HomeMy WebLinkAboutPA2022-0192_20230713_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
July 13, 2023
Truemark Inc, dba JB3D
c/o Helen Becerra
731 N. Main Street
Orange, CA 92868
h.becerra@jb3d.com
Subject: Comprehensive Sign Program (PA2022-0192)
1901 Westcliff Drive (Mariners Medical Arts Building)
Dear Ms. Becerra,
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
July 13, 2023 and effective on July 28, 2023. 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@newportbeacha.gov.
Sincerely,
JM/jp
cc:
Sieglinde Pukke
spukke@shubindonaldson.com
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: Mariners Medical Arts Sign Program (PA2022-0192)
▪ Comprehensive Sign Program
Site Location 1901 Westcliff Drive
Applicant Truemark Inc., dba JB3D
Legal Description Lot 4 and the southeasterly 110 feet of Lot 3 of Tract 4225.
On July 13, 2023, the Zoning Administrator approved a new comprehensive sign program
for an existing medical office building. This approval is in accordance with 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: CG (General Commercial)
• Zoning District: CG (General Commercial)
BACKGROUND
The Mariners Medical Arts building (hereafter “Mariners Medical Arts”) was designed by
master architect, Richard Neutra, and constructed in 1963. Mariners Medical Arts is
considered one of the best examples of Neutra’s medical building typology. In 2008, Chattel
Inc. (Chattel) prepared a Historic Resource Assessment of the property and found that the
subject property was eligible for listing in the National Register at the statewide level of
significance under Criterion C for architecture, California Register under Criterion 3 as an
exceptional work of a master architect, and Newport Beach Register as a Class 1 – Major
Historic Landmark due to its statewide significance.
The project site is square-shaped and bounded to the north by Westcliff Drive, to both the
east and west by other commercial developments, and to the south by Sherington Place.
Westcliff Drive is defined as the primary frontage for the site with Sherington Place as the
secondary frontage. The building is set back considerably from both Westcliff Drive and
Sherington Place, approximately 75 feet and 40 feet respectively, with surface parking
provided in the space between. Mariners Medical Arts is comprised of three separate
buildings designated as A, B, and C, that are connected through exterior roof canopies.
Buildings A and B are single-story while Building C features a second story with an exterior
staircase for access. Each building is unique in its overall massing, the number of units
grouped within it, and the configuration of the units.
Over the years, the property has fallen into disrepair; however, new owners have acquired
the property and are committed to rehabilitating the building. Chattel has reviewed both the
Mariners Medical Arts Sign Program (PA2022-0192)
July 13, 2023
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rehabilitation plans and the proposed signage and confirmed the scope of work is in full
conformance with the Secretary of the Interior’s Standards for the Treatment of Historic
Properties.
COMPREHENSIVE SIGN PROGRAM
The comprehensive sign program includes the following:
Project Identification Freestanding Sign
One (1) freestanding, 6-foot-tall, 14-foot-wide, 90-square-foot, monument sign along the
primary frontage. This sign features opaque aluminum cabinets with push through, face
illuminated, channel lettering. Additional illumination to wash the face of the address is
provided from a hidden fixture.
Project Identification Wall Signs
There is an existing wall sign installed along the primary frontage. A similar, 8-foot-wide
by 1-foot-4-inch tall, and 12-square-foot wall-mounted sign will be installed on the second
story of Building C and will be visible to motorists on Sherington Place and from the rear
surface parking lot. Both signs are non-illuminated.
Tenant Identification Plaques
Metal plaques measuring 1-foot-7-inch-wide by 3-and-1/3 inch-tall, and 1 square foot in
area, will be installed on office doors throughout the project site. Each door is allowed a
maximum of three plaques.
Suite Identification Numbers
Each office door will have a 12-inch-tall suite identification number.
A comprehensive sign program allows for the flexible application of sign regulations for
projects that require multiple signs. This Comprehensive Sign Program allows for the
following deviations from Chapter 20.42 (Sign Standards) of the NBMC:
1. Increase in freestanding sign size from 75 square feet to 90 square feet;
2. Alternate proportional dimensions related to the freestanding sign;
3. Elimination of the requirement for a freestanding sign to have an address plate; and
4. Allowance to place wall signs outside of the middle fifty (50) percent of the building
or tenant frontage.
This approval is based on the following findings and standards and is subject to the
following conditions.
Mariners Medical Arts Sign Program (PA2022-0192)
July 13, 2023
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FINDINGS AND STANDARDS FOR APPROVED SIGNS
Finding
A. The project is exempt from environmental review under the requirements of the
California Environmental Quality Act under Section 15311, Class 11 (Accessory
Structures).
Facts 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. 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 does
not cause a substantial adverse change in the significance of a historical resource.
2. The project’s signage was reviewed by Chattel, the City’s Historic Preservation
Consultant. Chattel concluded that the proposed signage is conformance with the
Secretary of the Interior’s Standards for the Treatment of Historic Properties. As
such, the project is not expected to cause substantial adverse change to the historic
resource (i.e., the physical demolition, destruction, relocation, or alteration of the
resource or its immediate surroundings such that the significance of an historical
resource would be materially impaired).
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. In accordance with Subsections (B)(3) and (5) of Section 20.42.120 (Comprehensive
Sign Program) of the NBMC, a comprehensive sign program is required whenever
signs are proposed to be located on or above the second story on a multi-story
building, and whenever an existing multi-tenant development of three or more
tenants is being remodeled or rehabilitated to the extent that the value of the work
will be greater than twenty (20) percent of the replacement cost of the building. The
project site is a multi-tenant building, currently undergoing a major rehabilitation
which meets the criteria, and signage is proposed on the second story.
Mariners Medical Arts Sign Program (PA2022-0192)
July 13, 2023
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2. A comprehensive sign program provides a means for the flexible application of sign
regulations for projects that require multiple signs. A number of deviations are
requested, however they are driven by the physical dimensions of the site, the
existing architecture of the building, and operational characteristics.
3. The Comprehensive Sign Program proposes a modest amount of signage with only
project identification signage visible from the public right-of-way.
4. The Comprehensive Sign Program provides each tenant with adequate identification
without a proliferation of signage by using door mounted identification plaques rather
than larger, wall mounted, signage. The identification plaques attract and invite rather
than demand the public’s attention.
5. The Zoning Administrator is allowed to approve increases in sign area up to thirty
(30) percent greater than allowed. The 90-square-foot monument size is a 30-percent
increase above the 75-square-foot allowance of Table 3-16 (Signs Allowed in
Commercial and Industrial Zoning Districts) in Chapter 20.42.070 (Standards for
Permanent Signs) of the NBMC.
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 consistent use of materials and a coordinated color palette ensures that the signs
visually relate to one another and the building.
2. The project identification monument uses high quality opaque materials, such as
aluminum, for the cabinet with push-through, face-illuminated, channel lettering.
3. The Comprehensive Sign Program minimizes the use of illumination, with only the
project identification monument featuring lighting. The limited use of illumination
ensures the signage will be compatible with nearby development and sensitive
receptors, such as the residential use to the rear of the property, across Sherington
Place.
4. The proposed signage is designed in the spirit of architect Richard Neutra. It will
integrate well with and complement the architectural style of the building but includes
subtle differences to not create a false sense of historical development. Chattel notes
that while the new wall sign is inspired by the historic signage, it is different in several
ways, including the kerning of the letters and placement, which distinguishes it as
more contemporary.
Mariners Medical Arts Sign Program (PA2022-0192)
July 13, 2023
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Standard
D. The sign program shall address all signs, including permanent, temporary, and
exempt signs.
Fact in Support of Standard
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
Chapter 20.42 (Sign Standards) of the NBMC.
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. Typical changes in tenants should not require revisions to the Comprehensive Sign
Program, as each office door is provided with ample tenant identification signage.
2. Flexibility has been incorporated into the Comprehensive Sign Program as the
Director may approve minor revisions 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 about signing 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 project identification monument sign is proposed within an existing planter area,
adjacent to a driveway, and complies with intersection line of sight requirements.
2. While the project identification monument sign reaches a maximum height of 6 feet,
this accounts for only 25-percent of the total sign width. Most of the sign face is at a
lower height of 4 foot, 3 inches from grade. The sign forgoes the use of height, opting
for a greater width than prescribed in Chapter 20.42.080 subsection (Standards for
Specific Types of Permanent Signs) (C)(3)(ii) of the NBMC.
3. The project identification monument is asymmetrical and uses an open base with four
supporting legs. This design is a departure from the traditional monument sign which
Mariners Medical Arts Sign Program (PA2022-0192)
July 13, 2023
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Tmplt: 01-18-23
typically features a solid base or from a pylon sign which typically feature two legs. The
design is unique, visually appealing, and reduces the overall mass of the sign.
4. Despite an overall sign area of 90 square feet, the text area accounts for only 12 square
feet. As described in Facts 2 and 3, the sign is not a solid mass, and the greater sign
area is not excessive or visually imposing.
5. While NBMC Chapter 20.42.080 subsection (C)(11) requires freestanding signs to
contain an address plate identifying the subject property, the project identification
monument incorporates the address into the sign face. In this case, the address plate
is unnecessary.
6. The project identifying wall sign along the primary frontage is existing and located in
the corner of a wall plane, adjacent to a walkway. The design and layout of the building
lends itself to the placement of this wall sign outside of the middle fifty (50) percent of
the building frontage, as the sign is located where pedestrians will pass by and see the
signage. Additionally, no work is proposed to the sign, and it would be onerous to
require its relocation to the middle fifty (50) percent of the building frontage. The new
wall sign, proposed for the second story on the secondary frontage, is inspired by the
existing project identifying sign. The new sign is also proposed for a building corner
and serves a similar purpose of providing signage in a location where pedestrians will
see it as they approach 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].
Fact in Support of Standard
The Comprehensive Sign 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
The Comprehensive Sign Program contains no regulations affecting sign message
content.
Mariners Medical Arts Sign Program (PA2022-0192)
July 13, 2023
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CONDITIONS
1. Locations, design, materials, and illumination 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.
2. Signage placement shall comply with City Standard STD 105 for Intersection Line of
Sign Requirements.
3. All signs shall be maintained by 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.
4. In accordance with NBMC Section 20.42.120 (Comprehensive Sign Program)
subsection (F), the Community Development Director may approve minor revisions
to the Comprehensive Sign Program if the intent of the original approval is not
affected. This may include deviations in the tenant configurations, such as
combining or dividing suites.
5. 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.
6. Prior to the issuance of a building permit, 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.
7. A building permit shall be obtained before the commencement of the construction
and/or installation of the signs.
8. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold
harmless the City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any 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 Mariner’s Medical Arts Sign
Program including, but not limited to Comprehensive Sign Program (PA2022-
0192) 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, attorney’s fees, and
other expenses incurred in connection with such claim, action, causes of action, suit,
or proceeding whether incurred by the applicant, City, and/or the parties initiating or
bringing the such proceeding. The applicant shall indemnify the City for all the City's
costs, attorneys' fees, and damages that the City incurs in enforcing the indemnification
Mariners Medical Arts Sign Program (PA2022-0192)
July 13, 2023
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Tmplt: 01-18-23
provisions outlined in this condition. The applicant shall pay to the City upon demand
any amount owed to the City under 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:
JM/jp
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: 01-18-23
VICINITY MAP
Comprehensive Sign Program
PA2022-0192
1901 Westcliff Drive
1901 Westcliff Drive
Attachment No. ZA 2
Comprehensive Sign Program Matrix
Mariners Medical Arts Sign Program (PA2022-0192)
Attachment No. ZA 2
Mariners Medical Arts Sign Program
1901 Westcliff Drive
Comprehensive Sign Program Matrix (PA2022-0192)
Frontages:
Primary Frontage:
1. Westcliff Drive (North)
Secondary Frontage:
2. Sherington Place (South)
Sign Type
Frontage
Dimensions
Other Specifications
Sign Type A.1 Freestanding Primary Maximum Number: 1
Maximum Sign Area: 90 sq. ft.
Maximum Letter/Logo Height: 24 inches
- Illumination permitted
- Channel letters only
Sign Type A.2 Wall Sign Primary Maximum Number: 1
Maximum Sign Area: 12 sq. ft.
Maximum Letter/Logo Height: 12 inches
- Nonilluminated only
- Existing to remain
Mariners Medical Arts Sign Program (PA2022-0192)
Attachment No. ZA 2
Sign Type A.3 Wall Sign Secondary Maximum Number: 1
Maximum Sign Area: 12 sq. ft.
Maximum Letter/Logo Height: 12”
- Nonilluminated only
- Shall not extend above bottom of lowest
second story window
Sign Type B.1 Door Sign NA- installed
on office doors
Maximum Number: 3 per door
Maximum Sign Height: 4 inches
Maximum Sign Area: 1 sq. ft.
- Nonilluminated only
- Incidental sign pursuant to NBMC chapter
20.42.100 subsection (B)(1)(j)
Sign Type B.2 Door Sign NA- installed
on office doors
Maximum Sign Area: 1 sq. ft.
- Nonilluminated only
- Incidental sign pursuant to NBMC chapter
20.42.100 subsection (B)(1)(j)
Notes/Requirements:
a) Sign locations, design, and materials shall be as depicted on approved plans.
b) Requirements for all signs per Newport Beach Municipal Code (NBMC) Chapter 20.42 (Sign Standards), except as provided in this sign matrix.
c) Sign Designs shall be consistent with Citywide Sign Design Guidelines Manual.
d) 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