HomeMy WebLinkAbout02_Atria Newport Beach Signage Comprehensive Sign Program and Modification Permit_PA2020-270
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
July 15, 2021
Agenda Item No. 2
SUBJECT: Atria Newport Beach Signage (PA2020-270)
Comprehensive Sign Program No. CS2020-007
Modification Permit No. MD2020-009
SITE LOCATION: 393 Hospital Road and 4000 Hilaria Way
APPLICANT: GNU Group
OWNER: Newport Beach Propco, LP
PLANNER: Joselyn Perez, Assistant Planner
949-644-3312, jperez@newportbeachca.gov
LAND USE AND ZONING
General Plan Land Use Plan Category: Private Institutions (PI)
Zoning District: Private Institutions (PI)
PROJECT SUMMARY
A request for a new comprehensive sign program to establish standards for all project
signage at a senior living facility. Included in the request is an application for a
modification permit to authorize two (2) signs that would exceed the maximum sign area
allowed in the Private Institutions (PI) Zoning District by more than 30 percent.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15311 under Class 11 (Accessory Structures) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because
it has no potential to have a significant effect on the environment and the exceptions
under Section 15300.2 do not apply; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Comprehensive Sign
Program No. CS2020-007 and Modification Permit No. MD2020-009 (Attachment No.
ZA 1).
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DISCUSSION
Atria Newport Beach is an existing senior living facility. The approximately 3.7-acre
project site was recently redeveloped from two separate buildings into one, multi-
story, irregularly shaped, building with multiple, prominent, building facades. The
new architectural style of the building is modern and features stucco in various
beige tones, weathered wood accents, and anodized bronze trim elements for
windows and doors.
The project site is abutted to the north by Flagship Healthcare Center, to the west
by a multi-unit residential community, to the south by Hospital Road, and to the
east by Newport Boulevard (State Route 55). The site has a sharp downward slope
on the eastern edge along Newport Blvd with a gradual downward cross slope from
north to south. The site has its primary frontage along Newport Boulevard and two
secondary frontages (Hospital Road, Patrice Road/Hilaria Way).
Comprehensive Sign Program
The approval of a comprehensive sign program is required when certain conditions
as described in the Newport Beach Municipal Code (NBMC) Chapter 20.42.120
(Comprehensive Sign Program) are met.
A comprehensive sign program provides a means for the flexible application of
sign regulations for projects that require multiple signs in order to provide incentive
and latitude in the design and display of signs, and to achieve, not circumvent, the
purpose of NBMC Chapter 20.42 (Sign Standards).
The Zoning Administrator is the review authority for a comprehensive sign program.
The Zoning Administrator cannot approve an increase in sign height by more than
twenty (20) percent above that allowed or an increase in sign area by more than thirty
(30) percent above that allowed. Increases above the limits provided above may be
allowed with the approval of a modification permit.
The proposed program requests the following deviations from NBMC Chapter 20.42
(Sign Standards):
a) The installation of wall signs above the bottom of the lowest second story
window.
b) Letters with a height of greater than thirty-six (36) inches.
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c) The installation of up to three freestanding monument signs on one site,
whereas the Zoning Code allows a maximum of one freestanding sign per site,
located only on the primary frontage.
d) Monument signs with widths that exceed proportional dimension standards.
All other components of the sign program are consistent with the NBMC.
Modification Permit
In the PI Zoning District, wall signs are restricted to 1.0 sq. ft. of sign area per lineal
foot of primary building frontage with a maximum sign area of 50 sq. ft. Walls signs
installed on a secondary frontage are allowed 50 percent of the sign area allowed
on primary building frontage.
A modification permit is required because two of the proposed wall signs exceed
the maximum sign area allowed in the Private Institutions (PI) Zoning District by
more than 30 percent. These signs are:
a) Sign Type 4 (Skyline Marquee). A wall sign with a maximum sign area of 77
square feet located on the primary frontage facing Newport Boulevard.
b) Sign Type 5 (Main Entry Branding). A wall sign with a maximum sign area of
77 square feet located on a secondary frontage facing Patrice Road.
CONCLUSION
The proposed Sign Program takes into consideration the topography and shape of
the site, as well as the size and shape of the building, and signs are placed
appropriately.
The signs are designed to utilize similar materials and color pallettes as the facility
as to be visually integrated with the architectural style of the building to
complement the building.
The proposed signage is consistent with signage in the vicinity of the project site.
The Sign Program provides adequate identification while guarding against the
proliferation of signage.
A full list of proposed signage, sizes, and any restrictions are included as Exhibit
B in the draft resolution (Attachment ZA 1).
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Staff can make all of the findings required for both the comprehensive sign
program and the modification permit. The facts, findings, and conditions of
approval are available in the draft resolution
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15311 under Class 11 (Accessory Structures) of the CEQA Guidelines, California
Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
Class 11 includes construction or replacement of minor structures such as on-premise signs
accessory to (or appurtenant to) existing commercial facilities. The proposed signage is
incidental and accessory to the principal use of the property as a convalescent and
congregate care facility and will not intensify or alter the use.
The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within a
state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
waterways), including the applicant, and posted on the subject property at least 10 days
before the scheduled hearing, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the City website.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
Prepared by:
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BMZ/jp
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2021-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING
COMPREHENSIVE SIGN PROGRAM NO. CS2020-007 AND
MODIFICATION PERMIT NO. MD2020-009 TO INCREASE THE
MAXIMUM SIGN AREA AT AN EXISTING SENIOR LIVING
FACILITY LOCATED AT 393 HOSPITAL ROAD AND 4000
HILARIA WAY (PA2020-270)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by GNU Group (Applicant) with respect to property located at 393
Hospital Road and 4000 Hilaria Way and legally described as a portion of Lot 169 in Block
of Tract No. 5854, respectively, requesting
approval of a comprehensive sign program and modification permit.
2. The Applicant proposes a new comprehensive sign program to establish standards for all
project signage at an existing senior living facility. Pursuant to Newport Beach Municipal
Code (NBMC) Section 20.42.120 (Comprehensive Sign Program), a comprehensive
sign program can allow for an increase in sign height by twenty percent (20%) above
the maximum and an increase in sign area by thirty percent (30%) above the maximum.
Other allowed deviations include total number, location, and/or height or width of signs.
In this case, the Applicant is seeking the following deviations:
a) The installation of wall signs above the bottom of the lowest second story window;
b) Letters with a height of greater than thirty-six (36) inches;
c) The installation of up to three (3) freestanding monument signs on one (1) site,
where the NBMC allows a maximum of one (1) freestanding sign per site, located
only on the primary frontage; and
d) Monument signs with widths that exceed proportional dimension standards.
3. A modification permit is also required for this Sign Program, as the Applicant is requesting
approval of two (2) sign types that exceed the maximum sign area allowed in the Private
Institutions (PI) Zoning District by more than 30 percent. These signs are:
a) Sign Type 4 (Skyline Marquee). A wall sign with a maximum sign area of 77 square
feet located on the primary frontage facing Newport Boulevard; and
b) Sign Type 5 (Main Entry Branding). A wall sign with a maximum sign area of 77
square feet located on a secondary frontage facing Patrice Road and Hilaria Way.
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4. The subject property is designated Private Institutions (PI) by the General Plan Land Use
Element and is located within the Private Institutions (PI) Zoning District.
5. The subject property is not located within the coastal zone; therefore, a coastal
development permit is not required.
6. A public hearing was held online on July 15, 2021,
Order N-08-21 and N-29-20 related to COVID-19. A notice of time, place and purpose of
the hearing was given in accordance with the NBMC. Evidence, both written and oral, was
presented to, and considered by, the Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant
to Section 15311 under Class 11 (Accessory Structures) of the CEQA Guidelines,
California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no
potential to have a significant effect on the environment.
2. Class 11 includes construction or replacement of minor structures such as on-premise
signs accessory to (or appurtenant to) existing commercial facilities. The proposed sign
is incidental and accessory to the automotive dealer use of the property and will not
intensify or alter the use.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
SECTION 3. REQUIRED STANDARDS AND FINDINGS.
Comprehensive Sign Program
In accordance with NBMC Section 20.42.120 (Comprehensive Sign Program), the following
standards and facts in support of such standards are set forth:
Standard:
A. 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].
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Facts in Support of Standard:
1. The approximately 3.7-acre site is developed with a multi-story, irregularly shaped, senior
living facility. The building reaches a height of 37 feet in some places and is set back a
minimum of 20 feet from Newport Boulevard (State Route 55) and up to 60 feet from
Newport Boulevard in some places. The site has a sharp downward slope on the eastern
edge along Newport Blvd with a gradual downward cross slope from north to south
resulting in the building sitting high above the road surface of Newport Boulevard. The
project site can be accessed from driveways on Hospital Road, Patrice Road, and Hilaria
Way. The physical characteristics of the project site, the building design, and the multiple
access points require the proposed additional signage, placement and increase in letter
height to achieve adequate project identification.
2. The Program complies with the purpose and intent of Chapter 20.42 (Sign Standards)
because it provides the project site adequate identification while guarding against the
excessive proliferation of signs. The sign program preserves and enhances community
appearance by regulating the type, size, location, quantity, and illumination of all signs.
Standard:
B. 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 architectural style of the building is modern and features stucco in various beige
tones, weathered wood accents, and anodized bronze trim elements for windows and
doors. The proposed signage is intended to complement the architectural vision of the
exterior by utilizing matching finishes and similar palettes. Wall signs are placed on
architectural features that encourage the placement of signage. With those design
considerations, the signs relate visually to each other and the building.
2. The project site is abutted to the south and west by medical uses including Hoag
Hospital and Newport Lido Medical Center. These large facilities feature prominent
identification signage to with which this program is consistent. To the north of the project
site, along Patrice Road and Hilaria Way, is multi-unit residential. A halo-lit wall sign has
been proposed along this frontage. Condition of Approval number 9 requires the
illumination to be turned off between the hours of 10 p.m. and 6 a.m. as to prevent any
negative impacts or incompatibilities between the uses.
3. Freestanding signs are proposed along Newport Boulevard, Hospital Road, and Patrice
Road. The freestanding signs are externally illuminated using ground mounted lamps
and only light the sign face. Both the freestanding sign along Newport Boulevard and
the sign along Hospital Road will signal to motorists where to turn to reach the site. The
freestanding sign along Patrice Road is located at a drop-off island at the end of a cul-
de-sac and will signal to motorists that they have arrived at the facility. The freestanding
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signs will be integrated with the architecture of the building through the use of colors and
finishes consistent with the building palette and will be integrated with the project
topography through the thoughtful installation of landscaping at the base of the sign.
Standard:
C.The sign program shall address all signs, including permanent, temporary, and exempt
signs.
Fact in Support of Standard:
The Sign Program includes all project signage. Any future temporary and exempt signs
not specifically addressed in the program shall be regulated by the provisions of Chapter
20.42 (Sign Standards).
Standard:
D.The sign program shall accommodate future revisions that may be required because of
changes in use or tenants.
Fact in Support of Standard:
The Sign Program has been developed to be effective for a senior living facility. A
change in owner or operator should not require a revision to the sign program. Any
change to the facility name should be easily accommodated as the sign program has
been designed for adequate site identification. If changes are required, the Community
Development Director may approve minor revisions to the sign program if the intent of
the original approval is not affected.
Standard:
E. The program shall comply with the standards of this Chapter, except that deviation 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.
Facts in Support of Standard:
1.Allowing the installation of wall signs above the second-story windows is appropriate
given the multi-story design of the building and overall building height. Placing an
identification sign at the top of the building façade is a common practice whereas placing
the sign at the first story height would appear awkward and out of place.
2. Allowing the increase in letter height is appropriate given the size of the building, the
setback of the building, and the sign design.
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3. Allowing the additional freestanding monument signs is appropriate given the physical
characteristics of the project site. There are multiple approaches to the project site, and
it is reasonable to request site identification at each entry point.
4. Allowing Sign Type 1 to be wider than the standards listed in 20.42.080 (Standards for
Specific Types of Permanent Signs) is appropriate given the specific location of the sign
along Newport Boulevard. The high speed of traffic means that a motorist will quickly
pass a narrower sign. The wider size allows vehicles to identify the project site earlier
and safely move into the right-hand turn lane for Hospital Road.
5. Allowing Sign Type 3 to be wider than the standards listed in 20.42.080 is appropriate
given the specific location of the sign. Sign Type 3 is located within the drop-off island
at Patrice Road. The sign is intended to create a formal announcement of the front door.
The wider sign allows for a lower sign height, which is desirable in this location due to
pedestrians passing through this area. Sign Type 3 has a maximum height of four (4)
feet which is lower than the height of most adult pedestrians.
6. All other components of the sign program are consistent with the NBMC.
.
Standard:
F. The Approval of a Comprehensive Sign Program shall not authorize the use of signs
prohibited by this Chapter [Chapter 20.42].
Fact in Support of Standard:
The Comprehensive Sign Program does not authorize the use of prohibited signs.
Standard:
G.
proposed message content.
Fact in Support of Standard:
The content of the signs was not considered, and the proposed Comprehensive Sign
Program does not contain any regulations regarding sign message content.
Modification Permit
Pursuant to NBMC Section 20.42.110, deviations in sign height greater than twenty (20)
percent and sign area greater than thirty (30) percent are subject to the approval of a
modification permit. In accordance with NBMC Section 20.52.050 (Modification Permits), the
following findings and facts in support of such findings for Sign Types 4 and 5 are set forth:
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Finding:
H.The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding:
1.Fact 2 in Support of Finding B is incorporated by reference.
2. Based on research of building permit records in the vicinity, a 128-square-foot wall sign
is installed on the adjacent westerly property at 351 and 361 Hospital Road.
3. The requested maximum sign area for Sign Types 4 and 5 is 77 square feet,
respectively. Each proposed sign is smaller in area than the wall sign on 351 and 361
Hospital Road.
4. The proposed wall signs will not appear overly large or out of place compared to the
existing development in the neighborhood, which is predominantly larger healthcare and
institutional buildings.
Finding:
I. 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.
Facts in Support of Finding:
1.The project site is considerably large and provides over 500 feet of lineal frontage along
Newport Boulevard, which is a major arterial six (6)-lane divided roadway and has a
speed limit of 50 miles per hour. A larger sign size in this location is appropriate given
the higher speed of travel. Furthermore, Sign Type 4 will not dominate the façade on
which it is located and will be compatible with the overall massing and bulk of the
building.
2. The distance between the building façade and the centerline of Newport Boulevard is
over 125 feet. The location of Sign Type 4, near the roofline of the building and its
increased size will provide enhanced visibility at farther distances.
3. Access to the project site can be taken from either Hospital Road or through the
residential neighborhood to the north of the project site via Patrice Road or Hilaria Way.
Sign Type 5 is placed near the roofline of the building and serves as an indicator that
the main entry to the facility is below. Sign Type 5 will sit centered on a wall plane that
is differentiated from the rest of the building by wood paneling. The sign is appropriately
placed, will not dominate the façade on which it is located, and will be compatible with
the overall massing and bulk of the building.
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Finding:
J.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.
Facts in Support of Finding:
1.The project site is zoned Private Institutions (PI). The NBMC groups PI along with Open
ubject to the same design
standards for permanent signs. The maximum sign area allowed for a wall sign within
these districts is 50 square feet whereas the maximum sign area within a commercial
zoning district is 75 square feet. The senior living facility appears more like and functions
more similarly to a commercial building than a park or open space facility. Strict
application of the zoning code in this instance prevents the project site from installing
signage sized appropriately for the function of the building.
2.
he facility
being from the residential neighborhood, the Patrice Road/Hilaria Way frontage cannot
be defined as a primary frontage. Strict application would limit the sign area of a wall
sign on a secondary frontage to fifty percent (50%) of the sign area allowed on the
primary frontage. This limitation would result in Sign Type 5 being restricted to 25 square
feet. The intent of Sign Type 5 is to serve as an indicator of the main entry to the facility,
which is from its secondary frontage (Patrice Rd/Hilaria Way). The limitation would make
the sign smaller than the skyline marquee fronting Newport Blvd and therefore would
not achieve the project goal of being a main entry marker.
Finding:
K. 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.
Facts in Support of Finding:
1.The existing building does not have wall areas adequately visible or appropriate for
project identification other than at the top of the building. This elevated location requires
an increase in sign area above the allowable limits in the NBMC in order to be visible,
legible, and compatible in scale with the building design.
2. Compliance with all other applicable NBMC chapters and the attached conditions of
approval is required and will further ensure that the proposed signs will not be
detrimental.
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Finding:
L.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.
Facts in Support of Finding:
1.This approval will allow for an increase in the size of wall signs but will not result in a
change in intensity or density of the existing convalescent/congregate care facility land
use.
2. The size of Sign Types 4 and 5 is within the scale of the signs in the surrounding area
and will not adversely affect or be detrimental to persons, property, or improvements in
the surrounding neighborhood.
3. The proposed locations of Sign Types 4 and 5 will not affect views for nearby properties
or occupants of the neighborhood as they will be installed on an existing building.
4. The increased size of Sign Types 4 and 5 will provide better visual direction for the public
from the surrounding public roadways and from a greater distance without detracting
5.Condition of Approval number 9 requires the illumination of Sign Type 5 to be turned off
between the hours of 10 p.m. and 6 a.m. as to prevent any negative impacts or
incompatibilities between the facility and the adjacent residential use.
6. Fact 2 in Support of Finding K incorporated by reference.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this Project is
categorically exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15311 under Class 11 (Accessory Structures) of the CEQA Guidelines, California
Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves Comprehensive
Sign Program No. CS2020-007 and Modification Permit No. MD2020-009, subject to the
conditions set forth in Exhibit A which
are attached hereto and incorporated by reference.
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3. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal is filed with the City Clerk in accordance
with the provisions of Title 20 Planning and Zoning, of the NBMC.
PASSED, APPROVED, AND ADOPTED THIS 15 DAY OFJULY, 2021.
_____________________________
Jaime Murillo, Zoning Administrator
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CONDITIONS OF APPROVAL
(project-specific conditions are italicized below)
1. The development shall be in substantial conformance with the approved site plan, sign
plans, and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Locations of signs are limited to the designated areas and shall comply with the
limitations specified in the Sign Matrix included in Exhibit B .
3. Sign locations shall
shall comply with the line of sight requirements per City Standard STD-110-L.
4. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
5. The Applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this
approval.
6. A building permit shall be obtained prior to commencement of installation of the signs.
7.Landscaping shall be installed at the base of the monument signs in accordance with
NBMC 20.42.080 (Standards for Specific Types of Permanent Signs) subsection
(C)(10).
8.Prior to final of building permits, an inspection shall be conducted to confirm that
landscaping has been installed.
9.Illuminated signs facing Patrice Road/Hilaria Way shall be turned off between the hours
of 10 p.m. and 6 a.m., daily.
10.Prior to final of building permits, a nighttime lighting inspection shall be conducted to
confirm signage lighting will not cause a nuisance to nearby residential properties.
11. Each illuminated 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
determination will be made without regard to the message content of the sign.
12. All proposed signs shall be in conformance with the approved Comprehensive Sign
Program for the project site and provisions of Chapter 20.42 (Signs) of the NBMC.
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13. This Modification may be modified or revoked by the Zoning Administrator if determined
that the proposed uses or conditions under which it is being operated or maintained is
detrimental to the public health, welfare or materially injurious to property or
improvements in the vicinity or if the property is operated or maintained so as to
constitute a public nuisance.
14. All signs must be maintained in accordance with Section 20.42.170 (Maintenance
Requirements) of the NBMC.
15.
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
16. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
17. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach
Municipal Code.
18. 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
osts) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to the
approval of Atria Newport Beach Signage, but not limited to, Comprehensive Sign
Program No. CS2020-007 and Modification Permit No. MD2020-009 (PA2020-270). 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.
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Atria Newport Beach Signage (PA2020-270) Exhibit B Atria Newport Beach Signage Comprehensive Sign Program Matrix Name Sign Type Primary Frontage (Newport Blvd) Secondary Frontage * Other Specifications Sign Type 1 Site Monument 1 Freestanding Sign - Monument Maximum Number: 1 Maximum Sign Area: 74 sq. ft. Maximum Sign Height: -Maximum Sign Width: - Sign Type 2 Site Monument 2 Freestanding Sign - Monument Maximum Number: 1 Maximum Sign Area: 48 sq. ft. Maximum Sign -Maximum Sign Width: - - Along Hospital Road 18
Atria Newport Beach Signage (PA2020-270) Exhibit B Sign Type 3 Site Monument 3 Freestanding Sign - Monument Maximum Number: 1 Maximum Sign Area: 32 sq. ft. Maximum Height: Maximum Sign Width: 8 - Along Patrice Road Sign Type 4 Skyline Marquee Building Sign - Wall Maximum Number: 1 Maximum Sign Area: 77 sq. ft. Maximum Sign/Letter/Logo Height: Maximum Sign Width: - Sign Type 5 Main Entry Building Building Sign - Wall Maximum Number: 1 Maximum Sign Area: 77 sq. ft. Maximum Sign/Letter/Logo Height: Maximum Sign Width: - - Illumination to be shut off between 10 p.m. and 6 a.m. 19
Atria Newport Beach Signage (PA2020-270) Exhibit B Sign Types 6 and 7 Building Address Building Sign - Wall Maximum Number: 2 Maximum Sign Area: 2- sq. ft. Maximum Sign Height: -0 Frontage: Primary: Newport Boulevard Secondary: Hospital Road Patrice Road/Hilaria Way 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 Municipal Code Chapter 20.42, except as provided in this sign matrix.d) Sign Designs shall be consistent with Citywide Sign Design Guidelines Manual.e) Pursuant to Section 20.42.120.F of the Zoning Code, the Community Development Director may approve minor revisions to this approval if theintent of the original approval is not affected.20
Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
Comprehensive Sign Program No. CS2021-007 and
Modification Permit No. MD2020-009
(PA2020-270)
393 Hospital Road and 4000 Hilaria Way
Subject Property
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Attachment No. ZA 3
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PA2020-270
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PA2020-270
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Attachment No. ZA 4
Project Plans
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