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HomeMy WebLinkAboutZA2012-025 Chase Bank - Westcliff Plaza Minor Use Permit and Sign ProgramRESOLUTION NO. ZA2012 -025 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2012 -004 AND COMPREHENSIVE SIGN PROGRAM NO. CS2012 -006 FOR A NEW FINANCIAL INSTITUTION WITH A DRIVE - THROUGH ATM LOCATED AT 1000 IRVINE AVENUE (PA2012 -035) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by The Irvine Company, with respect to property located at 1000 Irvine Avenue, and legally described as Lot 16 of Tract 4824 requesting approval of a minor use permit and comprehensive sign program. 2. The applicant proposes a minor use permit and comprehensive sign program to allow the construction of a new 4,005- square -foot financial institution. The minor use permit is requested to allow a dual lane drive - through ATM on -site. The comprehensive sign program application includes a request to allow one additional secondary wall sign on a second secondary frontage, a 30 percent increase in area for both secondary wall signs, and deviations from the minimum separation and placement requirements for wall signs in the middle 50 percent of the tenant frontage. 3. The subject property is located within the CN (Commercial Neighborhood) Zoning District and the General Plan Land Use Element category is CN (Neighborhood Commercial). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on June 27, 2012 in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. 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 minor use permit has been determined to be categorically exempt under the requirements of the California Environmental Quality Act under Class 3 (New Construction or Conversion of Small Structures). The Class 3 exemption applies to up to four commercial buildings in urbanized areas not exceeding 10,000 square feet in floor area on sites zoned for such use, if not involving the use of significant amounts of hazardous substances where all necessary public services and facilities are available and the surrounding area is not environmentally sensitive. The subject property is zoned for retail and service commercial uses, the proposed project does not involve significant amounts of hazardous substances, and all necessary public services and Zoning Administrator Resolution No. ZA2012 -025 Paqe 2 of 14 facilities are provided. The proposed project is consistent with this exemption and involves the development of one commercial building with a total of 4,005 square feet and parking lot accessory structures within an urbanized area. 2. This comprehensive sign program has been determined to be categorically exempt under the requirements of the California Environmental Quality Act under Class 11 (Accessory Structures). The project consists of on- premise signs which are exempt under the Class 11 designation. SECTION 3. REQUIRED FINDINGS. Minor Use Permit In accordance with Section 20.52.020.F of the Newport Beach Municipal Code, the following findings and facts in support of the findings for a use permit are set forth: Findinci A. The use is consistent with the General Plan and any applicable specific plan: Facts in Support of Finding 1. The General Plan land use designation for this site is CN (Neighborhood Commercial). The CN designation is intended to provide for a range of retail and service uses developed in one or more distinct centers oriented to serve the needs of and maintain compatibility with residential uses in the immediate area. A financial institution with an ATM drive - through is a consistent use within this land use designation. Banks are complementary to the surrounding commercial and residential uses. 2. Retail uses such as financial institutions are common in the vicinity along the Westcliff Drive and serve visitors and residents. The establishment is compatible with the land uses permitted within the surrounding neighborhood. The new establishment will improve and revitalize the existing property and the surrounding neighborhood. 3. The subject property is not part of a specific plan area. Finding B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code: Facts in Support of Finding 1. The site is located in the CN (Commercial Neighborhood) Zoning District. The CN zoning district is intended to provide for areas appropriate for a range of retail and service uses developed in one or more distinct centers oriented to serve primarily the needs of and maintain compatibility with residential uses in the immediate area. The Tmplt 12/15/2011 Zoning Administrator Resolution No. ZA2012 -025 Paqe 3 of 14 proposed financial institution is consistent with land uses permitted by the CN Zoning District. 2. The proposed use will comply with all applicable development and parking standards. A queuing study has been provided to demonstrate that adequate queuing space is available within the proposed dual lane drive - through to accommodate anticipated demand for the ATMs. Finding C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity: Facts in Support of Finding 1. The hours of operation for the primary banking facility will be from 9:00 a.m. to 6:00 p.m. Monday through Friday and 9:00 a.m. to 4:00 p.m. on Saturdays. The walk -up and dual lane drive through ATM's will operate 24- hours, daily. 2. Prior to its closure and demolition in 2012, a gas service station had operated in this location since 1963 pursuant to Use Permit Nos. UP947 and UP3193. A number of other financial and retail tenants exist within the Westcliff Shopping Center and have demonstrated the location's capability of operating as a compatible commercial retail use with other land uses in the vicinity. 3. The two -lane drive through is oriented toward the east side of the property and is located approximately 400 feet from residential properties across Irvine Avenue. 4. The project has been reviewed for compliance with Section 20.48.080 (Drive- Through and Drive -Up Facilities) of the Zoning Code and complies with the development standards for circulation, walkways, parking, signage, landscaping, and screening. 5. The project has been reviewed for compliance with the parking area requirements and landscaping standards as provided in Section 20.40.070 (Development Standards for Parking Areas). 6. The surrounding commercial corridor contains various retail and visitor commercial uses. The proposed financial institution with a two -lane drive through is compatible with the existing and permitted uses within the neighborhood. Finding D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities: Tmplt 1 211 512 01 1 Zoning Administrator Resolution No. ZA2012 -025 Paqe 4 of 14 Facts in Support of Finding 1. The proposed parking lot provides adequate vehicle circulation and parking spaces for patrons. 2. Adequate public and emergency vehicle access, public services, and utilities are provided. 3. The tenant improvements to the project site will comply with all Building, Public Works, and Fire Codes. All ordinances of the City and all conditions of approval will be complied with. Finding E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, a safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding 1. The project has been reviewed and includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. 2. The proposed financial institution with dual lane drive - through will serve the surrounding residential community. This will revitalize the project site and provide an economic opportunity for the property owner to update the retail tenants and services, which best serve the quality of life for the surrounding residential community. Comprehensive Sign Program Pursuant to Section 20.42.120 of the Zoning Code, approval of a Comprehensive Sign Program is required whenever three or more non - exempt signs are proposed for a single - tenant development. In accordance with Section 20.42.120.E, a Comprehensive Sign Program shall comply with a number of standards. The following standards and facts in support of such standards are set forth: Standard F. The proposed sign program shall comply with the purpose and intent of this Chapter [Chapter 20.42: Signs], any adopted sign design guidelines and the overall purpose and intent of this Section [Section 20.42.120]. Tmplt 1 211 512 01 1 Zoning Administrator Resolution No. ZA2012 -025 Paqe 5 of 14 Facts in Support of Standard 1. In compliance with the purpose and intent of the Sign Code, the proposed Sign Program provides the uses with adequate identification without excessive proliferation of signage. Furthermore, it preserves community appearance by regulating the type, number, and general design of signage. Standard G. The proposed signs shall enhance the overall development, be in harmony with, and relate visually to other signs included in the Comprehensive Sign Program, to the structures and /or developments they identify, and to surrounding development when applicable. Facts in Support of Standard 1. The building is located on a new corner pad at the southwest corner of the Westcliff Plaza Shopping Center. The signage has been designed to be integral with the design and character of the building. 2. The tenant will be permitted signage that will provide adequate visibility on site and from Irvine Avenue and Westcliff Drive to the greatest extent possible. 3. All signage will be permitted pursuant to the submitted sign program matrix, which allows three wall signs, three vehicle- oriented directional signs, ATM signage, ATM canopy signage, headache bars, and additional ADA and parking signage as part of the application. The freestanding building will be allowed to have one wall sign on each of three building facades as depicted on the site plan. The size and location of the letters and logos of the signs will ensure that adequate visibility is provided, and not be abrupt in scale with the tenant frontage. Standard H. The sign program shall address all signs, including permanent, temporary, and exempt signs. Facts in Support of Standard 1. The Sign Program submitted for the project addresses all project signage. Temporary and exempt signs not specifically addressed in the program shall be regulated by the provisions of Chapter 20.42. Standard The sign program shall accommodate future revisions that may be required because of changes in use or tenants. Tmplt: 1 211 512 01 1 Zoning Administrator Resolution No. ZA2012 -025 Paqe 6 of 14 Facts in Support of Standard 1. The project site is intended for a single pad tenant and has been designed to be effective for such use. 2. It is not anticipated that future revisions to the program will be necessary to accommodate normal changes in tenants or uses. However, flexibility has been incorporated into the Sign Program Matrix to allow minor deviations from the proposed signs. 3. Consistent with Chapter 20.42, the Director [or his /her designee] may approve minor revisions to the Sign Program if the intent of the original approval is not affected. Standard J. The program shall comply with the standards of this Chapter, except that deviations are allowed with regard to sign area, total number, location, and /or height of signs to the extent that the Comprehensive Sign Program will enhance the overall development and will more fully accomplish the purposes and intent of this Chapter. Facts in Support of Standard 1. The Sign Program requests deviation in the number and size of secondary wall signs which will aid and enhance the identification and visibility of the commercial tenants from the public roadway. 2. The proposed wall sign locations deviate from the Zoning Code standard limiting wall signs to the center 50 percent of the building frontage. The location of the wall signs are designed for coherence with the building facades and will provide adequate distance to avoid visual clutter and compliment the architecture of the proposed development. Standard K. The Approval of a Comprehensive Sign Program shall not authorize the use of signs prohibited by this Chapter. Facts in Support of Standard 1. The program does not authorize the use of prohibited signs. Standard L. Review and approval of a Comprehensive Sign Program shall not consider the signs' proposed message content. Tmplt: 1 211 512 01 1 Zoning Administrator Resolution No. ZA2012 -025 Paqe 7 of 14 Facts in Support of Standard 1. The program contains no regulations affecting sign message or content. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit No. UP2012 -004 and Comprehensive Sign Program No. CS2012 -006, 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 fourteen days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. 3. This resolution supersedes Use Permit Nos. UP947, UP3193, and UP2001 -024 (PA2001 -135), Modification Permit Nos. MD3186 and MD2001 -008 (PA2001 -010), which upon vesting of the rights authorized by this application, shall become null and void. PASSED, APPROVED AND ADOPTED THIS 27th DAY OF JUNE, 2012. Tmplt 1 211 512 01 1 Zoning Administrator Resolution No. ZA2012 -025 Paqe 8 of 14 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING 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. All proposed signs shall be in conformance with the approved Comprehensive Sign Program Matrix for the project site and provisions of Chapter 20.42 of the Newport Beach Municipal Code. Locations of the signs are limited to the designated areas and shall comply with the limitations specified in the Sign Program Matrix included in Exhibit "B ". 3. Minor Use Permit No. UP2012 -004 and Comprehensive Sign Program No. CS2012 -006 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 6. This approval may be modified or revoked by the Zoning Administrator should he /she determine 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. 7. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Use Permit or the processing of a new use permit. 8. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 9. Prior to the issuance of building permits, Fair Share Traffic Fees shall be paid for the new drive -in ATM in accordance with Chapter 15.38 of the Newport Beach Municipal Code. The applicant shall be credited for the reduction in fuel service station pumps and the remaining balance shall be charged to the applicant. Tmplt: 1 211 512 01 1 Zoning Administrator Resolution No. ZA2012 -025 Paqe 9 of 14 10. No building permits may be issued until the appeal period has expired, unless otherwise approved by the Planning Division. Building permits for structures located across the existing property lines shall not be issued until the lot line adjustment has been recorded. 11. In accordance with Municipal Code Section 20.42.120.F of the Zoning Code, the Community Development Director may approve minor revisions to the Sign Program if the intent of the original approval is not affected. This may include deviations on the tenant configurations, such as combining or dividing suites. 12. All signs shall be maintained in accordance with Section 20.42.170 (Maintenance Requirements) of the Newport Beach Municipal Code. Temporary and exempt signs not specifically addressed in the program shall be regulated by the provisions of Chapter 20.42 of the Newport Beach Municipal Code. 13. Site Assessment Plan for Soil Contamination. Prior to the issuance of grading or building permits, the applicant shall submit written documentation from the Orange County Department of Environmental Health, the Certified Unified Program Agency (CPUPA) for Orange County, verifying that the project site is in compliance with all applicable Underground Storage Tank (UST) requirements, that the project site has passed any applicable UST site pollution testing and that the repair, maintenance and removal of any existing UST's is being performed in accordance with Orange County Department of Environmental Health (CUPA) regulations and policies. 14. Prior to the issuance of building permits, documents /plans shall be submitted demonstrating compliance with the requirements of Chapter 14.16 of the Municipal Code, Water- Efficient Landscaping Ordinance. 15. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 16. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self - latching gate) or otherwise screened from view of neighboring properties, except when placed for pick -up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 17. The applicant shall ensure that the trash dumpsters and /or receptacles are maintained to control odors. This may include the provision of either fully self- contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance Tmplt: 1 211 512 01 1 Zoning Administrator Resolution No. ZA2012 -025 Paqe 10 of 14 with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 18. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Planning file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this approval and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 19. A copy of this resolution, including conditions of approval, shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 20. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Chase Bank including, but not limited to, Minor Use Permit No. UP2012 -004 and Comprehensive Sign Program CS2012 -006 (PA2012 -035). 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. Fire Department Conditions 21. A "Knox' key storage box shall be provided for all new construction. Keys shall be provided for all exterior entry doors, fire protection equipment control rooms, mechanical and electrical rooms, and equipment spaces. 22. Fire extinguishers are required and shall be located within 75 feet of travel distances from all portions of the building. 23. Address signage shall be provided. Commercial buildings require six -inch address numbers, and shall be placed on the structure in such a position as to be plainly visible and legible from the street or roadway fronting the property. Numbers shall be non- combustible, contrast with their background and shall be either internally or externally illuminated to be visible at night. 24. All exit door hardware must meet the California Building Code Section 1008.1.9.3. Tmplt: 12/15/2011 Zoning Administrator Resolution No. ZA2012 -025 Paqe 11 of 14 Building Division Conditions 25. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. Separate building permits shall be required for the ATM's and site signage. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The project plans shall be stamped by a civil or structural engineer. The construction plans must meet all applicable State Disabilities Access requirements. 26. The applicant shall employ the following best available control measures ( "BACMs ") to reduce construction - related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Coverall haul trucks. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on -site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. • Require 90 -day low -NOx tune -ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment. Off -Site Impacts • Encourage car pooling for construction workers. • Limit lane closures to off -peak travel periods. • Park construction vehicles off traveled roadways. • Cover dirt hauled off -site. • Sweep access points daily. • Encourage receipt of materials during non -peak traffic hours. • Sandbag construction sites for erosion control. Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10 percent soil moisture content in the top six -inch surface layer, subject to review /discretion of the geotechnical engineer. 27. Prior to the issuance of grading permits, a Storm Water Pollution Prevention Plan ( SWPPP) and Notice of Intent (NOI) consistent with the State Water Board Requirements. The SWPPP and NOI shall be prepared to comply with the General Permit for Construction Activities, submitted to the State Water Quality Control Board for approval and made part of the construction program. The project applicant will provide the City with a copy of the NOI and their application check as proof of filing with the State Water Quality Control Board. This plan will detail measures and Tmplt 12/15/2011 Zoning Administrator Resolution No. ZA2012 -025 Paqe 12 of 14 practices that will be in effect during construction to minimize the project's impact on water quality. If it is determined that a SWPPP and NOI are not required by the State Water Board, this condition shall be waived. 28. Prior to issuance of grading permits, the applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the proposed project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 29. A list of "good house - keeping" practices will be incorporated into the long -term post - construction operation of the site to minimize the likelihood that pollutants will be used, stored or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of storm water away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non - structural BMPs. In addition, the WQMP must also identify the entity responsible for the long -term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. Public Works Conditions 30. All improvements shall be constructed as required by Ordinance and the Public Works Department. 31. Reconstruct the broken and /or otherwise damaged concrete sidewalk panels, concrete curb and gutter along the Westcliff Drive and Irvine Avenue frontages. 32. All unused driveway approaches along Westcliff Drive and Irvine Avenue shall be replaced with a new driveway plug per City Standards STD - 165 -L. 33. The existing storm drain line along Westcliff Drive is owned and maintained by Orange County Flood Control District (OCFCD). All proposed connections to said storm drain line shall be approved by OCFD. 34. All existing private, non - standard improvements within the public right -of -way and /or extensions of private non - standard improvements into the public right -of -way fronting the development site shall be removed. 35. An encroachment permit is required for all work activities within the public right -of -way. 36. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right -of -way could be required at the discretion of the Public Works Inspector. Tmplt: 1 211 512 01 1 Zoning Administrator Resolution No. ZA2012 -025 Paqe 13 of 14 37. All signs and improvements shall comply with the City's sight distance requirement, City Standard 110 -L, with minor modifications to the sign distance standard as approved by the City Traffic Engineer. 38. Signage located within the site distance triangle shall be limited to 36 inches in height. 39. Traffic signage shall comply with California Manual of Uniform Traffic Control Signage Devices (MUTCD). 40. All on -site drainage shall comply with the latest City Water Quality requirements. 41. The applicant is responsible for all upgrades to the City's utilities as required to fulfill the project's demand, if applicable. 42. New and existing fire services, when required by the Fire Department, shall be protected by a City approved double check detector assembly and installed per STD - 517 -L. 43. New water services shall be installed per STD - 503 -L. 44. New and existing commercial water meter(s) shall be protected by a City approved reduced pressure backflow assembly and installed per STD - 520 -L -A. Any existing sewers that will be abandoned shall be capped at main (corporation stop). 45. Landscaping lines shall be protected by a dedicated City approved reduced pressure backflow assembly. 46. New and existing sewer laterals shall have a cleanout installed per STD - 406 -L. All existing laterals which will be abandoned shall be capped at the property line. 47. The curb ramp at the westerly corner of the property shall be upgraded per City Standards STD - 181 -L -A and STD - 181 -L -B. 48. The parking lot shall be per City Standards STD - 805 -L -A and STD - 805 -L -B. 49. New commercial driveway approaches shall be installed per City Standard STD - 166 -L. 50. All applicable Public Works Department plan check fees shall be paid prior to review of the lot line adjustment and grant deeds. 51. County Sanitation District fees shall be paid prior to the issuance of any building permits. Tmplt: 1 211 512 01 1 Zoning Administrator Resolution No. ZA2012 -025 Paqe 14 of 14 EXHIBIT "B" SIGN PROGRAM MATRIX Tmplt: 1 211 512 01 1 Frontage Designations: A. Facing East — Parking Lot D. Facing South — Westcliff Drive SIGN PROGRAM MATRIX C. Facing North — Parking Lot B. Facing West — Irvine Avenue TYPE OF SIGN STANDARDS Wall Sign —primary frontage Number: One Sign N -2 Sign N -2 (Frontage A) Area: 57.6 sf Letter Height: 28" Logo Height: 36" Illumination: yes Wall Sign — secondary footage Number: Two Signs N -I and N -3 Sign N -1 (Frontage B) Area: 36.9 sf Letter Height: 24" Logo Height: 32" Illumination: yes Sign N -3 (Frontage C) Area: 36.9 sf Letter Height: 24" Logo Height: 32" Illumination: yes ATM Surrounds Number: Two located at bank entrance (Frontage A) Signs N -5 and N -6 Area: 2.3 sf Height: N/A Letter Height: 6" Illumination: yes Vehicle Oriented Directional Sign Number: Three (double- sided) Signs N -7 thru N -9 Area: 4.9 sf Sign Height:3' -3" Letter Height: 3" Illumination: no ATM Canopy Number: Two (one for each drive -up) Signs N -10 and N -11 Area: 5.4 sf Height: N/A Letter Height: 10" Illumination: yes Drive -Thru ATM Topper Cabinet Number: Two (one for each drive -up ATM, double -sided and w /logo on Signs N -12 and N -13 each end) Area: 4.3 sf Height: N/A Illumination: yes Drive -Thor Clearance Bar Number: Two (one for each drive -up ATM) Signs N -14 and N -15 Area: 2.1 sf Height: 9' -0" Letter Height: 3" Illumination: no Vehicle Oriented Directional Sign Number: One per vehicle exit (Located at the exit of each ATM drive -thru (Do Not Enter Sign) aisle) Signs N -16 and N -17 Area: 1.5 sf Sign Height: 7' -0" Illumination: no Public Service Signs Number: One per ADA parking space (Located in front of the main entry (ADA Sign) — Frontage A) Signs N -18 and N -19 N -18 (van accessible) PA2012 -035 SIGN PROGRAM MATRIX TYPE OF SIGN STANDARDS Area: 2.5 sf Sign Height: 9' -2" Illumination: no N -19 Area: 2.0 sf Sign Height: 8' -8" Illumination: no Address Sign Number: One (Located to face Irvine Avenue — Frontage B) Sign N -20 Area: 1.4 sf Letter Height: 8" Illumination: yes Window Sign Number: None Area: 20% of total window area maximum (primary or secondary frontage) Location: Ground or second story (primary or secondary frontage) Method of Attachment: Permanently painted or mounted on inside of window Note: Signs within 5 feet of storefront window count as window signs in determining total area and number. COMPLIANCE REQUIRED • Exempt signs shall comply with the standards prescribed in the Zoning Code. • Temporary Banner Signs shall comply with Chapter 20.42 of the Zoning Code. • All signs shall substantially conform to the stamped and dated approved set of plans. • Signs shall also comply with the provisions of Section 20.42.080 of the Newport Beach Municipal Code, Standards for Specific Types of Permanent Signs, unless otherwise indicated by table matrix and/or in the finding and conditions in the associated resolution of approval. • Pursuant to Section 20.42.120.F of the Zoning Code, the Planning Director may approve minor revisions to the Sign Program if the intent of the original approval is not affected. PA2012 -035