HomeMy WebLinkAboutPA2022-0176_20221026_ZA Action Letter 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: 2200 West Ocean Front Comprehensive Sign Program
Amendment
▪ PA2022-0176
Site Location 2200 West Ocean Front
Applicant Matthew Kenney
Legal Description Lot 1 Block 22 Newport Beach Tract
On October 26, 2022, the Zoning Administrator approved a Comprehensive Sign Program
(PA2022-0176). This approval is in accordance to the provisions of Chapter 20.42 (Sign
Standards) of the Newport Beach Municipal Code.
LAND USE AND ZONING
• General Plan Land Use Plan Category: Mixed-Use Water 2 (MU-W2)
• Zoning District: Mixed-Use Water (MU-W2)
• Coastal Land Use Plan Category: Mixed-Use Water Related (MU-W)
• Coastal Zoning District: Mixed-Use Water (MU-W2)
SUMMARY
Background
The subject property is located on the corner of West Ocean Front and 22nd Street. In 2010,
Comprehensive Sign Program No. CS2009-002 was approved to establish sign standards
for the multi-tenant building consisting of three tenant spaces. The sign program allowed
wall signs, a pedestrian-oriented blade sign, and awning signs for the commercial building.
In 2012, a Staff Approval No. SA2012-056 was issued to allow two additional blade signs
for a total of three blade signs. In 2020, the commercial building was renovated, reducing
the number of tenant spaces from three to two. The front tenant in Suite A is currently
occupied by Handel’s Ice Cream and the back tenant in Suite B is occupied by 22nd Street
Pizza. The applicant requests minor changes to the comprehensive sign program to
increase the allowed projection of the blade signs. The request also includes a clean-up of
the sign program to correspond to the renovated exterior.
Although the project is located within the coastal zone, the proposed allowable signs are
considered ancillary improvements to an existing structure and exempt from a coastal
development permit pursuant to Newport Beach Municipal Code Section 21.52.035(C)(2)
(Projects Exempt from Coastal Development Permit Requirements).
2200 West Ocean Front Comprehensive Sign Program Amendment (PA2022-0176)
October 26, 2022
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Comprehensive Sign Program Request
A comprehensive sign program amendment is required because the request deviates from
the existing Comprehensive Sign Program No. CS2009-002 and Staff Approval No.
SA2012-056. Approval of the Comprehensive Sign Program Amendment PA2022-0176 will
supersede Comprehensive Sign Program No. CS2009-002 and Staff Approval No. SA2012-
056.
The size and number of wall signs for each tenant will remain consistent with the existing
sign program. Due to the recent reduction in the number of tenant spaces, the existing
allowance for awning signs in conjunction with wall sign and blades sign(s) potentially
creates a proliferation of signage on each frontage. Therefore, the allowance for awning
signs will be amended to only allow awning signs in lieu of blade signs for each tenant. The
existing number of blade signs (3) will remain the same. The requested changes for the
blade signs are to increase the maximum projection over the property line, and to clarify the
maximum area and minimum vertical clearance for each blade sign. The projections, areas,
and minimum vertical distances comply with the regulations for projecting signs in the Zoning
Code. Details regarding each sign for each tenant is provided in the Sign Matrix. Only one
deviation from the Zoning Code is requested:
1. Allow additional signage per tenant with a combination of wall signs, blade signs or
awning signs where the Zoning Code allows one type of sign per tenant frontage in
a multi-tenant building.
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.
2200 West Ocean Front Comprehensive Sign Program Amendment (PA2022-0176)
October 26, 2022
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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 existing comprehensive sign program provides adequate identification for the
tenants of the existing commercial building; however, the exterior of the building was
renovated and the number of tenant spaces was reduced. The new tenants’ design
includes larger blade signs with greater projection over the public right of way,
exceeding the limits of the existing sign program, but still consistent with the regulations
of the Zoning Code. The changes are summarized in this action letter and detailed in
the updated Comprehensive Sign Program Matrix found in Attachment No. ZA2.
2. The Comprehensive Sign Program complies with the purpose and intent of Newport
Beach Municipal Code Chapter 20.42 (Sign Standards). The existing sign program
allows additional signs per tenant (wall and blade signs) which provides necessary
identification for the commercial area that is adjacent the ocean front public beach
and boardwalk. The adjusted standards for the blade signs and the adjusted
requirement to allow an awning sign in lieu of the blade sign, provide a better fit for
the building and the two tenants. Limiting the number of awning signs will also
prevent sign proliferation.
3. The purpose of a comprehensive sign program is to integrate all of a project’s signs.
It provides a means for the flexible application of sign regulations for projects that
require multiple signs. The font, colors, and materials of both the wall and blade
signs compliment the architecture of the building. The proposed signage provides
incentive and latitude in the design and display of signs.
4. Approval of this Comprehensive Sign Program includes maintaining the existing sign
program’s deviation to the number of signs and improves the signage to match the
renovated building. It allows the flexible application of the sign regulations to achieve
a unified design theme that meets the purpose and intent of the Zoning Code.
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.
2200 West Ocean Front Comprehensive Sign Program Amendment (PA2022-0176)
October 26, 2022
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Facts in Support of Standard
1. The site is for use by two commercial tenants and the signage design has been
integrated with the design and character of the building.
2. The total number of signs is not changing. The proposed changes to the blade signs
will improve the visual design by improving visibility at the sidewalk or boardwalk
level. The increase of the projection and size of the blade signs are allowed within
the Zoning Code and will be offset by the greater vertical clearances to the sidewalk.
The proposed sizes and projection allow greater visibility along the boardwalk and
ocean front which is a highly visited area by residents and beach visitors. The
changes for awning signs would only impact potential future signage, as there are
no awning signs presently on the building.
3. The Comprehensive Sign Program will integrate the previously approved signage,
improve visibility, and prevent proliferation by adjusting the regulations for future
awning signs.
Standard
D. The sign program shall address all signs, including permanent, temporary, and
exempt signs.
Facts 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 project site is for the use of two 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 Sign Program Matrix to allow minor deviations from the
proposed signs.
3. Consistent with Chapter 20.42, the Director may approve minor revisions to the Sign
Program if the intent of the original approval is not affected.
2200 West Ocean Front Comprehensive Sign Program Amendment (PA2022-0176)
October 26, 2022
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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 Comprehensive Sign Program will maintain the allowance for a greater number of
signs to provide enhanced identification and visibility in the highly pedestrian traveled
area adjacent to the public boardwalk and beach. The additional signage provides
greater visibility and with the adjustment to the awning signage allowance, prevents
proliferation of signage.
2. The Zoning Code allows projecting signs (blade signs) at a maximum size of 20
square feet for a primary frontage and 10 square feet for a secondary frontage. The
amended comprehensive sign program proposes an allowance of 10 square feet for
each blade sign. The actual blade signs are 8 to 9 square feet, but the 10 square
feet allows flexibility to avoid additional amendments to the sign program.
3. The Zoning Code allows blade signs to project 3 feet (with 8-foot to 10-foot vertical
clearance), 4 feet (with greater than 10-foot to 12-foot vertical clearance) and to 5
feet (with greater than 12 feet vertical clearance) over the property line or building
line. The amended comprehensive sign program proposes a maximum 4-foot
projection for 2200 Suite A (Handel’s Ice Cream) blade signs with a minimum 12-
foot clearance above the sidewalk. The amended program proposes a maximum 3-
foot projection for the 2200 Suite B (22nd Street Pizza) with a minimum 10-foot
vertical clearance. The projections and vertical clearances meet or exceed the
minimum Zoning Code requirements.
Standard
G. 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
1. The Comprehensive Sign program does not authorize the use of prohibited signs.
2200 West Ocean Front Comprehensive Sign Program Amendment (PA2022-0176)
October 26, 2022
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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
1. The development shall be in substantial conformance with the approved site plan,
details, and elevations, except as noted in the following conditions.
2. If substantial changes are made to the exterior of the structure upon 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 Provisions in effect at the time the
new development is approved.
3. The number and size of the wall signs as well as the number, size, projection and
vertical clearances of the blade signs are limited to the limitations specified in the
Sign Program Matrix included in Attachment No. ZA 2. Future awnings signs in lieu
of blade signs are allowed within the Matrix subject to the Zoning Code.
4. 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.
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.
6. 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.
7. A building permits shall be obtained prior to commencement of the construction
and/or installation of the signs.
2200 West Ocean Front Comprehensive Sign Program Amendment (PA2022-0176)
October 26, 2022
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8. 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.
9. 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 2200 West
Ocean Front Comprehensive Sign Program including, but not limited to
Comprehensive Sign Program PA2022-0176 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.
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:
LAW/msw
Attachments: ZA No. 1 Vicinity Map
ZA No. 2 Comprehensive Sign Program Matrix
ZA No. 3 Project Plans
Attachment No. ZA 1
Vicinity Map
Tmplt: 07-25-19
VICINITY MAP
Comprehensive Sign Program No. PA2022-0176
2200 West Ocean Front , Suites A & B
Handel’s Ice Cream (Suite A)
22nd Street Pizza (Suite B)
Attachment No. ZA 2
Comprehensive Sign Program Matrix
Comprehensive Sign Program PA2022-0176
REVISED TABLE MATRIX
Comprehensive Sign Program
2200 West Ocean Front
A – WALL SIGNS
Suite
Address
Primary Frontage
Size limitations where applicable
Secondary Frontage – Size
limitations where applicable
2200A One sign
A.1.- 1.5 square feet/linear foot of
store frontage or maximum area of 75
square feet, whichever is less
A.2. - 50% of allowable primary sign
allowance or maximum area 37.5
square feet, whichever is less
2200B One sign
A.3. - 1.5 square feet/linear foot of
store frontage or maximum area of 75
square feet, whichever is less
NA
B – AWNING SIGNS (1)(2)
Suite Address Number and Location Size
2200A B.1. and B.2. - One awning sign in
lieu of blade sign (potential signs if
future tenant changes blade sign
(s) to awning(s))
Per Zoning Code Section 210.42-.080
2200B B.3. - One awning sign in lieu of
blade sign (potential sign if future
tenant changes blade sign to
awning sign)
Per Zoning Code Section 210.42-.080
C – BLADE SIGN (1)(2)
Suite Address Number and Location Size
2200A Two: C1. - one on West
Ocean Front and C.2. -
one on 22nd Street
Maximum Projection: 4 feet
Maximum Area: 10 square feet
Minimum Vertical Clearance: 12 feet
2200 B C.3. - One on 22nd
Street
Maximum Projection: 3 feet
Maximum Area: 10 square feet
Minimum Vertical Clearance: 10 feet
D – TEMPORARY SIGNS
Suite Address Number, size, and duration
2200A, 2200B Subject to all requirements of 20.42.090 (Standards for Temporary Signs)
*Internally illuminated projecting signs shall have opaque face panels so that only the
letters, number, symbols, or logos appear illuminated
Attachment No. ZA 3
Project Plans
Prepared for:
Handel’s Ice Cream
&
22nd Street Pizza
SIGN SCHEDULE
A2 WALL MOUNTED CHANNEL LETTERS
15.65A1DOUBLE FACE BLADE SIGN
6.25
A3 DOUBLE FACE BLADE SIGN 6.25
ID DESCRIPTION SQ FT
Reverse non-illuminated channel letters
B1
B2 N 0120”x 185”25.69
B1
B2 Reverse non-illuminated channel letters 4Sign Schedule for:
Handel’s Ice Cream & 22nd Street Pizza
Handel’s Ice Cream & 22nd Street Pizza
C2
A1
C1
A2C3
Minimum Vertical Clearance for blade sign:10’-0”
C3
20”
15.5’
9
15
11
16
11 .063 ALUM. RETURNS
15 3/16” CLEAR POLYCARBONATE BACKS
16 ⅝” X 1” SPACERS
MOUNTING HARDWARE (4 PER LETTER)9
A2 Wall Sign
C1 A1 C2
1 WEST ELEVATION
SCALE: 1/8” = 1’-0”
25’-0”
2 SOUTH/WEST (CORNER ENTRANCE) ELEVATION
SCALE: 1/8” = 1’-0”
8’-5”
8'-2"Eq.Eq.15’-8”12’-6”3’-5¾”2’-2”Eq.Eq.14’-2”CL
A1C1
Eq.Eq.
CL C2A1
5’-4”CL
BEACH SUNDRIES FRESH FOODS CONVENIENCE
19’-8”
1 SOUTH ELEVATION
SCALE: 1/8” = 1’-0”
57’-0”
C1 C2A1 Eq.Eq.
CL
14’-2”CL
SODA / WATER SANDWICHES CORN DOGS SALADS / SUSHI
50’-2”17'-1½"4'-4"4'-9½"8'-0"17'-1½"4'-4"4'-9½"8'-0"Minimum Vertical Clearance for Blade Sign:
12’
4’-0”Maximum Projection from wall
A
TYPICAL SECTION DETAIL - LED FACE LIT CHANNEL LETTER
SCALE: NTS1
TYPICAL WALL FRAMING
TYPICAL WALL SURFACE
ACRYLIC PLASTIC LETTER-FACES
ONE (1) 1/4” WEEP HOLES HOLES LOCATED AT ALL AREAS
THAT MAY COLLECT WATER
CUSTOM FABRICATED DUAL ILLUMINATEDALUMINUM CHANNEL LETTER RETURNS
RUBBER BUSHING
#10 x 3 ½" DRIVE SCREWSMINIMUM THREE (3) PER LETTER
OR AS REQUIRED PER FIELD CONDITIONS
1 ½” STAND OFFS
• L.E.D. FACE LIT CHANNEL LETTERS
• ACRYLIC PLASTIC FACE
• FLUSH MOUNT
• REMOTE POWER SUPPLY
LIGHT EMITTING DIODES (LEDs)
LOW VOLTAGE WIRING FROM LED TO LED
TRIMCAP WITH #8 X ½”SCREWS
PRIMARY ELECTRICAL(SUPPLIED BY OTHERS)
J-BOX
GROUNDING WIRE
GALVANIZED RACEWAY
VENTILATION HOLES
DISCONNECT SWITCH
POWER SUPPLY
PRIMARY #12
IN CONDUIT OR FLEX
CLASS 2 LOW VOLTAGE WIRING
NOTE:
NO CONDUIT OR FLEX REQUIRED
PER CLASS 2 LOW VOLTAGE
WIRING GUIDELINES
DRILLED HOLE THRU WALL
FOR WIRE CONNECTIONS AND
FILLED WITH SILICONE TO PREVENT
WATER PENETRATION
ONE (1) 1/4” WEEP HOLES
HOLES LOCATED AT ALL AREASTHAT MAY COLLECT WATER
ALUMINUM REVERSE PAN
WITH ROUTED COPY
½”THICK CLEAR ACRYLIC LETTERS
PUSH THRU ALUMINUM FACE
1” ALUMINUM ANGLES
#8 X ½”SCREWS
5”
4”
LEXAN LETTER BACK
7” Total projection
of sign from wall to face of sign
BOX TO PULL ELECTRICAL FROM
CHANNEL PLAQUE UP TO RACEWAY
WITH A QUANTITY OF
(6) SIX PRE-DRILLED
13/16" HOLES.
(6) ¾" DIAMETER LAG
SCREWS INTO WALL