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
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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
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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
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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.
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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.
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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
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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.
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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.