On glass at entry door
Maximum of one window sign per tenant
2 square feet, max. sign area
1 foot, max. sign height
1 foot, max, sign width
Tenant name: 2 inches, max. letter height
Store hours / phone numbers: 1 inch, max. letter / number height
Simple-white letters affixed to glass for hours of operation
SIGN PROGRAM
11.011
max.
No other signs mounted on the window or visible through the window are
permitted
Neon 'Open" signs installed inside the lease space and visible from the street or
parldng lot are prohibited
Page 7
THE BLUFFS RETAIL CENTER
Sign Type E
Tenant Sign
at Service Door
Intent Wall sign to direct service personnel
Content Tenant's name and space number / address
Location At service doors
Quantity Maximum of one sign per service door
Sign Size 2 square feet, max, sign area
1 foot, max, sign height
1 foot, max, sign width
SIGN PROGRAM
1• Q��
Space number / address: 3 inches, max. letter / number height
Tenant name: 1 inch, max. letter height
Design Square panel with white copy on a solid, single -color background
Z
6/17/03 N�
Page 8
THE BLUFFS RETAIL CENTER
Sign Type F
Address
Sign
Intent
wall sign to direct
emergency personnel
Content
Address number
Location
6 inches min. from building comer
6 inches min. from parapet
Quantity
As required
Orientation
Parallel to wall facing street or parking lot
Sign Size
Maximum sign height is 12 inches
Material
Individual numbers, applied.
Cabinet signs are not permitted
Illumination
As required. Exposed neon is not permitted
Letterstyle
Designated project typeface
Color
Sign copy color should contrast
with background color
6/17/03
SIGN PROGRAM
Min. 6 inches
Min. 6 inches
Typical Elevation
�V
Page 9