HomeMy WebLinkAbout20201222_ZA Action LetterCommunity Development Department
CITY OF NEWPORT BEACH
100 Civic Center Drive
Newport Beach, California 92660
949 644-3200
newportbeachca.gov/communitydevelopment
VIA EMAIL
December 23, 2020
The Masters Building, LLC
8871 Research Dr. Suite I
Irvine, CA 92618
c/o Eric Bostwick
Eric@4g-ventures.com
Subject: Comprehensive Sign Program No. CS2019-012 (PA2019-215)
2711 East Coast Highway
Masters Building Comprehensive Sign Program
Dear Mr. Bostwick,
It was a pleasure working with you on the above referenced application. Please be
advised that the subject application was approved by the Zoning Administrator on
December 22, 2020 and effective on January 5, 2021. A copy of the approved
action letter with findings and conditions is attached. If you have any questions,
please do not hesitate to contact me directly. Thank you and I look forward to working
with you again in the future.
For additional information on filing an appeal or should you have any questions,
please contact our office at 949-644-3200 or you may contact me directly at 949-644-
3312 or jperez@newportbeachca.gov.
Sincerely,
BMZ/jp
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
949-644-3200
www.newportbeachca.gov
ZONING ADMINISTRATOR ACTION LETTER
Subject: Masters Building (PA2019-215)
• Comprehensive Sign Program No. CS2019-012
Site Location 2711 East Coast Highway
Applicant The Masters Building, LLC
Legal Description Lot 1 in Block E, Tract No. 323
On December 22, 2020, the Zoning Administrator approved Comprehensive Sign Program.
No. CS2019-012. This approval is in accordance to the provisions of Chapter 20.42 (Sign
Standards) of the Newport Beach Municipal Code (NBMC).
LAND USE AND ZONING
• General Plan Land Use Plan Category: CC (Corridor Commercial)
• Zoning District: CC (Commercial Corridor)
• Coastal Land Use Category: CC-B (Corridor Commercial - 0.0 – 0.75 FAR)
• Coastal Zoning District: CC (Commercial Corridor)
SUMMARY
Pursuant to Section 20.42.120 (Comprehensive Sign Program) of the NBMC, a
Comprehensive Sign Program is required whenever three or more separate tenant spaces
are proposed for a single site, when signage is proposed at or above the second story of a
multi-story building, or whenever the Director determines that a comprehensive sign
program is necessary because of special project characteristics. The comprehensive sign
program provides a means for the flexible application of sign regulations for projects that
require multiple signs. The Zoning Administrator can approve deviations to total number,
location, size and/or height of signs, provided the program will enhance the overall
development consistent with the purpose of the Chapter 20.42 of the NBMC. The Zoning
Administrator’s authority is limited to a twenty (20) percent increase in sign height and an
increase in maximum sign area of up to thirty (30) percent.
The Comprehensive Sign Program will allow the following deviations from the Zoning Code:
a) The installation of both a tenant identification wall sign and tenant identification
window signage, whereas the Zoning Code allows for only one building sign,
per tenant, per frontage;
b) The installation of two 15-square-foot business directory signs, whereas the
Zoning Code allows one directory sign with a maximum size of 8 square feet.
Masters Building Sign Program (PA2019-215)
December 22, 2020
Page 2
Title 21 Local Coastal Program Implementation Plan regulates freestanding and roof
signs. The proposed sign program includes wall, canopy, and window signs all attached
to the existing building and are therefore exempt from the requirement of a coastal
development permit (CDP) pursuant to NBMC Section 21.52.035.C.2., because they are
minor accessory structures that do not involve a risk of adverse environmental effect, do
not adversely affect public access, or involve an intensification in use of the site. The
previously existing nonconforming roof sign has been removed.
This approval is based on the following findings and standards and subject to the following
conditions.
FINDINGS AND STANDARDS FOR APPROVED SIGNS
Finding
A. The project is exempt from environmental review under the requirements of the
California Environmental Quality Act pursuant to Section 15311, Class 11 (Accessory
Structures).
Fact in Support of Finding:
1. Class 11 exempts minor structures accessory to existing commercial facilities,
including signs. The proposed signs are incidental and accessory to the principal
commercial use of the property and do not intensify or alter the use.
Standard
B. The proposed sign program shall comply with the purpose and intent of this Chapter
[Chapter 20.42], any adopted sign design guidelines, and the overall purpose and
intent of this Section [Section 20.42.120 – Comprehensive Sign Program].
Facts in Support of Standard
1. The proposed sign program complies with the purpose and intent of NBMC Chapter
20.42 (Sign Standards) because it provides the building tenants with adequate
identification while guarding against the excessive or confusing proliferation of signs.
2. The proposed sign program preserves and enhances the community appearance by
regulating the type, size, location, quantity, and illumination of signs through
conditions of approval and conformance with approved plans.
3. The signs are designed to quickly identify building tenants using legible text that
contrasts with the background it is placed upon. The design and materials will
complement the design of the existing building. This is consistent with the Citywide
Sign Design Guidelines.
Masters Building Sign Program (PA2019-215)
December 22, 2020
Page 3
4. The size and location of signs and the allowance for wall signs and window signs
both will provide adequate identification to passing motorists on East Coast
Highway and Fernleaf Avenue without dominating the façade on which they are
located.
Standard
C. The proposed signs shall enhance th e overall development, be in harmony with, and
relate visually to other signs included in the Comprehensive Sign Program, to the
structures and/or developments they identify, and to surrounding development when
applicable.
Facts in Support of Standard
1. The site is developed with a two-story, multi-tenant commercial building and
surface parking lot. Each tenant will be allowed signage to ensure adequate visual
identification is provided. All building signs relate visually to each other and the
building’s design because they maintain consistency in design, materials, and
color.
2. The subject property is at the corner of East Coast Highway and Fernleaf Avenue
in the Corona del Mar neighborhood. Visitors can approach the building either on
foot or in a vehicle. Granting an additional tenant business directory sign allows for
a directory sign in the front of the building and one in the rear. This will assist
patrons in locating their desired business, regardless of which method or direction
they approach the building from. The slight increase in size for the business
directory signs will provide ample area for all tenants to legibly be identified.
3. The existing building has multiple dedicated and shared access doors and
hallways. The additional tenant identification signage will allow for more individual
businesses to be identified from the exterior of the building.
4. The surrounding development along East Coast Highway is primarily commercial
uses within multi-tenant buildings. The surrounding signage is eclectic and
includes the use of many different sign types. The proposed sign program does
not appear out of place and is harmonious with surrounding development and
signage.
Standard
D. The sign program shall address all signs, including permanent, temporary, and
exempt signs.
Masters Building Sign Program (PA2019-215)
December 22, 2020
Page 4
Fact in Support of Standard
1. The Comprehensive Sign Program addresses all project signage. Temporary and
exempt signs not specifically addressed in the sign program shall be regulated by the
provisions of Newport Beach Municipal Code Chapter 20.42 (Sign Standards).
Standard
E. The sign program shall accommodate future revisions that may be required because
of changes in use or tenants.
Facts in Support of Standard
1. The Comprehensive Sign Program has been developed to be effective for
commercial uses and allows flexibility for future changes in uses or tenants.
Adequate tenant identification has been provided through the increase in number
of tenant identification signs allowed.
2. It is not anticipated that future revisions to the Comprehensive Sign Program will
be necessary to accommodate changes in tenants. However, the Community
Development Director may approve minor revisions to the Comprehensive Sign
Program if the intent of the original approval is not affected.
Standard
F. The program shall comply with the stan dards of this Chapter [Chapter 20.42], 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 [Chapter 20.42].
Facts in Support of Standard
1. The Comprehensive Sign Program allows for deviations with regard to the number
of signs. The total number of signs, including the allowance for both wall and
window signs is reasonable, based upon the site’s multiple frontages and the
number of tenant spaces. Design guidelines have been incorporated into the sign
program to provide sufficient business identification while promoting a clean,
uncluttered visual appearance. The approval conforms to all other standards of
Zoning Code Chapter 20.42.
2. Allowing the deviation from the requirement that limits directory signs to one per
site is appropriate given the multiple directions patrons can access the building by.
One tenant directory sign will be installed on the building wall visible from the
primary frontage on East Coast Highway and a second directory sign will be
installed on the rear building wall visible from the parking lot and Fernleaf Avenue.
Masters Building Sign Program (PA2019-215)
December 22, 2020
Page 5
Standard
G. The approval of a Comprehensive Sign Program shall not authorize the use of signs
prohibited by this Chapter [Chapter 20.42].
Facts in Support of Standard
1. The Comprehensive Sign Program does not authorize the use of prohibited signs.
2. A legal, nonconforming, roof sign (while still visible in the visual simulations
included in Attachment No. ZA 3 Project Plans) has been removed prior to the
approval of this sign program. This sign program does not authorize any
replacement of the aforementioned roof sign.
Standard
H. Review and approval of a Comprehensive Sign Program shall not consider the signs’
proposed message content.
Fact in Support of Standard
1. The Comprehensive Sign Program contains no regulations affecting sign message
content.
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan,
details, and elevations, except as noted in the following conditions.
2. Upon demolition or substantial structural and nonstructural changes to the exterior
of the development on which this approval is based, this Comprehensive Sign
Program shall be rendered nullified and a new Comprehensive Sign Program shall
be obtained for the new or altered development in accordance with the Zoning Code
in effect at the time the new development is approved.
3. All signs shall be maintained in accordance with Section 20.42.170 (Maintenance
Requirements) of the Newport Beach Municipal Code. Temporary and exempt signs
not specifically addressed in the program shall be regulated by the provisions of
Chapter 20.42 of the Newport Beach Municipal Code.
4. Locations of the signs are limited to the designated areas and shall comply with the
limitations specified in the Sign Program Matrix included in Attachment No. ZA 2 .
5. In accordance with Municipal Code Section 20.42.120.F of the Zoning Code, the
Community Development Director may approve minor revisions to the Sign Program
if the intent of the original approval is not affected. This may include deviations on
the tenant configurations, such as combining or dividing suites.
Masters Building Sign Program (PA2019-215)
December 22, 2020
Page 6
6. A building permit shall be obtained prior to commencement of the construction
and/or installation of the signs.
7. Illuminated signs shall be regulated in accordance with the provisions of Section
20.42.070 of the Newport Beach Municipal Code. If, in the opinion of the Community
Development Director, existing illumination creates an unacceptable negative impact
on the surrounding land uses or sensitive habitat areas, the Director may order the
dimming of light sources or other remediation upon finding that the site is excessively
illuminated.
8. A copy of this letter, including conditions of approval and sign matrix, shall be
incorporated into the City and field sets of plans prior to issuance of the building
permits.
9. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any and all claims, demands, obligations,
damages, actions, causes of action, suits, losses, judgments, fines, penalties,
liabilities, costs and expenses (including without limitation, attorney’s fees,
disbursements and court costs) of every kind and nature whatsoever which may arise
from or in any manner relate (directly or indirectly) to City’s approval of the Masters
Building Sign Program including, but not limited to Comprehensive Sign
Program No CS2019-012 (PA2019-215) and the determination that the project is
exempt under the requirements of the California Environmental Quality Act. This
indemnification shall include, but not be limited to, damages awarded against the City,
if any, costs of suit, attorneys' fees, and other expenses incurred in connection with
such claim, action, causes of action, suit or proceeding whether incurred by applicant,
City, and/or the parties initiating or bringing such proceeding. The applicant shall
indemnify the City for all of City's costs, attorneys' fees, and damages which the City
incurs in enforcing the indemnification provisions set forth in this condition. The
applicant shall pay to the City upon demand any amount owed to the City pursuant to
the indemnification requirements prescribed in this condition.
APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community
Development or City Clerk, as applicable, within fourteen (14) days following the date the
action or decision was rendered. For additional information on filing an appeal, contact the
Planning Division at 949-644-3200.
Prepared by:
Approved by:
Masters Building Sign Program (PA2019-215)
December 22, 2020
Page 7
Attachments: ZA No. 1 Vicinity Map
ZA No. 2 Comprehensive Sign Program Matrix
ZA No. 3 Project Plans
Attachment No. ZA 1
Vicinity Map
VICINITY MAP
Comprehensive Sign Program No. CS2019-012
PA2019-215
2711 East Coast Highway
Subject Property
Attachment No. ZA 2
Comprehensive Sign Program Matrix
The Masters Building
2711 East Coast Highway
Comprehensive Sign Program No. CS2019-012 (PA2019-215) Matrix
Sign Type
Frontage
Dimensions
Other Specifications
Tenant ID Canopy Sign Coast Highway Maximum Number: 3
Maximum Sign Area: 11 sq. ft. per sign
Maximum Letter/Logo Height: 12”
Maximum Sign Width: 11’ each sign
- One per tenant, centered above tenant space
- Allowed only on Coast Highway frontage
- Illumination not permitted
Tenant ID Wall Sign Fernleaf
Avenue
Maximum Number: 2
Maximum Sign Area: 13 sq. ft. per sign
Maximum Letter/Logo Height: 12”
Maximum Sign Width: 13’ each sign
- One per tenant, centered above tenant space
- Allowed only on Fernleaf Avenue frontage
- Non-illuminated flat cut acrylic or halo-
illuminated channel letters
Tenant ID Window Signs Coast Highway
and
Fernleaf
Avenue
- Window signs shall not exceed 20% maximum
coverage of each window area
- One sign per tenant
- Not allowed on windows facing parking lot
- Window signs on the second story shall be
limited to placement within the bottom 50% of
the window
Masters Building Sign Program (PA2019-215)
Attachment No. ZA 2
Tenant Directory
Wall Signs Coast Highway
and
parking lot
Maximum Number: 2
Maximum Sign Area: 15 sq. ft. per sign
Maximum Sign Height: 56” overall
Maximum Sign Width: 38” overall
- One directory allowed on building wall facing
Coast Highway and one allowed on building
wall facing parking lot
- Each directory sign may contain a maximum of
10 individual plaques identifying current
tenants
Building Address Wall Sign Coast Highway Maximum Number: 1
Maximum Sign Area: 5 sq. ft.
Maximum Letter Height: 16”
Maximum Sign Width: 48”
- One sign allowed on building wall facing Coast
Highway
Notes/Requirements:
a) Sign locations shall be as depicted on approved plans.
b) Wall signs shall be constructed of individual channel letters and attached per mounting details depicted on approved plans.
c) Requirements for all signs per Newport Beach Municipal Code (NBMC) Chapter 20.42 (Sign Standards), except as provided in this sign matrix.
d) Sign Designs shall be consistent with Citywide Sign Design Guidelines Manual.
e) Pursuant to NBMC Section 20.42.120(F), the Community Development Director may approve minor revisions to this approval if the intent of the
original approval is not affected.
Attachment No. ZA 3
Project Plans