HomeMy WebLinkAbout20210416_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
April 16, 2021
Cogent Signs
c/o Per Asberg
23011 Moulton Parkway, Suite B-12
Laguna Hills, CA 92653
per@cogentsigns.com
Subject: Comprehensive Sign Program Amendment No. CS2021-001 (PA2021-
030)
2865 E Coast Highway
Port Plaza Comprehensive Sign Program
Dear Mr. Asberg
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
April 16, 2021 and effective on April 30, 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: Port Plaza Comprehensive Sign Program (PA2021-030)
▪ Comprehensive Sign Program No. CS2021-001
Site Location 2865 E Coast Highway
Applicant Cogent Signs
Legal Description Tract 323 Lot 6 Block F and Corona Del Mar Lots 1/3/5 Block 534
On April 16, 2021, the Zoning Administrator approved Comprehensive Sign Program No.
CS2021-001 allowing a change to the illumination parameters authorized by the previously
approved Sign Program No. CS2010-006 (PA2010-171) for the multi-tenant Port Plaza
Building. No additional signage is proposed. This approval is in accordance with the
provisions of Chapter 20.42 (Sign Standards) of the Newport Beach Municipal Code
(NBMC) as demonstrated below. Once effective, Comprehensive Sign Program No.
CS2021-001 shall supersede Comprehensive Sign Program No. CS2010-006, which will be
rendered null-and-void.
LAND USE AND ZONING
• General Plan Land Use Plan Category: CC (Corridor Commercial)
• Zoning District: CC (Commercial Corridor)
• Coastal Land Use Plan Category: CC-B (Corridor Commercial) - (0.0 - 0.75 FAR)
• Coastal Zoning District: CC (Commercial Corridor)
SUMMARY
The existing Comprehensive Sign Program contains the following signage:
• Three (3) wall-mounted signs for a combination of both building identification and
tenant identification
• One (1) legal nonconforming projecting sign for tenant identification
• Eleven (11) awning signs for tenant identification
• Incidental door decal signs and vehicle-oriented directional signs within the parking
lot
The requested amendment allows the wall-mounted sign on the façade of the building
fronting East Coast Highway to be illuminated whereas the previous approval only allowed
for a nonilluminated wall-mounted sign.
The Comprehensive Sign Program (hereafter “the Program”) is required for this site because
signage is located above the second-story level of a multi-story building, as well as to allow
the following deviations from the Zoning Code:
Port Plaza Comprehensive Sign Program (PA2021-030)
April 16, 2021
Page 2
Tmplt: 07-25-19
1. The identification of multiple tenants in addition to building identification;
2. Multiple signs per tenant that may include a combination of a wall sign and/or an
awning sign, and/or identification on the existing nonconforming projecting sign;
3. The installation of wall signs above two (2)-story windows;
4. Wall sign placement outside of the middle fifty (50) percent of the building or tenant
frontage; and
5. The installation of a tenant identification wall sign for a second story tenant that does
not have an exterior entrance.
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 Program includes signs that 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 Program complies with the purpose and intent of Chapter 20.42 (Sign Standards)
because it provides the building tenants with adequate identification while guarding
against the excessive proliferation of signs.
2. The property contains a multi-story, multi-tenant building with three (3) visible
frontages. Due to the amount of visibility on multiple sides, additional project
identification and tenant signs will provide greater convenience and ease of direction
for visitors to the property.
Port Plaza Comprehensive Sign Program (PA2021-030)
April 16, 2021
Page 3
Tmplt: 07-25-19
3. The purpose of a comprehensive sign program is to integrate all a project’s signs into
a single design theme that will create a unified architectural statement and limit
signage and the overall size of signs on building wall facades and awnings. The unique
architecture of the building coupled with the window placement limits the location of
signage to areas such as the valance of existing awnings on the exterior of the first
floor. The Program as designed will unify the awnings into a single sign type while
creating standards for a major tenant wall sign, building identification signs and the
nonconforming projecting sign.
4. A condition of approval has been included in The Program requiring the illuminated
signs to be installed and maintained in compliance with 20.42.060.H (Provisions
Applying to All Sign Types) which will ensure the illumination does not become
disruptive, unsafe, or a nuisance.
Standard
C. The proposed signs shall enhance the overall development, be in harmony with, and
relate visually to other signs included in the Comprehensive Sign Program, to the
structures and/or developments they identify, and to surrounding development when
applicable.
Facts in Support of Standard:
1. The site is for use by multiple commercial tenants and the signage design has been
integrated with the design and character of the building.
2. The surrounding development along East Coast Highway is commercial uses within
multi-tenant buildings. The surrounding signage is eclectic and includes the use of
wall, roof, pylon, window, awning and pole signs. The Program does not appear out
of place and is harmonious with surrounding development and signage.
3. The adjacent use to the rear of the project site is residential; however, no illuminated
signage is proposed along the rear façade of the property.
Standard
D. The sign program shall address all signs, including permanent, temporary, and
exempt signs.
Fact in Support of Standard:
1. The Program addresses all project signage. Temporary and exempt signs not
specifically addressed in the sign program shall be regulated by the provisions of
Chapter 20.42 (Sign Standards) of the NBMC.
Standard
Port Plaza Comprehensive Sign Program (PA2021-030)
April 16, 2021
Page 4
Tmplt: 07-25-19
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 project site is for the use of multiple commercial tenants and has been designed
to be effective for such uses.
2. It is not anticipated that future revisions to the program will be necessary to
accommodate normal changes in tenants or uses. However, flexibility has been
incorporated into the Program’s Matrix (Attachment No. ZA 2) to allow minor
deviations from the proposed signs.
3. Consistent with Chapter 20.42 (Sign Standards), the Director may approve minor
revisions to the Sign Program if the intent of the original approval is not affected.
Standard
F. The program shall comply with the standards 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 Program proposes deviations to the number of signs, placement of signs, and the
ability for second story tenants with no exterior access to have signage. These
deviations will enhance the identification and visibility of the commercial tenants from
East Coast Highway and adjacent streets.
2. Allowing the installation of wall signs above the second-story windows is appropriate
given the multi-story design of the building with different tenants occupying the
various floors and due to the building’s location within the commercial corridor of
Corona del Mar that is more retail in nature.
3. The Program allows for wall signage that falls outside of the middle fifty (50) percent
of the building and/or tenant frontage. The façade of the building is treated with
brickwork between windows along East Coast Highway, which limits where wall
signs can be placed, and the proposed locations are an adaptation to the unique
architecture of the building.
Standard
G. The approval of a Comprehensive Sign Program shall not authorize the use of signs
prohibited by this Chapter [Chapter 20.42].
Port Plaza Comprehensive Sign Program (PA2021-030)
April 16, 2021
Page 5
Tmplt: 07-25-19
Facts in Support of Standard:
1. The Program acknowledges the existence of a nonconforming projecting sign. The
nonconforming sign can only be altered in compliance with NBMC Section 20.42.140
(Nonconforming Signs).
2. The Program does not authorize the use of prohibited signs.
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 Program contains no regulations affecting sign message content.
CONDITIONS
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 Newport
Place Planned Community District Regulations and the Zoning Code Provisions in
effect at the time the new development is approved.
3. 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 and
any applicable sight distance provisions of NBMC Chapter 20.42 (Sign Standards)
or required by the Public Works Department.
4. Any future awnings with sign copy are to be located directly above a door or window
and shall not exceed the width of said door or window and shall adhere to Section
20.42.080.A (Standards for Specific Types of Permanent Signs) of the NBMC.
5. Each illuminated sign be installed and maintained in compliance with Section
20.42.060.H (Provisions Applying to All Sign Types). Any new sign shall be subject
to a thirty (30) day review period, during which time the Director may determine that
a reduction in illumination or turning off of illumination is necessary due to negative
impacts on surrounding property or the community in general. In addition, and at any
time, the Director may order the dimming or turning off any illumination found to be
excessively bright. The Director’s determination will be made without regard to the
message content of the sign.
Port Plaza Comprehensive Sign Program (PA2021-030)
April 16, 2021
Page 6
Tmplt: 07-25-19
6. All signs shall be maintained in accordance with Section 20.42.170 (Maintenance
Requirements) of the NBMC. Temporary and exempt signs not specifically
addressed in the program shall be regulated by the provisions of Chapter 20.42 of
the NBMC.
7. In accordance with Section 20.42.120(F) – (Revisions to Comprehensive Sign
Programs) of the NBMC, 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.
8. Prior to issuance of building permits, the applicant shall submit to the Planning
Department an additional copy of the approved architectural plans for inclusion in
the Planning file. The plans shall be identical to those approved by all City
departments for building permit issuance. The approved copy shall include
architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The
plans shall accurately depict the elements approved by this approval and shall
highlight the approved elements such that they are readily discernible from other
elements of the plans.
9. A building permit shall be obtained prior to commencement of the construction
and/or installation of the signs.
10. A copy of the approval action 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 for the freestanding signs, and the initial wall sign installations to
identify this approval as the authority for location, size and placement.
11. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any and all claims, demands, obligations,
damages, actions, causes of action, suits, losses, judgments, fines, penalties,
liabilities, costs and expenses (including without limitation, attorney’s fees,
disbursements and court costs) of every kind and nature whatsoever which may arise
from or in any manner relate (directly or indirectly) to City’s approval of the Port Plaza
Comprehensive Sign Program including, but not limited to Comprehensive Sign
Program No. CS2021-001 (PA2021-030) 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 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.
Port Plaza Comprehensive Sign Program (PA2021-030)
April 16, 2021
Page 7
Tmplt: 07-25-19
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:
BMZ/jp
Approved by:
Attachments: ZA 1 Vicinity Map
ZA 2 Comprehensive Sign Program Matrix
ZA 3 Project Plans
Attachment No. ZA 1
Vicinity Map
Tmplt: 07-25-19
VICINITY MAP
Comprehensive Sign Program No. CS2021-001
PA2021-030
2865 E Coast Highway
Subject Property
Attachment No. ZA 2
Comprehensive Sign Program Matrix
Port Plaza Comprehensive Sign Program (PA2021-030)
Attachment No. ZA 2
Port Plaza Building
2865 East Coast Highway
Comprehensive Sign Program Matrix No. CS2021-001 (PA2021-030)
Frontages:
a) East Coast Highway (North)
b) Parking Lot (South)
c) Heliotrope Avenue (East)
Sign Type
Frontage
Dimensions
Other Specifications
Sign Type 1a
Tenant ID
Wall Sign Coast Highway Maximum Number: 1
Maximum Sign Area: 75 sq. ft.
Maximum Letter/Logo Height: 36”
- Internal illumination is permitted only if the
sign background is opaque and only the
portion of sign that appears as illuminated is
the actual lettering and/or logo
Sign Type 1b
Building ID
Wall Sign Parking Lot Maximum Number: 1
Maximum Sign Area: 30 sq. ft.
Maximum Letter/Logo Height: 36”
- Illumination not permitted
Sign Type 2
Tenant ID
Projecting Sign Coast Highway Maximum Number: 1
Maximum Sign Area: 132.5 sq. ft.
- Nonconforming sign may only be altered in
compliance with NBMC Section 20.42.140
(Nonconforming Signs).
Port Plaza Comprehensive Sign Program (PA2021-030)
Attachment No. ZA 2
Sign Type 3
Tenant ID
Wall Sign Parking Lot Maximum Number: 1
Maximum Sign Area: 25 sq. ft. per sign
Maximum Letter/Logo Height: 36”
- Illumination not permitted
Sign Type 4
Tenant ID
Awning Sign Coast
Highway,
Heliotrope,
Parking Lot
Maximum Number: 11
- Not to exceed letter height of 11”
- Limited to 60 percent of entire awning width
- Sign copy only permitted on the lower valance
Sign Type 5
Door Decals
Various - Not to cover more than 20 percent of the total
of each window or door area
Sign Type 6
Parking Signs
Parking Lot Maximum Sign Area: 4 sq. ft. - Not to exceed 5’-6” in overall posted height
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
23011 Moulton Pkwy. B-12 Laguna Hills CA 92653
714-930-7740 info@cogentsigns.com
Zarrrabi MD2/15/2021
23011 Moulton Pkwy. B-12 Laguna Hills CA 92653714-930-7740 info@cogentsigns.com
Suite
100 Union Bank
150 CDM Drugs
200 Integrated Oncology Network
300 Zarrabi MD
340 Integrated Oncology Network, LLC
350 Verizon
360 BID Systems
Port Plaza
6a - 6e
10a - c
8b, 8c, 8d
6g, 7a - e
9a - 9j
6f
8a, 8h,
6f6g
7a
7c7d7e
8a
7b
8b8c8d
10a
8g8h
9a9b9c9d9e9f9g9h9i9j
10b
10c
Zarrrabi MD2/15/2021
23011 Moulton Pkwy. B-12 Laguna Hills CA 92653
714-930-7740 info@cogentsigns.com
EXISTING SIGNS
SIGN DESCRIPTION PROPOSED SIGN
LOGO SIGN for Zarrabi MD NORTH
11
Zarrrabi MD2/15/2021
23011 Moulton Pkwy. B-12 Laguna Hills CA 92653
714-930-7740 info@cogentsigns.com
11
11 Sign is
72” wide X 85” tall
Bottom of sign is 208”
above sidewalk
Zarrrabi MD2/15/2021
23011 Moulton Pkwy. B-12 Laguna Hills CA 92653
714-930-7740 info@cogentsigns.com
Zarrrabi MD2/15/2021
23011 Moulton Pkwy. B-12 Laguna Hills CA 92653714-930-7740 info@cogentsigns.com
Zarrrabi MD2/15/2021
23011 Moulton Pkwy. B-12 Laguna Hills CA 92653
714-930-7740 info@cogentsigns.com
EXISTING
ILLUMINATED SIGN
ILLUMINATED SIGN
8.7”
36”
4.9”
4.9”85”72”
Junction box
To electricalJ-box
Disconnectswitch
Fabricated aluminum channel letter with brushed aluminum face and returns. Acrylic copy with push through and internal LED illumination.
Building wall
Ground wire
Low voltage LEDModules
Aluminum back
Stainless steelmounting screws(as per wallconstruction)
Aluminum anglesupport
1/4” drain hole withlight baffle
Rigid metaliccondut (sealall wallpenetrations
Heyco bushing
Low voltagetransformerhousing
5” dpReturn
Zarrrabi MD2/15/2021
23011 Moulton Pkwy. B-12 Laguna Hills CA 92653
714-930-7740 info@cogentsigns.com
EXISTING
Zarrrabi MD2/15/2021
23011 Moulton Pkwy. B-12 Laguna Hills CA 92653714-930-7740 info@cogentsigns.com
Zarrrabi MD2/15/2021
23011 Moulton Pkwy. B-12 Laguna Hills CA 92653
714-930-7740 info@cogentsigns.com
Zarrrabi MD2/15/2021
23011 Moulton Pkwy. B-12 Laguna Hills CA 92653714-930-7740 info@cogentsigns.com
EXISTING EXISTING
Zarrrabi MD2/15/2021
23011 Moulton Pkwy. B-12 Laguna Hills CA 92653714-930-7740 info@cogentsigns.com
EXISTING EXISTING EXISTING EXISTING
Zarrrabi MD2/15/2021
23011 Moulton Pkwy. B-12 Laguna Hills CA 92653
714-930-7740 info@cogentsigns.com
EXISTING
EXISTING
Zarrrabi MD2/15/2021
23011 Moulton Pkwy. B-12 Laguna Hills CA 92653
714-930-7740 info@cogentsigns.com
EXISTING