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HomeMy WebLinkAbout20191010_ApplicationPA2019-209 Community Development Department Planning Permit Application 1. Check Permits Requested: D Approval-in-Concept -AIC # ~ Coastal Development Permit D Lot Merger D Limited Term Permit - D Waiver for De Minimis Development D Seasonal D < 90 day 0 >90 days D Coastal Residential Development Iii Modification Pe rmit D Condominium Conversion D Off-Site Parking Agreement D Comprehensive Sign Program D Planned Community Development Plan D Development Agreement D Planned Development Permit D Development Plan D Site Development Review -D Major D Minor D Lot Line Adjustment D Parcel Map 2 . Project Address(es)/Assessor's Parcel No(s) Newport Center Drive and East Coast Highway Monument Signs/ APN 442-011-67 & APN 442-271 -21 'P .1}1,a{"f-'lo~ CITY OF NEWPORT BEACH 100 Civic Center Drive Newport Beach , California 92660 949 644 -3200 newportbeachca.gov/communitydevelopment D Staff Approval D Tract Map D Traffic Study D Use Permit -□Minor □Conditional D Amendment to existing Use Permit D Variance 0 Amendment -□Code □PC □GP OLCP D Other: 3. Project Description and Justification (Attach additional sheets if necessary): Modification & Coastal Development Permits to replace two freestanding monument signs of increased height at the northeast & northwest corners of the intersection of Newport Center Drive and East Coast Highway A I. t/C N j1rvine Company Retail Properties I 4 . pp 1can ompa~n'.l.y~a~m~e-==================================,-----;:::::========::=:'..· Mailing Address 1110 Innovation Suite/Unit I City !Irvine State i cA . I Zip 192617 I Phone 1(949) 720-2453 I Fax ~-----~! Email lcgilmore@irvinecompany.com 5 C t tic N l~AA Planning , Inc. I . on ac ompany~~a~m'.:..e::'....:::==================:.------;=======;-· Mailing Address 130900 Rancho Viejo Road Suite/Unit ~'2~8-=-5-==========I City lsan Juan Capistrano State jcA I Zip 192675 I Phone 1(949) 581-2888 Fax 1949) 581-3599 I Email lsschaffner@caaplanning.com I 0 N !Irvine Company Retail Properites I 6. wner ame '------;::::=====================,------;=======t· Mailing Address ==============:-------;:::====:'.___..::S:..::u~ite/Unit '"";=======::I City '------;=========::;------;:::====~State ~-;:::-=-=-=-=-=-=-=-=-=-=l~Z::iP~======'.I Phone ~------~~ Fax ~-----~I Email '-----------------~ 7 P rt O , Aff"d "t * (I) (W ) j(Authorization Letter Attached) . rope y wner s I av1 : 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 perjury , that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of (my) (our) knowledge and belief. Signature(s~ ;(7 11t= Title: I C£l} I Date: I /I> -JD -/CJ DD/MO/Y EAR Signature(s): _______________ Title : '-------------~ Date: ~-----~ *May be signed by the lessee or by an authorized agent if written authorization from the owner of record is filed concurrently with the application . Please note , the owner(s)' signature for Parcel/Tract Map and Lot Line Adjustment Application must be notarized . F:\Users\C DD\Shared\Admin\Planning_Di visio n\Appli cation s\Appli ca tion_Guidelines\Plannin g Permit Application -C DP added .docx Rev: 01 124/17 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: __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ 442 271 21 AND 442 011 67 5 NEWPORT CENTER ASSOCIATION OS 10.10.2019 PA2019-209 016-245554 $1000.00 RCP0011483 31002651 CD2019-070 AND MD2019-007 1401 AND 1402 NEWPORT CENTER DRIVE 1402 1401 IRVINE TERRACE COMMUNITY ASSN. PC 17 AND PC40 D2019-0611 PA2019-209 □ □ □ □ □ □ f;;ZI f;;ZI □ □ □ □ PA2019-209 ti IRVINE COMPANY ~~ RETAIL PROPERTIES September 26, 2019 Mr. James Campbell Deputy Director Community Development City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92658-8915 Subject: Letter of Authorization, Fashion Island Perimeter Project Dear Mr. Campbell: Please be advised that CAA Planning, Inc . is authorized to represent Irvine Company in securing Zoning Administrator approval of a Modification Permit to replace two existing freestanding monument signs of increased height at the northeast and northwest corners of the intersection of East Coast Highway and Newport Center Drive. They are authorized to execute, take delivery, request and take necessary action on behalf of Irvine Company pertinent to obtaining approval of said Modification Permit from the City of Newport Beach . Sincerely, . I .. I 1 · \\'G -0-0 \_,_.-- Chase Gilmore Senior Director, Development Irvine Company Retail Properties (949) 720-2453 Cc: Shawna Schaffner PA2019-209 I CAA PLANNING October 10, 2019 Mr. James Campbell Deputy Director Community Development City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92658-8915 Subject: Fashion Island Perimeter Project -Modification Permit and Coastal Development Permit for Replacement of Two Monument Signs Dear Mr. Campbell: On behalf of Irvine Company, CAA Planning, Inc. (CAA) submits the enclosed Modification Permit and Coastal Development Permit (CDP) application. This application is intended to allow the replacement of two freestanding monument signs located within the landscape areas on either side of Newport Center Drive, at the intersection with East Coast Highway with new signs. The existing signs are rectangular without a decorative base or cap. The proposed signs are essentially the same size but include a decorative base and cap which increase the sign height and width . Background Beginning in 1985, Irvine Company initiated the installation of a network of freestanding identification signs at the major entrances into Newport Center (Center). The initial phase of development, approved under Use Permit UP313 l (January 24, 1985), consisted of freestanding cube and monument signs at the Santa Barbara entrance from Jamboree Road, the Santa Cruz Road and Santa Rosa Drive entrances from San Joaquin Hills Road, the southwest corner of San Joaquin Hills Road and MacArthur Boulevard, and the San Miguel Drive entrance from MacArthur Boulevard. Also included were two freestanding pylon signs located in the center median of Newport Center Drive as it enters the Center from East Coast Highway. These eleven signs only identified the Center and did not identify buildings or tenants within the Center. In 1989, UP3131 was amended (UP3131A, October 5, 1989) to add additional raised letter signs to the above referenced signs and to allow a band of neon at the top of each sign. As a result of this approval, these signs could now include the name Fashion Island and identify Center restaurants, theaters, and shopping opportunities in the sign content. In 1993, UP3 l 3 l was amended again (UP3131A, March 18, 1993) to add the names of major tenants occupying space in Fashion Island to these signs. The Amendment also approved the addition of two new freestanding cube signs at the northeastern and southeastern corners of Jamboree Road and San Joaquin Hills Road. 30900 Rancho Viejo Road, Suite 285 • San Juan Capistrano, CA 92675 • (949) 581-2888 • Fax (949) 581-3599 PA2019-209 Mr. James Campbell October 10, 2019 Page 2 of 4 In 2011, a Modification Permit (MD2011-018) was approved which allowed the addition of two 7' x 13' freestanding monument signs into the identification signage network for the Center. The signs are located within the ¼-round landscape areas on either side of the Newport Center Drive entrance from East Coast Highway. The sign at the northeast corner lies within the Corporate Plaza Planned Community (PC-17) and the proposed sign at the northwest corner lies within the Corporate Plaza West Planned Community (PC-40). The sign in the northwest corner is located within the Coastal Zone. A Modification Permit was necessary because the development standards for the placement of signs within PC-17 and PC-40 only identified building and tenant signs within each PC and did not include signs identifying buildings or tenants within the Center. The development standards for both PC-17 and PC-40 stipulate that Zoning Code will apply to situations not identified in the text of the development standards. The locations and dimensions for each of the signs within the identification signage network are shown on the attached Exhibit 1. There are fourteen freestanding identification signs located on the perimeter of the Center with the following dimensions: two 8-½' cube signs, four 11-½' cube signs, five 11-½' x 11-½' x 2' monument signs, two 43' high pylon signs, and two 7' x 13' monument signs. Photographs of the existing signs approved by UP3131 are shown on the attached Exhibit 2. The freestanding signs established along the major roadways surrounding Newport Center serve to identify the Center's location to motorists. The Center is a regional center for business and commerce. The nucleus of the Center is the regional shopping center of Fashion Island. Initially, the signs identified the entire center as Newport Center but overtime Fashion Island's reputation attracted shoppers from a larger region who were less familiar with the local road system and increased visibility was necessary to alert motorists to the entrances into the Center. Consequently, these signs were modified to include the name Fashion Island and other text describing the activities occurring within the Center (e.g. Shopping, Theaters, Hotels, and Restaurants). Enhanced lighting was incorporated into the signs to increase visibility at night. Proposed Project Irvine Company proposes to replace the two monument signs with two new signs 10'3" in height, 13'9" in width, and 3'6" in depth, which will include a decorative base and cap as shown on Exhibit 3. The replacement signs will be situated in the same locations as the existing signs. The sign height of 10'3" is comparable to the heights of the other existing monument signs located within the network, which vary from 8'6" to 11 '6" height, the majority of which are 11 '6" in height. The proposed increase in height of the replacement sign is due to the addition of a base and cap that matches the other monument signs in the network. There will be a slight increase of 9" in the sign width due to the length of the decorative cap on the top of the sign. In addition, there will be a slight increase of 2 square feet in sign area as shown by an overlay exhibit included with the attached Exhibit 4. The PA2019-209 Mr. James Campbell October 10 , 2019 Page 3 of 4 replacement signs will provide increased visibility, at eye level, for motorists as they approach the Newport Center Drive entrance. Discussion Modification Permit Section 20.52.050 provides relief from specified development standards of the Zoning Code (Code) when the proposed action is consistent with the purposes of the Code and the General Plan, and does not negatively impact the community at large or in the neighborhood of the specific development. Modifications to the sign regulations of the Code are allowed per Section 20-52-050.B.3.f which allows the increase in allowed height, number , and area of signs without limit to the amount of deviation. Irvine Company is seeking the following modifications to the standards for monuments signs (Section 20.42.080.C): • Increase in the Code maximum for sign area of 75 s.f. to an area of 93 square feet for each replacement sign, where the area for each of the existing signs is 91 square feet. • Increase in the Code maximum for the average sign height of 6' to an average height of 10 '3", where the height of the existing signs is 7'. • Increase in the Code maximum for the sign width for the proposed signs of 9 ' to a width of 13 '9", where the width of the existing signs is 13'. Draft findings in support of the Modification Permit application are enclosed. Coastal Development Permit As indicated above , the replacement sign at the northwest corner of the entrance into Newport Center is located within the Coastal Zone. Consistent with the City 's Local Coastal Program Implementation Plan (LIP), a CDP is required (Section 21.52). Draft findings in support of the CDP application are enclosed. The LIP development standards list the maximum height , area, and width dimensions for signs in the Coastal Zone (Section 21.30.065 , Table 21.30-2). These maximum dimension s are identical to those listed above for the Modification Permit (Section 2 0.42 .080 .C). Therefore, relief is needed from the LIP development standards consistent with LIP Section 21.52.090 . Draft findings in support of relief from LIP development standards are enclos ed. Required Actions As allowed by Zoning Code Section 20.52.050.B and LIP Sections 21.52.015 and 21.52 .090 , Irvine Company requests Zoning Administrator approval of a Modification Permit for the two PA2019-209 Mr. James Campbell October 10, 2019 Page 4 of 4 replacement monument signs . A CDP with a variance from the development standards is also requested for the sign located within the Coastal Zone. Please do not hesitate to contact me at (949) 581-2888 if you have any questions or concerns. Sincerely, CAA PLANNING , INC. Shawna L. Schaffner Chief Executive Officer Attachments: Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Enclosures: Tenant Monument Modification Plans Findings c: Mr. Chase Gilmore PA2019-209 I □ □ ■ ■ 8½' cube signs l 1½' cube signs 11 ½' X 11 ½' X 2' monument signs 43 '-high pylon sign 7' x 13 , x 1 ½' monument signs to be replaced by 10¼' X 13¾' X 3½' monument signs NBGiS NEWPORT BEACH .i ',.·., 0 Co '\, ij.J't ~;.,, '·· _,,.,·.., .. , d'1 "'~t \. ..,1~~--.--:··~ ,-,,:· ;_ct!,,.';._':_. .. i,.'t.(f •• . ~- Project ~-' ---.-.-.-----.-,,. 0 1,000 Feet 2,000 Disclaimer: ff rt has been made to assure the Every reasonable e o 'd d however The City of accuracy of the data -r~~p~oyees and ~gents Newport Beach and I s ·bn from or relating to disclaim any and all r_es_pons1 ' 'y any results obtained m its use . Exhibit 1 9/25/2019 PA2019-209 ■ East Coast Highway and Newport Center Drive 7' x 13' Monument Sign , NW Corner PC-40 Project Site -Replace with 10'3" x 13'9" x 3'6" Sign ■ East Coast Highway and Newport Center Drive 7' x 13 ' Monument Sign , NW Corner PC-17 Project Site -Replace with 10'3" x 13'9" x 3'6" Sign Exhibit 2 PA2019-209 D Typical 11½' x 11½' x 2' Monument Signs ■ Newport Center Drive Median 43' High PA2019-209 ■ Typical 8½' Cube Sign D Typical 11½' Cube Sign PA2019-209IT 5'-0" 3'·11/z" 3~ PLAN VIEW (TYPICAL) SCALE: 3/8" = 1'-0" 1· 1· l/e" TYP • .i. 13'·9" 12'·8 1/,c" 93/4" ( : 7'-4" 10'·3" _Li t'-10" 11": NEIMAN MARCUS ~1-----i--'~-----------------~-, _Li l'-lO" ll" NORDSTROM I T:>----.--------------------1 _Lj 1••10 .. 11": !BLOOMINGDALE' ~i----,-----T-E N_A_N_T_N_A_M_E _____, 77 1'-11/e" 113/e" -"'co~,o""•=•c="'=""='~' ----=,,,.,-----,,,,..----,,,-,------=,-----NOTES AND SPECIFICATIONS ...,~==-.,-,,-.--,---------------------------Gl FABRICATED, PAINTED ALUM. CAP & BASE W/ FAUX PLASTER FINISH & "·~ .. GROUT LINES. JtTeLACK 2 FABRICATED, PAINTED ALUM. MAIN CABINET W/ SMOOTH FINISH & 2" DEEP CHANGEABLE TENANT PANELS ON BOTH SIDES. PRAIRIE TAN ~AUX PI..ASTCR FINISH (OUICKRETE CS3) r·iJ 3/4" PROUD FACE-LIT ENCAPSULATED ACR. GRAPHICS w, EMBEDDED D-'Y/N1G11T AC,NL1TE BlACK w111TE9K006 ----LED LIGHTING & 3/16" THK. DAY/NIGHT ACR. ADHERED TO FACE. MECHANICALLY F'ASTEN FLUSH TO FACE OF TENANT PANEL. sign aru 'r " ~ I r z•-s,,... 11 21/e" --I 9" ON/OFF SWITCH OPPOSITE SIDE OF ROAD 4 9" CONTINUOUS CONCRETE MOWSTRIP TO MATCH FINISH OF EXISTING SIGNS. 1 .. 5-] 4" SCHEO. 40 STEEL SUPPORT PIPE EMBEDDED INTO CONCRETE 1····-1 F'OOTING PER ENGINEERING. MECHANICALLY FASTEN TO INTERNAL FRAME. 1-·····1 ! .. ~_] 3/4" X 3/4" CONTINUOUS PAINTED ALUM. REVEAL. [.7] 1/8" THK. PAINTED ALUM, REMOVABLE TOP (2 SECTIONS), .... MECHANICALLY FASTENED TO FRAME. NOTE: WELD, GRIND, FILL & SAND SMOOTH ALL JOINTS PRIOR TO PAINTING. NOTE: FOR COMPLETE FOOTING DETAILS, SEE ENGINEERING. :-~:: 7.~~ ________ [Y_s ___ :' l'·O·:,,::··---~EXISTING277V ELECTRICAL FEED .. QTY:2 1 ELEVATION (TYPICAL) • DOUBLE SIDED, (93 SQ.FT. SIGN AREA) SCALE: 3/8" = 1'-0" Tfll HR[HITE[TllRHl 3411 LAKE CENTER DRIVE, SANTA ANA, CA 92704 P 714.556.0990 F 714.850.4888 2;> SIDE VIEW (TYPICAL) SCALE: 3/8" = 1'-0" Exhibit 3 []ApproV1td[]APPfOY9<1AsNot.d 0 R.vlH & AHubmlt M ~;:!c;~c;tT~:~,:'.!:,::.:;=· ======-I ~ ~ Fl·P·2.0·C2 PA2019-2093) PHOTO RENDERING SCALE: N.T.S. 13'-0" 1 OLD/NEW SIGN OVERLAY (TYPICAL) SCALE: 3/8" = 1'-0" r f Il R R [ H I T t [ r ll R R 1 ~ I 3411 LAKE CENTER DRIVE, SANTA ANA, CA 92704 P 714.556.0990 b Il H b t P' 714.850.4888 LINE OF EXISTING SIGN, TO BE COMPLETELY REMOVED ~ EXISTING SIGNS TO BE REMOVED SCALE: N.T.S. NEIMAN MARCUS NORDSTROM BLOOMING DALE'S TENANT NAME I I -SIDEA MACY'S WHOLE FOODS THE LOT I FASHION ISLAND HOTEL I l I Gllll9s1DEA 2~ LAYOUTS 1/ SCALE: 3/16" = 1'-0" PROJ[CTNAME: SH[ETTITLE: DRAWMBY: TIICO.,,.TA!IITHISOOCUlolCNT-l'INCORPOIIATCPIIOPIIICTA!l'YIIICl1TSOfffiCCUCNT.AIIYPAIITY ACC[PTIN(;THISOOCUMl:NTDOCSSOINCONf!O(ltC(ANDA'-A(CSTMATITSHAUNOTUOUPI.ICATtO, FASHION ISLAND; SIGN TYPE C2; JOHN COOPER IIIWHOI.CORIWP.\AT,NOIIOISQ.OSCOTOOTI'ICRS.WlfNOVTTHClll'AITI'E"CONSCPITOfTH[CLICl<T, PERIMETER PROJECT SMALL PANEL CONTIIACTOIISNAlLYU!lfYAI.LCONDITIONSONTM[.IOISITtANONOTlfYTH[PRO.l{(T[Nr.lN([A PROJ[CTLOC.\TION: JOBNUMB[R: START DAT[; Of,VIYYAlll,.TIOflS(A0-.fll[OllolCNSIONSSHOWN0NTM[st0AAWIH!;SBH0R'CPA0C[EDINCWITM AHYCOflSTAUCTI0N.WIIITTCNDl-.[NSI0NST0StTPA[ct0[HC[OVCASCAL[DDAAWIN!;S. NEWPORT BEACH, CA 519334 08-14-19 MACY'S W$1 WHOLE FOODS THE LOT C2·1'"·202 NEIMAN MARCUS NORDSTROM BLOOM I NG DALE'S TENANT NAME I I SIDE B MACY'S WHOLE FOODS THE LOT FASHION ISLAND HOTEL I I SIDEB Exhibit4 R[VISIONS; 0APPf'G-..d 0-'-PPf'O"NAaNolN 6.Nam.: D•te: __ QRnln,RHutlmll 6,Namr. Datr. APPROVED ■Y: 6,.Namr. SH[[TNUMBER: Oat,: __ ~Nam.: Oat,: FI-P-2.1-C2 PA2019-209 FINDINGS In accordance with Section 20.52.050.E. (Required Findings, Modification Permits) of the Newport Beach Municipal Code (NBMC), the following findings and facts in support of approval for a Modification Permit are set forth: A. The requested modification will be compatible with existing development in the neighborhood. Fact in Support of Finding A-1. The existing monument signs are located within the 1/4-round landscape areas on both sides of the Newport Center Drive entrance into Newport Center from East Coast Highway. The monument signs are accessory to the primary use of a landscaped entry point to Newport Center. The size and scale of the signs are complimentary to the landscape areas of approximately 1.5 acres each and do not significantly diminish or negatively impact the open space character. The replacement of the existing signs with two new signs that include a decorative base and cap is consistent with the existing development. A-2. Use Permit No. UP3131, originally approved in 1985, and subsequently amended in 1989, and again in 1993, allowed for the installation of a network of freestanding signs at the major entrances into Newport Center. The existing development consists of freestanding cube and monument signs at the Santa Barbara entrance from Jamboree Road, the Santa Cruz Road and Santa Rosa Drive entrances from San Joaquin Hills Road, the San Miguel Drive entrance from MacArthur Boulevard, the southwest comer of San Joaquin Hills Road and MacArthur Boulevard, the entrance from East Coast Highway and Newport Center Drive, and the northeastern and southeastern comers of Jamboree Road and San Joaquin Hills Road. Also included are two freestanding pylon signs located in the center median of the Newport Center Drive entrance into Newport Center from East Coast Highway. All of the existing signs were originally approved to identify Newport Center, but were modified over time to identify tenants within Newport Center and Fashion Island. The modifications were a result of Fashion Island's reputation for attracting shoppers from a larger region who were less familiar with the local road system. The additional signage and tenant identification were necessary for increased visibility to alert motorists traveling to the regional business and shopping center. A-3. The height of the proposed replacement monument signs is 10'3" as compared to the other existing entrance freestanding signs, which are either monument or cubed shaped and range in height from 8'6" to 11 '6", except the two pylon signs which are 43' in height. Though the proposed signs vary in size and shape as compared to the other existing freestanding signs, they were designed 1) to be in scale and character of their immediate surroundings; and 2) to provide a similar benefit as the existing signs by PA2019-209 identifying individual tenants within Newport Center and Fashion Island from a major entrance. A-4. The proposed replacement signs will be constructed of similar materials and will possess similar construction features and lettering as the other existing freestanding monument signs located within Newport Center. The proposed replacement monument signs will continue to identify key department stores, restaurants, and hotels in Newport Center. A-5. The proposed monument signs do not include an address plate as consistent with the other existing freestanding identification signs located throughout Newport 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 characteristics of the use. Fact in Support of Finding B-1. Newport Center is a regional center for business and commerce. The commerce component of Newport Center, Fashion Island, is located behind existing office buildings and screened from view from East Coast Highway. Consequently, the location, sign area, content, height, and width of the proposed signs are necessary to provide adequate identification of key tenants within the Fashion Island area from East Coast Highway. The signage enables motorists to identify more clearly destination points and the Newport Center Drive access to Fashion Island from East Coast Highway. B-2. The replacement monument signs are a logical design for this development, including the decorative base and cap, which will be consistent with all other similar signage. In addition, the replacement signs, when viewed in collaboration with the existing pylon signs provide greater project and tenant identification 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. Fact in Support of Finding C-1. The proposed signs do not interfere with the intent or purpose of the Zoning Code as they provide for adequate identification of the site while guarding against the excessive and confusing proliferation of signs. The signs attract and invite rather than demand the public's attention. Their design is complementary to the area and uses to which they PA2019-209 relate and harmonious with the surroundings. C-2. The granting of a modification is necessary in this case to allow deviations with regards to the monument signs for sign height, width, and area as well as the sign copy to include tenant names. C-3. The Corporate Plaza and Corporate Plaza West Planned Community regulations restrict the sign copy of freestanding signs to identifying the project or building name and street address only. The Zoning Code does not prohibit tenant names on monument signs. Providing tenant names, as the existing signs and the replacement signs do, provide greater convenience to motorists offering adequate identification of key uses, which are not visible or otherwise not recognized, within Fashion Island from East Coast Highway. Additionally, tenant names on monument signs are common throughout the City of Newport Beach and throughout regional business and commerce centers. C-4. The Corporate Plaza and Corporate Plaza West Planned Community regulations do not specify limitations on the height, width, or sign area of monument signs. Zoning Code regulations limit the maximum height to 8 feet (6 feet average), the maximum width 9 feet, and the maximum sign area to 75 square feet. The proposed replacement monument signs with a decorative base and cap are 10'3" high by 13'9" with a sign area of 93square feet. C-5. The increase in the height, width, and sign area of the proposed monument signs is necessary in order to provide greater visibility for the entrance into Newport Center from Newport Center Drive and to allow the signs to be developed in scale with and complementary to their surroundings. The increase is less than that of the other freestanding signs located at the other perimeter entrances into Newport Center. The increased width and height of the proposed monument signs is justified due to the large 1.5 acre, 1/4-round landscape areas surrounding the signs, which provides for a greater area of open space as compared to other open space corners within Newport Center. The increase in sign area is a direct result of the overall increased dimensions of the signs and again the need for greater visibility for the entrance into Newport Center. Finding D. There are no alternatives to the Modification Permit that could provide similar benefits to the applicant with less potential detriment to surrounding owners and occupants, the neighborhood, or to the general public. Fact in Support of Finding D-1. The proposed replacement monument signs are a logical design solution to identify key tenants from the outer perimeter of the Newport Center Drive entrance from East Coast Highway. The signs will be in scale with the existing development and complement the PA2019-209 two existing pylon signs which identify the regional center. D-2. Due to the amount ofretail and office space within the center as well as the location and configuration of the buildings and roadways, the monument signs of an increased height, width, and sign area that identity individual tenants will provide greater convenience and visibility for motorists to the site and will not be detrimental to any surrounding owners and occupants, the neighborhood, or to the general public. D-3. There are no other direct entrances into Newport Center from East Coast Highway offering adequate visibility for the proposed signs and/or other tenant identification ground signs. It is the only entrance with open space suitable for signs necessary to alert motorists that they are approaching the entrance into Newport Center. 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. Fact in Support of Finding E-1. The replacement monument signs will be constructed on private property at the intersection of Newport Center Drive and East Coast Highway. They will neither change the density or intensity of the existing commercial use nor affect the flow of light or air to adjoining residential properties. E-2. The monument signs, as conditioned, will not interfere with sight distance from any street, alley, or driveway. E-3. The existing freestanding identification signs located throughout Newport Center at the major entrances have not been proven to be detrimental. E-4. The listing of tenants on the monument signs promotes public safety by making this information more visible to motorists driving through a heavily traveled, high speed intersection and allowing drivers to pay more attention to traffic conditions. Furthermore, the addition of tenant names to the monument sign will increase awareness of the center's businesses, improving economic welfare. The proposed sign located on the northwest comer of Newport Center Drive and East Coast Highway is located within the Coastal Zone and requires the issuance of a Coastal Development Permit. PA2019-209 In accordance with Section 21.52.015 .F. (Findings and Decision) of the Local Implementation Plan (LIP) for the Newport Beach Local Coastal Program (LCP), the following findings and facts in support of approval for a Coastal Development Permit are set forth: Finding F. Conforms to all applicable sections of the Certified Local Coastal Program. Facts in Support of Finding F-1 The monument sign conforms to all applicable sections of the Certified Local Coastal Program. F-2 The Coastal Zoning designation for the replacement monument sign is P-40 Corporate Plaza West and is an approved accessory use within PC-40 (LIP Section 21.26.405A, Table 21.26-6). Finding G. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Finding G-1 The monument sign conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal sign. In accordance with 21.52.090.D, the review authority may approve or conditionally approve a modification or waiver to a development standard of this Implementation Plan only after first making all of the following findings Finding H The granting of the modification is necessary due to practical difficulties associated with the property and that the strict application of the Implementation Plan results in physical hardships; or Facts in Support of Finding H-1 The granting of a modification is necessary in this case to allow deviations with regards to the replacement monument signs for sign height due solely to the addition of decorative bases and caps to be conformance with other similar monument signs in the area. PA2019-209 H-2 The purpose of the replacement monument signs is to alert motorists of the location of Fashion Island which is not readily visible from East Coast Highway. The increased width and height of the proposed replacement monument signs is justified due to the large 1.5 acre, 1/4-round landscape areas surrounding the signs, which provides for a greater area of open space as compared to other open space comers within Newport Center. Finding I The granting of the variance is necessary due to special circumstances applicable to the property, including location, shape, size, surroundings, topography, and/or other physical features, the strict application of the development standards otherwise applicable to the property denies the property owner privileges enjoyed by other property owners in the vicinity and in the same coastal zoning district; and Facts in Support of Finding I-1 The increase in the height of the proposed replacement monument sign is necessary in order to provide consistency with all other existing monument signs at entrances to Newport Center and to allow the signs to be developed in scale with and complementary to their surroundings. The increase in height is less than that of the other freestanding signs located at the other perimeter entrances into Newport Center. I-2 The increased width of the proposed replacement monument sign is justified due to addition of a decorative base and cap to the sign improve the aesthetics of sign and to provide conformity with other similar signs in Newport Center. Finding J. The modification or variance complies with the findings required to approve a coastal development permit in Section 21.52.015(F); Facts in Support of Finding J-1 The sign modification complies with the findings required to approve a coastal development permit in Section 21.52.015(F) as stated in Findings F and G. Finding K. The modification or variance will not result in development that blocks or significantly impedes public access to and along the sea or shoreline and to coastal parks, trails, or coastal bluffs PA2019-209 Fact in Support of Finding K-1 The granting of a sign modification with not will not block or significantly impede public access to and along the sea or shoreline and to coastal parks, trails, or coastal bluffs because the location of the sign is not adjacent to the sea, shoreline, coastal parks, trails, or coastal bluffs. K-2 The replacement sign would be located at the northwest corner of the entrance to Newport Center at Newport Center Drive and East Coast Highway. There is no public access to and along the sea or shoreline and to coastal parks, trails, or coastal bluffs in the area of the proposed sign. Finding L. The modification or variance will not result in development that blocks or significantly impairs public views to and along the sea or shoreline or to coastal bluffs and other scenic coastal areas Fact in Support of Finding L-1 The granting of a sign modification will not significantly impair public views to and along the sea or shoreline or to coastal bluffs and other scenic coastal areas because there are no public views of the sea, shoreline, or bluffs in the area of the proposed replacement sign. L-2 The sign would be located at the northwest corner of the entrance to Newport Center at Newport Center Drive and East Coast Highway. There are no public views of the sea, shoreline, or bluffs in the area of the proposed sign. Finding M The modification or variance will not result in development that has an adverse effect, either individually or cumulatively, on coastal resources, including wetlands, sensitive habitat, vegetation, or wildlife species; and Fact in Support of Finding M-1 The granting of a sign modification will not result in an adverse effect, either individually or cumulatively, on coastal resources, including wetlands, sensitive habitat, vegetation, or wildlife species because the proposed replacement sign is not located in area where coastal resources, including wetlands, sensitive habitat, vegetation, or wildlife species will adversely effected. M-2 The sign would be located at the northwest corner of Newport Center Drive and East Coast Highway. The sign would replace an existing sign in a landscaped area at the entrance of Newport Center. PA2019-209 Finding N. The granting of the modification or variance will not be contrary to, or in conflict with, the purpose of this Implementation Plan, nor to the applicable policies of the certified Local Coastal Program. (Ord. 2019-5 § 6, 2019) Facts in Support of Finding N-1 The granting of the sign modification will not conflict with the purpose of the Implementation Plan or certified Local Coastal Program, as the intent of the replacement sign is to provide for adequate identification of the site while guarding against the excessive and confusing proliferation of signs. The modification is being requested to allow for a decorative base and cap and to be appropriate size given the location and conformity to all other monument signs at the entrance to Newport Center. The sign attracts and invites rather than demand the public's attention. Its design is complementary to the area and uses to which they relate and harmonious with the surroundings. N-2 The Corporate Plaza and Corporate Plaza West Planned Community regulations restrict the sign copy of freestanding signs to identifying the project or building name and street address only. The Implementation Plan does not prohibit tenant names on monument signs. In this case, the addition of tenant names will provide greater convenience to motorists offering adequate identification of key uses, which are not visible or otherwise not recognized, within Fashion Island from East Coast Highway. Additionally, tenant names on monument signs are common throughout the City of Newport Beach and throughout regional business and commerce centers. N-3 The Corporate Plaza and Corporate Plaza West Planned Community regulations do not specify limitations on the height, width, or sign area of monument signs. Implementation Plan regulations limit the maximum height to 8 feet ( 6 feet average), the maximum width to 9 feet, and the maximum sign area to 75 square feet. The proposed monument sign is 10'3" high by 13'9" wide with a sign area of 93 square feet.