HomeMy WebLinkAbout07 - Hyatt Regency Sign Modification - PA2013-160COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658 -8915
(949) 644 -3200 Fax: (949) 644 -3229
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
October 24, 2013
Agenda Item No. 7:
SUBJECT: Hyatt Regency Sign Modification - (PA2013 -160)
1107 Jamboree Road
Modification Permit No. MD2013 -013
APPLICANT: Sign -A -Rama
PLANNER: Makana Nova, Assistant Planner
(949) 644 -3249, mnova @newportbeachca.gov
ZONING DISTRICT /GENERAL PLAN
• Zone: CV (Commercial Visitor - Serving)
• General Plan: CV (Visitor- Serving Commercial)
PROJECT SUMMARY
An amendment to Modification Permit No. MD2005 -047 (PA2005 -122) and Modification
Permit No. MD3156 to allow an increase in sign height and sign area for three existing
freestanding monument signs within the hotel complex. A fourth existing 20- square -foot
identification sign at the entrance to the property on Jamboree Road will remain. The
two entry signs along Jamboree Road will provide an increased sign area (maximum 25
sq. ft.) and all three monument signs will be reconstructed with a maximum 36 -inch
letter /logo text to accommodate new corporate branding requirements for the Hyatt
Regency Newport Beach. The proposed sign height and sign areas will be consistent
with the maximum letter /logo height and area prescribed by the Zoning Code.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Modification Permit
No. MD2013 -013 (Attachment No. ZA 1).
1
9
Hyatt Regency Sign Modification
Zoning Administrator October 24, 2013
Page 2
DISCUSSION
• The site is currently occupied by the Hyatt Regency Hotel. Modification Permit
No. MD2005 -047 (PA2005 -122) approved signs at the same three proposed
locations and limited signage to a maximum of 1 -foot 9 inches in height and 13
square feet in area. The increased sign height to 36 inches of letter /logo height
and 25 square feet in area is consistent with the limitations established by the
Zoning Code.
• The proposed signage will allow drivers coming from the direction of the primary
arterial, Jamboree Road, to easily identify and locate the major tenant of the site.
• The signs are comprised of a maximum logo height of 28 inches between three
lines of letter text that are together a maximum of 33.5 inches in height, which is
proportional to the building entry. In addition, the three signs would be located on
existing monument sign locations and would cover a proportional portion of the
existing monument fagade upon which they will be mounted.
• The size of the signage is consistent with other signage in the vicinity and the
maximum letter /logo height allowed under the Zoning Code (36 inches).
• Approval of the application to increase the size of wall signs does not change the
density or intensity of use.
• The building does not have any other tenant identification signs on the exterior of
the building so the increased size of the signs will not detract from the building's
exterior.
• The increased size of the wall signs will provide better visual direction for the
public from the surrounding public roadways and from a greater distance without
detracting from the entry's overall aesthetic.
• This approval would supersede Modification Permit No. MD2005 -047 (PA2005-
122) and Modification Permit No. MD3156 and the applicable conditions of
approval have been carried forward into the draft resolution for approval.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15311, of the California
Environmental Quality Act (CEQA) Guidelines - Class 11 (Accessory Structures). The
proposed signs are incidental and accessory to the principal commercial use of the
property and do not intensify or alter the use.
TmpIt:07 -18 -13
3
Hyatt Regency Sign Modification
Zoning Administrator October 24, 2013
Page 3
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of
property within 300 feet of the boundaries of the site (excluding intervening rights -of-
way and waterways) including the applicant and posted on the subject property at least
10 days before the scheduled hearing, consistent with the provisions of the Municipal
Code. Additionally, the item appeared on 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 within 14 days
following the date of action. For additional information on filing an appeal, contact the
Planning Division at (949) 644 -3200.
Prepared by:
Ma ana Vova
Assistant Planner
GR/mkn
Attachments: ZA 1
Draft Resolution
ZA 2
Vicinity Map
ZA 3
Site Photos
ZA 4
Project Plans
TmpIt:07 -18 -13
Attachment No. ZA 1
Draft Resolution
5
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RESOLUTION NO. ZA2013 -0 ##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MODIFICATION
PERMIT NO. MD2013 -013 FOR AN AMENDMENT TO SIGNS
LOCATED AT 1107 JAMBOREE ROAD (PA2013 -160)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Kevin Higa, representing ground lessee, Sunstone Hotel
Investors, Inc., with respect to property located at 1107 Jamboree Road, and legally
described as Parcel 1 & 2 of a Parcel Map as recorded in Book 17, Page 3 of Parcel
Maps, Orange County, California, describing a portion of Block 55, Irvine's Subdivision,
recorded in Book 1, Page 88 of Miscellaneous Record Maps, of Orange County
California, requesting approval of a modification permit.
2. The applicant proposes an amendment to Modification Permit No. MD2005 -047
(PA2005 -122) and Modification Permit No. MD3156 to allow an increase in sign height
and sign area for three existing freestanding monument signs within the hotel complex.
A fourth existing 20- square -foot identification sign at the entrance to the property on
Jamboree Road will remain. The two entry signs along Jamboree Road will provide an
increased sign area (maximum 25 sq. ft.) and all three monument signs will be
reconstructed with a maximum 36 -inch letter /logo text to accommodate new corporate
branding requirements for the Hyatt Regency Newport Beach. The proposed sign
height and sign areas will be consistent with the maximum letter /logo height and area
prescribed by the Zoning Code.
3. The subject property is located within the Commercial Visitor - Serving (CV) Zoning District
and the General Plan Land Use Element category is Commercial Visitor - Serving (CV).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Visitor Serving Commercial (CV -B).
5. A public hearing was held on October 24, 2013 in the Corona del Mar Conference Room
(Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. 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.
1. This project has been determined to be categorically exempt under the requirements
of the California Environmental Quality Act under Class 11 (Accessory Structures).
Zoning Administrator Resolution No. ZA2013 -0 ##
Paqe 2 of 8
2. The proposed signs are incidental and accessory to the principal commercial use of
the property and do not intensify or alter the use.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.050.E (Required Findings, Modification Permits) of the
Newport Beach Municipal Code, the following findings and facts in support of such findings
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 Commercial Visitor - Serving (CV) Zoning
District and is developed with a large resort hotel, Hyatt Regency, that encompasses
over 20 acres of land and has more than 950 feet of frontage on both Jamboree Road
and Back Bay Drive.
2. The requested modification will allow the applicant to replace permanent monument
signs at three sign locations. Two monument signs are located at the entry to the
project site from Jamboree Road and the third sign is located on a wall adjacent to the
self - parking area. The increased size and height of the signage at these existing
locations will provide for added visibility in compliance with the letter /logo height
limitations identified in the Zoning Code.
3. The location of the signage at the existing monument sign locations is consistent with
signage in this Zoning District and in the general vicinity.
4. The text describing on -site amenities next to the left monument sign at the entrance
along Jamboree Road will remain as previously approved.
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. Due to the size of the development and the amount of street frontage of the subject
property, the presence of three monument signs with new sign text up to 36 inches in
height will not adversely affect or be detrimental to persons, property, or improvements
in the neighborhood.
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Zoning Administrator Resolution No. ZA2013 -0 ##
Paqe 3 of 8
2. The "self- park" parking lot that is adjacent to Back Bay Drive is expansive, and the
existing monument sign helps to identify the hotel entrance to guests who have parked
in this lot.
3. Due to the location of and the height of the existing monument walls, an increase in
letter height and sign area is appropriate to provide adequate site identification and
visibility.
4. The text describing on -site amenities next to the left monument sign at the entrance
along Jamboree Road will remain as previously approved.
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 general purpose and intent of the Zoning Code as it pertains to signs is to provide
each sign user with an opportunity for adequate identification while guarding against
the excessive and confusing proliferation of signs.
2. The sign copy for the monument sign within the "self- park" parking lot is located on an
existing landscape wall and has been designed to accent the wall.
3. A strict application of the sign standards established by Modification Permit No.
MD2005 -047 (PA2005 -122) would result in a less than optimal identification as a result
of unique physical and practical difficulties created by monument sign orientation and
landscape elements.
4. The increased size of the wall signs is appropriate to the scale and height of the
buildings in the area and is necessary to provide adequate visibility for visitors to the
property.
5. The increased wall sign height is necessary to comply with corporate standards for
signage.
6. Signage on -site is limited to the approved signs. Existing vehicle- oriented directional
signs are exempted from the permit requirements under the Zoning Code. The
approved signs will therefore prevent a proliferation of signage on -site.
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.
08 -09 -2013
9
Zoning Administrator Resolution No. ZA2013 -0 ##
Paqe 4 of 8
Facts in Support of Finding:
1. Section 20.52.050 (Modification Permits) of the Zoning Code specifies that a
modification permit may be granted to increase the allowed height, number, and area
of signs.
2. All signs will be channel letters attached to existing walls and will be "halo" or back -lit,
thereby eliminating any direct - illumination from the sign.
3. The building does not have any other tenant identification signs on the exterior of the
building so the increased size of the signs will not detract from the building's exterior.
4. The increased size of the wall signs will provide better visual direction for the public
from the surrounding public roadways and from a greater distance without detracting
from the development's overall aesthetic.
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
1. Approval of the application to increase the size of wall signs does not change the
density or intensity of use.
2. There are no residential properties adjoining the subject property.
3. The granting of the modification to provide relief is consistent with past approvals for
size and placement of signs in existing locations that have demonstrated no detriment
to the public health, safety, or welfare of occupants of the property, nearby properties,
the neighborhood, or the City.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Modification
Permit No. MD2013 -013 (PA2013 -160), subject to the conditions set forth in Exhibit A,
which is attached hereto and incorporated by reference.
2. This action shall become final and effective 14 days after the adoption of this
Resolution unless within such time an appeal is filed with the Community Development
Director in accordance with the provisions of Title 20 Planning and Zoning, of the
Newport Beach Municipal Code.
08 -09 -2013
10
Zoning Administrator Resolution No. ZA2013 -0 ##
Paqe 5 of 8
3. This resolution supersedes Modification Permit No. MD2005 -047 (PA2005 -122) and
Modification Permit No. MD3156, which upon vesting of the rights authorized by this
Modification Permit, shall become null and void.
PASSED, APPROVED AND ADOPTED THIS 241h DAY OF OCTOBER, 2013.
Brenda Wisneski, AICP, Zoning Administrator
08 -09 -2013
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Zoning Administrator Resolution No. ZA2013 -0 ##
Paqe 6 of 8
EXHIBIT "A"
CONDITIONS OF APPROVAL
PLANNING
The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval. (Except
as modified by applicable conditions of approval.)
2. All proposed signs shall be in conformance with the approved Comprehensive Sign
Program for the project site and provisions of Chapter 20.42 (Signs) of the Newport
Beach Municipal Code.
3. Modification No. MD2013 -013 (PA2013 -160) shall expire unless exercised within 24
months from the date of approval as specified in Section 20.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
4. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
5. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Use
Permit.
6. The existing monument sign located in the "self- park" parking lot shall be designed as
depicted on the approved plans, and in no case shall the sign exceed 25 square feet in
area or 3 feet in height.
7. The two existing monument signs at the main entry at Jamboree Road shall remain in
their current location. The new sign copy for each existing monument sign shall not
exceed 25 square feet in area and 3 feet in height.
8. The text on the low -bell tower at the left of the main entry adjacent to Jamboree Road
shall be limited to describing the on -site amenities provided by the hotel. The text shall
not exceed 20 square feet in area and 6 feet in height.
9. All signs shall be constructed of reverse channel letters and may be "halo" or back -lit.
10. This Modification Permit may be modified or revoked by the Zoning Administrator if
determined that the proposed uses or conditions under which it is being operated or
maintained is detrimental to the public health, welfare or materially injurious to property
or improvements in the vicinity or if the property is operated or maintained so as to
constitute a public nuisance.
08 -09 -2013
12
Zoning Administrator Resolution No. ZA2013 -0 ##
Paqe 7 of 8
11. Any expansion in area, or other modification to the approved plans, shall require an
amendment to this Modification Permit or the processing of a new modification permit.
12. A copy of the Resolution, including conditions of approval Exhibit "A" shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
13. 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 Modification
Permit 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 Modification Permit and shall highlight the
approved elements such that they are readily discernible from other elements of the
plans.
14. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
15. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved
in compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach
Municipal Code.
16. 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 the Hyatt Regency Sign Modification including, but not
limited to, the Modification Permit No. MD2013 -013 (PA2013 -160). 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.
Building Division Conditions
17. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department. The construction plans must comply with the most recent, City -
adopted version of the California Building Code. The construction plans must meet all
08 -09 -2013
IS
Zoning Administrator Resolution No. ZA2013 -0 ##
Page 8 of 8
applicable State Disabilities Access requirements. Approval from the Orange County
Health Department is required prior to the issuance of a building permit.
Public Works Conditions
18. County Sanitation District fees shall be paid prior to the issuance of any building
permits.
08 -09 -2013
7
Attachment No. ZA 2
Vicinity Map
15
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Attachment No. ZA 3
Site Photos
17
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1107 Jamboree
Newport Beach CA 92660
949 7291234
Ken Keidan
ken.keidan @hyatt.com
ORDER NO /PROJECT
Hyatt Newport Beach
Monument Identification Signal
DATE
O6.19.2013
REVISION DATE
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per NPB city requirements
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1107Jamborse
Newport Beach CA 92660
949 7291234
Ken Keidan
ken.keidan @hyatt.com
Hyatt Newport Beach
Monument Identification Signage
DATE
06.19.2013
HEVISION DATE
H1 07.08.2013
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per NPB city requirements
DRAWINGS BY
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CLIENT
Hyatt Newport Beach
1107 Jamboree
Newport Beach CA 92660
949 7291234
Ken Keidan
ken.keidan @hyatt.com
UHLER NO /PROJECT
Hyatt Newport Beach
Monument Identification Signal
DATE
06.19.2013
HEVISION GATE
Hi 07.08.2013
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Total SF: 22
CLIENT
Hyatt Newport Beach
1107 Jamboree
Newport Beach CA 92660
949 7291234
Ken Keidan
ken.keidan @hyatt.com
ORDER NO /PROJECT
Hyatt Newport Beach
Monument Identification Signal
DATE
06.19.2013
HEVISION DATE
Hi 07.08.2013
- Illumination modification
per NPB city requirements
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SELF PARK PARKING LOT LANDSCAPING WALL IDENTIFICATION SIG NAGE EXISTING SIGN
t
C SELF PARK PARKING LOT LANDSCAPING WALL IDENTIFICATION SIGNAGE EXISTING SIGN
SCALE NTS OT@ 1 set
EXISTING SIGN TO BE
REMOVED AND REPLACED
WITH NEW PROPOSED SIGN
Existing Size: 21" H x 92" W
Total SF: 13.4
NEW PROPOSED SIGN
Overall Size: 25.2" H x71.25" W
Total SF: 12.47
CLIENT
Hyatt Newport Beach
1107 Jamboree
Newport Beach CA 92660
949 7291234
Ken Keidan
ken.keidan @hyatt.com
ORDER NO /PROJECT
Hyatt Newport Beach
Monument Identification Signal
DATE
06.19.2013
HEVISION GATE
Hi 07.08.2013
- Illumination modification
per NPB city requirements
I'LP�r11NH�Y
I have checked this proof for
correct spelling, formatting,
punctuation and visual clarity.
I approve all colors *, slzes and
speflcications as provided by
this proof.
Based on this proof, I authorize
Sign -A -Barra to produce this
job to agreed specifications.
- Colors are a representation on Actual colors
may, vary slightly Exact Pantone colors can not he
guaranteed_
All elements and information ContaNed in this
drawing are the property of Sign -A -Rama Santa
Arnica IP200e. Any reproduction or distribution
of the drawingls) to outside persons without
,rued permission from Sign -A -Rama SM
will he punlsbed to the fullest extent of the law.
APPROVED
❑ APPROVED W /CHANGES
❑ PLEASE REVISE
client signature
date
c.
MAIN ENTRANCE EXISTING SIGNS
SELF PARK PARKING LOT EXISTING SIGNS
D LOCATION PHOTOS
SCALE
:N 5
CLIENT
Hyatt Newport Beach
1107 Jamboree
Newport Beach CA 92660
949 7291234
Ken Keidan
ken.keidan @hyatt.com
ORDER NO /PROJECT
Hyatt Newport Beach
Monument Identification Signal
DATE
06.19.2013
HEVISION GATE
H1 07.08.2013
- Illumination modification
per I city requirements
t'LP�r11NH�Y
I have checked this proof for
correct spelling, formatting,
punctuation and visual clarity.
I approve all colors *, sizes and
speficications as provided by
this proof.
Based on this proof, I authorize
Sign -A -Rama to produce this
job to agreed specifications.
- Colors are a representation only. Actual colors
may vary slightly Exact ranged colors can not he
guaranteed_
All elements and information contaNed in this
drawing are the property of Sign -A -Hama Santa
Arnica Wore. Any reproduction or distribution
of the coawingls) to outside persons without
written permission rem Sign -A -Hama SM
will he punished to the fullest extent of the law.
❑ APPROVEO
❑ APPROVED W /CHANGES
❑ PLEASE REVISE
client signature
date
'i