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Home My WebLink About05 - PA2002-192 - Fashion Island Planned Community Amendment - PC-35CITY OF NEWPORT BEACH ; ,s -,.rc� r CITY COUNCIL STAFF REPORT `�i ;� Agenda Item No. 16 January 14, 2003 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Planning Department Gregg Ramirez, Associate Planner (9491644 -3219 aramirezancity.newport- beach.ca.us SUBJECT: Request to amend the Fashion Island Planned Community (PC -35) Development Plan and District Regulations pertaining to signage. The applicant proposes modified signage development regulations that would allow additional shopping center identification monument signs, vehicular and pedestrian directional signs and restaurant monument signs. (PA2002- 192) APPLICANT NAME: Holly Sandler representing the applicant, The Irvine Company. ISSUE: Should the City Council approve a request to amend the "Sign Program" section of the Fashion Island Planned Community Development Plan and District Regulations to allow additional signs within the sub headings entitled "Shopping Center Identification Signs" and "Vehicular Signs" and the addition of two new sections entitled "Restaurant Monument Signs" and "Compliance with Parking Requirements "? RECOMMENDATION: Staff recommends that the City Council hold a public hearing and approve planned Community Development Plan Amendment No. 2002 -002 based on the recommendation and revisions made by the Planning Commission, by introducing Ordinance No. 2003- , and pass to second reading on January 28,2003. DISCUSSION: . Background: On December 5, 2002, the Planning Commission recommended approval to the City Council of proposed amendments to two sections (Shopping Center Identification Signs and Vehicular Signs) and the addition of two new sections (Restaurant Monument Signs Fashion Island Signs January 14, 2003 Page 2 'and Compliance with Parking Requirements) of the Fashion Island Planned Community District Sign Program. The original request included a third new section entitled "Restaurant Tenant Signs ", which was withdrawn by the applicant at the December 5, 2002 hearing. The Planning Commission considered the language proposed by the applicant and language recommended by staff. The Commission made two changes to the language recommended by staff. The first was within the "Vehicular Signs" section, where the Commission opted to not allow sign illumination for the vehicular directional signs. The second change occurred within the new 'Restaurant Monument Signs" section, where the Commission reduced the maximum height permitted for individual letters to one (1) foot, as opposed to the two (2) foot limit recommended by staff. The final language approved by the Planning Commission and recommended by staff is included within this report as Exhibit "A" of the Draft City Council Ordinance (Attachment "A Proposed Amendment: The intent of the proposed amendments and additions to the Sign Program section of the Fashion Island Planned Community is to allow permitted signage to reflect the growth and changes occurring at Fashion Island and be supportive of Fashion Island as a regional shopping mall. The revised "Shopping Center Identification Signs" will allow pedestrian monument signs at two locations where sidewalks provide mall access to pedestrians from the Newport Center Drive ring road. The proposed amendment to the "Vehicular Signs" section will help drivers better negotiate the various parking lots and drive aisles of the shopping center by identifying directions to major mail tenants and major mall features. The proposed 'Restaurant Monument Signs" section will allow two (2) monument signs along the Newport Center Drive ring road that may identify up to six (6) different restaurants each. This will allow those establishments with interior mall locations the opportunity for street exposure on Newport Center Drive. Finally, the new "Compliance with Parking Requirements" will clearly state that any new signage shall not displace required parking. A full discussion of the proposed amendments /additions is included in the attached Planning Commission staff report. Although exhibits have been provided showing design, dimensions and locations of signage, please keep in mind that, should this proposed Planned Community Development Plan Amendment be approved, the signs will be required to meet the adopted development regulations and they may not necessarily be the exact signs depicted in the application package. Environmental. Review: This project has been reviewed, and it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 11 (Accessory Structures). Fashion Island Signs January 14, 2003 Page 3 Public Notice: A public notice was prepared in accordance with the Municipal Code. It was published in the Daily Pilot, posted at the site and mailed to surrounding property owners. Prepared by: Submitted by: P Gregg B. irez, Associate PI nner Patricia L. Temple, Pla Wing Director Attachments: A. Draft City Council Ordinance No. _ and Exhibit "A" (Revised PC text) B. Draft Planning Commission Resolution No. 1583 and findings for project approval C. Excerpt of the draft minutes from the December 5, 2002 Planning Commission meeting. E. Planning Commission Staff Report (includes conceptual plans) ATTACHMENT A DRAFT CITY COUNCIL ORDINANCE NO. _ AND EXHIBIT "A" (REVISED PC TEXT) ORDINANCE NO. 2002- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING PLANNED COMMUNITY DEVELOPMENT PLAN AMENDMENT NO. 2002 -002 AMENDING THE SIGN REGULATION OF THE FASHION ISLAND PLANNED COMMUNITY DEVELOPMENT PLAN AND DISTRICT REGULATIONS 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 Fashion Island Planned Community Development Plan and District Regulations which establishes planning objectives and development standards for the orderly development of Fashion Island regional mall consistent with the General Plan; and WHEREAS, 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. WHEREAS, on December 5, 2002, the Planning Commission conducted a public hearing at which the Fashion Island Planned Community Development Plan and District Regulations and Planned Community Development Plan Amendment No. 2002 -002 were considered. .A notice of time, place and purpose of the public hearing was given, and evidence, both written and oral, was duly presented to and considered by the Planning Commission at the public hearing. At the conclusion of said hearing, the Planning Commission adopted Resolution No. 1583 that includes written findings and recommends that the City Council adopt Planned Community Development Amendment No. 2002 -002. WHEREAS, pursuant to Section 20. 0-4 of the Newport Beach Municipal Code, the City Council held a noticed public hearing on January 14, 2002 to consider an amendment to the Fashion Island Planned Community Development Plan and District Regulations and Planned Community Development Amendment No. 2002 -002; and THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1: The Fashion Island Planned Community Development Plan and Regulations (PC# 35) shall be revised as provided in Exhibit "A ", with all other provisions of the' existing Planned Community Development Plan and District Regulations remaining unchanged and in full force and effect. SECTION 2: 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. 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 2002, by the following vote, to wit: AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT COUNCIL MEMBERS MAYOR ATTEST: CITY CLERK (c EXHIBIT "A" (Amendments /additions underlined) Shopping Center Identification Signs "In addition to other signs permitted by this section, monument signs identifying the shopping center and maior tenants are permitted at each vehicle entry drive location. Two (2) signs are allowed at each entry drive location, one on either side of the driveway. The location of the signs shall be approved by the City Traffic Engineer to ensure adequate sight distance is provided. The sign area of each sign face shall not exceed one hundred square feet and shall not exceed a height of ten (10) feet. Sign illumination is permitted." "In addition to other signs permitted by this section, monument signs identifying the shopping center are permitted at each pedestrian entry location. One 0 ) sign is allowed at each of the two pedestrian entry locations (directly across from San Nicholas Drive and Center Drive). The size of each monument sign shall not exceed four (4) feet in height. be a maximum of sixteen (16) square feet and individual sign letters shall not exceed five (5) inches in heieht. Advertising names of tenants or corporate logos are not permitted on these sicns. The location of the signs shall be approved by the Citv Traffic Eneineer to ensure adequate sight distance is provided. Sign illumination is permitted." Vehicular Signs "In addition to other signs permitted in this section, signs used to give direction to vehicular or pedestrian traffic are permitted. These signs may provide directions to major tenants. restaurant tenants, exits. significant mall features or areas, and other mall amenities such as valet drop -off. Said signs shall not contain advertising messages or corporate logos and shall be limited to text only and uniform in font stvle color and size. The location of the sicns shall be subiect to the review and aporoval by the City Traffic Enoineer. Sion illumination is not permitted." Restaurant Monument Signs "In addition to other signs permitted in this section, a total of two monument signs that identifv a maximum of six (6) restaurants each are oermitted. Corporate logos and "brand" lettering are permitted on these signs. These signs may be located along the Newport Center Drive ring road as free - standing two sided monument signs and shall not be located in other areas. Individual letters for the sign heading (e.g. "Island Dining ") shall not exceed one (1) foot in height. Individual restaurant names may be identified in an area of the sicn, which shall be no more than one (1) foot high and eight (8) feet wide. The total height of the sign structure shall not exceed a maximum height of sixteen (16) feet. The location of the signs shall be approved by the City Traffic Engineer to ensure adequate sight distance is provided. Sign illumination is permitted." Compliance with Parking Requirements "Any sign oermitted by these regulations may be located in areas converted from existing parking spaces provided that the remaining number of available parking spaces meets the requirements of the Fashion Island Planned Community Development Plan District Regulations." 4� ATTACHMENT B PLANNING COMMISSION RESOLUTION NO. 1583 AND FINDINGS FOR PROJECT APPROVAL (DRAFT) L1 DRAFT RESOLUTION NO. 1553 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOtIMMENDING APPROVAL OF PLANNED COMMUNITY DEVELOPMENT PLAN AMENDMENT NO. 2002 -002, MODIFYING SIGN REGULATIONS OF THE FASHION ISLAND PLANNED COMMUNITY DEVELOPMENT PLAN AND DISTRICT REGULATIONS. THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS, RESOLVES AND ORDERS AS FOLLOWS: Section 1. An application was tiled by the Irvine Company with respect to property commonly known as Fashion Island located within Newport Center Drive, requesting approval of Planned Community Development Plan Amendment No. 2002 -002 (PA2002 -192) that would amend the sign regulations of the Fashion Island Planned Community (PC -35) Development Plan and District Regulations. Section 2. 'Section 20.94 of the Newport Beach Municipal Code provides that applications to establish or amend a Planned Community Development Plata must be approved by a Resolution of the Planning Commission setting forth full particulars of the amendment. Section 3. On December 5, 2002, the Planning Conunission conducted a public hearing at which the proposed application was considered. A notice of time, place and purpose of the public hearing was given, and evidence, both written and oral, was duly presented to and considered by the Planning Commission at the public hearing. At the conclusion of said heariniz, the Planing Commission adopted written findings and recommended that the City Council adopt Planned Community Development Plan Amendment No. 2002 -002. Section 4. The Planning Commission finds as follows: a) The proposed amendments, as revised, to the Fashion Island Sign Program section of the Fashion Island Planned Community Development Plan and District Regulations are consistent with the General Plan and will not be detrimental to the project site or the City of Newport Beach. b) The proposed amendments, as revised. are consistent with General Plan Development Policy F in that the resulting signs are suitable for Fashion Island as a regional mall, compatible with the surrounding area and land uses, are not excessive in number and will assist the public by providing direction to mall tenants and features. C) The proposed amendments, as revised, to the Fashion Island Sign Program section of the Fashion Island Planned Community Development Plan and District Regulations are supportive of the ongoing development of Fashion Island as regional mall. d) The proposed amendments, as revised, to the Fashion Island Sign Program section of the Fashion Island Planned Community Development Plan and District Regulations meet the intent of the Fashion Island Planned Community District and the Zoning Code. iL Planning Commission Resolution No. _ Page 2 of 2 e) Pursuant to the California Environmental Quality Act, this project qualities as categorically exempt pursuant to Section 15311 (Class 11, Accessory Structures) of the California Environmental Quality Act Implementing Guidelines. Section 5. Based on the aforementioned findings, the Planning Commission hereby recommends approval of Planned Community Development Plan Amendment No. 2002 -002, including the draft ordinance attached as Exhibit "A ". PASSED, APPROVED AND ADOPTED THIS 5th DAY OF DECE \IBER 2002. MM IM Steven Kiser, Chairman ShantA-ajanian, Secretary AYES: Toer;e. Agaianian. McDaniel. Kiser Gifford. Selich and Tucker NOES: None DRAFT ATTACHMENT C EXCERPT OF DRAFT MINUTES FROM DECEMBER 5, 2002 PLANNING COMMISSION MEETING i, City of Newport Beach Planning Commission Minutes December 5, 2002 INDEX Ayes: Toerge, Agajanian, McDaniel, Kiser, Gifford, Selich, Tucker Noes: None \ xs♦ SUBJECT' Lomkone Restaurants, Inc. dBA Wahoo's Fish Taco Item 2 1091 Newport Center Drive PA2002 -220 Request fora Use Permit pursuant to the Alcoholic Beverage Outlet Ordinance Approved (ABO) to authorize the sale of alcoholic beverages for on -site consumption (Type 41 ABC License) at a proposed restaurant to be located within Fashion island. (PA2002- 220) Chairperson Kiser clarified the hours of 11 a.m. to 11 p.m. daily per the request of the applicant. Public comment was opened. Michael Cho of Bernard Associates at 3991 MacArthur Blvd., representing the applicant, noted that they have reviewed the conditions and concur with the recommendations of staff and asked for support of this application. Public comment was closed. Chairperson Kiser noted a change to the resolution on page 10, the reference to the activity number. \ Commissioner Agajanian noted that conditions 10 aniV were similar. Staff noted that one of them would be eliminated. He then asked about condition 13, reference to sidewalks. Staff answered that since this is a carry out restaurant, as well, this condition is intended to keep the area free of debris. Motion was made by Commissioner Kiser to adopt Resolution No. 1,582 approving the requested Use Permit No. 2002 -045 (PA2002 -220) subject to the findings and conditions included within the attached draft resolution as modified. Ayes: Toerge, Agajanian, McDaniel, Kiser, Gifford, Selich, Tucker Noes: None M+t• � SUBJECT: Fashion Island Planned Community (PC -35) Development Item 3 Plan and District Regulations (PA2002 -192) PA2002 -192 Request to amend the Fashion Island Planned Community (PC -35) Development Approved Plan and District Regulations pertaining to signage. The applicant proposes modified 5 City of Newport Beach Planning Commission Minutes December 5, 2002 signage development regulations that would allow additional shopping cente identification monument signs, vehicular and pedestrian directional signs anc restaurant monument signs. Ms. Temple noted that the applicant's representative indicated that they wish tc withdraw the portion of their request for the sign on the parking structure. Commissioner Selich noted the pedestrian monument signs (two) for each of the pedestrian entries do not show up on page LP2 in the staff report. Staff answered that the applicant had requested two, but it was staff's opinion that one sign at each of the locations would be adequate. The applicant has not indicated where they would be located. Public comment was opened. Mr. Tim Poone, Manatt /Phelps /Phillips LLP, 650 Town Center Drive, Costa Mesa spoke on behalf of the Irvine Company. He clarified that the applicant is looking for bne sign at each pedestrian entry for a total of two signs. The applicant has read.the staff report and have withdrawn the restaurant tenant signs proposed to be on the parking; structure, and they concur with staff on all other modifications as suggested by staff. This is a PC text change as opposed to examining individual signs, but the designs you have are a reflection of what the intent is on the signs that would be designed pursuant to these changes. Commissioner Agaianion asked about the restaurant monument sign behind the parking structure, is there an existing movie monument sign? Amy Owen, of Manatt Advisors, answered that there is a movie marquis on the ring road and this would be a sign similar in size and shape and content to that sign. They will be consistent in design. A study had been done on the rate of travel around the ring road and determined how for apart they needed to be for both signs to be readable and they have been placed at that distance. They are permanent signs. Chairperson Kiser noted his concern about the lighting of the signs along the ring road. Lighting from an external source at ground level, is there another way to light these or a way to restrict this so that we don't end up with a huge amount of light being thrown up on to those monument signs. Is it possible to light them with channel letters, backlit so it is a soft light? Ms. Own answered. that the. top portion of the monument sign is a halo lit or reverse channel type lettering. The floodlight on the ground is intended as a soft wash on the fro nt'of the sign-Pot a harsh. spotlight. It is similar to the signs existing at the entrance points to the Fashion Island properties at the inside of the ring road. They are lit from the ground. Ms. Temple added that in addition to the regulations in the Planned Community, that regulations not addressed in it defer to the Zoning Code, and the Sign INDEX i I� City of Newport Beach Planning Commission Minutes December 5, 2002 INDEX Chapter of the Zoning Code has a specific provision that the Planning Director may require modifications and the lowering of lighting levels if the lighting of the signs become objectionable or is out of context with the surrounding environment. Because there are no lighting provisions in the PC text, the lighting requirements within the sign code would apply. Discussion followed on the size, scale and design of the lettering on the monument sign, consistency with existing monument signs. and readability of the lettering when cars are traveling. Commissioner Toerge asked about the vehicular directional signs. He was answered that they are not intended to be illuminated, as they are reflective. He asked that they be removed from this section that allows for illumination. Public comment was closed. Chairperson Kiser asked for discussion on reducing the size of the restaurant monument signs that are covered in section 3 of the staff report. I don't see the need to have an approval of up to 16 feet. Reducing the height and mass of the second sign to go up would reduce visual clutter so that one sign does not compete with the other sign. I am satisfied with the lighting as the Planning Director has the ability to modify it if necessary and I am in favor of this application. Commissioner McDaniel agreed that the monument sign as proposed. is too tall and suggests that it be lowered without changing the lettering heights. Commissioner Selich noted the size and scale of the development accommodates that size of a monument sign. There is a lot of parking and building setback and you have to look at how this sign fits into the scale of the setting. I don't think it is that large a sign when you look at the copy beginning below the copy area of the sign. It would not be ail that objectionable. Commissioner Tucker noted that the sign guidelines for Mariner's Mile approves a 25 -foot height limit compared to 16 feet in Newport Center. I agree with Commissioner Selich, this is in scale. I suggest that the lettering height might be limited to one foot. Commissioner Gifford noted she agrees with what has been proposed and suggests that the language be changed to not exceed one foot as opposed to two feet. Commissioner Agajanion asked if the text change is being approved as well as the drawings attached in the staff report. Ms. Temple answered it was text change only as there are no design guidelines in the Fashion Island Planned Community. This would set the standards for the signs the applicant wants to currently install and also in time when they may want to 7 City of Newport Beach Planning Commission Minutes December 5, 2002 change them, they will fall under the some guidelines. Typically, the applicant provides the information regarding proposed signs and that is generally what they install. Commissioner Agajanian noted he concurs with the one foot height restaurant name lettering and recommended edits to staff's recommendation that the restaurant monument sign should be one (1) foot high and eight (8) feet wide and the elimination of the illumination permitted for the vehicular signs. He then asked if the shopping center identification signs would be illuminated. He then noted his support of the application. Ms. Temple answered that is not a change to the current provisions and is in the text now. Commissioner Toerge noted that considering the scale of the development and the setbacks of the building from the sides of the parking lot, I think the height of restaurant monument is acceptable to me. I support the one -foot size of the lettering and I would eliminate illumination of the vehicular directional signs as the applicant did not request it and there is no design of it. Commissioner McDaniel noted that he would not vote against this. Chairperson Kiser noted his support with the change in the restaurant monument sign language recommended by staff on page 7 to show the individual letters for the sign heading shall not exceed one (1) feet in height and the individual restaurants names letters shall be no more than one (1) foot high even though the letters are only proposed to be 7 inches maximum; that would allow more flexibility in case there were fewer restaurants to be shown. Motion was made by Commissioner Agajanian to adopt Resolution No. 1583 approving the Planned Community Development Plan Amendment No. 2002 -002 (PA2002 -192) subject to the findings and conditions in Exhibit A with the following changes: Change in the restaurant monument sign language recommended by staff on page 7 to show the individual letters for the sign heading shall not exceed one (1) feet in height and the individual restaurants names letters shall be no more than one (1) foot high. Eliminate sign illumination on vehicular signs. Change the individual restaurant identification lettering height signs to be no more than one (1) foot high and eight (8) feet wide. Public comment was opened. Mr. Poone noted his agreement with the suggested changes. Ayes: Toerge, Agajanian, McDaniel, Kiser, Gifford, Selich, Tucker Noes: None INDEX ATTACHMENT D PLANNING COMMISSION STAFF REPORT (INCLUDES CONCEPTUAL PLANS) 11 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT Agenda Item No. 3 December 5, 2002 TO: PLANNING COMMISSION FROM: Gregg Ramirez, Associate Planner : (949):644 -3219 SUBJECT: Request to amend the Fashion Island Planned Community (PC -35) Development Plan and District Regulations pertaining to signage. The applicant proposes modified signage development regulations that would allow additional shopping center identification monument signs, vehicular and pedestrian directional signs and restaurant monument signs. APPLICANT NAME: Holly Sandler representing the applicant, The Irvine Company. RECOMMENDATION: Approve, Modify or Deny Planned Community Development Plan Amendment No. 2002 -002 (PA2002 -192). DISCUSSION: Introduction and Background: The Fashion Island Planned Community (PC) Development Plans and District Regulations were adopted in by the City of Newport Beach on November 23, 1987. The applicant is proposing . to amend the section of the PC text titled "Fashion Island Sign Program" which provides the development regulations for all signage within the Fashion Island shopping center. This particular section of the PC text has been amended one time since the adoption of the PC text in 1987. Amendment No. 699; Resolution No. 90- 7 adopted February 12, 1990 added the "Entry Marker Signs" section to the list of the "Permitted Signs" portion of the PC text. The proposal is to amend the `Shopping Center Identification Signs" and the "Vehicular Signs" sections. Additionally, the applicant desires to create three new sections entitled "Restaurant Monument Signs ", 'Restaurant Tenant Signs" and "Compliance with i �:f 0 200 4[ VICIN1 !uI�11 Fashion Island Signs December 5, 2002 Page 2 S PLANNED COMMUNITY DEVELOPMENT PLAN AMENDMENT NO 2002 -002 (PA2002 -192) I Current Development: Fashion Island To the north: General office and commercial To the east: General office and commercial To the south: General office. commercial and residential To the west: General office and commercial Fashion Island Signs December 5, 2002 Page 3 Parking Requirements ". All the proposed amendments and additions occur within the "Permitted Signs" section of the "Fashion Island Sign Program ". The development of Fashion Island into a regional mall over the last decade has changed the number and make -up of the tenants at Fashion Island with increases in both restaurant and retail square footage. The existing shopping center is comprised of approximately 1,438,850 square feet of tenant space divided among numerous small retail and service tenants and several anchor tenants such as Bloomingdale's, Macy's, Robinson's May, Circuit City and Neiman Marcus. Additionally, there are 32 restaurants that include a variety of fast food and convenience eating and drinking establishments as well as several destination type restaurants such as PF Changs, The Hard Rock Cafe, Roy's, Thaifoon and the Cheesecake Factory. The Fashion Island Planed Community has established a maximum total of 1,633,850 square feet of gross floor area (not including theaters) for the entire Fashion Island center, with a maximum of 15% of the gross floor are allocated for eating and drinking establishments. With the evolution of the mall complex, the applicant has found that a change in the sign regulations is necessary and desirable. General Plan The General Plan land use designation for the Fashion Island shopping center is Ratail and Service Commercial (RSC). Signage associated with Retail and Semite Commercial uses is permitted as accessory structures supportive of the regional mall, which is a permitted use in the RSC designation. Furthermore, the proposed amendments are consistent with General Plan Policy "F" which 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 regional mall and compatible with surrounding land uses. Additionally, the resulting signs will assist mall patrons with route finding by providing directional signage to significant mall features. ANALYSIS The applicant is requesting changes to two existing sections of the Fashion Island Planned Community Development Plan and District Regulations within the "Permitted Signs" section of the text that is a sub - section of the "Fashion Island Sign Program ". "Shopping Center Identification Signs" "Vehicular Signs" Fashion Island Signs December 5, 2002 Page 4 Additionally, the applicant is requesting the addition of three new sections to the Fashion Island Planned Community Development Plan and District Regulations within the "Permitted Signs "'section. "Restaurant Monument Signs" "Restaurant Tenant Signs" "Compliance with Parking Requirements" Staff has addressed each request separately below and has included the existing (if any) regulations, the regulations proposed by the applicant and the regulations recommended by staff. 1. Shopping Center Identification Signs: The existing "Shopping Center Identification Signs' section reads: "In addition to other signs permitted by this section, monument signs identifying the shopping center are permitted at each vehicle entry drive location. Two (2) signs are allowed at each drive entry location, one on either side of the driveway. The location of the signs shall be approved by the City Traffic Engineer to ensure adequate sfcn distance. The sign area of each sign face shall not exceed one hundred square feet and shall not exceed a heicht of ten (10) feet. Sign illumination is permitted." The applicant has proposed (Changes /additions to the existing text are underlined): `7n addition to other signs permitted by this section, monument signs identifying the shopping center are permitted at each vehicle entry drive location. Two (2) signs are allowed at each entry drive location, one on either side of the driveway. The location of the signs shall be approved by the City Traffic Engineer to ensure adequate sign distance. The sign area of each sign face shall not exceed one hundred square feet and shall not exceed a height of ten (10) feet. Sign illumination is permitted. Two (2) signs are allowed at each pedestrian entry location." Staff recommends the following (Changes /additions to the existing text are underlined):' `7n addition to other signs permitted by this section, monument signs identifying the shopping center permitted at each vehicle entry drive location. The names of maior tenants may placed upon the shopping center identification sign. Two (2) signs are allowed at each entry drive location, one on either side of the driveway. The location of the signs shall be approved by the City Traffic Fashion Island Signs December 5, 2002 Page 5 Engineer to ensure adequate sight distance is provided. The sign area of each sign face shall not exceed one hundred square feet and shall not exceed a height of fen (10) feet. Sign illumination is permitted." "7n addition to other signs permitted by this section, monument signs identifying the shopping center are permitted at each pedestrian entry location. One (1) sign is allowed at each of the two main pedestrian entry locations (directly across from San Nicholas Drive and Center Drive). The size of each monument sign shall not exceed four (4) feet in height be a maximum of sixteen (16) square feet and individual sion letters shall not exceed five (5) inches in height. Advertisina. names of tenants or corporate logos are not permitted on these signs. The location of the signs shall be aoeroved by the Citv Traffic Enaineer to ensure adequate sight distance is provided. Sion illumination is permitted." The pedestrian entry locations are shown on Sheet LP2 of the exhibits provided by the applicant. Staff believes that one pedestrian monument sign at each of the two locations is sufficient to provide identification and that the size limitation will ensure that these signs are kept to. a pedestrian scale. For clarity, staff believes that the "Shopping Center Identification Signs" section should be divided into two paragraphs, as recommended above, to state the regulations for vehicular entry and pedestrian entry monument signs separately. Included within paragraph one is the provision that would permit "Major Tenants (2s defined on page 13 of the PC regulations) names to be included on the "Shopping Center Identification Signs ". The purpose of these signs is to allow persons arriving at Fashion Island to potentially locate the closest point of entry to a particular major tenant. Staff has included an additional change to paragraph one to correct a typographic error. The amendment changes the phrase "sign distance" to the correct "sight distance ". Starr felt this was a good opportunity to make this change. 2. Vehicular Signs The applicant has proposes chances to the existing "Vehicular Signs" section that would permit the names of shopping center tenants to be included on vehicular directional signs. The existing "Vehicular Signs" portion of the text reads as follows: "in addition to other signs permitted in this section, signs used to give direction to vehicular or pedestrian traffic are permitted. Said signs shall not contain advertising messages and shall be subject to the review and approval of the City Traffic Engineer." �. Fashion Island Signs December 5, 2002 Page 6 The applicant has proposed (Changes /additions to the existing text are underlined): "In addition to other signs permitted in this section, signs used to give direction to vehicular or pedestrian traffic are permitted. Among other directions given by these signs may be directions to major tenants, restaurant tenants. exits. significant mall features or areas and other mall amenities such as valet droo- off. Such signs shall not contain advertising messages and shall be subject to the review of the City Traffic Engineer." Staff recommends the following (Changes /additions to the existing text are underlined): "In addition to other signs permitted in this section, signs used to give direction to vehicular or pedestrian traffic are permitted. These signs may provide directions to maior tenants. restaurant tenants, exits. sianifcant mall features or areas. and other mall amenities such as valet droo -off. Said signs shall rct contain advertising messages or corporate logos and shall be limited to text only and uniform in font stvle. color and size. The location of the signs shall be subject to the review and aporoval by the City Traffic Engineer. Sian illuminaticr is permitted.' The word "advertising" in the existing PC text has been interpreted to include terar: names, and staff believes that this new language clarifies the existing developmert regulations by clearly stating that tenant names may be included on this type of sign. Additionally, staff feels that addition of directional signage that includes the names c* major tenants and significant features will aid shopping center patrons and help improve vehicular circulation within the shopping center parking lots. The applicant depicts examples of possible vehicular sign locations and design on sheets LP1 and AD cf the attached exhibits. 3. Restaurant Monument Signs The applicant proposes to add a new section to the Planned Community Text titled "Restaurant Monument Signs ". The stated purpose of these signs is to give restauram tenants without frontage outside the mall area increased visibility and exposure. The applicant has proposed the following language for this new section: `In addition to other sians. includina tenant siqns. permitted by these regulations, two signs are permitted which identify the major restaurant district. These signs shall be located along the Newport Center Drive ring road as free- standing two -sided monument signs. These signs may be internally or externally illuminated. Individual letters for the restaurant district name shall not a Fashion Island Signs December 5, 2002 Page 7 exceed two (2) feet in height. Individual restaurants may be identified in an area of the sign which shall be no more than one foot high and 8 feet (8) wide." Staff believes that this proposed addition is a reasonable request and that the signage may indeed aid in the success of the associated restaurants. Staff believes that logos and "brand" lettering would allow for identification more readily than uniform lettering and should be allowed. Therefore, staff proposes the following text for the new "Restaurant Monument Signs" section to ensure that the maximum number of signs and restaurants advertised is clearly stated. An example of a restaurant monument sign and the possible location of one sign can be found on Sheets RM and LP2, respectively, in the exhibits provided by the applicant. Staff recommends the following language for the new "Restaurant Monument Signs" section: "In addition to other signs permitted in this section. a total of two monument signs that identify a maximum of six (6) restaurants each are permitted. Corporate locos and "brand "letterina are permitted on these signs. These sicns may be located along the Newport Center Drive ring road as free - standing. two sided monument sians and shall not be located in other areas. Individual letters for the sign headine (e.q. "Island Dining ") shall not exceed two (2) feet in heicht. Individual restaurant names may be identified in an area of the sicn. which shall be no more than two (2) feet hich and 8 feet (8) wide. The total heicht of the sign structure shall not exceed a maximum heiaht of sixteen (16) feet. The location of the sians shall be aporoved by the City Traffic Engineer to ensure adequate sight distance is provided. Sian illumination is permitted." 4. Restaurant Tenant Signs The applicant proposes a new section titled "Restaurant Tenant Signs ". The proposed location for these signs is the fagade of the parking structure located adjacent to Bloomingdale's. (See the photo simulation exhibit provided by the applicant dated 06/26/02) . 'The applicant has proposed the following language for this new section: "In addition to other sians. inciudina tenant sians and restaurant monument sians permitted by these regulations. signs are permitted which identify restaurant tenants. Signs shall be limited to Restaurant Tenants, and shall be located anywhere along the top spandrel panel of the west facade of the parking structure. Letters can be attached directly to the existina spandrel panel or can be attached to a new panel mounted to the spandrel panel. New panel height shall not protect above the existina panel more than three (3) feet. Fashion Island Signs December 5, 2002 Page 8 Individual letter height shall not exceed eighteen (18) inches. These signs may be internally or externally illuminated." Staff believes the other amendments /additions proposed in this application, along with what the existing regulations permit, provide the opportunity for sufficient numbers and types of signage for restaurant tenants. Placing signage on the parking structure would be repetitive, as the proposed new restaurant monument signs will allow restaurants with interior locations visibility on Newport Center Drive (see sheet LP2 of the exhibits). However, should the commission believe that these potential signs are desired, staff recommends more specific language regarding the number, size and location. In addition to other signs permitted by this section. restaurant tenant signs are permitted to be located on Parkina Structure No. 2. Signs are only permitted to be located on the too soandrel oanel of the westerly facade or on a new Sion panel mounted to the too spandrel panel of the parkina structure. An new sign panel may not project above the existina panel more than three (3) feet. A maximum of two panel areas (existine or new) measuring no more than 50 square feet each may contain sionage with a maximum of two (2) tenants advertised on each. Corporate locos and "brand" lettering are oermitted on these signs. Total sign area of each panel may not exceed 50 souare feet. Sion illumination is permitted. 5. Compliance with Parking Requirements The applicant has proposed a new section titled "Compliance with Parking Requirements ". The proposed language for the new text is as follows: "Anv sien permitted by these regulations may be located in areas converted from existing parkine, provided that the remaining parking shall comoly with all parking requirements of the Fashion Island Planned Communitv Develooment Plan District Regulations." Staff believes the inclusion of this new section is acceptable and that it will aid in clarifying that new signage is permitted to be placed in what is an existing parking space so long as the number of parking spaces required by the PC text is maintained. Staff suggests the following for clarity: "Any sign permitted by -these regulations may be located in areas converted from existing parkine spaces. provided that the remainina number of available parking spaces meets the reouirements of the Fashion Island Planned Community Development Plan District Regulations." 4-'- Fashion Island Signs December 5, 2002 Page 9 Environmental Review: This project has been reviewed, and it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 11 (Accessory Structures). Public Notice. Notice of this hearing was published in the Daily Pilot, mailed to property owners within 300 feet of the property (excluding roads and waterways) 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. CONCLUSION AND SUMMARY Staff feels that the except for the "Restaurant Tenant Signs ", the proposed changes to the "Sign Program" section of the Fashion Island Planned Community will allow permitted signage to reflect the growth and changes occurring at Fashion Island and be supportive of Fashion Island as a regional shopping mall. The proposed pedestrian monument signs will help identify those two locations where sidewalks are located that provide access to pedestrians from the Newport Center Drive ring road to the shopping center. The proposed amendment to the "Vehicular Signs" section will help drivers better negotiate the various parking lots of the shopping center by identifying directions to major mall tenants and major mall features. The proposed restaurant monument signs will allow restaurants with interior mall locations to have the opportunity for street exposure on Newport Center Drive. Finally, the new "Compliance with Parking Requirements" will clearly state that any new sienage shall not displace required parking. As stated above, staff does not support the proposed new section tilled "Restaurant Tenant Signs" since the new `Restaurant Monument Signs" section will allow those tenants with interior locations the opportunity to advertise along Newport Center Drive. % One additional note, although exhibits have been provided showing design, dimensions and locations of signage,please keep in mind that should this proposed Planned Community Development Plan Amendment be approved the signs will be required to meet the adopted development regulations and they may not necessarily be the exact signs depicted in the application package. `r Prepared by: Gregg B. Ram rez, Associate Planer Attachments: Fashion Island Signs December 5, 2002 Page 10 Submitted by: P,44Ai� L&L-1 - Patricia L. Te ple, PI nnMg Director 'E5. BmFt it, etv —til er" ii9e'1ee NO._ em� "A" PG TE:r C. Applicant's letter of request D. Conceptual Plans ATTACHMENT C APPLICANT'S LETTER ly-f` h � (-. �sy THE IRVINE COMPANY September 12, 2002 Patricia Temple Planning Director City of Newport Beach 3300 Newport Blvd. Newport Beac -h, CA 92660 Re: Fashion Island Sign Program Dear Ms. Temple: RECEIVED BY PLANNING DEPART,ti9EN 7 CITY n Al SEP 1 7 2002 PY, 7181911-1 01111/ :1LIs;I ilt15i6 I In connection with our proposed modification to the sign program for Fashion Island, The Irvine Company hereby applies for the following chan_es to the Fashion Island Planned Community Development Plan and District Regulations as adopted on November 23, 1937. with four subsequent amendments: • In the "Shopping Center Identification Si=ns" section (Page 14). add a new third sentence which reads: "Two (2) signs are allowed at each pedestrian entry location.' Revise the `Vehicular Signs' section (Page 1 5) to read: '-In addition to other signs permitted in this section. signs used to give direction to vehicular or pedestrian traffic are permitted. Among other directions given by these signs may be directions to major tenants, restaurant tenants. exits. significant mall features or areas, and other mall amenities such as valet drop -off. Such signs shall not contain advertisinU messages and shall be subject to the review and approval of the City Traffic Engineer." • A new section entitled'-Restaurant Monument Signs" should be added as follows: "In addition to other signs. including tenant signs. permitted by these regulations. two signs are permitted which identify the major restaurant district. These suns shall be located along the Newport Center Drive ring road as free - standing, two -sided monument signs. These signs may be internally or externally illuminated. Individual letters for the restaurant district name shall not exceed two (2) feet in height. Individual restaurants may be identified in an area of the sign which shall be no more than one foot high and eight (3) feet wide." P? 11 r ccn nb...nn•. rn. -.n. r. ".n ��n...�, -.. Dom, -�. racb -...h 9oc�n.-n.. �n+m - ^n. ^rnn /i . ✓ City ofNewport Beach ; ✓d September 12, 2002 Page 2 • Anew section entitled "Restaurant Tenant Signs' should be added as follows: " In addition to other signs, including tenant signs and restaurant monument signs permitted by these regulations, signs are permitted which identify restaurant tenants. These signs shall be located on the parking structure fagade and may be internally or externally illuminated. A new section entitled "Compliance with Parking Requirements" should be added as follows: "Any sign permitted by these regulations may be located in areas converted from existing parking, provided that the remaining parking shall comply with all parkin_ requirements of the Fashion Island Planned Community Development Plan and District Regulations" Thank you for your consideration of these changes. If you have any questions, please feel free to contact either Holly Sandler at (714) 2 3S -9760 or Tim Paone at (714) 232 -9159. Sincerely, ?�.IUh -- Ronald J. Keith Executive Vice President Commercial Property Development Investment Properties Group RJK /se Cc: Holly Sandler Tim Paone 1/ Uile 011users\serickson\NIYDOCS6:eith \Fashion IslandTashion Island Sign Pro.mrn.doc Findings for Planned Community text Amendment for new sign types located within Fashion Island ringroad. Three new sign types are proposed: vehicular directional, pedestrian monuments and restaurant monument. The intent of adding the new sign types is to allow vehicular and pedestrian traffic better and safer accessibility to the retail and restaurant locations. Vehicular directional signs are a common sign type found at most regional retail centers. The vehicular directional sign provides quick reference to major tenants and will not include advertising. Currently the pedestrian monuments are located at the vehicular access points; the proposed new locations will be directed to the pedestrian access points. Fashion Island has become a popular meeting place for shopping and dining. The restaurant monument will provide needed direction to the restaurants that are located internally and do not have signs visible from the parking areas. The granting of this proposed Planned Community amendment will not be contrary to the purpose of Section 20.67 - Signs. In fact, adopting the amended text may provide a safeguard of life, health, property and public welfare by providing direction to minimize ambiguity by patrons of Fashion Island. The_Icn types proposed will comply with the design guidelines _set forth in the Planned) Community. Furthermore, the proposed signs will not be materially detrimental to the health, safety, comfort or general welfare of persons residing in the neighborhood, or detrimental or injurious to property or improvements in the neighborhood, or to the general welfare of the City. ,v' .. Sys THE IRVINE COMPANY November 20, 2002 Patricia Temple Planning Director City of Newport Beach 3300 Newport Blvd. Newport Beach, CA 92660 Re: Fashion Island Sign Program Dear Ms. Temple: In a request dated September 12, 2002, The Irvir.-- Company applied for four amendments to the Fashion Island Planned Community Development Plan and District Regulations as adopted on November 23, 193', in addition to those four amendments, The Irvine Company hereby requests the following change be included: In the "Shopping Cn- ter Identification Signs" section (Page 14), modify the first sentence to read: "In addition to other signs pe-mitted by L' is section. monument signs identifying the shopping center ar:d major ter-ants are permitted at eac!4 vehic!e entry drive location." Thank you for your consid&ator of these c.langes. If you have arty questions, please fee! free to contact either Holly Sandler at (714) 245 -9760 or Tim Paone at (714) 282-9159. Sincerely, q.&t�, Ronald J. Keith Executive Vice President Commercial Property Development Investment Properties Group: RJK/se Cc: Holly Sandler Tim Paone 550 Newport Center Drive, Newport Beach. California 92660.7011 o (949) 720 -2000 ^J Page I of 1 Ramirez, Gregg From: Holly Sandler [holly @jlhare.coml Sent: Thursday, November 21, 2002 12:18 To: Gregg Ramirez Subject: Fashion Island Signs Importance: High Hi Gregg, Nice seeing you last night. Below is the proposed information for the parking structure signs. Let me know if you need anything else. Signs shall be limited to Restaurant Tenants, and shall be located anywhere along the top spandrel panel of the west facade of the parking structure Letters can be attached directly to the existing spandrel panel or can be attached to a new panel mounted to the spandrel panel. New panel height shall not project above the existing panel more than T -0 ". Individual letter height shall not exceed 18" Thanks. Holly A. Sandler Senior Project Manager J.L. Hare Associates, Inc. (714) 245 -9760, extension 14 Fax(714)245 -9761 www.jlhare.com The information contained in this message may be privileged and confidential and protected from disclosure. If the reader of this message is not the intended recipient, or an employee or agent responsible for delivering this message to the intended recipient, you are hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited. If you have received this communication in error, please notify us immediately by replying to the message and deleting it from your computer. ice: ATTACHMENT D CONCEPTUAL PLANS z w n w U z a S z W z a J n z O S en a LL a H H M� W U W U LV C) N C) k C N p h C O L+7 N h co 3�m d N D� c7 h UU Z CL — U >1 too CD t O Q co co LU = N I L 6 F N N . 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