HomeMy WebLinkAbout06 - Villas Fashion Island Sign Modification - PA2016-030 e COMMUNITY DEVELOPMENT DEPARTMENT
y PLANNING DIVISION
100 Civic Center Drive,P.O. Box 1768,Newport Beach, CA 92658-8915
CgG�pQ{Lt��T 949-644-3200 Fax: 949-644-3229
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
April 14, 2016
Agenda Item No. 6
SUBJECT: Villas Fashion Island Signage (PA2016-030)
1101 San Joaquin Hills Road
• Modification Permit No. MD2016-004
APPLICANT: Irvine Company
OWNER: Irvine Company
PLANNER: Benjamin M. Zdeba, AICP, Associate Planner
(949) 644-3253, bzdeba@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• Zone: PC-56 (North Newport Center)
• General Plan: MU-H3 (Mixed Use Horizontal)
PROJECT SUMMARY
A modification permit to allow two project identification monument signs and two leasing
directional signs along San Joaquin Hills Road where the North Newport Center
Planned Community regulations only allow one of each sign type. Also included is a
request to increase the size for both signs above the maximum allowed.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. approving Modification Permit
No. MD2016-004 (Attachment No. ZA 1).
DISCUSSION
• The subject property is located within the San Joaquin Plaza Subarea of the
North Newport Center Planned Community (PC-56) Zoning District. A 524-unit
multi-family residential project is currently under construction with the main
Villas Fashion Island Signage
Zoning Administrator, April 14, 2016
Page 2
entrance off San Joaquin Hills Road. The proposed signage is intended to
adequately identify the project site and provide leasing information.
• The PC-56 zoning currently allows one project identification monument sign and
one leasing directional sign. The proposal includes one additional project
identification monument sign and one additional leasing directional sign for a total
of two each. Also included is a request to increase the sizes for the allowed
signage as follows:
PC-56 Text Allowance ProposeTIVIIIIIIIIIIIIIIIIIIIIIIIM
Project Identification Sign 6 feet high 8 feet high
12 feet wide 27 feet wide
18 inch letter height 26 % inch letter height
Leasing Directional Sign 4.5 feet high 9.75 feet high
5 feet wide 7 feet wide
7 inch letter height 10 inch letter height
• The Villas Fashion Island project is developed on a large parcel (18.29 acres)
and is set back approximately 40 feet from San Joaquin Hills Road, which is a
divided two-way roadway, 145 feet in width. The speed limit is 50 miles per hour.
• The proposed additional signage and increased sizes are requested to better
identify the primary entrance. This entrance gives direct access to the
subterranean parking areas as well as the leasing office and is the only vehicular
access on San Joaquin Hills Road.
• As demonstrated by the perspective renderings, the size increases are in scale
with the overall development (Attachment No. ZA 4). Limiting the number and
sizes in accordance with the PC-56 zoning results in signage that is out of scale
with the buildings. Landscape improvements surrounding the signs will help to
soften the appearance from nearby vantage points.
• The proposed increase to size limitations does not interfere with the intent of the
PC Text and Zoning Code as it helps provide for adequate identification of the
site while guarding against the excessive and confusing proliferation of signs.
The proposed increases will allow for greater visibility for motorists traveling on
San Joaquin Hills Road to identify the project's primary entrance.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15311, of the State CEQA (California
Environmental Quality Act) Guidelines - Class 11 (Accessory Structures). Class 11
consists of construction or placement of minor structures accessory to (appurtenant to)
existing commercial, industrial, or institutional facilities, including but not limited to signs.
TmpIt:10-02-15
Villas Fashion Island Signage
Zoning Administrator, April 14, 2016
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 or call for review 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:
j mj J . Zdeba, AICP
Associa Planner
JWC/bmz
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant's Project Description and Justification
ZA 4 Project Renderings
ZA 5 Project Plans
TmpIt:10-02-15
Attachment No. ZA 1
Draft Resolution
RESOLUTION NO. ZA2016-XXX
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MODIFICATION
PERMIT NO. MD2016-004 TO ALLOW ADDITIONAL SIGNS AND
INCREASED SIGN SIZES FOR THE VILLAS FASHION ISLAND
PROJECT LOCATED AT 1101 SAN JOAQUIN HILLS ROAD
(PA2016-030)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Irvine Company, with respect to property located at 1101 San
Joaquin Hills Road, and legally described as Parcel 3, as shown on a Parcel Map filed in
Book 81, Pages 8 and 9 of Parcel Maps, in the Office of the Orange County Recorder.
Except therefrom that portion of said land lying within Parcels 1 through 4 as shown on a
Map, filed in Book 175, Pages 22 to 24 of Parcel Maps, Records of said County,
requesting approval of a modification permit.
2. The applicant proposes two project identification monument signs and two leasing
directional signs along San Joaquin Hills Road where the North Newport Center Planned
Community regulations only allow one of each sign type. Also included is a request to
increase the size for both signs above the maximum allowed. The proposed maximum
dimensions for the project identification signs are 8 feet high by 27 feet wide, whereas
the PC allows for a maximum sign height of 6 feet and a maximum width of 12 feet.
The proposed maximum dimensions for the leasing directional signs are 9.75 feet high
by 7 feet wide whereas the PC allows for a maximum sign height of 4.5 feet and a
maximum width of 5 feet.
3. The subject property is designated Mixed-Use Horizontal (MU-H3) by the General Plan
Land Use Element and is located within the North Newport Center Planned Community
(PC-56) Sub-Area San Joaquin Plaza.
4. The subject property is not located within the coastal zone.
5. A public hearing was held on April 14, 2016, 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 is categorically exempt pursuant to Title 14 of the California Code of
Regulations (Section 15311, Article 19 of Chapter 3, Guidelines for Implementation of
the California Environmental Quality Act) under Class 11 (Accessory Structures).
Zoning Administrator Resolution No. ZA2016-XXX
Page 2 of 6
2. Class 11 consists of construction or placement of minor structures accessory to
(appurtenant to) existing commercial, industrial, or institutional facilities, including but
not limited to signs.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.050 (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 San Joaquin Plaza Sub-Area of the North
Newport Center Planned Community (PC-56) Zoning District. The proposed project
identification monument signs and leasing directional signs are allowed ancillary
structures.
2. The proposed project identification monument signs will be located on either side of
the primary project entrance on San Joaquin Hills Road. The signs will be
complementary to the landscaped areas and will not diminish or negatively impact the
character of the development for the following reasons.
a. The Villas Fashion Island development is approximately 65 feet tall and set
back 40 feet from the property line fronting San Joaquin Hills Road. The larger
signs will be in scale with the project and will help improve the ability to identify
the Villas Fashion Island development at its primary entrance to motorists on
San Joaquin Hills Road, which has higher vehicle speeds. The larger leasing
directional signs will better serve the development in providing clear legible
leasing information.
b. The proposed increase in maximum sign height is similar in height to existing
monument signs for adjacent office sites, Fashion Island and Big Canyon, all of
which are located nearby and have frontages facing San Joaquin Hills Road.
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. The proposed monument signs and leasing directional signs will be located at the
primary entrance to Villas Fashion Island from San Joaquin Hills Road on a large
03-08-2016
Zoning Administrator Resolution No. ZA2016-XXX
Page 3 of 6
parcel (18.29 acres). San Joaquin Hills Road is a 145-foot-wide, divided roadway with
a speed limit of 50 miles per hour. The larger signs will help to improve visibility and
identification of the site.
2. The sign standards in the North Newport Center Planned Community were designed
and oriented toward the office uses previously located at the project site. The
proposed larger signs are adequately set back from the public right-of-way and are in
scale with the adjacent residential buildings under construction.
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 Villas Fashion Island development is on 18.29 acres and will have one primary
entry from a 145-foot-wide divided roadway with high speeds and reduced visibility.
The strict application of the sign standards established by the North Newport Center
Planned Community would result in fewer and smaller signs and could result in
motorists missing the project entry or attempting project entry at higher vehicle
speeds.
2. The proposed increases in number and size do not interfere with the intent of the
Zoning Code as they provide for adequate identification of the site and leasing
information while guarding against the excessive and confusing proliferation of signs.
The proposed signs are complementary to other signs in San Joaquin Plaza and North
Newport Center.
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.
Facts in Support of Finding:
1. The alternative of compliance with the North Newport Center Planned Community sign
regulations would result in signage that is too small and out of scale with the
development to be effective.
2. The location of more than one sign of each type in a larger format near the primary
entrance is essential for notifying visitors of the project's primary entrance. The signs
as proposed will not obstruct vehicle or pedestrian sight distance, are well integrated
into the overall design and scale of the development, and will be the only signs on
approximately 1,100 linear feet of street frontage.
03-08-2016
Zoning Administrator Resolution No. ZA2016-XXX
Page 4 of 6
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.
Facts in Support of Finding:
1. Approval of the application to allow an additional project identification monument sign
and an additional leasing directional sign with an increase in size for both does not
change the density or intensity of the existing use. The proposed signs will provide
adequate identification for the unique layout of the entryway along San Joaquin Hills
Road.
2. The locations of the signs are well within the private property and will not impact the
surrounding properties consistent with Fact D-2 above.
3. The size of the signs is well within the scale of signs in the surrounding area and will
not adversely affect or be detrimental to persons, property, or improvements in the
surrounding neighborhood.
4. The project has been reviewed and conditioned to ensure the sign will be safely
located outside the vehicular line of sight.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Modification
Permit No. MD2016-004, 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 or call for review is filed with the Director
of Community Development in accordance with the provisions of Title 20 Planning and
Zoning, of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 14TH DAY OF APRIL, 2016.
Patrick J. Alford, Zoning Administrator
03-08-2016
Zoning Administrator Resolution No. ZA2016-XXX
Page 5 of 6
EXHIBIT "A"
CONDITIONS OF APPROVAL
Planning Division
1. 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. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. 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.
4. This Modification Permit may be modified or revoked by the Zoning Administrator,
Planning Commission or City Council 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.
5. Any change in operational characteristics, 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.
6. The project identification monument signs shall have a maximum height of 8 feet and a
maximum width of 27 feet. Letter or logo heights shall be limited to 263/4 inches.
7. The leasing directional signs shall have a maximum height of 9.75 feet and a
maximum width of 7 feet. Letter or logo heights shall be limited to 10 inches.
8. 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.
9. 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.
10. 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
03-08-2016
Zoning Administrator Resolution No. ZA2016-XXX
Page 6 of 6
every kind and nature whatsoever which may arise from or in any manner relate (directly
or indirectly) to City's approval of the Villas Fashion Island Signage including, but not
limited to, Modification Permit No. MD2016-004 (PA2016-030). 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.
Public Works Division
11. Sign shall be located outside the vehicular line of sight area, per CIM Standards (STD-
110-2).
Building Division
12. The applicant shall obtain building and electrical permits.
or
03-08-2016
Attachment No. ZA 2
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Attachment No. ZA 3
Applicant's Project Description and
Justification
PA2016-030
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CAA PLANNING
February 17, 2016
Ms. Brenda Wisneski
Deputy Community Development Director
City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92658-8915
Subject: Sign Modification Permit Application, Proposed Project Identification and
Leasing Directional Signs at 1 San Joaquin Plaza,North Newport Center P.C.
Dear Ms. Wisneski:
On behalf of Irvine Company, CAA Planning, Inc. (CAA) submits the enclosed sign
modification permit application for 1 San Joaquin Plaza related to the proposed 524-unit
apartment complex, Villas Fashion Island (Villas). The Villas will be located along San Joaquin
Hills Road within the San Joaquin Plaza sub-area of the North Newport Center Planned
Community (PC) in an area formerly occupied by five 2-story office buildings. All of the
building permits have been issued for the Villas and they are currently under construction with a
model opening scheduled for October 2016. The application seeks approval for two project
identification monument and two leasing directional signs along San Joaquin Hills Road when
the PC allows only one project identification monument and one leasing directional sign. The
application also seeks to increase the size for both sign types above what is allowed in the PC. The
proposed signage for the Villas will also include advisory signs (Type H Signs) and temporary signs
identifying the project as under development and offered for lease. These proposed signs are
consistent with the PC and do not require discretionary permitting.
Proposed Sins
Project Identification Monument Signs
The PC sign standards for San Joaquin Plaza allow for one project identification monument sign
(Type C-Free Standing Sign) along San Joaquin Hills Road with a maximum height and width of
6 feet and 12 feet respectively, and with a maximum letter height of 18 inches. The application
proposes to increase the number of project identification monument signs from the allowed
maximum of one sign to two signs which will be located on either side of the entrance drive into
the Villas and identified as Signs 1.01.S and 1.02.S on the attached Sign Drawing Sheet G1. The
application also proposes to increase the height of the project identification monument signs
from the allowed maximum height of 6 feet to 8 feet, to increase the width from the allowed
maximum width of 12 feet to 27 feet, and to increase the allowed maximum letter height from
the allowed maxim-am letter height of 18 inches to 263/4 inches as shown on the attached Sign
Drawing Sheets G2-G3.
65 Enterprise,Suite 130 o Aliso Viejo,California 92656 0 (949) 581-2888- Fax(949) 581-3599
PA2016-030
fZ
Ms. Brenda Wisneski
February 17, 2016
Page 2 of 3
Leasing Directional Signs
The PC sign standards for San Joaquin Plaza allow for one leasing directional sign (Type K-
Leasing Sign) along San Joaquin Hills Road with a maximum height of 4.5 feet and a maximum
width of 5 feet. The application proposes to increase the number of leasing directional signs
along San Joaquin Hills Road from the approved maximum of one sign to two signs which will
be located on either side of the entrance drive of San Joaquin Hills Road and identified as Signs
2.01.8 and 2.02.S on the attached Sign Drawing Sheet GI. The application also proposes to
increase the height of the leasing directional signs from the allowed maximum height of 4.5 feet
to 9.75 feet and to increase the width from the allowed maximum width of 5 feet to 7 feet as
shown on the attached Sign Drawing Sheets G4-G5.
Consistenev
The proposed signs are approved sign types within the PC and are consistent with the scale of
other large signs located on the heavily travelled, high-speed arterials surrounding Newport
Center as well as on Newport Center Drive and its connector streets. Examples are the 15-foot
Type A cube signs at the Santa Cruz and Santa Rosa intersections with San Joaquin Hills Road,
the 13'8" high by 8'0" wide Type A blade signs on Santa Rosa Drive and San Nicholas Drives,
and the 5'2" high by 20'6" wide Type C sign on Santa Cruz (Figures 1-3). The proposed signs
are designed in proportion to height and size of the Villas, which spans most of the block with
buildings attaining a maximum height of 65 feet. View simulations are included with the
application to show street level perspectives from San Joaquin Hills Road and include views
from the southbound and northbound travel lanes, and the northbound left hand turn lane into the
Villas (View Simulations 1-7). The view simulations illustrate how the signs, which are drawn to
scale in height and width, blend in with the backdrop provided by the sloping terrain and mature
landscaping leading up from San Joaquin Hills Road to the large mass presented by the multi-
storied apartment buildings.
The entry into the proposed project is accessed from San Joaquin Hills Road which has a high
degree of vehicular traffic. Consequently, the size and number of signs is important in providing
quick and accurate identification of the proposed project residential buildings, leasing office, and
visitor parking for prospective tenants located therein. Two project identification monument
signs and leasing directional signs are necessary to provide ample time for motorists to make the
turn into the project entry from San Joaquin Hills Road. There is no signal proposed to be located
at the entry into the project and adequate time is need for eastbound motorists to make the right
turn into the project and for westbound motorists to make the left turn into the project from the
left-turn pocket proposed to be constructed within the existing median on San Joaquin Hills
Road.
The project identification monument signs will be positioned at a 45 degree angle to San Joaquin
Hills Road and will have a setback of 19 feet and 20 feet from closest corner of the sign to the
public right-of-way, and the center of the signs will be 28 feet and 30 feet from the right-of-way,
respectively. The leasing directional signs will be located from 2'0"to 11'2" behind public right-
PA2016-030
Ms. Brenda Wisneski
February 17, 2016
Page 3 of 3
of-way for Signs 2.01.S and 2.02.5, respectively. The size of the signs will be softened by the
heavy landscaping around and behind the signs consisting of shrubs (Bird of Paradise and Clara)
and mature trees(Afghan Pine and Brisbane Box), some as large as 60"box.
Required Actions
As permitted by Zoning Code Section 20.42.110.A, Irvine Company requests approval of a
Modification Permit to allow the following modifications to the sign standards for The Villas:
• Approval to allow a second project identification monument sign (Type C-Free Standing
Sign) and to allow increases in the height to 8 feet, the width to 27 feet and the letter
height to 263/4 inches to both project identification monument signs.
• Approval to allow a second leasing directional sign (Type K-Leasing Sign) and to allow
increases in the height to 9.75 feet and the width to 7 feet for both leasing directional
signs.
The Zoning Code allows the Zoning Administrator to grant a Modification Permit to allow for
the placement of signage not contemplated in the PC text. Findings have been prepared in
support of the Modification Permit request, and are attached hereto. If you have any questions or
concerns,please do not hesitate to contact me at(949) 581-2888.
Sincerely,
CAA PLANNING, INC.
/1/411
Shawna L. Schaffner
Chief Executive Officer
Attachments:
Sign Drawings (5 sets-11"x17")
View Simulations 1-7 (5 sets-1l"x17")
Figures 1-3
Planning Application,Application Fee
Findings
Public Noticing Materials
Electronic File (CD-ROM)
c: Mr.Nate Johnson, Irvine Company
PA2016-030
FINDINGS
Zoning Code Section 20.52.050—Modification Permits
Subsection E. Required Findings. "The Zoning Administrator may approve or
conditionally approve a Modification Permit if, on the basis of the application,
materials, plans and testimony (orally and/or in writing) submitted, the Zoning
Administrator finds all of the following:"
A. Finding: The requested modification will be compatible with the existing
development in the neighborhood,-
Facts
eighborhood;Facts in support of the finding for the project identification monument signs
and leasing directional signs:
1. The subject property is designated as MU-H3, Mixed Use Horizontal by the
Land Use Element of the General Plan and is being developed as
residential. The proposed project identification monument signs and
leasing directional signs are allowed ancillary uses in the North Newport
Center Planned Community.
2. The proposed project identification monument signs and leasing directional
signs will be located on San Joaquin Hills Road on either side of the entry
into the project and to the leasing office and visitor parking for prospective
tenants.
3. The proposed project identification monument signs and leasing directional
signs are proportional in quantity and size to the 524 residential units
currently under construction and the surrounding North Newport Center
offices and hotels.
4. The proposed project identification monument signs and leasing
directional signs will be constructed of similar materials and lettering as
is typical of the existing signs located throughout North Newport Center
which are fabricated aluminum channel letters with internal LED
illumination and translucent acrylic faces.
B. Finding: 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 the finding for the project identification monument signs and
leasing directional signs:
1. The proposed project is located within the San Joaquin Plaza sub-area
which. This area generates a high degree of h i g h s p e e d v e h i c u l a r
traffic which will increase dramatically because of the large number of
destination trips that the proposed project generate. Consequently, the size
and number of signs is important in providing quick and accurate
Page 1 of 3
PA2016-030
FINDINGS
identification of the residential buildings, leasing office, and visitor parking
for prospective tenants located therein.
2. Two project identification monument signs and leasing directional signs are
necessary to provide ample time for motorists to make the turn into the
project entry from San Joaquin Hills Road. There is no signal proposed to be
located at the entry into the project and adequate time is need for eastbound
motorists to make the right turn into the project and for westbound motorists
to make the left turn into the project from the left-turn pocket proposed to be
constructed within the existing median on San Joaquin Hills Road.
3. The sign standards contained within the NNCPC were designed and oriented
toward the existing office uses previously located on this site. The proposed
monument signs are adequately setback from the public right of way and of a
scale in proportion to the adjacent residential buildings.
C. Finding: The granting of the modification is necessary due to the 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 for the project identification monument signs and
leasing directional signs:
1. The proposed project identification monument signs and leasing directional
signs do not interfere with the intent or purpose of the Zoning Code as
they provide for adequate identification of the site while guarding against
the excessive and confusing proliferation of signs. The signs are attractive
and invite the public's eye. Their design is complementary to other signs
in San Joaquin Plaza and North Newport Center.
2. A strict application of the sign standards established by the North Newport
Center Planned Community would result in inadequate identification due to
the unique physical layout of the project entry on San Joaquin Hills Road.
Motorists will be approaching the entry into the project on San Joaquin Hills
Road at high speed on a street with a median planed with mature trees and
will need adequate notification of the entry because of the relatively short
distances and restricted vision to the entry when approaching from Santa
Cruz Drive to the east and from Jamboree Road to the west.
D. Finding: There are no alternatives to the Modification Permit, that could
provide similar benefits to the applicant with less potential detriment to the
surrounding owners and occupants, the neighborhood, or the general public;
and
Facts in support of finding for the project identification monument signs and
Page 2 of 3
PA2016-030
FINDINGS
leasing directional signs:
1. The proposed project identification monument signs and leasing directional
signs are the appropriate design solution for the identification of the
project. The signs will be of a scale that complements the residential and
commercial buildings along San Joaquin Hills Road as well as those
throughout North Newport Center.
2. Because the proposed residential buildings span a majority of the block on
San Joaquin Hills Road between Jamboree Road and Santa Cruz Drive and
the size and configuration of the buildings, the proposed project
identification monument signs and leasing directional signs project signs
will provide greater convenience and visibility for motorists to the site
and will not be detrimental to the surrounding owners and occupants,
the neighborhood, or to the general public.
E. Finding: 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 inn density or
intensity that would be inconsistent with the provisions of this Zoning Code;
Facts in support of finding for the project identification monument signs and
leasing directional signs:
1. The proposed project identification monument signs and leasing directional
signs will be constructed on private property, approximately 19'-20' from
public right-of-way for the project identification monument signs and
approximately 2'-11' from the public right-of-way for the leasing directional
signs. They will not change the density or intensity of the residential use
that they are proposed to identify.
2. The size of the proposed project identification monument signs and leasing
directional signs is well within the scale of signs in the surrounding area and
will not adversely affect or be detrimental to persons property, or
improvements in the surrounding neighborhood.
3. Other signs throughout San Joaquin Plaza have not been found to be
detrimental.
Page 3 of 3
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Mr. Benjamin M. Zdeba
Associate Planner 4�U
City of Newport Beach o,j 1�1
100 Civic Center Drive Y OP NCO
Newport Beach, CA 92658-8915
Subject: Sign Modification Permit Application, Proposed Project Identification and
Leasing Directional Signs at 1 San Joaquin Plaza,North Newport Center P.C.
Dear Ben:
We are in receipt of a Notice of Incomplete Filing dated February 25, 2016 related to a Sign
Modification Permit Application (MD2016-004) for 1 San Joaquin Plaza related to the proposed
524-unit apartment complex, Villas Fashion Island (Villas). We offer the following information
in response to the Notice.
Consistency
Project Identification Monument Sign
The proposed project identification monument signs are an approved sign type within the PC and
are consistent with the scale of other large signs located on the heavily travelled, high-speed
arterials surrounding Newport Center as well as on Newport Center Drive and its connector
streets. Examples shown on Figures 1-3 are the Newport Center Type A cube signs at the Santa
Cruz and Santa Rosa intersections with San Joaquin Hills Road, the Type A blade signs on Santa
Rosa Drive and San Nicholas Drive for Block 500, and the Type C monument sign on Santa
Cruz for the Island Hotel.
Leasing Directional Signs
The proposed leasing directional signs are an approved sign type within the PC (Type K) and are
found throughout the PC as shown on Page 31 of the North Newport Center Design Regulations
(NNCPC Development Plan, 4th Revised) for Blocks 100, 500, 600, and 800.
Justification
The only entry into the proposed project is from San Joaquin Hills Road which has a high
volume of vehicular traffic. Consequently, the size and number of signs is important to provide
quick and accurate identification of the proposed project residential buildings, leasing office, and
visitor parking for guests and prospective tenants. An increase in number and size of the project
identification monument signs and leasing directional signs is warranted to allow ample time for
motorists to make the turn into the entry from San Joaquin Hills Road. The entry into the project
is not signalized and adequate time is needed for eastbound motorists to make the right turn into
65 Enterprise,Suite 130 •Aliso Viejo,California 92656 • (949) 581-2888• Fax(949) 581-3599
021_,2�2
Mr. Benjamin M. Zdeba
March 9, 2016
Page 2 of 3
the project and for westbound motorists to make the left turn into the project from the left-turn
pocket which will be constructed within the existing median on San Joaquin Hills Road.
The proposed increase in the size of the identification monument and leasing directional signs is
necessary to maintain a sense of proportionality with the height and size of the Villas which span
most of the block at a maximum height of 65 feet. Additional view simulations are included with
this application which show street level perspectives of the project from San Joaquin Hills Road
and include views from the southbound and northbound travel lanes, and the northbound left-
hand turn lane into the Villas (View Simulations 1-7). The view simulations illustrate how the
signs, which are drawn to scale in height and width, blend in with the backdrop provided by the
sloping terrain and mature landscaping leading up from San Joaquin Hills Road to the mass
presented by the multi-storied apartment buildings.
The proposed increase in size of signs for the identification monument and leasing directional
signs is necessary to complement the scope of the landscaping designed for San Joaquin Hills
Road which is in keeping with the intent of PC Design Standards for landscaping. The visual
bulk of the signs will be reduced by the mature landscaping proposed around and behind the
signs consisting of shrubs 2'6" high (Bird of Paradise and Clara) and mature trees to 60" box
(Afghan Pine, Brisbane Box, and Olive). The perceived reduction in size is especially noticeable
for the existing leasing signs shown on Page 31 of the North Newport Center Design Regulations
(NNCPC Development Plan, 4th Revised). Page 31 shows that all of the signs are located in
grassy areas and easily seen except for Signs K5 and K10, which are not readily visible, and are
located in landscaping similar in size to that proposed for the Villas. The view simulations
illustrate how the proposed landscaping will have the same effect on the leasing directional signs
but their visibility will be maintained because of the larger size.
The proposed increase in the number and size of the leasing directional signs is necessary
because of the dual nature of the signs. The existing leasing signs shown on Page 31 of the North
Newport Center Design Regulations (NNCPC Development Plan, 4th Revised) serve only to
provide a telephone number to a prospective tenant for one of the many commercial buildings in
the PC. The proposed leasing directional sign provides an arrow on one side, facing oncoming
traffic, directing motorists interested in looking at the project to the location of the leasing office
for the Villas project. A telephone number is provided on the opposite side of the sign for
motorists who don't have time to stop but want to find out more about the Villas project.
Motorists need the visibility larger signs will provide not only because of the high volume of
vehicular traffic but also the high speed limit (50 MPH) on San Joaquin Hills Road which does
not provide motorists ample time to react.
We hope that the additional information provided herein adequately responds to the comments
contained in the Notice of Incomplete Filing and the application can be deemed complete.
C2-t
Mr. Benjamin M. Zdeba
March 9, 2016
Page 3 of 3
If you have any additional questions or concerns, please do not hesitate to contact me at (949)
581- 2888.
Sincerely,
CAA PLANNING, INC.
Shawna L. Schaffner
Chief Executive Officer
Attachments:
View Simulations I-7
CD - View Simulations
c: Mr.Nate Johnson, Irvine Company
Attachment No. ZA 4
Project Renderings
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Project Plans
PA2016-030
Villas Fashion Island
Apartment Homes
Site Signage Program
Irvine Company Apartment Communities
Newport Beach, California
Project No. 13054
City Submittal 01 .22.16
D A V I E S Davies Associates,Inc.
Design Studio
9424 Dayton Way,Suite 217
Beverly Hills,CA 90210
310.247.9572
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TYPESTYLES:HELVETICA NEUE CONDENSED BOLD(B6.5% PRECAST CONCRETE CAP&BASETO BE DUICKCRETE HARVEST GOLD
CONDENSED)&HELVETICA NEUE BOLD 1 WITH ACID WASH FINISH TO MATCH LANDSCAPE WALL CAP WITH
1/8"RADIUS AT ALL CORNERS&1/4"OUIRK MITER
1/8"THK.ALUMINUM FABRICATED CABINETWITH FAUX SMOOTH
"STEEL TROWELED LOOK"PLASTER FINISH&ROUTED PUSHED THRU
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15/16"THK.PROUD ACRYLIC COPY MADE FROM V THK.CLEAR ACRYLIC
WITH 3/16"THK.ACRYLITE SATINICE SC BLACKANH ITE 9HO4 SC
ACRYLIC LAMINATED TO FACE(MATTE SIDE OUT)-EDGES OPACIFIED
WITH WHITE PAINT PRIOR TO APPLICATION OF FINAL FINISHED
PAINT TO MATCH COLOR OF DAV/NIGHT ACRYLIC
1/TTHK.ALUMINUM PAINTED ADDRESS MOUNTED FLUSH TO FACE
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