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HomeMy WebLinkAbout01_Corona del Mar Plaza Comprehensive Sign Program and Modification_PA2017-163PO CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT 2 October 26, 2017 °+<,FoaAgenda Item No. 1 SUBJECT: Corona del Mar Plaza Comprehensive Sign Program and Modification Permit (PA2017-163) SITE LOCATION: 810-984 Avocado Avenue • Comprehensive Sign Program No. CS2017-011 • Modification Permit No. MD2017-006 APPLICANT: Irvine Company OWNER: Irvine Company PLANNER: Liane Schuller, Contract Planner 949-644-3237, Ischuller@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • General Plan: CG (General Commercial) • Zoning District: PC27 (Newport Village) PROJECT SUMMARY A comprehensive sign program (sign program) modifying the signage regulations applicable to the Corona del Mar Plaza shopping center, and allowing the replacement of existing tenant and monument signs and the addition of four new tenant signs and one new monument sign oriented towards East Coast Highway. A modification permit is also requested to allow an increase in sign height (greater than 20 percent) and sign area (greater than 30 percent) for certain signs. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15311 under Class 11 (Accessory Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. approving Comprehensive Sign Program No. CS2017-011 and Modification Permit No. MD2017-006 (Attachment No. ZA 1). 1 Corona del Mar Plaza Signs Zoning Administrator, October 26, 2017 Page 2 DISCUSSION • The project site is located within the PC27 (Newport Village Planned Community) Zoning District and within the CG (General Commercial) General Plan Land Use area at the intersections of Avocado Avenue, East Coast Highway and MacArthur Boulevard. Multiple -story nonresidential buildings with a variety of sign types generally surround the site to the east and south along Coast Highway. Existing land uses to the west, across MacArthur Boulevard, consist of single-family residential development. • The Newport Village Planned Community text regulates the size and location of most signs for the project site. Certain types of signs, including window signs, are not specifically addressed by the Planned Community text but are regulated by Chapter 20.42 (Sign Standards) of the City's Municipal Code. • The existing signs have been constructed in compliance with established development standards, with the exception of a monument sign located on MacArthur Boulevard for which a modification permit was approved on July 13, 2011, to allow a second monument sign along this street frontage (MD2011-007). This sign has been incorporated into the sign program with a reduced letter height and sign area proposed. • The proposed sign program is intended to update the appearance of the commercial center in a manner consistent with the City's sign design guidelines, and to allow for additional signage and an increase in the height and area of certain signs in order to better identify businesses located within the shopping center. The signs will serve to direct pedestrian and vehicular traffic near and along the public streets, and within the shopping center itself, but are not intended to be overly visible from nearby residential areas. The applicant is requesting approval of a new monument sign on Coast Highway near the restaurant pad, new wall signs at the intersection of Avocado Avenue and Coast Highway, and an increase in letter height for most signs within the shopping center. A summary of the deviations that are requested in conjunction with the sign program is included as Attachment ZA3 (Summary of Requested Deviations). The proposed sign program is comprised of a matrix and color -coded plans that describe the proposed signage in detail, including size, materials and location (Attachments 4 and 5). Consistent with the signage regulations format contained within the Newport Village Planned Community, the sign program identifies sign "zones" within the shopping center and establishes sign allowances for the Anchor, Major, End Cap and Other tenants located within each of these zones. • No additional signs are proposed facing MacArthur Boulevard and no changes are proposed to the existing signs for the Restaurant Pad (Gulfstream). TmpIC 01/17/17 2 Corona del Mar Plaza Signs Zoning Administrator, October 26, 2017 Page 3 • The shopping center building located along Avocado Avenue currently has multiple large windows featuring two-dimensional vinyl appliques which advertise the businesses located within that building. Most of these windows will be removed and additional landscaping added facing the street. The four windows nearest the corner of Avocado Avenue and East Coast Highway will be modified to feature changeable merchandise displays and window signage for the tenants located in that corner of the shopping center. • The Zoning Administrator may approve an increase in sign height by up to 20 percent above that allowed or an increase in sign area by up to 30 percent above that allowed in conjunction with a sign program. Increases above these limits may be allowed with the approval of a modification permit. • Justification for the requested deviations includes the practical difficulty of effectively identifying the shopping center and tenants due to the large size of the center and its location on wide roadways with high-speed traffic. The sign program has been designed to accommodate additional and larger signage without creating an impact to surrounding development because signage is designed to be aesthetically proportionate to the buildings and most of the signs are directed towards an internal parking lot that is not highly visible from adjacent streets and neighborhoods. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15311 under Class Class 11 (Accessory Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 11 allows for the construction or placement of minor structures accessory to (appurtenant to) existing commercial, industrial, or institutional facilities, including but not limited to on -premise signs. The proposed project involves the replacement of existing signs and the addition of several new signs, accessory to the existing nonresidential development on the property. 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. Tmp1[: 01/12/17 3 Corona del Mar Plaza Signs Zoning Administrator, October 26, 2017 Page 4 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: Li ne Schuller ontract Planner BMZ/Is Attachments: ZA 1 ZA 2 ZA 3 ZA 4 P�dW. Tmpl[: 01/12217 Draft Resolution Vicinity Map Summary of Requested Deviations Applicant's Written Statements Dated 8/8/2017, 9/12/2017, 9/25/2017 Comprehensive Sign Program 0 Corona del Mar Plaza Signs Zoning Administrator, October 26, 2017 Page 5 Attachment No. ZA 1 Draft Resolution TmpIC 01/12/17 RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COMPREHENSIVE SIGN PROGRAM NO. CS2017-011 AND MODIFICATION PERMIT NO. MD2017-006 FOR A DEVIATION IN THE NUMBER, AREA AND LETTER HEIGHT OF SIGNS AT 810-984 AVOCADO AVENUE (PA2017-163) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. An application was filed by The Irvine Company with respect to property located at 810-984 Avocado Avenue, and legally described as Parcel 1 of Resubdivision No. 973, Newport Beach, requesting approval of a comprehensive sign program and modification permit. 1. The applicant is requesting approval of a comprehensive sign program and modification permit to authorize signage for the Corona del Mar Shopping Plaza. The applicant is seeking the following deviations from the Newport Village Planned Community sign standards: Comprehensive Sign Program a) In Zone Two, letter height for Anchor tenant to be 54 inches in lieu of the 48 inch letters allowed (12.5% increase). b) In Zone Five, forty (40) square -feet of window signage for each of the three (3) windows facing the corner of Avocado and Coast Highway, in lieu of the allowed 33.8 square -feet (18% increase for each window). Modification Permit c) East Coast Highway near Restaurant Pad: A new eight foot high, 44 square -foot monument sign identifying the shopping center name and three major tenants (Sign 131.03). d) MacArthur Boulevard Driveway Entrance: Replace the existing eight -foot high monument sign at this location (Sign A1.01) with a new monument sign identifying the shopping center and three Major tenants. An increase in letter height from 24 inches to 48 inches for the shopping center name is requested, resulting in a total sign area of 272 square feet in lieu of the maximum allowed 100 square feet (100% increase in letter height, 172% increase in sign area). 0 Zoning Administrator Resolution No. ZA2017-### Page 2 of 11 e) Tenant Identification Signs: Zone Two: Letter height for Other tenants to be 24 inches in lieu of the allowed 12 inches (100% increase). Storefront decals providing tenant address, operating hours and emergency contact information to be four (4) square feet in lieu of the allowed two (2) square feet (100% increase). Zone Four/A: Letter height for End Cap tenants to be 24 inches in lieu of the allowed 18 inches (33% increase). Letter height for Other tenants to be 24 inches in lieu of the allowed 12 inches (100% increase). Storefront decals providing tenant address, operating hours and emergency contact information to be four (4) square feet in lieu of the allowed two (2) square feet (100% increase). Zone Four/B: Letter height for Major tenants in Zone 4B to be 30 inches in lieu of the allowed 24 inches (25% increase). Letter height for Other tenants in Zone B to be 30 inches in lieu of the allowed 12 inches (150% increase). Storefront decals providing tenant address, operating hours and emergency contact information to be four (4) square feet in lieu of the allowed two (2) square feet (100% increase). Zone Five: Letter height for Major tenants to be 36 inches in lieu of the allowed 24 inches (50% increase). Letter height for Other tenants to be 36 inches in lieu of the allowed 12 inches (200% increase). Forty (40) square -feet of window signage for the Brighton window facing the corner of Avocado and Coast Highway, in lieu of the allowed 18.7 square feet (114% increase). Four (4) new wall signs near the intersection of Avocado and Coast Highway to identify the shopping center (100% increase). 07-11-17 Zoning Administrator Resolution No. ZA2017-### Paqe 3 of 11 Zone Six: Letter height for Major tenants to be 36 inches in lieu of the allowed 24 inches (50% increase). Letter height for End Cap tenants to be 36 inches in lieu of the allowed 18 inches (100% increase). Letter height for Other tenants to be 36 inches in lieu of the allowed 12 inches (200% increase). 2. The subject property is designated CG (General Commercial) by the General Plan Land Use Element and is located within the PC27 Newport Village Planned Community Zoning District. 3. The subject property is not located within the coastal zone. 4. A public hearing was held on October 26, 2017, 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 hearing 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 hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. This project has been determined to be 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). 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. The proposed project involves the replacement of existing signs and the addition of several new signs, accessory to the existing nonresidential development on the property. SECTION 3. REQUIRED FINDINGS. Comprehensive Sign Program Pursuant to Section 20.42.120, the comprehensive sign program allows an increase in sign height by 20 percent above that allowed and an increase in sign area by 30 percent above that allowed. The program shall comply with the standards of the Newport Village Planned Community sign regulations, except that deviations are allowed with regard to sign area, total number, location, and/or height of signs. In accordance with Section 20.42.120 (Comprehensive Sign Program Standards) of the Newport Beach Municipal Code, the following standards and facts in support of such standards are set forth: 07-11-17 g Zoning Administrator Resolution No. ZA2017-### Paqe 4 of 11 Standard: A. The proposed sign program shall comply with the purpose and intent of this Chapter [Chapter 20.421, any adopted sign design guidelines and the overall purpose and intent of this Section [Section 20.42.120]. Facts in Support of Standard: The comprehensive sign program complies with the purpose and intent of Municipal Code Chapter 20.42 (Sign Standards) and the Newport Village Planned Community text to aesthetically integrate all signs while providing for the flexible application of sign regulations on a multi -tenant commercial site. The comprehensive sign program is consistent with citywide sign design guidelines in that the proposed signs are designed to be compatible with the building design in terms of scale, size, and materials. The proposed signs are designed to effectively identify the shopping center without creating sign clutter, through the use of legible text, designed and placed consistent with the proportions of the street frontages and building elevations on which the signs are located. Standard: B. 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: The number and location of signs will not contribute to an overabundance of signage that will have a detrimental effect on the neighborhood. The proposed signs provide entry and location identification from East Coast Highway and Avocado Avenue, but are not overly visible from nearby residential areas. No tenant signs wall signs are allowed to be installed on the wall facing MacArthur Boulevard and towards the existing residential development. All proposed signage will be in harmony with the character and architectural style of the shopping center. The large property accommodates the additional and larger signage without creating an impact to the surrounding neighborhood. Standard: C. The sign program shall address all signs, including permanent, temporary, and exempt signs. 07-11-17 9 Zoning Administrator Resolution No. ZA2017-### Page 5 of 11 Fact in Support of Standard: The comprehensive sign program includes all signage for the shopping center. Temporary and exempt signs not specifically addressed in the program shall be regulated by the provisions of Chapter 20.42. Standard: D. The sign program shall accommodate future revisions that may be required because of changes in use or tenants. Facts in Support of Standard: The comprehensive sign program has been developed to be effective for future uses within the shopping center. The additional signage and increased letter size permitted provides flexibility to accommodate the signage needs of future tenants. It is not anticipated that future revisions to the comprehensive sign program will be necessary to accommodate changes in occupants or owners. However, the Community Development Director may approve minor revisions to the comprehensive sign program if the intent of the original approval is not affected. Consistent with Chapter 20.42, the Community Development Director (or his/her designee) may approve minor revisions to the sign program if the intent of the original approval is not affected. Standard: E. 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: The comprehensive sign program is consistent with the intent of Municipal Code Section 20.42.120 (Comprehensive Sign Program Standards) and with the Newport Village Planned Community text, and is being processed concurrently with a Modification Permit consistent with Zoning Code Section 20.52.050 to allow the letter height and sign area to be larger than the established standards in order to increase the visibility of the signs and to allow signage that is proportionately scaled to the size and street frontage of the shopping center. 07-11-17 10 Zoning Administrator Resolution No. ZA2017-### Page 6 of 11 2. The deviations are justified in that the visibility of signage will be improved while remaining proportionately scaled to the size and street frontage of the shopping center. Standard: F. The Approval of a Comprehensive Sign Program shall not authorize the use of signs prohibited by this Chapter (Chapter 20.421. Facts in Support of Standard: 1. The comprehensive sign program does not authorize the use of prohibited signs. Standard: G. Review and approval of a Comprehensive Sign Program shall not consider the signs' proposed message content. Facts in Support of Standard: 1. The content of the signs was not considered and the proposed comprehensive sign program does not contain any regulations regarding sign message content. Modification Permit Pursuant to Section 20.42.110 of the Newport Beach Municipal Code, deviations in sign height greater than twenty (20) percent and sign area greater than 30 percent are subject to the approval of a modification permit. 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 project site is located in the PC27 (Newport Village Planned Community) Zoning District. The proposed signs have been designed to enhance the overall development; to relate visually to other signs included in the comprehensive sign program, and to the structures and/or developments they identify; and to be sensitive to nearby residential areas. 2. The sign program does not propose any additional signs oriented towards residential land uses located south of the site across MacArthur Boulevard. The existing monument signs will remain in place and be refinished. 07-11-17 11 Zoning Administrator Resolution No. ZA2017-### Page 7 of 11 3. Signs facing Avocado Avenue and Coast Highway will be less than thirty-six inches in height, which is consistent with the maximum letter height for other commercial businesses in the City. 4. The increased sign area (272 square feet) for the primary site identification sign (A1.01) does not increase the overall size of the site wall on which its located or result in any significant physical changes, but rather increases the area proportional to the area of the existing wall at this location which is approximately 784 square feet. 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 property is located at the intersection of East Coast Highway, Avocado Avenue and MacArthur Boulevard. All of these roadways have multiple lanes and high speed traffic. The increase in letter height and area of certain signs will allow motorists traveling along the public roadways to better identify the location of the shopping center and the businesses located therein. 2. Due to the right -turn only entrance into the shopping center from MacArthur Boulevard, there is limited opportunity to provide signage to motorist entering the site. The primary site identification sign (A1.01) is located after the turn, which effectively shortens a motorist's reaction time; therefore, the increased sign area (272 square feet) and lettering height to 48 inches improves motorist recognition of the entry. 3. The shopping center is large and comprised of three separate buildings with multiple tenants, surrounding an internal surface parking lot. Only two access points are provided into the center. The increase in letter height will provide greater convenience and visibility for visitors to the site. 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 purpose and intent of the sign regulations is to provide users adequate identification while preserving and enhancing the community's appearance. The 07-11-17 12 Zoning Administrator Resolution No. ZA2017-### Page 8 of 11 regulation of sign size is to ensure that signage does not overwhelm a property and create clutter. The proposed increase in the letter height and area of certain signs will be appropriately scaled to the size and street frontage of the property. 2. The increase in the letter height and area of certain signs does not interfere with the purpose and intent of the Newport Village Planned Community and with Municipal Code Section 20.42.120 (Comprehensive Sign Program Standards) as it provides for adequate identification of the site while guarding against an excessive proliferation of signs. 3. The increase in letter height and area of signs oriented towards Avocado Avenue and East Coast Highway addresses the practical difficulty of reduced visibility for motorists trying to identify the shopping center from these wide and high-speed roadways. The added monument sign and new pedestrian directory sign oriented towards East Coast Highway will enhance business identification for pedestrians and motorists travelling along that roadway. 4. With only two access points into the shopping center, additional site identification signs are needed to direct motorists into the shopping center. The increase in letter height for signs oriented towards the parking lot area will assist onsite visitors in navigating the shopping 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. Due to the design and location of the building, deviations from allowed letter height and area are necessary to provide adequate identification for the subject property. The strict application of the Newport Village Planned Community sign standards would result in inadequate signage not easily visible to motorists or pedestrians. 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: 07-11-17 i3 Zoning Administrator Resolution No. ZA2017-### Paqe 9 of 11 1. This approval will allow for an increase in letter height and in the sign area of certain signs, but will not result in a change in intensity or density of the existing commercial use. 2. This approval will not result in the addition of any signs as viewed from the residential area located to the south of the shopping center, across MacArthur Boulevard. 3. Compliance with the Municipal Code and the attached conditions of approval is required and will further ensure that the proposed use will not be detrimental. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Comprehensive Sign Program No. CS2017-011 and Modification Permit No. MD2017-006, 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 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code 3. This resolution supersedes Modification Permit No. MD2011-007, which upon vesting of the rights authorized by this Comprehensive Sign Program and Modification Permit, shall become null and void. PASSED, APPROVED, AND ADOPTED THIS 26th DAY OF OCTOBER, 2017. Patrick J. Alford, Zoning Administrator 07-11-17 Zoning Administrator Resolution No. ZA2017-### Paqe 10 of 11 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING The development shall be in substantial conformance with the approved site plan, building elevations, and sign details stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Signs shall comply with the limitations specified in the Sign Matrix included in Exhibit "B." 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. 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 Comprehensive Sign Program and Modification Permit. 5. A building permit shall be obtained prior to commencement of installation of the signs. 6. All illuminated signs shall be illuminated in accordance with the provisions of Section 20.42.060.H of the Newport Beach Municipal Code. 7. This Comprehensive Sign Program and Modification Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 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. 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. All signage shall be located within private property. 11. Sign locations shall comply with the City's Sight Distance Standard STD -11-L. All signs shall be located outside of the limited use area specified by this standard. 07-11-17 15 Zoning Administrator Resolution No. ZA2017-### Paqe 11 of 11 12. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Corona del Mar Plaza Comprehensive Sign Program and Modification Permit including, but not limited to, Comprehensive Sign Program No. CS2017-011 and Modification Permit No. MD2017-006 (PA2017-163). 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. 0-11-17 10 Attachment No. ZA 2 Vicinity Map 17 VICINITY MAP Comprehensive Sign Program No. CS2017-01 Modification Permit No. MD2017-006 PA2017-163 810-984 Avocado Avenue M Attachment No. ZA 3 Summary of Requested Deviations 19 Summary of Reauested Deviations Comprehensive Sian Program Proposed signs which deviate from the established development standards and which may be approved in conjunction with the Comprehensive Sign Program include: o Zone Two: In Zone Two, which faces the parking lot, 54 inch letters are proposed for Anchor tenant Bristol Farms in lieu of the allowed 48 inch letters (12.5% increase). o Zone 5 (Major Tenant): Forty (40) square -feet of window signage is proposed for each of the three (3) windows facing the corner of Avocado and Coast Highway, in lieu of the allowed 33.8 square -feet (18% increase for each window). Modification Permit Proposed signs which deviate from the established development standards and for which a Modification Permit is required include: Site Identification Signs: East Coast Highway near Restaurant Pad: A new eight foot high, 44 -square -foot monument sign is proposed, identifying the shopping center name and three major tenants (Sign B1.03). A modification permit is required for this sign because it is not included in the planned community regulations which establishes number and location of site identification signs. MacArthur Boulevard Driveway Entrance: The existing monument sign at this location (Sign A1.01) is proposed to be refinished and to include lettering and marks identifying the shopping center and three Major tenants. An increase in letter height from 24 inches to 48 inches for the shopping center name is requested, resulting in a total sign area of 272 square feet in lieu of the maximum 100 square feet allowed (100% increase in letter height, 172% increase in sign area). Tenant Identification Signs: Zone Two: In Zone Two, 24 inch letters are proposed for Other tenants in lieu of the allowed 12 inch letters (100% increase). The allowance for storefront decals providing tenant address, operating hours and emergency contact information is proposed to be four square feet in lieu of the allowed two square feet (100% increase). 20 Zone Four/A: Letter height for End Cap tenants in Zone Four/A is proposed to be 24 inches in lieu of the 18 inches currently allowed (33% increase). Letter height for Other tenants in Zone Four/A is proposed to be 24 inches in lieu of the 12 inches currently allowed (100% increase). Zone Four/B: Letter height for Major tenants in Zone 4B is proposed to be 30 inches in lieu of the 24 inches currently allowed (25% increase). Letter height for Other tenants in Zone B is proposed to be 30 inches in lieu of the 12 inches currently allowed (150% increase). For all tenant spaces within Zone 4, the allowance for storefront decals providing tenant address, operating hours and emergency contact information is proposed to be four square feet in lieu of the allowed two square feet (100% increase). Zone Five: Letter height for Major tenants is proposed to be 36 inches in lieu of the allowed 24 inches (50% increase). Letter height for Other tenants is proposed to be 36 inches in lieu of the allowed 12 inches (200% increase). Forty (40) square -feet of window signage is proposed for the window facing the corner of Avocado and Coast Highway, in lieu of the 18.7 square feet allowed (114% increase). In addition to these changes, four (4) new wall signs are proposed near the intersection of Avocado and Coast Highway to identify the shopping center (Corona del Mar Plaza). A modification permit is required for these signs because they are not included in the planned community text which establishes the number and location of site identification signs. Zone Six. Letter height for Major tenants is proposed to be 36 inches in lieu of the allowed 24 inches (50% increase). Letter height for End Cap tenants is proposed to be 36 inches in lieu of the allowed 18 inches (100% increase). Letter height for other tenants is proposed to be 36 inches in lieu of the allowed 12 inches (200% increase). 21 Attachment No. ZA 4 Applicant's Written Statements Dated 8/8/2017,9/12/2017, 9/25/2017 22 I CAA PLANNING August 8, 2017 Ms. Brenda Wisneski Deputy Community Development Director City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 Subject: Application for a Comprehensive Sign Program with Modification Permits Corona Del Mar Plaza, 800 Avocado Avenue Dear Ms. Wisneski: On behalf of Irvine Company, CAA Planning, Inc. (CAA) submits the enclosed application for a Comprehensive Sign Program (Sign Program) with Modification Permits for Corona Del Mar Plaza (Plaza). The Sign Program is a part of the planned architectural upgrades intended to modernize the Plaza. The Sign Program will identify all signs for the Plaza as identified in the Planned Community Text for Newport Village (PC Text). It will also document the planned increase in the number and size of the existing site and tenant identification signs located on the property. Two new sign types will be introduced: 1) site identification wall signs and, 2) window graphics for the building located at the corner of East Coast Highway and Avocado (Jack's Surfboards). Modification Permits will be required for those signs where the proposed increase in size exceeds the limits that can be approved with a Sign Program. Background The Plaza is located at the corner of Avocado Avenue and East Coast Highway within the Newport Village Planned Community. The PC Text, as amended on November 24, 2009, regulates the size and location of site and tenant identification signs (Attachment 1). All of the signs in the Plaza have been constructed in accordance with the PC Text regulations. The lone exception was for the construction of a second site identification monument on MacArthur Boulevard which was approved on July 13, 2011 by Modification Permit MD2011- 007 (Attachment 2). As previously stated, the PC Text regulates the size and location of site and tenant identification signs. The site identification signs are monument signs and are located on the adjacent roads and at the entrances into the Plaza. The tenant identification signs are wall signs located at each tenant space and their size is dictated by the size of the tenant space and the location of its frontage. The tenants are identified by Category (Anchor, Major, End Cap, or Other) and the frontage is divided into Zones numbered 1-7 (Attachment 3). The Sign Program matrix will continue with this format to identify the tenant signs and will use the same names and zones for clarity and to demonstrate continuity with the PC Text. Proposed Sign Program A sign program allows for deviations from the Zoning Code with regard to sign area, total number, location, and/or height of signs. A sign program also allows for an increase in sign height by 20 percent above that allowed and an increase in sign area by 30 percent above that allowed. However, increases above the limits provided above may be allowed with the approval of a Modification Permit. 65 Enterprise, Suite 130 • Aliso Viejo, California 92656 • (S PA2017-163 for CS2017-011 & MD2017-006 810-984 Avocado Avenue 23 Irvine Company Ms. Brenda Wisneski August 8, 2017 Page 2 of 5 Site Identification Signs Existing Signs - There are currently four site identification monument signs within the Plaza identified as Signs A1.01, A3.01, B1.01, and B1.02 on the Sign Program drawings (Attachment 4). Signs A1.01 and A3.01 are architectural features with signage attached. These four signs will be replaced with new signs in the same locations. o Signs B1.01 and B1.02 will be reduced in width by 2Yz feet which reduces the sign area from 64 square feet to 44 square feet. o Sign A1.01 will be replaced but will be increased in area and in letter height above the limits allowed with a Sign Program and, therefore, will require a Modification Permit as discussed in detail below. o Sign A3.01 will be replaced and will increase in size to become an architectural feature at the corner. The sign currently shows both the center name and three tenant names but the replacement sign will show only tenant names. The height, area, and letter height of the new sign are within the limits of criteria established in the PC Text. New Signs - Six new site identification signs are proposed and they are identified as Signs A2.01, A2.02, A2.03, and A2.04, A4.01 and B 1.03 on the Sign Program drawings. o Signs A2.01, A2.02, A2.03, and A2.04 are proposed wall signs with a letter height above the limits allowed with a Sign Program and therefore will require a Modification Permit and will be discussed in detail below. o Sign B1.03 is a proposed monument sign identical to Signs B1.01 and B 1.02. Phe sign criteria are within those allowed for identification signs by the PC Text and can be included as an additional sign per the requirements for a Sign Program. 1� o Sigr 14.01 is a proposed pedestrian monument sign and is allowed under the PC Text and the \ criteria are within those allowed for a project directory sign by the PC Text. This sign will replace the existing wrought iron sign located at the pedestrian entrance into the Plaza on East Coast Highway. Tenant Identification Signs Existing Signs - All of the existing tenant identification signs are wall signs per the criteria established in the PC Text. The proposed changes to these signs are for an increase in letter height exceeding the limits allowed with a Sign Program and will require Modification Permits. The signs are identified below by Zone and Category. (The Sign Program drawings associate the Zones by Building). o Zone 1 (MacArthur Building) - Signs are not allowed in Zone 1. o Zone 2 (MacArthur Building) - The letter height for Anchor tenants and Other tenants will increase. No changes are proposed for End Cap tenants. o Zone 3 (MacArthur Building) - The Zone 3 tenant identification sign criteria will remain as specified in the PC Text. o Zone 4A (Avocado Building, PCH Building) - The letter height for End Cap tenants and (� Other tenants will increase. No changes are proposed for Anchor tenants. Currently, there 9' jar are no existing tenant identification signs on this elevation which faces Avocado -Avenue- u , o Zone 4B (Avocado Building, PCH Building) - The letter height for Major tenants and Other tenants will increase. No changes are proposed for End Cap tenants. Currently, there are no existing tenant identification signs on this elevation which faces Avocado Avenue. - o Zone 5 (Avocado Building, PCH Building) - The letter height for Major tenants, Other tenants, and for Suites 890 and 900 will increase. No changes are proposed for End Cap tenants. Mi Ms. Brenda Wisneski August 8, 2017 Page 3 of 5 o Zone 6 (Avocado Building) — The letter height for Major tenants, End Cap tenants, and Other tenants will increase. o Zone 7 (Restaurant Building) — The Zone 7 tenant identification sign criteria will remain as specified in the PC Text. Window Decals Existing Signs — All of the window decals, which are attached to the storefront glass, are per the criteria established in the PC Text. The decal area is proposed to increase from 2 square feet to 4 square feet. Blade Signs Existing Signs — All of the tenant blade signs, which are wall signs under the pedestrian arcade ljp,along the storefronts (Zones 2 and 4A), are per the criteria established in the PC Text. The dimensions are currently 36" x 24" and will be reduced to 32" x 22" which reduces the sign area from 6 square feet to 5 square feet. Window Graphics Currently, the tenants at the confer of Avocado Avenue and East Coast Highway which have window displays facing these roadways rely on a two-dimensional vinyl applique for merchandising attached to the outside of the windows. A new approach is proposed wherein the window displays will be enlarged with a three-dimensional surround tile frame and the resulting display case will be used to merchandise the tenant's brand names. Proposed Modification Permit The Zoning Administrator can only approve an increase in sign height or width by twenty (20) percent above that allowed or an increase in sign area by thirty (30) percent above that allowed. However, increases above the limits provided above may be allowed with the approval of a Sign Modification Permit. Site Identification Signs Existing Signs — The following are existing signs and will be replaced at their present location but will require Modification Permits due to increases in area, height and/or letter height above that allowed under a Sign Program. o Sign A1.01 is located on an existing 75' x 10' architectural wall at the Plaza entry on MacArthur Boulevard. The sign is approved to show both the center name and tenant names but currently shows only the center name sign with an area of 60 square feet. The replacement sign will feature the center name with taller letters and with logos on both ends which will result in an increase in center sign area to 172 square feet. In addition, three tenant names will now be added with a maximum area of 100 square feet. The total sign area of the replacement sign will be 272 square feet where 100 square feet is allowed per the PC Text. In addition, the letter height for the center name will be increased to 48" where 24" is allowed under the PC Text. New Signs — The following are new signs and will require Modification Permits due to increases in letter height above that allowed under a Sign Program. o Signs A2.01, A2.03, A2.04 are proposed wall signs with the center name to be located on Jack's Surfboards suite at the corner of East Coast Highway and Avocado Avenue. Sign A2.02 is a proposed wall sign with the center name to be located on the Brighton 25 AIR Ms. Brenda Wisneski August 8, 2017 Page 4 of 5 Collectibles suite and overlooking the pedestrian entrance into the Plaza. The letter height for these signs is proposed to 30" where 24" is allowed under the PC Text. Justification for Site Identification Signs Sign A1.01 — Automobiles travel on MacArthur Boulevard at a high rate of speed. The entrance into the Plaza at this location is right tun in only. This entrance is not as noticeable as a right turn in and out where there might be a vehicle waiting to turn right onto MacArthur which would be an aid in recognition to the other motorist. In addition, the entrance comes before signage at this location which effectively shortens a motorist's reaction time. For these reasons, it is important to increase the site identification lettering to 48" when the PC Text allows 24" in order to improve motorist recognition of the entry. / The tenant names proposed for this sign are allowed per the PC Text and are an aid to traffic flow J within the Plaza parking lot as the three tenant names selected for this sign (Bristol Farms, Sur La Table, and Tommy Bahama) are directly accessed from this entry. This provides the patrons of these establishinents with a quick and convenient arrival. The combination of the site and tenant identification content yields a total sign area of 272 square feet when the PC Text allows 100 square feet. However, the proposed increase in area is proportional to the area of the existing wall at this location which is approximately 784 square feet. Signs A2.01, A2.02, A2.03, A2.04 — The intersection at East Coast Highway and Avocado Avenue experiences heavy traffic on a daily basis. The applicant proposes to improve visibility for motorists by to increasing the letter height of the tenant names and by elevating them to the building located on the corner. Tenant Identification Signs The following existing tenant identification signs will increase in letter height above that allowed under a Sign Program. o Zone 2 (MacArthur Building) — The letter height for Other tenants will increase to 24" where the PC Text allows 12". These signs are located on the store fronts and face into the parking lot. o Zone 4A/4B (Avocado Building) — The letter height for Major tenants will increase to 30" where the PC Text allows 24", for End Cap tenants will increase to 30" where the PC Text allows 18", and for Other tenants will increase to 24" where the PC Text allows 12". These signs are located on the store fronts and face into the parking lot. o Zone 5 (Avocado Building, PCH Building) — The letter height for Major tenants will increase to 36" where the PC Text allows 24" and for Other tenants will increase to 36" where the PC Text allows 12". These signs are located on the rear frontages facing East Coast Highway. o Zone 6 (Avocado Building) — The letter height for Major tenants will increase to 36" where the PC Text allows 24", for End Cap tenants will increase to 36" where the PC Text allows 18", and for Other tenants will increase to 36" where the PC Text allows 12". These signs are located on the rear frontages facing Avocado Avenue. 1` Justification for Tenant Identification Signs The applicant desires to update the tenant identification signage within the Plaza in order to improve visibility for motorists and pedestrians. The applicant is proposing to accomplish this by Ms. Brenda Wisneski August 8, 2017 Page 5 of 5 increasing the letter height of the tenant signs and improving the sign illumination by replacing the external industrial gooseneck lighting system with an internal halo illumination. Required Actions As allowed by Zoning Code Section 20.42.120, Irvine Company requests approval of the Sign Program and as allowed by Zoning Code Section 20.42.110, and approval of a Modification Permit to allow increases in height and area that are beyond the limits allowed by the Zoning Code for a Sign Program. Findings have been prepared in support of the Sign Program and Modification Permit 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. <S20 - ( G Paul Shaver Manager, Planning and Engineer Services Attachments: Sign Program/Modification Permit Application Letter of Authorization Sign Program and Sign Program Matrix Findings Attachments 1-3 cc: Kareem Ali, Irvine Company Retail Properties Shawna Schaffner, CAA Planning, Inc. 27 REQUIRED FINDINGS Comprehensive Sign Program Pursuant to Section 20.42.120, the comprehensive sign program allows for an increase in sign height by 20 percent above that allowed and an increase in sign area by 30 percent above that allowed. The program shall comply with the standards of the Zoning Code, except that deviations are allowed with regard to sign area, total number, location, and/or height of signs. In accordance with Section 20.42.120 (Comprehensive Sign Program Standards) of the Newport Beach Municipal Code, the following standards and facts in support of such standards are set forth: Standard: A. The proposed sign program shall comply with the purpose and intent of this Chapter (Chapter20.42), and any adopted sign design guidelines and the overall purpose and intent of this Section (Section 20.42.120). Facts in Support of Standard: 1. The purpose of a Comprehensive Sign Program is to integrate all of a project's signs. A comprehensive sign program provides a means for the flexible application of sign regulations for projects that require multiple signs in order to provide incentive and latitude in the design and display of signs, and to achieve, not circumvent, the purpose of Chapter 20.42, 2. The proposed Comprehensive Sign Program complies with the purpose and intent of Newport Beach Municipal Code Chapter 20.42 (Sign Standards) because it provides Corona Del Mar Plaza (shopping center) with adequate identification while guarding against excessive sign proliferation. The shopping center is a large property where all store entrances face inward away from the public streets and additional signage is proposed so motorists can more easily identify the many business located in the shopping center. 3. The Comprehensive Sign Program is consistent with the Citywide Design Guidelines because the proposed signs are designed to be compatible with the building design in terms of scale, size, and materials. Standard: B. 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. 1 PA2017-163 for CS2017-011 & MD2017-006 810-984 Avocado Avenue �g Irvine Company Facts in Support of Standard: 1. The number and location of signs will not contribute to an overabundance of signage that will have a detrimental effect on the neighborhood. The monument signs provide entry and location identification from MacArthur Boulevard, East Coast Highway, and Avocado Avenue but are not overly visible from the surrounding residential and commercial areas. 2. All proposed signage will be in harmony with the character and architectural style of the shopping center. The large property accommodates the additional and larger signage without creating an impact to the surrounding neighborhood. Standard: C. The sign program shall address all signs, including permanent, temporary, and exempt signs. Facts in Support of Standard: 1. The proposed Sign Program includes all project signage. Temporary and exempt signs are not specifically addressed in the Sign Program and shall be regulated by the provisions of Chapter 20.42. Standard: D. The sign program shall accommodate future revisions that may be required because of changes in use or tenants. Facts in Support of Standard: 1. The Comprehensive Sign Program has been developed to be effective for the shopping center tenants by establishing type, number, location, design, and size of signage flexibility for future changes in tenants. 2. It is not anticipated that future revisions to the Sign Program will be necessary to accommodate changes in tenants. However, the Community Development Director may approve minor revisions to the Comprehensive Sign Program if the intent of the original approval is not affected. 3. Consistent with Chapter 20.42, the Community Development Director (or his/her designee) may approve minor revisions to the Sign Program if the intent of the original approval is not affected. Standard: 2 2J° E. 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 the intent of this Chapter. Facts in Support of Standard: 1. The approval conforms to the intent of Chapter 20.42, and enhances the= ov�all development by integrating the signage in appropriate locations and scale to the'... , 2. The proposed Comprehensive Sign Program is consistent with Chapter 20.42 and is being processed concurrently with a Modification Pennit consistent with Zoning Code Section 20.52.050 to allow increases in area and height to be larger than the Zoning Code limits. Standard: F. The approval of a Comprehensive Sign Program shall not authorize the use of signs prohibited by this Chapter (Chapter20.42). Facts in Support of Standard: 1. The Comprehensive Sign Program does not authorize the use of prohibited signs. Standard: G. Review and approval of a Comprehensive Sign program shall not consider the signs' proposed message content. Facts in Support of Standard: 1. The content of the signs was not considered and the Comprehensive Sign Program does not contain any regulations regarding sign message content. Modification Permit Pursuant to Section 20.42.110 of the Newport Beach Municipal Code, deviations in sign height greater than twenty (20) percent and sign area greater than thirty (30) percent are subject to the approval of a Modification Permit. 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: 3 WE Finding A. The requested modification will be compatible with existing development in the neighborhood. Fact in Support of Finding The subject property is located in PC- 27 (Newport Village Planned Community) and the General Plan designation is General Commercial. The increase in the areas, height, and letter height of the site identification signs are compatible with the existing development. The signs are also not so large to be out proportion. 2. The proposed signs do not constitute or contribute to a significant proliferation of signs which would be inconsistent with the neighborhood character. The increase in the letter height of the tenant identification signs is compatible with the existing development in the neighborhood. The locations of the majority of the signs are internal to the shopping center. Finding B. The granting of the modification is necessary due to the unique physical characteristic(s) of the property and/or structure, and/or characteristic(s) of the use. Fact in Support of Finding The shopping center consists of a large grocery store, two restaurants, and twenty-four retail stores, and surface parking. There are two access points into the property, 1) MacArthur Boulevard and 2) Avocado Avenue. Finding C. The granting of the Modification Permit is necessary to practical difficulties associated with the property and that the strict application of the Zoning Code results in physical hardships that are consistent with the purpose and intent of the Zoning Code. Approval of the location, size, and number of the proposed monument signs is necessary due to the location, design, and circulation within the shopping center. 2. The tenant's frontage is oriented internally to the shopping center and the external signs will identify the tenants to passing motorists. 3. With only two access points into the shopping center, additional site identification signs are needed direct motorists into the shopping center. EI 31 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. Fact in Support of Finding Due to the small size of the entry into the shopping center from MacArthur Boulevard, larger signs are necessary to improve the visibility of the access into the shopping center. Larger signs are also necessary due to the high rate of speed on MacArthur Boulevard and East Coast Highway and the congestion of this intersection. 2. The increase in letter height is necessary for the tenant identification signs to allow those tenants with short names to take advantage of the sign area that is allowed under the PC Text. Finding E. The granting of the Modification Permit 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. Fact in Support of Finding The signs will be constructed on private property and will not change the intensity of the existing commercial use, affect the flow of light or air to adjoining properties, not interfere with sight distance. 2. The signs are not excessive in height, width, or area, and will improve the flow of vehicles accessing the shopping center and parking lot. 32 September 12, 2017 Ms. Liane Schuller Contract Planner City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 CAA PLANNING GOOD B �peUMUQ00", Subject: Addendum — Additional Information G�(I OF Gt �P Nimp0%, e Planning Action PA2017-163 Comprehensive Sign Program CS2017-011, Modification Permit MD2017-006 Corona Del Mar Plaza, 800 Avocado Avenue Dear Ms. Schuller: On behalf of Irvine Company, CAA Planning, Inc. submits the following additional information for the application for a Comprehensive Sign Program (Sign Program) with Modification Permit for Corona Del Mar Plaza (Plaza). • Supplementary information is provided for the Window Signs including a request for a modification permit to increase the sign area above that allowed under the Municipal Code. • Additional justification with exhibits is provided for the Tenant Identification Signs. • An expanded Sign Program Matrix is provided. • Expanded Findings are provided. • Full-size Drawings are provided. Window Signs — Supplementary Information Currently, Suites 890 ("Brighton") and 900 ("Jack's Surfboards"), which are located at the comer of Avocado Avenue and Coast Highway, have window displays facing these roadways consisting of a two-dimensional vinyl applique for merchandising attached to the outside of each window. The applicant is proposing to remove the applique and create a more dynamic display window more common to department stores. The windows will have an 8' x 3' sign element behind each store window suspended from above within the window vitrine to identify the tenant. The maximum area of these signs will be 24 square feet for each window. The signs will be internally illuminated with a maximum letter height of 36". In association with the enhanced window displays, it is proposed that display areas may include text associated with the display. It is anticipated that the displays may be changed frequently related to seasonal or other appropriate timing. Text associated with a window display will be 65 Enterprise, Suite 130 • Aliso Viejo, California 92656 • (949) 581-2888 • Fax (949) 581-3599 33 Cx Ms. Liane Schuller September 12, 2017 Page 2 of 5 smaller than the tenant name window signs, with a maximum area of 16 square feet per window and a maximum letter height of 24". The signs will not be illuminated. The aggregate area for these signs will be 40 square feet per window. Since the PC Text does not identify window signs for the Plaza, the Municipal Code (Code) regulations regarding window signs (Section 20.42.080.J) will apply. The Code limits sign area for window signs to 20% of the window area. The window for "Brighton" has an area of 93.3 square feet and the maximum window sign area allowed by the Code would be 18.7 square feet. The three windows for "Jack's" each have an area of 138 -4 -square feet and the maximum window sign area allowed by the Code would be Z7. squat e feet for each window. Since the applicant is requesting a maximum of 40 square feet for each window, a modification pern-it will be required to increase the area beyond wha the-Code'allows-for . indow signs which will be 43% for "Brighton" and 290/c It should be noted Ylra t� lie existing`wi'n$ows will be reduced in size as part of the refurbishment activities in compliance with Title 24 requirements. Tenant Identification Sins — Additional Justification The applicant desires to update the tenant identification signage within the Plaza in order to improve visibility for motorists and pedestrians. The applicant is proposing to accomplish this by increasing the letter height of the tenant signs and improving the sign illumination by replacing the external industrial gooseneck lighting system with an internal halo illumination. Zone 2 (MacArthur Building) Other Tenants - The applicant seeks to increase the letter height from the current maximum of 12" to a new maximum of 24". These suites are the largest Other suites in the Plaza and have longer frontages but the same maximum sign area of 60 square feet. Several of the existing signs for these suites have just one line of text and allowing an increase in height will allow increased visibility without exceeding the maximum area of 60 square feet. For instance, the sign for "Sur La Table" was approved to use a letter height of 21 ", which is 9" higher than allowed by the PC Text, but still has an area of just over 16 square feet as shown on Exhibit 1. Zone 4A/4B (Avocado Building) Zone 4A, Other Tenants — The applicant seeks to increase the letter height from the current maximum of 12" to a new maximum of 24". The suites in Zone 4 have small frontages ranging in width from 18-22 feet. (The few suites with large frontages are the result of mergers of two or more of the small suites which might be unmerged to their original dimensions at a later date.) The amount of frontage available for a wall sign is not the full width of the frontage but is the frontage dimension less 8 feet in compliance with the PC Text requirement that signs must be located a minimum of 4 feet from demising walls. For example, for a suite with a frontage of 20 feet, the maximum length of the sign would be 12 feet. Using this dimension along with the ii Ms. Liane Schuller September 12, 2017 Page 3 of 5 maximum letter height of 12", a tenant requiring only one line of text could only attain an area of 12 square feet, much less than the maximum of 60 square feet allowed by the PC Text. Examples of this condition at the Plaza are "Lucy" (1.6 square feet total) and "Marmi" (15.5 square feet total) as shown on Exhibits 2 and 3. The proposed increase in letter height of 24" would allow for an overall increase in the size of the sign thereby increasing visibility without exceeding the maximum area of 60 square feet. It would also allow the tenant more flexibility in the sign design. An example illustrating how the signage is improved with a larger letter height is "Baker & Olive" (19.3 square feet) which was allowed by the City to use a letter height of 18Yz" for their sign as shown on Exhibit 4. It should be pointed out that 24" would be the maximum height allowed and not the noun. Tenants with longer names or using multiple lines of text will need to adjust the letter height in order to maintain a sign area in compliance with the PC Text. Zone 413, Other Tenants — The applicant seeks to increase the letter height from the current maximum of 12" to a new maximum of 30" for these four suites located in the center of Zone 4. These suites are the smallest in the Plaza with an average area of 764 square feet and do not have frontage on Avocado Avenue (Zone 6) due to the presence of the delivery/service area for the Avocado Building tenants. These suites also have small frontages (18-22 feet) and will benefit from the increase in letter height as described for Zone 4A above. In addition, these four suites lack the architectural features present at the Zone 4A suites such as wall reliefs and awnings that provide an identity as shown on Exhibits 5 and 6. The increased letter height will allow larger signs that will increase the presence of the 4B suites. An example illustrating how the signage is improved with a larger letter height is "Along came a Spider" (15.4 square feet) which was allowed by the City to use a letter height of 18" for their signs as shown on Exhibit 7. Additionally, the existing lighting for these signs is an industrial style umbrella light which provides poor lighting for the signs and creates large amounts of spillover into the surrounding area. The proposed signs will be individual reverse channel letters and internally illuminated with more efficient halo lighting. The letters are all that the eye sees with this type of sign because there is no border or background to attract the eye and increasing the letter height will improve their visibility. Zone 4A, End Cap Tenants — The applicant seeks to increase the letter height from the current maximum of 18" to a new maximum of 30". The End Cap suite in Zone 4A is located at the primary entrance into the Plaza from Avocado Avenue and has a large frontage and high visual presence. An increase in letter height will improve visibility by allowing an increase in the overall sign area which currently stands at 43 square feet. This will be of particular notice to southbound traffic on Avocado Avenue because the existing palm trees at the Plaza entry effectively shield the tenant name sign from view as shown on Exhibit 8. Zone 413, Major Tenants — The applicant seeks to increase the letter height from the current maximum of 24" to a new maximum of 30". The Major Tenants in Zone 4B are "Jack's 35 Ms. Liane Schuller September 12, 2017 Page 4 of 5 Surfboards" and "Tommy Bahama." An increase in letter height will allow larger signs that will increase the presence of these suites. Zone 5 (Avocado Building, PCH Building) Zone 5, Major Tenants — The applicant seeks to increase the letter height from the current maximum of 24" to a new maximum of 36". The Major Tenants in Zone 5 are "Jack's Surfboards" and "Tommy Bahama." An increase in letter height will allow larger signs that will increase the visual presence of these suites. Zone 5, Other Tenants — The applicant seeks to increase the letter height from the current maximum of 12" to a new maximum of 36" and to reduce the maximum sign area to 36 square feet where the PC Text allows 40 square feet. The Other Tenants at this location are "Brighton's Collectibles" and "Peet's Coffee and Tea" and the frontage faces East Coast Highway. Currently, only "Peet's Coffee and Tea" has a sign on this frontage. The sign was approved with a letter height of 18", which is 6" higher than allowed by the PC Text, but still has an area of just over 13 square feet as shown on Exhibit 9. An increase in letter height would increase the total area to approximately 27 square feet, well under the proposed maximum of 36 square feet. Zone 6 (Avocado Building) Zone 6, Major Tenants — The applicant seeks to increase the letter height from the current maximum of 24" to a new maximum of 36". The Major Tenant in Zone 6 is "Jack's Surfboards". An increase in letter height will allow larger signs that will increase the presence of these suites. Zone 6, End Cap Tenants — The applicant seeks to increase the letter height from the current maximum of 18" to a new maximum of 36". The End Cap suite in Zone 4A is located at the primary entrance into the Plaza from Avocado Avenue and has a large frontage and high visual presence. The addition of a sign facing Avocado Avenue will greatly improve the presence of the tenant especially for southbound traffic on Avocado Avenue because the existing palm trees at the Plaza entry effectively shield the tenant name sign from view as shown on Exhibit 12. Zone 6, Other Tenants — The applicant seeks to increase the letter height from the current maximum of 12" to a new maximum of 36". While allowed by the PC Text, no Other Tenant name signs have been installed to date on the frontage facing Avocado Avenue. The applicant proposes to install a sign for each tenant, evenly spaced, across the face of the building from Suite 906-978. However, Suites 906, 920, 924, 938-952, and 966 have little or no frontage facing Avocado Avenue which may result in a tenant's sign not being attached to the wall opposite the tenant's actual space. The applicant proposes to install the signs evenly along the building. An expanded Sign Program Matrix and Expanded Findings are attached along with two copies of full-size drawings. If you have any questions or concerns, please do not hesitate to contact me at (949)581-2888. 3o Ms. Liane Schuller September 12, 2017 Page 5 of 5 Sincerely, CAA PLANNING, INC. Paul Shaver Manager, Planning and Engineer Services Attachments: Full-size Drawings (2-24" x 36") Reduced Drawings (4-11" x 17") Expanded Sign Program Matrix Expanded Findings Exhibits 1-9 CD-ROM cc: Kareem Ali, Irvine Company Retail Properties Shawna Schaffner, CAA Planning, Inc. 37 CAA September 20, 2017 REVISED September 25, 2017 Ms. Liane Schuller Contract Planner City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 G,,` PLANNING PED By OOM\Pl'UNtTY MET O�v�`OpN gEP 2 5 2p11 Off,,( OF G NEWPORT g�P Subject: Addendum — Additional Information Planning Action PA2017-163 Comprehensive Sign Program CS2017-011, Modification Permit MD2017-006 Corona Del Mar Plaza, 800 Avocado Avenue Dear Ms. Schuller: On behalf of Irvine Company, CAA Planning, Inc. submits the following information regarding the locations of the window signs for Suites 890 ("Brighton") and 900 ("Jack's Surfboards") identified in our September 12, 2017 addendum for the Comprehensive Sign Program and Modification Permit application for Corona Del Mar Plaza (Plaza). As previously stated, Suites 890 (`Brighton") and 900 ("Jack's Surfboards"), which are located at the corner of Avocado Avenue and Coast Highway, have window displays facing these roadways consisting of a two-dimensional vinyl applique for merchandising attached to the outside of each window. The applicant is proposing to remove the applique and create a more dynamic display window more connnon to department stores. The windows will have an 8' x 3' sign element behind each store window suspended from above within the window vitrine (i.e. alcove) to identify the tenant. The signs will be centered in the upper 1/3 of the window and set back from the surface of the glass by a minimum of 6" per the detail provided on Sheet 4 of the Sign Program Summary, Revision 7, dated 9/25/17. The maximum area of these signs will be 24 square feet for each window. The signs will be internally illuminated with a maximum letter height of 36". In association with the enhanced window displays, it is proposed that display areas may include text associated with the display. The displays will all be temporary in nature and will reflect the quality of the Plaza and the standards of the community. The signs will be centered in the lower 2/3 of the window and set back from the surface of the glass by a minimum of 6" per the detail provided on Sheet 4 of the Sign Program Summary, Revision 7, dated 9/25/17. These signs will have a maximum area of 16 square feet per window and a maximum letter height of 24". The signs will not be illuminated. 65 Enterprise, Suite 130 • Aliso Viejo, California 92656 > (949) 581-2888 • Fax (949) 581-3599 S2 I Ms. Liane Schuller September 20, 2017 REVISED September 25, 2017 Page 2 of 2 The aggregate area for these signs will be 40 square feet per window. Since the PC Text does not identify window signs for the Plaza, the Municipal Code (Code) regulations regarding window signs (Section 20.42.080.J) will apply. The Code limits sign area for window signs to 20% of the window area. The window for "Brighton" has an area of 84 square feet and the maximum window sign area allowed by the Code would be 17 square feet. The three windows for "Jack's" each have an area of 127 square feet and the maximum window sign area allowed by the Code would be 25.4 square feet for each window. Since the applicant is requesting a maximum of 40 square feet for each window, a modification permit will be required to increase the area beyond what the Code allows for window signs which will be 48% for "Brighton" and 32% for "Jack's." Revised drawings and a sign program matrix are attached for your reference. If you have any questions or concerns, please do not hesitate to contact me at (949) 581-2888. Sincerely, CAA PLANNING, INC. Paul Shaver Manager, Planning and Engineer Services Attachments: Revised Drawings (4-11" x 17") Revised Sign Program Matrix CD-ROM cc: Kareem Ali, Irvine Company Retail Properties Shawna Schaffner, CAA Planning, Inc. S9 Attachment No. ZA 5 Comprehensive Sign Program 40 CORONA DEL MAR PLAZA SIGN MATRIX CS2017-011, MD2017-006 (PA2017-163) SITE IDENTIFICATION SIGNS DESCRIPTION SPECIFICATIONS MacArthur Boulevard Entrance Area — 272 s.f. Sign Type — Monument Center —172 s.f. Sign A1.01 Tenants —100 s.f. Height — 8.2 ft. Letter/Logo Height Center Name/Logo —48 in. Tenant Names —12 in. Avocado Avenue Entrance Area — 44 s.f. Sign Type — Monument Height — 8 ft. Sign B1.01 Letter Height Center Name — 3Y2 in. Tenant Names — 7 in. Intersection of East Coast Highway & Avocado Area — 24 s.f. Avenue Height — 4 ft. Sign Type — Monument Length — 36.6 ft. Sign A3.01 Letter Height —12 in. Intersection of East Coast Highway & Avocado New Signs—A2.01, A2.02, A2.03, A2.04 Avenue New Sign Type — Wall Sign Type — Wall Area — 48 s.f. Signs A2.01, A2.02, A2.03, A2.04 Letter Height A2.01, A2.03, A2.04 — 21 in. A2.02 — 30 in Pedestrian Entrance from East Coast Highway Width — 2 ft. Sign Type — Library Link Feature, Graphic Light Height — 6 ft. Scone, or Project Directory Letter Height Sign A4.01 Center Name — 4 in. East Coast Highway Area — 44 s.f. Sign Type — Monument Height — 8 ft. Sign B1.03 Letter Height Center Name — 3Y2 in. Tenant Names — 7 in. MacArthur Boulevard Area — 44 s.f. Sign Type — Monument Height — 8 ft. Sign B1.02 Letter Height Center Name — 3'/z in. Tenant Names — 7 in. iM CORONA DEL MAR PLAZA SIGN MATRIX CS2017-011, MD2017-006 (PA2017-163) TENANT IDENTIFICATION SIGNS ZONE TENANT SPECIFICATIONS Zone 1 All Tenants Not Allowed Letter Height — 54.0 in. Area —150 s.f. Anchor Tenants Location — No closer than 4 ft. from demising wall (810 Avocado) Miscellaneous — Silkscreened tenant names of canvas awning with a maximum letter height of 8 in. Letter Height — 24 in. Area — 3 s.f. per lineal foot of frontage (120 s.f. Major Tenants (None in Zone 2) max.) Location — No closer than 4 ft. from demising wall Miscellaneous — Silkscreened tenant names on canvas awning with a maximum letter height of 8 in. Zone 2 Letter Height —18 in. Area — 2 s.f. per lineal foot of frontage (90 s.f. End Cap Tenants max.) Location — No closer than 4 ft. from demising wall (844 Avocado) Miscellaneous — Silkscreened tenant names on canvas awning with a maximum letter height of 8 in. Letter Height — 24 in. Area — 2 s.f. per lineal foot of frontage (60 s.f. Other Tenants max.) (832, 840 Avocado) Location — No closer than 4 ft. from demising wall Miscellaneous — Silkscreened tenant names of canvas awning with a maximum letter height of 8 in. Letter Height Shopping Center Name, Logo, and three Shopping Center & Logo — 6 in. larger than the Zone 3 Tenants largest Tenant sign (810 Avocado) Three Tenant Signs —18 in. Two Tenant Signs — 24 in. One Tenant Sign — 30 in. Letter Height — 36 in. Anchor Tenants Area —150 s.f. Zone 4 (None) Location — No closer than 4 ft. from demising wall Miscellaneous — Silkscreened tenant names on canvas awning with a maximum letter height of 8 in Mi CORONA DEL MAR PLAZA SIGN MATRIX CS2017-011, MD2017-006 (PA2017-163) TENANT IDENTIFICATION SIGNS ZONE TENANT SPECIFICATIONS Zone 4A Letter Height — 24 in. Area — 3 s.f. per lineal foot of frontage (120 s.f. max.) Location — No closer than 4 ft. from demising wall Miscellaneous — Silkscreened tenant names on canvas awning with a maximum letter height of 8 Major Tenants in. (882,900 Avocado) Zone 4B (882, 900 Avocado) Letter Height — 30 in. Area — 3 s.f. per lineal foot of frontage (120 s.f. Zone 4 max.) Location — No closer than 4 ft. from demising wall Miscellaneous — Silkscreened tenant names of canvas awning with a maximum letter height of 8 in. Zone 4A Letter Height — 24 in. Area — 2 s.f. per lineal foot of frontage (90 s.f. End Cap Tenants max.) (984 Avocado) Location — No closer than 4 ft. from demising wall Miscellaneous — Silkscreened tenant names of canvas awning with a maximum letter height of 8 in. Zone 4A (882, 894, 906-938, 956-978 Avocado) Letter Height — 24 in. Area — 2 s.f. per lineal foot of frontage (60 s.f. max.) Location — No closer than 4 ft. from demising wall Miscellaneous — Silkscreened tenant names of canvas awning with a maximum letter height of 8 Zone 4 Other Tenants in. (882-894,906-978 Avocado) Zone 4B (944-952 Avocado) Letter Height — 30 in. Area — 2 s.f. per lineal foot of frontage (60 s.f. max.) Location — No closer than 4 ft. from demising wall Miscellaneous — Silkscreened tenant names of canvas awning with a maximum letter height of 8 in. am CORONA DEL MAR PLAZA SIGN MATRIX CS2017-011, MD2017-006 (PA2017-163) TENANT IDENTIFICATION SIGNS ZONE TENANT SPECIFICATIONS Letter Height — 36 in. Area — 36 s.f. Major Tenants Location — No closer than 4 ft. from demising wall (882, 900 Avocado) Miscellaneous — Silkscreened tenant names on canvas awning with a maximum letter height of 8 in. Letter Height —18 in. Area — 2 s.f. per lineal foot of frontage (60 s.f. End Cap Tenants max.) Zone 5 (None) Location — No closer than 4 ft. from demising wall Miscellaneous — Silkscreened tenant names on canvas awning with a maximum letter height of 8 in. Letter Height — 36 in. Area — 36 s.f. Other Tenants Location — No closer than 4 ft, from demising wall (890, 894 Avocado) Miscellaneous — Silkscreened tenant names on canvas awning with a maximum letter height of 8 in. Letter Height — 36 in. Area —150 s.f. Anchor Tenants Location — No closer than 4 ft. from demising wall (None) Miscellaneous — Silkscreened tenant names on canvas awning with a maximum letter height of 8 in. Letter Height — 36 in. Area — 36 s.f. Major Tenants Location — No closer than 4 ft. from demising wall (900 Avocado) Miscellaneous — Silkscreened tenant names on canvas awning with a maximum letter height of 8 Zone 6 in. Letter Height — 36 in. Area — 36 s.f. End Cap Tenants Location — No closer than 4 ft. from demising wall (984 Avocado) Miscellaneous — Silkscreened tenant names on canvas awning with a maximum letter height of 8 in. Letter Height -36 in. Area — 36 s.f. Other Tenants Location — No closer than 4 ft. from demising wall (906 — 978 Avocado) Miscellaneous — Silkscreened tenant names on canvas awning with a maximum letter height of 8 in. Restaurant Building Individual letters only — 24 in. Zone 7 (850 Avocado) Three signs max. Refer to MD2002-005 for additional regulation) 0 CORONA DEL MAR PLAZA SIGN MATRIX CS2017-011, MD2017-006 (PA2017-163) TENANT IDENTIFICATION SIGNS BLADE & WINDOW SIGNS ZONE TENANT SPECIFICATIONS BLADE SIGNS All Tenants Number —1 per Tenant Zone 2, Zone 4A (810-844 Avocado, Length — 32 in. 882-984 Avocado) Height -22 in. Area — 4.9 s.f. STOREFRONT DECALS All Tenants Number —1 for each Tenant Window Zone 2, Zone 4 (810-844 Avocado, Area — 4 s.f. for each tenant 882-984 Avocado WINDOW SIGNS Tenant Name Sign Letter Height — 36" Area — 24 s.f. max. Location — Centered in upper 113 of window, 6" behind storefront glass (minimum) 890 Avocado Window Display Sign (1 window — 84 s.f.) Area —16 s.f. max Zone 5 900 Avocado Location — Lower 213 of window, 6" behind storefront (3 windows —127 s.f. glass (minimum) ea.) Total Sign Area 40 s.f. max per window 890 Avocado Sign Area — 48% of window area 900 Avocado Sion Area — 32% of window area BUILDING ADDRESSES Building addresses shall be located on buildings as Zones 1-7 All Buildings directed by the City of Newport Beach Fire Department. Letter hei ht to be a maximum of ei hteen inches 118" . Definitions Anchor Tenant— The term "Anchor Tenant" means a store having a minimum of twenty thousand (20,000) square feet of floor space, which is located within or between other commercial buildings. End Cap Tenant — The term "End Cap Tenant" means a store having three building elevations with a minimum of four thousand (4,000) square feet of floor area. Major Tenant — The term "Major Tenant" means a store or restaurant having a minimum of eight thousand (8,000) square feet of floor space, which is located within or between other commercial buildings RE SIGN PROGRAM SUMMARY AVOCADO AVE ENTRY 1 To replace existing Q D_ � m NU INTERSECTION OF E. COAST HIGHWAY & AVOCADO AVE MAIN PEDESTRIAN ENTRY ON E. COAST HIGHWAY SITE SIGNAGE 1 To r�existing I PCH N o � o BLDG a 0 C>CD U GO LQ Z M Q MACARTHUR BLDG LL U N ti co oo co o $ao 7 - vo O MACARTHUR BLVD ENTRY �Z_ 0 Q To replace existing -_ New sign location -- ------ PACIFIC COAST HIGHWAY M Primary Monument M Project Identity (Wall Sign) Tenant Monument Pedestrian Identity Vehicular Directional / Tenant Listing CORONA DEL MAR PLAZA Illedesign PROJECT & TENANT SIGNAGE DESCRIPTION • 1 To replace existing ,V U New sign location TENANT IDENTIFICATION ZONES Zone One Zone Two Zone Three Zone Four/ A Zone Four/ B Zone Five Zone Six Zone Seven SITE SIGNAGE Existing Sign Area Existing Max Existing Illumination Other, Proposed Sign Area Proposed Max Proposed Max Proposed Illumination Other, Letter Height Existing Height Letter Height Proposed MACARTHUR BLVD ENTRY 100 square feet NA External or Halo 272 sf 8'-2" NA See below Shopping Center 24" External or Halo 48" Internally illuminated letted with white acrylic push -though face Tenants 12" External or Halo 12" Halo AVOCADO AVE ENTRY 100 square feet NA External or Halo 44 square feet 8 feet NA See below Shopping Center 24" External or Halo NA 3.5" Halo Tenants 12 External or Halo NA 7" Halo COAST HIGHWAY & AVOCADO 120 square feet NA External or Halo 5'-6" feet NA See below Existing Monument Shopping Center 24" Internaly lit Project Name: 48 sf per location. 21" 21" Halo Move to wall locations, shown as push -through Quantity: 3 A2.01, A2.03 and A2.04 Tenants 12" Internally lit 24 sf 4'-0" 12" Halo New monument push -through PEDESTRIAN ENTRY ON PCH 24" External or Halo One freestanding See below See below See below See below New, second sign location on sign building. See plan Shopping Center24" pp g External or Halo 6ft 6" Letter Halo 1'-6" Stacked Shopping Center NA NA NA Project Name: 48 sf 30" 30" Halo Second sign located on wall at A2.02 IDENTIFICATIONTENANT Existing Sign Area Existing Max. Existing Illumination Other, Proposed Sign Area Proposed Max Proposed Max. Proposed Illumination Other, Letter Height Existing Height Letter Height Proposed TENANT BLADE SIGNS 6square feet NONE Spot -lit 4square feet 20" NONE Internally illuminated push -though - acrylic. White letter only. DECAL ON STOREFRONT GLASS 2square feet NONE NA White only 4square feet 4" 6" NO White or gold -leaf only ZONE ONE NONE No change ZONE TWO West elevation (parking lot side) of the buildings along MacArthur Boulevard Anchor Tenants 150 square feet 48" NA 54" As built Individual letters spot -lit Major Tenants (NA) 3sf/linear foot. Max 120 sqft 24" from above or below, NA No change halo -lit with neon or open channel with Individual reverse channel letters (halo)with uniform light temperature End Cap Tenants (NA) 2sf/linear foot. Max 90 18" NA 24„ exposed neon (3000°k) for all tenants. Dark letters required. Other Tenants 2sf/linear foot. Max 60 12" NA 24" ZONE THREE See existing PC No changesFr ZONEFOUR/A North elevation (parking lot side) of the building along E. Coast Highway and easy elevation (parking lot side) of the building along Avocado Ave. Anchor Tenants (NA) 150 square feet 36" No change NA No change Individual reverse channel letters Major Tenants (NA) 3sf/linear foot. Max 120 sqft 24" No change NA No change Individual letters spot -lit from above or below with uniform light temperature (3000°k) for all tenants. Dark letters required. End Cap Tenants 2sf/linear foot. Max 90 18" No change NA 24" Other Tenants 2sf/linear foot. Max 60 12" No change NA 24" • • -/B North elevation (parking loside) of d .... E. Coastand easy p g lot side). .a..•....• Major Tenants 3sf/linear foot. Max 120 sqft 24" No change NA 30" Individual letters spot -lit Individual reverse channel letters (halo) OR Cap End Ca Tenants (NA) 2sf/linear foot. Max 90 18" o c No NA 30" from above or below Channel letters with internally lit white faces and halo detail Other Tenants 2sf/linear foot. Max 60 12" No change NA 30" ZONE FIVE E. Coast Major Tenants 3sf/linear foot. Max 60 sgft 24" 36 square feet NA 36" Corner 36 square feet NA un- q Individual reverse channel letters with uniform light temperature See new designation for corner End Cap Tenants NA ( ) 2sf/linear foot. Max 60 18" 36" Externally lit dimensional letters. Lit criteria der the same criteria same (3000°k) for all tenants. All signs same color. locations (Suite 900 & 890) Other Tenants 2sf/linear foot. Max 40 12" by gooseneck lighting as 36 square feet NA 36" in-line tenants Max: 24 square feet Tenant Sign, Suite 900 & 890 Channel letters with internally Signs located min 6" behind Only12 per window NA 36" illuminated white faces storefront glass within vitrine in upper 1/3 of window. Display Sign, Suite 900 & 890 Max: 16 square feet No illumination. Signs located min 6" behind Only— NA NA per window NA 24 Printed vinyl or dimensional storefront glass within vitin lower 2/3 of window.. FOONE SIX Avocado Avenue elevation. 3sf/linear foot. Max 120 sqft Ur Major Tenants 24" Individual letters spot -lit 36 square feet NA 36" from above or below, reverse channel letters n th End Cap Tenants 2sf/linear foot. Max 90 18" halo -lit with neon or 36 square feet NA 36" f with uniform light temperature open channel with (3000'k) for all tenants. All Other Tenants 2sf/linear foot. Max 60 12" exposed neon P 36 square feet NA 36" sig) signs same color. ZONE SEVEN Restaurant pad building * Language from Newport Village, Planned Community Text, Subsection 2 " Within this category, one (1) sign per building elevation is permitted, unless noted otherwise. However more than one sign is permitted on the same elevation is the aggregate sign area of all signs for the same the tenant on the same elevation." From Newport Village, Planned Community, V.E.1. Definitions Anchor Tenant: The term "Anchor Tenant" means a store having a minimum of twenty -thousand (20,000) square feet of fllor space, with is located within or between other commercial buildings. Major Tenant: The term "Anchor Tenant" means a store having a minimum of eight -thousand (8,000) square feet of fllor space, with is located within or between other commercial buildings. End Cap Tenant: The term "Anchor Tenant" means a store having three building elevations with a minimum of fout-thousand (4,000) square feet of Nor space, with is located within or between other commercial buildings. Based on existing lease plan Anchor Tenant: Suite 810 Bristol Farms Major Tenant: Suite 850 Gulfstream Suite 882 Tommy Bahama Suite 900 Jack's End Cap Tenant: Suite 984 McKee & Co. SEPTEMBER 20, 2017: 1 OF 5 40 PROHIBITED TENANT SIGNS BACK -LIT ACRYLIC BOX -SIGNS All tenant sign application use individual dimensional letters. OPEN FACE CHANNEL LETTERS WITH EXPOSED NEON Exposed neon is specifically prohited in the tenant sign criteria CUSTOM COLOR HALO -ILLUMINATION All tenant signs use a single and consistent light temperature (3000°K). Light temperatures compliment architectural & site signage. See following sheet for additional specifications. CORONA DEL MAR PLAZA edesign PROJECT & TENANT SIGNAGE DESCRIPTION LACK OF CLEAR SPACE All tenant signs are limited to maximum dimensions and minimum clear space requirements, so they fit comfortably within the sign area. EXPOSED SIGN CABINET All tenant sign use individual letters, pin-mouted to the architectural facade. Structural and electrcal components are concealed behind the storefront or parapet. COOL LIGHT TEMPERATURES All tenant signs use warm light temperature of 3000°K. Example shown above uses a cool light temperature of 6000°K. BLOWN -OUT LETTERS // EXCESSIVE LIGHT LEVELS Although superficially simliar in construction, the tenant signs at Corona Del Mar Plaza will have improved leigibility, based on details in the construction. Light levels will be reduced through the following details: A. Fewer LED bulbs B. A diffuser panel on the back of the letter. Legibility will also be improved by spacing the letter exactly 1.5" from the facade. �: rrf - % . _ -_. : v ,nEr.n�a� =aw * 4k �•,�' Fri ax J4, TENANT NAMES ON SITE MONUMENTS All applications limit the number of tenants listed on freestanding site monuments to maximum of four tenants TENANT SIGN AREAS REVERSE CHANNEL WITH HALO ILLUMINATION: DETAIL Zone Two Zone Four/ A Scale: 3/8" — P-0" CHANNEL LETTER: INTERNALLY ILLUMINATED WITH WHITE PUSH THROUGH FACE AND HALO ILLUMINATION •���� Zone Four/ B atrFEMBER 20, 2017: 2 OF 5 47 ZONES 2 & 4: TENANT SIGNS, PRECEDENTS AND SPECIFICATIONS Illi � HIM ZONE PLAN _ C _ o , AVOCADO AVE ENTRY © a z REVERSE CHANNEL WITH HALO ILLUMINATION: DETAIL CHANNEL LETTER: INTERNALLY ILLUMINATED WITH WHITE �\\ MACARTHUR , Zone Two PUSH THROUGH FACE AND HALO ILLUMINATION BLDG Zone Four/ A 00000, Zone Four/ B Zone Four/ B` I _ - - - - IS 31 34U 9SC 319a SF - yl4 - .�0 - 4" • L MACARTHUR BLVD ENTRY \ G s = as zeoQ 3L AVOCADO 0 BLDG p a PCH Ngo 1 mnoa / / i L BLDG .. MAIN PEOESIgIPN _ ENiNVON PACIFIC COAST HIGHWAY , E. COAST HIGHWPV UNIFORM BLADE SIGN Zone Two ® Zone Four/ A 1 1/2" Min 3" Max 6" ' 112 4.1 2'-0 4" Max 5" b" - — 1.5" Min 2" Painted metal channel. Existing Wall Color by tenant. Painted aluminum Fabricated and painted Stand-offs painted letterform, minimum of .125" ❑ metal sign panel. to match wall Face and returns painted faces and .063" returns and t_== _J ❑ the same color not to exceed maximum height ❑ TENANT Suggested LRV of 20 or less ❑ 1/2" proud white acrylic. Paint or vinyl pin -stripes Clear acrylic backs push-thru letters ME LED system as required with diffuser ❑ to provide even illumination to avoid hot spots. V Tenant sign area ❑ indicated as dashed line. with no hot spots ❑ Warm white LEDs LED system as required Minimum 4" border on mounted to Lexan. ❑ to provide even illumination all sides Light temperature Light temperature to be Interior of letters to be 35000K (+/-50°K) Soft White FRONT VIEW prepared and painted 3000°K (+/- 50° K). �Scale 1 1/2" = 1'-0" Spraylat Star Bright White Approved sources; ° 3/16" thk. clear acrylic w/ Lacryl Reflective GE Minimax or Duralamp o 3M translucent vinyl Color rendering index Vinyl to produce a warm glow Power supply behind wall CRI above 80. ❑ in contrast to the face of letter. • --- Vinyl color TBD based on wall color • 0 0 0 0 0 0 inon Gln ❑ 1 Section View Section view � 129 ❑ Not to scale A Not to scale nZeMet�Nc ❑ Escutcheon plate to hide attachments. efoAll fasteners flush and painted to match on top El of escutcheon plate. Sign bracket --- - - and escutecheon color by landlord. LRV: Light Reflectance Value _ LRV is a measurement of how much light a color reflects, and conversely how much it TOP VIEW SIDE VIEW absorbs. LRV runs on a scale from 0 to 100. Zero is an absolute black and 100 being -�e�a- S. stl. anchoring and an assumed perfectly reflective white. This scale applies to all colors, not just black ,, spacers as required. scale 1 112" = 1'-0" Scale 1 12" = 1'-0" and white. This information should be included in the paint specifications. w,,. w�• • w Spacers to be painted A Section !1 Scale: 4.5" = V-0" to match wall color M=MM®® �r 70 80 90 100 BEAUTY baker collection & olive OPTION A OPTION B Letter detail: Internally illuminated push -through 1/4" proud. Letter detail: 1/4" thick waterjet cut painted metal letter Letter color: White acrylic only with ambient illumintion. Pinstripe color: Gold color by landlord Letter color: By tenant CORONA DEL MAR PLAZA Background color: By landlord Pinstripe color: To match letter SEPTEMBER 20, 2017: 3 OF 5 eclesign PROJECT & TENANT SIGNAGE DESCRIPTION Background color: By tenant 42 ZONE 5 & 6: TENANT SIGNS, BUILDING SIGN LOCATIONS IN ELEVATION REVERSE CHAN N EL WITH HALO ILLUMINATION: UNIFORM LETTER COLOR & ILLUMINATION II Zone Five 12-0' 4 I AL ---------------------,I I � i I Typical Elevation: Zone Five & Six Zone Five Zone Five Zone Six To confirm sign locations relative to lease lines, see suite designations in elevation. Zone Five: All tenants with signs facing Avocado are for tenant space located in the building along to Avocado. Suites 890 & 900 have special sign criteria Zone Six: All tenants with signs facing PCH are for tenant space located in the building along PCH. All sign locations visually correspond to the tenant spaces with minor adjustments based on architectural constraints. Sign location designations on Avocado and PCH align with store locations in plan— facilitating wayfinding and maintaining the alignment of neighboring Mln. 7'-0" ----------------------, �A 4,if I I I I .3 n Max: 12'-0" Durnodic Bronze I 1 A' 1Front View ,,'Scale : NTS 2 3/4" 2 eaion view Not to stale ElevaView L Storefront Sign Area -Glass Scale: 1/8"tione = 1 Display Sign Area F7GFRC Base Existing Wall Stand-offs painted to match wall LED system as required to provide even illumination with no hot spots Interior of letters to be prepared and painted Spraylat Star Bright White Lacryl Reflective Power supply behind wall PROJECT SIGN SUITE PROJECT SIGN SUITE SUITE SUITE SUITE A2.01 900 A2.04 900 894 890 890 Min 6" Scale: 1/8" = V-0" Zone Six SUITE 984 McKEE & Co. Pacific Coast Elevation L Scale: 18,,! 8" = 1' 0" j I1I Avocado Elevation ` �/ Scale: 1/16 V= V V CORONA DEL MAR PLAZA eclesign PROJECT & TENANT SIGNAGE DESCRIPTION SUITE SUITE SUITE SUITE SUITE SUITE SUITE 978 972 966 964 956 952 948 GLI a 1 V C I H.*, Te ant SprIl Is - - esi-aez ..... , o Q SUITE SUITE SUITE 944 938 936 ZONE PLAN AVOCADO AVE ENTRY v 4 r \ 0 MACARTHUR g>, BLDG \ n 5p0 Y I I I I z y O m MACARTHUR BLVD ENTRY G 0 AVOCADO BLDG y ` - oPCH - T�< i i BLDG - MAIN PED sN,w. sre,AN ----- E'°A'H.—. PACIFIC COAST HIGHWAY ZONE 5, SUITES 890 & 900 ONLY 1. Primary Sign (Tenant) a. STOREFRONT SIGN: Optional Quantity: Max, one per window. Final window allocation, based on lease agreement with Landlord. Max width: 8'- 0" Max height: 3'-0" Location: Centered in upper 1/3 of tenant display window, set back from surface of the glass by a minimum of 6" Construction: Suspended sign element. Dimensional channel letter with internally illuminated white acrylic push -through face. Letter color: By landlord. Letter face: White, Trim and Returns: Black Illumination: Internally illuminated push -through acrylic 2. Display sign a. WINDOW GRAPHIC: Optional Quantity: Max, one per window. Max width: 8'- 0" Max height: 2'-0" Location: In lower 2/3 of tenant display window, set back form the surface of the glass by a minimum of 6". Construction: All window graphics are temporary in nature. The design shall reflect with quality of the center and standards the community. The intent is to allow flexibility of design applications within the guidelines established here. The display name or logo may be a. ) Printed and continuous with a the surface of a vinyl graphic applied to back wall of the display case b.) Built-up dimensional letters, integrated with the overall 3D composition of window display elements. Materials for built up graphic may vary based on the brand vocabulary, including metal, acrylic, paper, resin or wood. All adjacent windows shall contain the same graphic campaign with a complimentary set of visual elements, including the display name or logo. Letter color: One color max for display name/logo. Illumination: None. Ambient illumination only. SUITE PROJECT SIGN 890 A2.02 SUITE SUITE SUITE SUITE SUITE SUITE 932 928 924 920 916 908A �a Jit balrer It olive/' daskids ZYaws's _ Zone Five SUITE PROJECT SIGN PROJECT SIGN 906 A2.03 A2.01 SUITE SUITE 900 900 CORONA DELMAR PLAZA SEPTEMBER 20, 2017: 4 OF 5 PROJECT SIGNS, EXISTING AND PROPOSED EXISTING A1.01 PRIMARY MONUMENT ON MACARTHUR Project Name, Total Square Feet: 60 Tenant Names, Not Built. EXISTING A3.01 MONUMENT ON AVOCADO & PCH Project Name, Total Square Feet: 50 Tenant Names, Total Square Feet: 34 EXISTING CONDITIONS FOR PROPOSED A2.02 Currently no project identity on wall PROPOSED A1.01 PRIMARY MONUMENT ON MACARTHUR Project Name, Total Square Feet: 142 Tenant Names, Total Square Feet: 100 33'-0" 24'-7" Identity to be centered on wall over window. A2.03 Identity to be centered A2.01 on wall over window. RONA DELA MAR PLAZA*CORONA DEL MAR PLAZA A2.04 Identity to be centered on wall over window. ORONA DELMAR PLAZA Max: 24'-0' 1 4 4r 00111I rill _ Tnluly DADAAIA _ 01101 A Til r - il•— 2 Front View Scale 1/8" = V-0" Lr l LM Lr LA 91 A J Approximately 150 sqft. of tile per monument, must be field verified and will depend on grade. TENANT TWO TENANT THREE 2'-0" 6" T7 11 i CORONA DEL MAR PLAZA PROPOSED A2 WALL SIGNS ON AVOCADO & PCH PROPOSED WINDOW SIGNS Total Square Feet: 48 Per Location Tenant Sign: 24 SF Max Area per Window Display Sign: 16 SF Max Area per Window PROPOSED A3.01 MONUMENT ON AVOCADO & PCH Window Area: 127 Square Feet per Window Total Sign (Letter Area) Square Feet: 24 EXISTING 31.02 MONUMENT ON MACARTHUR CORONA DEL MAR PLAZA 119design PROJECT & TENANT SIGNAGE DESCRIPTION EXISTING B1.01 MONUMENT ON AVOCADO Project Name, Total Square Feet: 10 Tenant Names, Total Square Feet: 36 PROPOSED 81.01 MONUMENT ON AVOCADO TENANT NAMES SHOWN FOR PLACEMENT ONLY Project Name, Total Square Feet: 4 Tenant Names, Total Square Feet: 15 PROPOSED A2.02 WALL SIGN Total Square Feet: 48 Per Location PROPOSED WINDOW SIGNS Tenant Sign: 24 SF Max Area per Window Display Sign: 16 SF Max Area per Window Window Area: 84 Square Feet per Window w L O M P M I PROPOSED A4.01 IDENTITY ON PCH Total Square Feet: 3 5'-6" 4'-0" V-2" T CORONA DEL MAR PLAZA TENANT TENANT B TENANT C 800-984 1 FRONT VIEW SIDEVIEW q Scale. 1/2" = 1'-0" L Scale: 1/2" = 1'-0" PROPOSED B1.01, 31.02 AND B1.03 Total Square Feet: 55 EXISTING A4 IDENTITY ON PCH Total Square Feet: 3 I 1 1/2" deep aluminum channel letters, pin mounted off wall surface; halo illuminated with embeded LEDs as req. for even illumination 8 GFRP trim to match building architecture. 8 FRONTVIEW q SIDE VIEW 1Scale: 1/2" = 1'-0" 2 Scale i/V PROPOSED A4 IDENTITY ON PCH Total Square Feet: 3 AVOCADO AVE ENTRY o To replace existing o o ra a� w v 0, \\ � To recce existing —�7A V I I I i'1 LSI . ,o ", rt 6 1 - s Stl z V � s 3p. q1209 n8 sioF s 996 0 LI MACARTHUR BLVID, ENTRY JE 6661 m lace existi ic: � ` P me as I AVOCADO BLDG n �� _� = RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COMPREHENSIVE SIGN PROGRAM NO. CS2017-011 AND MODIFICATION PERMIT NO. MD2017-006 FOR A DEVIATION IN THE NUMBER, AREA AND LETTER HEIGHT OF SIGNS AT 810-984 AVOCADO AVENUE (PA2017-163) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. An application was filed by The Irvine Company with respect to property located at 810-984 Avocado Avenue, and legally described as Parcel 1 of Resubdivision No. 973, Newport Beach, requesting approval of a comprehensive sign program and modification permit. 1. The applicant is requesting approval of a comprehensive sign program and modification permit to authorize signage for the Corona del Mar Shopping Plaza. The applicant is seeking the following deviations from the Newport Village Planned Community sign standards: Comprehensive Sign Program a) In Zone Two, letter height for Anchor tenant to be 54 inches in lieu of the 48 inch letters allowed (12.5% increase). b) In Zone Five, forty (40) square -feet of window signage for each of the three (3) windows facing the corner of Avocado and Coast Highway, in lieu of the allowed 33.8 square -feet (18% increase for each window). Modification Permit c) East Coast Highway near Restaurant Pad: A new eight foot high, 44 square -foot monument sign identifying the shopping center name and three major tenants (Sign 131.03). d) MacArthur Boulevard Driveway Entrance: Replace the existing eight -foot high monument sign at this location (Sign A1.01) with a new monument sign identifying the shopping center and three Major tenants. An increase in letter height from 24 inches to 48 inches for the shopping center name is requested, resulting in a total sign area of 272 square feet in lieu of the maximum allowed 100 square feet (100% increase in letter height, 172% increase in sign area). 51 Zoning Administrator Resolution No. ZA2017-### Page 2 of 11 e) Tenant Identification Signs: Zone Two: Letter height for Other tenants to be 24 inches in lieu of the allowed 12 inches (100% increase). Storefront decals providing tenant address, operating hours and emergency contact information to be four (4) square feet in lieu of the allowed two (2) square feet (100% increase). Zone Four/A: Letter height for End Cap tenants to be 24 inches in lieu of the allowed 18 inches (33% increase). Letter height for Other tenants to be 24 inches in lieu of the allowed 12 inches (100% increase). Storefront decals providing tenant address, operating hours and emergency contact information to be four (4) square feet in lieu of the allowed two (2) square feet (100% increase). Zone Four/B: Letter height for Major tenants in Zone 4B to be 30 inches in lieu of the allowed 24 inches (25% increase). Letter height for Other tenants in Zone B to be 30 inches in lieu of the allowed 12 inches (150% increase). Storefront decals providing tenant address, operating hours and emergency contact information to be four (4) square feet in lieu of the allowed two (2) square feet (100% increase). Zone Five: Letter height for Major tenants to be 36 inches in lieu of the allowed 24 inches (50% increase). Letter height for Other tenants to be 36 inches in lieu of the allowed 12 inches (200% increase). Forty (40) square -feet of window signage for the Brighton window facing the corner of Avocado and Coast Highway, in lieu of the allowed 18.7 square feet (114% increase). Four (4) new wall signs near the intersection of Avocado and Coast Highway to identify the shopping center (100% increase). 07-11-17 62 Zoning Administrator Resolution No. ZA2017-### Paqe 3 of 11 Zone Six: Letter height for Major tenants to be 36 inches in lieu of the allowed 24 inches (50% increase). Letter height for End Cap tenants to be 36 inches in lieu of the allowed 18 inches (100% increase). Letter height for Other tenants to be 36 inches in lieu of the allowed 12 inches (200% increase). 2. The subject property is designated CG (General Commercial) by the General Plan Land Use Element and is located within the PC27 Newport Village Planned Community Zoning District. 3. The subject property is not located within the coastal zone. 4. A public hearing was held on October 26, 2017, 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 hearing 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 hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. This project has been determined to be 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). 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. The proposed project involves the replacement of existing signs and the addition of several new signs, accessory to the existing nonresidential development on the property. SECTION 3. REQUIRED FINDINGS. Comprehensive Sign Program Pursuant to Section 20.42.120, the comprehensive sign program allows an increase in sign height by 20 percent above that allowed and an increase in sign area by 30 percent above that allowed. The program shall comply with the standards of the Newport Village Planned Community sign regulations, except that deviations are allowed with regard to sign area, total number, location, and/or height of signs. In accordance with Section 20.42.120 (Comprehensive Sign Program Standards) of the Newport Beach Municipal Code, the following standards and facts in support of such standards are set forth: 07-11-17 SS Zoning Administrator Resolution No. ZA2017-### Paqe 4 of 11 Standard: A. The proposed sign program shall comply with the purpose and intent of this Chapter [Chapter 20.421, any adopted sign design guidelines and the overall purpose and intent of this Section [Section 20.42.120]. Facts in Support of Standard: The comprehensive sign program complies with the purpose and intent of Municipal Code Chapter 20.42 (Sign Standards) and the Newport Village Planned Community text to aesthetically integrate all signs while providing for the flexible application of sign regulations on a multi -tenant commercial site. The comprehensive sign program is consistent with citywide sign design guidelines in that the proposed signs are designed to be compatible with the building design in terms of scale, size, and materials. The proposed signs are designed to effectively identify the shopping center without creating sign clutter, through the use of legible text, designed and placed consistent with the proportions of the street frontages and building elevations on which the signs are located. Standard: B. 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: The number and location of signs will not contribute to an overabundance of signage that will have a detrimental effect on the neighborhood. The proposed signs provide entry and location identification from East Coast Highway and Avocado Avenue, but are not overly visible from nearby residential areas. No tenant signs wall signs are allowed to be installed on the wall facing MacArthur Boulevard and towards the existing residential development. All proposed signage will be in harmony with the character and architectural style of the shopping center. The large property accommodates the additional and larger signage without creating an impact to the surrounding neighborhood. Standard: C. The sign program shall address all signs, including permanent, temporary, and exempt signs. 07-11-17 54 Zoning Administrator Resolution No. ZA2017-### Page 5 of 11 Fact in Support of Standard: The comprehensive sign program includes all signage for the shopping center. Temporary and exempt signs not specifically addressed in the program shall be regulated by the provisions of Chapter 20.42. Standard: D. The sign program shall accommodate future revisions that may be required because of changes in use or tenants. Facts in Support of Standard: The comprehensive sign program has been developed to be effective for future uses within the shopping center. The additional signage and increased letter size permitted provides flexibility to accommodate the signage needs of future tenants. It is not anticipated that future revisions to the comprehensive sign program will be necessary to accommodate changes in occupants or owners. However, the Community Development Director may approve minor revisions to the comprehensive sign program if the intent of the original approval is not affected. Consistent with Chapter 20.42, the Community Development Director (or his/her designee) may approve minor revisions to the sign program if the intent of the original approval is not affected. Standard: E. 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: The comprehensive sign program is consistent with the intent of Municipal Code Section 20.42.120 (Comprehensive Sign Program Standards) and with the Newport Village Planned Community text, and is being processed concurrently with a Modification Permit consistent with Zoning Code Section 20.52.050 to allow the letter height and sign area to be larger than the established standards in order to increase the visibility of the signs and to allow signage that is proportionately scaled to the size and street frontage of the shopping center. 07-11-17 1515 Zoning Administrator Resolution No. ZA2017-### Page 6 of 11 2. The deviations are justified in that the visibility of signage will be improved while remaining proportionately scaled to the size and street frontage of the shopping center. Standard: F. The Approval of a Comprehensive Sign Program shall not authorize the use of signs prohibited by this Chapter (Chapter 20.421. Facts in Support of Standard: 1. The comprehensive sign program does not authorize the use of prohibited signs. Standard: G. Review and approval of a Comprehensive Sign Program shall not consider the signs' proposed message content. Facts in Support of Standard: 1. The content of the signs was not considered and the proposed comprehensive sign program does not contain any regulations regarding sign message content. Modification Permit Pursuant to Section 20.42.110 of the Newport Beach Municipal Code, deviations in sign height greater than twenty (20) percent and sign area greater than 30 percent are subject to the approval of a modification permit. 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 project site is located in the PC27 (Newport Village Planned Community) Zoning District. The proposed signs have been designed to enhance the overall development; to relate visually to other signs included in the comprehensive sign program, and to the structures and/or developments they identify; and to be sensitive to nearby residential areas. 2. The sign program does not propose any additional signs oriented towards residential land uses located south of the site across MacArthur Boulevard. The existing monument signs will remain in place and be refinished. 07-11-17 150 Zoning Administrator Resolution No. ZA2017-### Page 7 of 11 3. Signs facing Avocado Avenue and Coast Highway will be less than thirty-six inches in height, which is consistent with the maximum letter height for other commercial businesses in the City. 4. The increased sign area (272 square feet) for the primary site identification sign (A1.01) does not increase the overall size of the site wall on which its located or result in any significant physical changes, but rather increases the area proportional to the area of the existing wall at this location which is approximately 784 square feet. 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 property is located at the intersection of East Coast Highway, Avocado Avenue and MacArthur Boulevard. All of these roadways have multiple lanes and high speed traffic. The increase in letter height and area of certain signs will allow motorists traveling along the public roadways to better identify the location of the shopping center and the businesses located therein. 2. Due to the right -turn only entrance into the shopping center from MacArthur Boulevard, there is limited opportunity to provide signage to motorist entering the site. The primary site identification sign (A1.01) is located after the turn, which effectively shortens a motorist's reaction time; therefore, the increased sign area (272 square feet) and lettering height to 48 inches improves motorist recognition of the entry. 3. The shopping center is large and comprised of three separate buildings with multiple tenants, surrounding an internal surface parking lot. Only two access points are provided into the center. The increase in letter height will provide greater convenience and visibility for visitors to the site. 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 purpose and intent of the sign regulations is to provide users adequate identification while preserving and enhancing the community's appearance. The 07-11-17 �-t 5/ Zoning Administrator Resolution No. ZA2017-### Page 8 of 11 regulation of sign size is to ensure that signage does not overwhelm a property and create clutter. The proposed increase in the letter height and area of certain signs will be appropriately scaled to the size and street frontage of the property. 2. The increase in the letter height and area of certain signs does not interfere with the purpose and intent of the Newport Village Planned Community and with Municipal Code Section 20.42.120 (Comprehensive Sign Program Standards) as it provides for adequate identification of the site while guarding against an excessive proliferation of signs. 3. The increase in letter height and area of signs oriented towards Avocado Avenue and East Coast Highway addresses the practical difficulty of reduced visibility for motorists trying to identify the shopping center from these wide and high-speed roadways. The added monument sign and new pedestrian directory sign oriented towards East Coast Highway will enhance business identification for pedestrians and motorists travelling along that roadway. 4. With only two access points into the shopping center, additional site identification signs are needed to direct motorists into the shopping center. The increase in letter height for signs oriented towards the parking lot area will assist onsite visitors in navigating the shopping 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. Due to the design and location of the building, deviations from allowed letter height and area are necessary to provide adequate identification for the subject property. The strict application of the Newport Village Planned Community sign standards would result in inadequate signage not easily visible to motorists or pedestrians. 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: 07-11-17 52 Zoning Administrator Resolution No. ZA2017-### Paqe 9 of 11 1. This approval will allow for an increase in letter height and in the sign area of certain signs, but will not result in a change in intensity or density of the existing commercial use. 2. This approval will not result in the addition of any signs as viewed from the residential area located to the south of the shopping center, across MacArthur Boulevard. 3. Compliance with the Municipal Code and the attached conditions of approval is required and will further ensure that the proposed use will not be detrimental. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Comprehensive Sign Program No. CS2017-011 and Modification Permit No. MD2017-006, 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 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code 3. This resolution supersedes Modification Permit No. MD2011-007, which upon vesting of the rights authorized by this Comprehensive Sign Program and Modification Permit, shall become null and void. PASSED, APPROVED, AND ADOPTED THIS 26th DAY OF OCTOBER, 2017. Patrick J. Alford, Zoning Administrator 07-11-17 159 Zoning Administrator Resolution No. ZA2017-### Paqe 10 of 11 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING The development shall be in substantial conformance with the approved site plan, building elevations, and sign details stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Signs shall comply with the limitations specified in the Sign Matrix included in Exhibit "B." 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. 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 Comprehensive Sign Program and Modification Permit. 5. A building permit shall be obtained prior to commencement of installation of the signs. 6. All illuminated signs shall be illuminated in accordance with the provisions of Section 20.42.060.H of the Newport Beach Municipal Code. 7. This Comprehensive Sign Program and Modification Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 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. 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. All signage shall be located within private property. 11. Sign locations shall comply with the City's Sight Distance Standard STD -11-L. All signs shall be located outside of the limited use area specified by this standard. 07-11-17 00 Zoning Administrator Resolution No. ZA2017-### Paqe 11 of 11 12. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Corona del Mar Plaza Comprehensive Sign Program and Modification Permit including, but not limited to, Comprehensive Sign Program No. CS2017-011 and Modification Permit No. MD2017-006 (PA2017-163). 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. 07-11-17 01