HomeMy WebLinkAbout20190222_ApplicationCommunity Development Department
Planning Permit Application
1. Check Permits Requested :
D Approval-in-Concept -AIC # D Lot Merg er
0 Coastal Development Permit O Limited Term Permit -
0 Waive r for De Mlnimis Developm ent O Seasonal D < 90 day 0>90 days
0 Coastal Residenti al Development ~ Modification Permit
0 Condominium Conversion O Off-Site Parkin g Agreement
[ii Comprehensive Sign Prog ram D P lanned Community D evelopment Plan
0 Development Agreement O Planned Development Permit
0 Development P lan O Site Development Review -D Major O Minor
0 Lot Line Adjustment O Parcel Map
2. Project Address(es)/Assessor's Parcel No(s)
J4 221through 4225 MacArthur Bou levard
CITY m ~E\I ?OP1 BEAC
100 Civic Center Drive
Newport Beach, Cali forn ia 92660
949 644-3200
newportbeachca.gov/communi tyd evelopment
0 Sta ff Approval
0 Tract Map
0 Traffic Study
0 Use Permit -OMlnor Oconditlonal
0 Amendment to existing Use Permit
0 Variance
0 Amendment -OCode OPC OGP OLCP
0 Other:
3 . Project Description and Justification (Attach additional sheets if necessary):
Modification to Comprehens ive Sign Program No . CS20 12-004 (PA20 12-024). Newport Pla ce Shopping Center -Sign Program .
4 . Appllcant/Compa~n'.ly~N~a~m~e:...:l=Pr=io=ri=ty=S=ig=n=s===========================.-----;:============j
Mailing Address 1837 Riverfront Drive Suite/Unit ';:I ===========I
City [sheboygan State [w1 I Zip 153081 I
Phone [92 0-694-1 062 Fax [920-208-0969 I Email Jabradl@pri oritysig n.com I
5. Contact/Company Name !M itch Chamers l
M .1. Add 118960 Ventura Blvd S ·t /U 't I I a, mg ress u, e na -;:================·,
City ITarzana State [cA I Zip 19 1356 I
Phon e 1818-468-2955 I Fax ,__ ______ _.I Email [mitch@signbu mp.com I
0 N Ridgeway Real Estate Lp 2804 Lafayette Rd , Newport Beach, CA 92663.
6 . wn er ame '---;::===========================i------;::===========:
M .1. Add 14221 Dolphin Striker Way a1 mg ress Suite/Unit ';::=========
State .... Jc_A--;:::================l~z::.:J:ip:...:1=
9 2
=
6
=
6
=
0
===========! City I Newport Beach
Fax ... ! ______ ....,I Email .,__ _____________ ___..
7. Property Owner's Affidavit*: (I) 0f'/e) ._ ______________________ ___,
depose and say that (I am) (we are) the owner(s) of the property (ies) involved in this application . (I) (We) further
certify, under penalty of pe~ury, that the foregoing statements and answers herei n contained and the information
herewith sub · ed are in I respe ts true and correct to the best of (my) (our) knowledge and belief.
Signature(s): Title : I funNh/y M~ u;te: jlf/j,jJFJ +-....,,._--+--1~-->,,+rl*""--+------~ ~a 00/MONEAR
Signature(s): ---------------Title: ._ _________ ..... I Date: I I
*May be signed by the lessee or by a n authorized agent if written authorization from the owner of record Is fil ed concurrently with the
application. Please note, the owner(s)' signature for Parcel/Tract Map and Lot Line Adjustment A pplication must be notarized.
F:\Usera\COOIShared\Adnin\Plannl ng_DivislonlApplicationa\Appllca6on_Guideflnea\Planning Ponnit AppllcaUon-COP added.doox Rev: 0 1/24111
PA2019-035
FOR OFFICE USE ONLY\
Date Filed: _______________________ 2700-5000 Acct.
APN No: __________________________ Deposit Acct. No. ________________________
Council District No.: _________________ For Deposit Account:
General Plan Designation: ____________ Fee Pd: _______________________________________
Zoning District: _____________________ Receipt No: ____________________________
Coastal Zone: Yes No Check #: __________
Visa MC Amex # ____________
CDM Residents Association and Chamber
Community Association(s): _______________________ Development No: __________________________
_____________________________________________ Project No: ________________________________
_____________________________________________ Activity No: _______________________________
Related Permits: ___________________________
APPLICATION Approved Denied Tabled: _________________________
ACTION DATE
Planning Commission Meeting
Zoning Administrator Hearing
Community Development Director
Remarks:
__________________________________________________________________________________________
__________________________________________________________________________________________
APPLICATION WITHDRAWN: Withdrawal Received (Date): ________________________
APPLICATION CLOSED WITHOUT ACTION: Closeout Date: ________________________
Remarks:
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
2/22/2019
427 181 07
4221 MacArthur Blvd
3
MU-H2
PC11 Newport Place
none
PA2019-035
CS2012-004
D2012-0082
CS2019-002
PA2019-035
1
January 3, 2019
Project Description and Justification for Modification Permit. Amendment to existing
Comprehensive Sign Program #CS2012-004
Regarding address:
Newport Place Shopping Center
4221-4225 MacArthur Boulevard, Newport Beach, CA 92660
APN: 42718107
Property owner:
Ridgeway Real Estate Lp
2804 Lafayette Rd, Newport Beach, CA 92663
Applicant:
Priority Signs, Attn: Amy Bandl
837 Riverfront Drive, Sheboygan, WI 53081
920-694-1062 abradl@prioritysign.com
Representative:
Mitch Chemers, 18960 Ventura Blvd #127, Tarzana, CA 91356
818-468-2955 mitch@signbump.com
PROJECT DESCRIPTION AND JUSTIFICATION
The applicant is proposing a minor amendment to the existing CSP (Comprehensive Sign
Program) to add a wall sign on the Building A west elevation facing Dolphin Striker Way.
The applicant is also proposing a Modification Permit to allow the wall sign an increase in
height of precisely 16.67%, where Section 20.42.120.C allows applicants to apply for an
increase up to 20%. The request is for 42” height in lieu of the 36” maximum, as defined
in Section 2042.060.F. The overall area is 12.25 square feet as measured with four straight
lines. The applicant voluntarily requests a condition that the subject wall sign not exceed
12.25 square feet.
The shopping center consists of two buildings. Building A is occupied solely by At&t and
has wall signs on the north, east and south elevations. Building B is occupied by five (5)
tenants, with signs on the east, north and west elevations. In addition to the wall signs,
there are two monument signs on the east side of the property serving MacArthur Blvd.
In 2012 the shopping center was granted Modification Permit #MD2012-007. The
Comprehensive Sign Program allowed an increase in the size, area and location of the
wall signs for all tenants. It also allowed three (3) of the tenants to install more than one
wall sign, and that each tenant was allowed one additional pedestrian-oriented sign and/or
window sign. The Modification Permit also granted a second monument sign for multiple
PA2019-035
2
tenants, allowing an increase over the maximum (4) foot height and more than 20%
increase in area.
The additional west-facing wall sign is being proposed in order to provide sign visibility
to drivers along east-bound Dolphin Striker Way. Page 7 of Exhibit C provides an idea of
proximity from the shopping center’s driveway along the length of Dolphin Striker Way.
Pages 8 though 13 show scaled photo-composites of the west-facing elevation with both
conforming 36” wall sign height and proposed 42” wall sign height. Dolphin Striker Way
ends in a cul-de-sac with a wide driveway entrance/exit for the subject shopping center.
Both this street and Dove Street receive substantial employee and visitor traffic traveling
to the parking area for 4141 MacArthur Blvd at the nearest, and the subject shopping
center itself at the farthest. For this reason, the western-most tenant within Building B
(currently Roll It Sushi & Teriyaki in unit B5) installed a wall sign facing west for
exposure to Dolphin Striker Way.
The proposed west-facing 42” high wall sign for Building A is being requested in order to
provide critical visibility to the length of Dolphin Striker Way. While a 36” high sign is
technically visible to drivers traveling east-bound on Dolphin Striker Way, the size is
small enough to not be functional. The request for a 42” provides a size that is appropriate
for those distances, without creating any negative impact on the shopping center or its
neighboring properties and businesses.
There are a number of reasons the sign is being proposed and they work together to ensure
the modest increase in sign height is appropriate, without causing harm.
a) The request falls within the spirit of the 2012 approvals. Since the west elevation
faces a street, wall sign exposure to that street would not be out of character for
this shopping center. The addition of a wall sign on the west elevation falls
completely within the spirit of the 2012 Modification Permit and CSP. The
applicant did not include a wall sign on that elevation because they were not aware
of the substantial traffic flow on Dolphin Striker Way. The request for a sign on
that elevation in an overdue request to addresses that opportunity loss.
b) The current west-facing wall sign offers no negative impact to the shopping center
or neighboring sites. The installation of the Roll It Sushi & Teriyaki (tenant B5)
west-facing wall sign demonstrates that wall signage facing Dolphin Striker Way
does not make the shopping center signage look crowded or excessive.
c) The addition of the proposed wall sign will not create an impression of
proliferation. With the approval of the proposed sign, there will be a maximum of
two wall signs directly facing Dolphin Striker Way. A maximum of two modestly
sized wall signs ensures the west-facing elevations do not create an impression of
intensity or excess.
d) The proposed wall sign is oriented toward the opposite of where the concentration
of sign visibility exists. With the exception of the current west-facing wall sign for
tenant B5, all walls signs are seen from and primarily serve MacArthur Blvd. The
signage approved in the 2012 CSP was oriented toward the east. The proposed
PA2019-035
3
wall sign, along with the 16.67% increase in height is not visible to MacArthur
Blvd at all. Conversely, the majority of signage of any type is not visible to drivers
along Dolphin Striker Way. Only when drivers reach the end of the cul-de-sac do
they get some angled views of the internal-facing wall signs. This means only east-
bound drivers along Dolphin Striker Way will see the proposed wall sign and the
existing tenant B5 wall sign. The result is signage that does not increase the
aggregate sign area visible from MacArthur Blvd.
e) The proposed sign will provide a wayfinding function. While the west-facing wall
sign for tenant B5 has an identity visible to eastbound drivers along Dolphin
Striker Way, the west elevation for Building B is blank and does not currently
serve any wayfinding purpose. Approval of the requested wall sign will assist the
public with wayfinding, without creating a proliferation of signage. The
opportunity to include the store identity on an otherwise blank wall provides a
measure of balance to a street elevation that already includes the west-facing B5
tenant wall sign.
f) The proposed increase in height makes the wall sign functional. Based on a
visibility study of the streets, a 36” high logo is too small to be useful, whereas the
42” height is the minimum required to ensure the sign is functional for the length
of Dolphin Striker Way. Inclusion of the requested sign height is critical for this
building. A 36” sign height would negate the purpose of the sign itself, since the
sign works to provide exposure and wayfinding for the length of Dolphin Striker
Way.
g) The proposed 42” height will not appear crowded or inappropriate for the façade
where it’s to be installed. This is because the vertical height of the architectural
element where the sign is to be installed is 9’-6”.
h) The request for 42” height is higher than conforming, but the increase is offset by
the sign’s limited overall sign area. With an overall area of 12.25 square feet as
measured with four straight lines, the impact of the sign is limited, relative to the
other signs in the shopping center. For example, the sign area for the typical
existing At&t signs on Building A are 27.53 square feet each. And the average
wall sign area for Building B is approximately 27 square feet each.
i) Approval of the proposed west-facing wall sign with 42” overall height combined
with the existing tenant B5 wall sign will result in a total of no more than 37.25
square feet of visible signage of any type from Dolphin Striker Way.
j) Approval of the proposed 12.25 square foot wall sign with increased height will
not negatively impact the aggregate allowable wall sign area for the entire site.
The CSP currently provides for a maximum aggregate wall area of 504 square feet
(if all tenants utilized their maximum allowable sign area) as defined in the Sign
Program Matrix. The combined tenants are currently utilizing approximately 273
square feet of wall sign area. Addition of the proposed sign would bring that total
to approximately 288.5 square feet.
PA2019-035
1
January 3, 2019
Standards for amendment to existing Comprehensive Sign Program #CS2012-004
Regarding address:
Newport Place Shopping Center
4225 MacArthur Boulevard, Newport Beach, CA 92660
APN: 42718107
Property owner:
Ridgeway Real Estate Lp
2804 Lafayette Rd, Newport Beach, CA 92663
Applicant:
Priority Signs, Attn: Amy Bandl
837 Riverfront Drive, Sheboygan, WI 53081
920-694-1062 abradl@prioritysign.com
Representative:
Mitch Chemers, 18960 Ventura Blvd #127, Tarzana, CA 91356
818-468-2955 mitch@signbump.com
COMPREHENSIVE SIGN PROGRAM STANDARDS
1. The proposed sign program shall comply with the purpose and intent of this
chapter, any adopted sign design guidelines and the overall purpose and
intent of this section.
The proposed addition of a fourth wall sign on the west elevation of Building A
maintains the spirit and intent of the original 2012 approvals, as the proposed sign
size is small relative to the other signs in the shopping center, and because the
proposed sign is located on an elevation that faces away from the concentration
of all sign types to the east.
2. 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.
The proposed wall sign maintains the Sign Program’s intent by being integral with
the design and character of Building A and the shopping center as a whole.
PA2019-035
2
The addition of the proposed wall sign facing west will be similar in nature to the
existing permitted wall sign installed by the tenant in space B5. That west-facing
wall sign demonstrates that signage facing Dolphin Striker Way does not make
the shopping center signage look crowded or excessive.
The tenant in Building A will be permitted signage that will ensure adequate
visibility is provided on site and from Dolphin Striker Way to the most appropriate
extent possible.
The freestanding building (Building A), if occupied by a single-tenant, will be
allowed to have one wall sign on each of four building facades as depicted on the
site plan. If the frontage of any tenant space is changed or Building A is divided
into multiple tenancy, deviation from this approval shall be reviewed and approved
by the Planning Division to determine substantial conformance with this approval.
3. The sign program shall address all signs, including permanent, temporary,
and exempt signs.
The proposed logo wall sign has no impact on temporary or exempt signs.
4. The sign program shall accommodate future revisions that may be required
because of changes in use or tenants.
The proposed wall addition offers a relatively minor deviation from the original
2012 approvals, yet an amendment to the Sign Program is required due to the
request for a Modification Permit to allow a 42” high wall sign in lieu of the
maximum allowed height of 36” for any letter, text, logo, or symbol per Section
2042.060.F.
5. 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.
The proposed wall sign addition and accompanying Modification Permit request
for deviation for sign height is intended to aid and enhance the identification and
visibility of the commercial tenants from Dolphin Striker Way.
The proposed wall sign addition will function alongside the existing B5 wall sign to
help clearly define the shopping center as a retail destination from Dolphin Striker
Way, removing any ambiguity for drivers. This goal is achieved while
simultaneously ensuring Building A west elevation displays an appropriately sized
wall sign for adequate visibility to drivers along the length of the street.
PA2019-035
3
6. The Approval of a comprehensive sign program shall not authorize the use
of signs prohibited by this Chapter.
The proposed wall addition does not include any requests for prohibited signs.
7. Review and approval of a comprehensive sign program shall not consider
the signs’ proposed message content.
The proposed wall addition does not include any requests affecting sign message
or content.
PA2019-035
1
January 3, 2019
Findings for Modification Permit.
Regarding address:
Newport Place Shopping Center
4225 MacArthur Boulevard, Newport Beach, CA 92660
APN: 42718107
Property owner:
Ridgeway Real Estate Lp
2804 Lafayette Rd, Newport Beach, CA 92663
Applicant:
Priority Signs, Attn: Amy Bandl
837 Riverfront Drive, Sheboygan, WI 53081
920-694-1062 abradl@prioritysign.com
Representative:
Mitch Chemers, 18960 Ventura Blvd #127, Tarzana, CA 91356
818-468-2955 mitch@signbump.com
FINDINGS
A. The requested modification will be compatible with existing development in
the neighborhood.
This request for Modification Permit is to allow a 42” high wall sign in lieu of the
maximum allowed height of 36” for any letter, text, logo, or symbol per Section
2042.060.F.
The proposed wall sign is a 42” diameter logo. The requested 42” height is
16.37% higher than allowed. Overall area of the proposed logo is 12.25 square
feet as measured with four straight lines. The applicant voluntarily requests a
condition that the subject wall sign not exceed 12.25 square feet.
The proposed wall sign is in scale with the building elevation, building façade and
architectural element where it’s to be located. The highest part of the logo to
surface grade beneath the sign is 18’-8”. The proposed 42” height will not appear
crowded or inappropriate for the façade where it’s to be installed. This is because
the vertical height of the architectural element where the sign is to be installed is
9’-6”. For this reason, the proposed sign will not be inappropriately crowded into
its space.
PA2019-035
2
The proposed sign faces west toward and serves only drivers and pedestrians
along Dolphin Striker Way. The sign will be only one of two signs that face west
toward Dolphin Striker Way, as unit B5 has a permitted wall sign that faces west
for that purpose. There are no other building elevations on the site that faces
Dolphin Striker Way, so there’s no possibility additional wall signs would be
requested or installed. All other wall signs and ground signs on the site provide or
support visibility to MacArthur Blvd. Since the proposed wall sign is not visible to
MacArthur Blvd, the increased height will have no impact on the development as
seen from that street.
With a maximum of two wall signs facing west, the proposed increase in wall sign
height will not be out of character and will maintain the spirit of the 2012
Modification Permit and Comprehensive Sign Program. The wall sign will not
create a sign environment that demands excessive attention from the public. Both
the existing permitted B5 wall sign and the proposed logo wall sign are well
designed and complement the facades where they’re located.
The adjacent properties located at the west side of the subject property and
Dolphin Striker Way consists of access to office buildings and primarily faces
parking areas. The proposed sign height will provide enhanced visibility from
Dolphin Striker Way as drivers approach from the west, where the sign will be
200’ away from the end of the street’s cul-de-sac before approaching the
driveway into the property.
Because the proposed wall sign’s height increase is modest and appropriate for
its location, the maximum sign area is quite small relative to the other signs on the
site. Since there will be a maximum of only two wall signs facing Dolphin Striker
Way, the sign will be compatible with the existing development. For the above
reasons it will also be compatible with the adjacent properties.
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.
Dolphin Striker Way is a standard street that ends in a cul-de-sac and a driveway
into the west side of the subject property. This street receives substantial
employee and visitor traffic traveling to the parking area for 4141 MacArthur Blvd
at the nearest, and the subject shopping center itself at the farthest.
Building A’s west elevation faces traffic traveling east-bound on Dolphin Striker
Way. While this street originally appeared to function only as a minor secondary
access point similar to an alley or driveway, it turns out that it’s a commonly used
street that is essential to serving the west end of the shopping center. As such,
any building facing this street should have the opportunity to display their identity
to the street.
PA2019-035
3
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.
With the ability to install a sign on the fourth elevation of Building A, the proposed
logo wall sign will directly face oncoming east-bound traffic along Dolphin Striker
Way. Although drivers will be able to see a sign installed on the west elevation of
Building A, a conforming sign height will not be adequately functional to drivers as
they approach the property. All east-bound drivers traveling on Dolphin Striker
Way enter from Dove Street. At the farthest, drivers are approximately 465’ away
from the subject building facade. As they approach the end of the street, drivers
are around 335’ away from the subject building façade. A minimum height of 42”
will help offset the building’s setback. Further, the voluntary condition of maximum
sign area to not exceed 12.25 square feet ensures the overall impact of the sign is
consistent with the Zoning Code’s purpose of guarding against excessive and
confusing proliferation of signs.
A conforming wall sign height would result in a sign size that is small enough to
only be useful for drivers that are already within the shopping center. Approval of
the height increase will make the sign just large enough to serve Dolphin Striker
Way. The 42” overall height will result in a perceived height from the
neighborhood that does not appear oversize or appear to create a proliferation of
signage on the west side of the property. The 42” overall height will result in an
overall maximum sign area that is small enough to mitigate any negative impact
the Zoning Code intends to avoid.
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.
Approval of the increased wall sign height is the only option that can provide fair
and adequate visibility for the subject building to Dolphin Striker Way. Any other
sign type would result in sizes that are less functional that the modestly sized
12.25 square foot wall sign.
The Zoning Code dictates that area is computed by enclosing the entire sign in no
more than four lines. As applied to the subject sign, that results in a nominal area
of 12.25 square feet. While this is the city’s technical method for calculating sign
area, it does not take the actual sign area into account. For the purposes of the
Modification Permit review and permitting, the sign is considered 12.25 square
feet. Yet the applicant points out that the actual sign area will be 9.63 when
measuring only area within the outside diameter of the logo. The applicant points
this out because it demonstrates the net result of an approval will be a relatively
small sign that’s even smaller than the city’s formal calculation method. While this
PA2019-035
4
may or may not be a defensible finding, it does help further illustrate that the
proposed sign will be a small sign and not detrimental to the neighborhood.
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.
Approval of the proposed 12.25 square foot wall sign with increased height will
not negatively impact the aggregate allowable wall sign area for the entire site.
The CSP currently provides for a maximum aggregate wall area of 504 square
feet (if all tenants utilized their maximum allowable sign area) as defined in the
Sign Program Matrix. The combined tenants are currently utilizing approximately
273 square feet of wall sign area. Addition of the proposed sign would bring that
total to approximately 288.5 square feet.
Due to the distance from the street, the maximum sign area for the logo, and the
fact that the sign is not visible from MacArthur Blvd, the proposed increase to wall
sign height results in a sign that does not create an impression of intensity or
excess. The concentration of existing approved signage is on the east side of the
property. In fact, addition of the proposed sign will provide a wayfinding function.
The proposed adequately scaled sign will clearly define the shopping center as a
retail destination from Dolphin Striker Way, removing any ambiguity for drivers.
The overall impact of an approval will not make any part of the shopping center
appear crowded, excessive or unsafe in any way.
PA2019-035
PA2019-035
PA2019-035
PA2019-035
PA2019-035
PA2019-035
PA2019-035
PA2019-035
PA2019-035
PA2019-035
PA2019-035
PA2019-035