HomeMy WebLinkAbout07_Mobil Service Station Comprehensive Sign Program and Modification Permit_PA2023-0183
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
February 15, 2024
Agenda Item No. 7
SUBJECT: Mobil Service Station Sign Program (PA2023-0183)
▪ Comprehensive Sign Program
▪ Modification Permit
SITE LOCATION: 2201 East Coast Highway
APPLICANT: Donco & Sons, Inc.
OWNER: Hamid & Amethyst B Kianipur
PLANNER: Oscar Orozco, Assistant Planner
949-644-3219 or oorozco@newportbeachca.gov
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)
PROJECT SUMMARY
A request for a comprehensive sign program to establish design parameters for a service
station. Additionally, a modification permit is requested to allow an increase in height of more
than 20% and sign area of more than 30% for a free standing pylon sign, and an increase
in sign area of more than 30% for the canopy signs for the service station.
The purpose of a comprehensive sign program is to integrate all of a project’s signs. 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
provisions of Chapter 20.42 (Sign Standards) of the Newport Beach Municipal Code
(NBMC).
The proposed program requires the following deviations from the Newport Beach
Municipal Code sign regulations:
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Comprehensive Sign Program
1. The installation of two wall mounted signs on the primary frontage, where the
Zoning Code only allows one wall sign;
2. Allow for two wall mounted signs on the primary fronage that are not located
within the middle 50% of the building or tenant frontage;
3. Allow for signage on the service station canopy to include text, where the Zoning
Code only allows logo signs on service station canopies;
4. The installation of a pylon sign 3 feet from a street and 7 feet 3 inches from the
edge of the driveway, where the Zoning Code requires a minimum of 5 feet from
a street and 10 feet from the edge of a driveway;
Modification Permit
5. Allow for a 20-foot high free standing pylon sign, where the Zoning Code allows
for a maximum 4-foot high ground sign at service stations; and
6. Allow for two 11.5 square foot canopy signs, where the Zoning Code only
allows logo signs with a maximum of 6 square feet.
The signs included in this Comprehensive Sign Program are exempt from coastal
development permit requirements pursuant to the City’s certified Local Coastal Program,
NBMC Section 21.52.035(C)(2)(Projects Exempt from Coastal Development Permit
Requirements – Coastal Act Exemptions). The approval allows the placement of attached
accessory signage to the fascias of the existing building in addition to one pylon sign and
does not involve a risk of adverse environmental effect, affect public access or views, or
involve a change in use contrary to the Coastal Act.
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, because it has no potential to have a significant effect on the
environment; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Comprehensive Sign
Program and Modification Permit (PA2023-0183) (Attachment No. ZA 1).
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DISCUSSION
• The subject property measures approximately 13,904 square feet in area and is
located on the south corner of Avocado Avenue and East Coast Highway. The site
is zoned commercial corridor (CC) and consists of an existing service station.
• A comprehensive sign program is required whenever three or more nonexempt
signs are proposed for a single-tenant development. The Zoning Administrator is
the review authority for a comprehensive sign program. The Zoning Administrator
shall not approve an increase in sign height by more than 20% above that allowed
or an increase in sign area by more than 30% above that allowed. Increases above
the maximum limits, such as those proposed by the applicant, may be allowed with
the approval of a modification permit.
• The NBMC (Chapter 20.42) sign regulations allows service station pylon signs at
a maximum height of four feet with a maximum sign area of 36 square feet. The
proposed height of 20 feet for the new pylon sign is more than 20% taller than the
four-foot maximum allowed. The proposed sign area of 71.6 square feet for the
pylon sign is more than 30% larger than the 36 square feet maximum allowed. The
sign regulations allow canopy signs at a maximum sign area of 6 square feet. The
proposed sign area of 11.5 square feet for the canopy signs is more than 30%
larger than the 6 square feet maximum allowed; therefore, a modification permit in
conjunction with the Sign Program is required.
• The wall sign on the primary frontage façade of the Property (identified as Sign
Type D in Exhibit “B”) is limited to 2 feet in height and 8.5 feet in area. The building
wall sign identified as sign E, which is also located on the primary frontage is limited
to a height of 1-foot and area of 9.5 square feet. These standards are permitted by
the Zoning Code.
• On the service station canopy, the proposed height of the “Mobil” logo signs is one
foot 10 inches, which will provide legible logos that are in scale with the canopy on
which they are located.
• Due to the number of signs proposed for the primary frontages, location of wall
signs within the middle 50% of the tenant frontage is not practical. The building
façade is 65 feet in length, and the height of the building is 23.5 feet. Staff believes
the proposed number of signs, area, and height are compatible with the overall
massing and bulk of the building and the property.
• The proposed pylon sign with increased height and sign area provides
identification of the service station along Coast Highway and Avocado Avenue and
is necessary given the existing layout of the Property. The sign will provide
motorists with the proper identification from both streets. In addition, the pylon sign
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which provides an opening of approximately 6 feet in height from the base of the
sign will provide clear visibility of pedestrians from motorists looking to make a right
turn onto East Coast Highway. The pylon sign will promote identification of the
service station without overconcentrating the Property with signage.
• The pylon sign is set back 7 feet 3 inches from the edge of the driveway, where a
minimum 10-foot setback from the driveway is required by the NBMC. Additionally,
the pylon sign is setback 3 feet from the front property line, where a minimum 5-
foot setback from the street is required by the NBMC. Relocating the sign farther
away from the driveway to the northwest is not feasible due to proximity of the
existing landscape planter area to the property line. The pylon sign is located on
the northern corner of the Property where two existing drive aisles are in close
proximity to the proposed pylon sign location. Relocating the pylon sign further
away from each driveway in either direction would result in a pylon sign location
that is closer than the allowed 5-foot setback from the property line pursuant to
Chapter 20.42 of the NBMC. Relocating it closer to the driveway would result in a
pylon sign location that would be closer than the required 10-foot setback to
driveways and may limit maneuverability for the drive aisles. The proposed location
is appropriate given the constraints experienced by the existing drive aisles.
• The proposed signs are designed to be compatible with the building design in terms
of scale, size, and materials. The proposed signs are designed to effectively identify
the facility property without creating sign clutter by using legible text that contrasts
with the background. The placement and size of the signs are consistent with the
proportions of the street frontages on which they are located. The proposed signage
is adequately spaced to appear less obtrusive to neighboring motorists and
pedestrians.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15311 – Class 11 (Accessory
Structures) of the State CEQA (California Environmental Quality Act) Guidelines,
California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to
have a significant effect on the environment.
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.
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APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of the action. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
_____________________________
Oscar Orozco
Assistant Planner
DL/oo
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2024-####
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COMPREHENSIVE
SIGN PROGRAM AND MODIFICATION PERMIT FOR A
SERVICE STATION LOCATED AT 2201 EAST COAST
HIGHWAY (PA2023-0183)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Donco & Sons, Inc. (“Applicant”), with respect to property
located at 2201 East Coast Highway, and legally described as Lots 1, 2, and 3 of Tract
682 (“Property”), requesting approval of a comprehensive sign program and modification
permit.
2. The Applicant is requesting approval of a comprehensive sign program and
modification permit to authorize signage for a service station (Mobil). The applicant is
seeking the following deviations from Chapter 20.42 (Sign Standards) of the Zoning
Code:
Comprehensive Sign Program
a) The installation of two wall mounted signs on the primary frontage, where the
Zoning Code only allows one wall sign;
b) Allow for two wall mounted signs on the primary fronage that are not located within
the middle 50% of the building or tenant frontage;
c) Allow for signage on the service station canopy to include text, where the Zoning
Code only allows logo signs on service station canopies;
d) The installation of a pylon sign 3 feet from a street and 7 feet 3 inches from the
edge of the driveway, where the Zoning Code requires a minimum of 5 feet from a
street and 10 feet from the edge of a driveway;
Modification Permit
e) Allow for a 20-foot high free standing pylon sign, where the Zoning Code allows for
a maximum 4-foot high ground sign at service stations; and
f) Allow for two 11.5 square foot canopy signs, where the Zoning Code only allows
logo signs with a maximum of 6 square feet.
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3. The Property is located within the Commercial Corridor (CC) Zoning District and the
General Plan Land Use Element category is Corridor Commercial (CC).
4. The Property is located within the coastal zone. The Coastal Land Use Plan category is
Corridor Commercial (CC-B) (0.0 – 0.75 FAR) and it is located within the Commercial
Corridor (CC) Coastal Zoning District.
5. The signs included in this comprehensive sign program are exempt from a coastal
development permit pursuant to the City’s certified Local Coastal Program, NBMC
Section 21.52.035(C)(2). The approval allows the placement of attached accessory
signage to the fascias of an existing service station and an additional one pylon sign,
and does not involve a risk of adverse environmental effect, affect public access or
views, or involve a change in use contrary to the Coastal Act.
6. A public hearing was held on February 15, 2024, online via Zoom. A notice of the time,
place, and purpose of the hearing was given by the Newport Beach Municipal Code
(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
signage is incidental and accessory to the principal commercial office 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 FINDINGS.
Comprehensive Sign Program
Pursuant to Section 20.42.120 (Comprehensive Sign Program), the comprehensive sign
program allows for an increase in sign height by 20% above that allowed and an increase in
sign area by 30% above that allowed. The sign program shall comply with the standards of
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the Zoning Code, except that deviations are allowed with regard to sign area, total number,
location, and/or height of signs. In accordance with Section 20.42.120(E) (Comprehensive
Sign Program - Standards) of the Newport Beach Municipal Code, 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].
Facts in Support of Standard:
1. The purpose of a comprehensive sign program is to integrate all of a project’s signs. 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
Chapter 20.42.
2. The Project complies with the purpose and intent of Newport Beach Municipal Code
Chapter 20.42 (Sign Standards) because it provides the service station with adequate
identification while guarding against an excessive sign proliferation. Wall signs will be
limited to internally illuminated channel letters proportional to the building façade in the
general location depicted on the project plans.
3. The comprehensive sign program is consistent with the Citywide Sign Design
Guidelines because the proposed signs are designed to be compatible with the
building design in terms of scale, size, and materials. The proposed signs are
designed to effectively communicate a commercial message without creating sign
clutter through the use of legible text that contrasts with the background. The width of
the primary façade is 65 feet. As proposed, the placement and size of the signs do not
dominate, but rather are consistent with the proportions of the façade on which they
are located.
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 number and location of signs will not contribute to an overabundance of signage that
will have a detrimental effect on the neighborhood. There are existing service stations
along Coast Highway in Corona Del Mar with similar sized pylon signs and wall mounted
signs. The addition of the pylon sign identifying the service station along East Coast
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Highway and Avocado Avenue is necessary given the existing layout of the property. It
will provide motorists with the proper identification from both East Coast Highway and
Avocado Avenue. The wall signs and pylon sign will promote identification of the
Service Station without overconcentrating the Property with signage.
2. All proposed signage will be in harmony with the character and architectural style of the
building. The wall signs, which are designed with a white color, will contrast the color of
the building. The placement and size of the wall signs are complementary to the
building’s large fascia and will comply with the limitations.
3. The wall sign on the primary frontage façade of the Property (identified as Sign Type D
in Exhibit “B”) is limited to 2 feet in height and 8.5 feet in area. The building wall sign
identified as sign E, which is also located on the primary frontage is limited to a height
of 1-foot and area of 9.5 square feet. These standards are permitted by the Zoning
Code.
Standard:
C. The sign program shall address all signs, including permanent, temporary, and exempt
signs.
Facts in Support of Standard:
1. The comprehensive sign program includes all project signage. Temporary and exempt
signs not specifically addressed in the program shall be regulated by the provisions of
Chapter 20.42.
Standard:
D. The sign program shall accommodate future revisions that may be required because
of changes in use or tenants.
Facts in Support of Standard:
1. The comprehensive sign program has been developed to be effective for the service
station use and allows flexibility for future changes in tenant. The types of signs that
are being proposed include building mounted signs, pylon sign, and a canopy sign for
increased visibility which is typical for service stations.
2. It is not anticipated that future revisions to the comprehensive sign program will be
necessary to accommodate changes in tenants or uses. However, the Community
Development Director may approve minor revisions to the comprehensive sign
program if the intent of the original approval is not affected (NBMC section
20.42.120.F (Comprehensive Sign Program – Revisions to Comprehensive Sign
Programs).
Standard:
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E. The program shall comply with the standards of this Chapter, 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.
Facts in Support of Standard:
1. The comprehensive sign program allows for deviations with regards to the type,
number, and location of wall signs. The approval conforms to the intent of Chapter
20.42, and enhances the overall development by integrating the project’s signage to
be appropriately located and scaled to the building’s fascia and building frontage.
2. The comprehensive sign program is consistent with Chapter 20.42 and is being
processed concurrently with a Modification Permit consistent with Zoning Code
Section 20.52.050 (Modification Permits) to allow the increased height and area for the
pylon sign and increased area for the canopy sign area.
3. The deviation from the standard that signs shall be located within the middle 50% of
the building or tenant frontage is appropriate due to the proposed number of signs on
a building frontage. The standard requirement would force the signs too close in
proximity to each other, creating cluttered signage that would be detrimental to the
overall development.
4. The pylon sign is set back 7 feet 3 inches from the edge of the driveway, where a
minimum 10-foot setback from the driveway is required by the NBMC. Additionally, the
pylon sign is setback 3 feet from the front property line, where a minimum 5-foot
setback from the street is required by the NBMC. Relocating the sign farther away
from the driveway to the northwest is not feasible due to proximity of the existing
landscape planter area to the property line. The pylon sign is located on the northern
corner of the Property where 2 existing drive aisles are in close proximity to the
proposed pylon sign location. Relocating the pylon sign further away from each
driveway in either direction would result in a pylon sign location that is closer than the
allowed 5-foot setback from the property line pursuant to Chapter 20.42 of the NBMC.
Relocating it closer to the driveway would result in a pylon sign location that would be
closer than the required 10-foot setback to driveways and may limit maneuverability for
the drive aisles. The proposed location is appropriate given the constraints
experienced by the existing drive aisles.
Standard:
F. The Approval of a Comprehensive Sign Program shall not authorize the use of signs
prohibited by this Chapter [Chapter 20.42].
Facts in Support of Standard:
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1. The comprehensive sign program does not authorize the use of prohibited signs.
Standard:
G. Review and approval of a comprehensive sign program shall not consider the signs’
proposed message content.
Facts in Support of Standard:
1. The content of the proposed signage was not considered and the comprehensive sign
program does not contain any regulations regarding sign message content.
Modification Permit
Pursuant to Section 20.42.110 of the Newport Beach Municipal Code, deviations in sign
height greater than 20% and sign area greater than 30% are subject to the approval of a
modification permit. In accordance with Section 20.52.050 (Modification Permits) of the
Newport Beach Municipal Code, the following findings and facts in support of such findings
are set forth:
Finding:
H. The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding:
1. The Property is located in the CC Zoning District, which is intended to provide for areas
appropriate for a range of neighborhood service retail and service uses along street
frontages that are located and designed to foster pedestrian activity. The comprehensive
sign program is intended to provide identification to a service station which is an allowed
use in the CC zoning district.
2. The increase in height and sign area for the pylon sign and sign area for canopy sign is
compatible with the existing development in the neighborhood. There are other existing
service stations located along East Coast Highway, such as Chevron service station
located at 2546 East Coast Highway and 76 service station located at 3400 East Coast
Highway. These stations employ the use of similar signage on the station canopy and
retail component for identification purposes.
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:
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1. The Property is located near the entrance of Corona Del Mar, which is a high traffic
area for both residents and visitors entering and exiting the neighborhood. The
maximum 4-foot ground sign that is permitted by the NBMC would not provide for
adequate identification, given the traffic flow along East Coast Highway. The proposed
larger sign would increase the visibility and identification of the service station.
2. The proposed pylon sign with increased height and sign area provides identification of
the service station along Coast Highway and Avocado Avenue and is necessary given
the existing layout of the Property. The sign will provide motorists with the proper
identification from both streets. In addition, the pylon sign which provides an opening
of approximately 6 feet in height from the base of the sign will provide clear visibility of
pedestrians from motorists looking to make a right turn onto East Coast Highway. The
pylon sign will promote identification of the service station without overconcentrating
the Property with signage.
3. The proposed canopy sign with increased sign area provides identification of the
service station along Coast Highway and Avocado Avenue and is necessary due to
the existing layout of the property. The sign is intended to provide legible signage to
motorist from both streets. In addition, the proposed increase in the canopy sign area
will be appropriately scaled to the service station canopy given the width of and size of
the service station canopy.
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 proposed increase in the maximum height and sign area for the pylon sign does
not interfere with the purpose and intent of the Zoning Code as it provides for
adequate identification of the site while guarding against the excessive and confusing
proliferation of signs. The proposed increase addresses the practical difficulty of
reduced visibility for motorists traveling in heavy vehicular traffic on East Coast
Highway and to identify the dealership location.
2. The purpose and intent of the sign regulations is to provide users adequate
identification while preserving and enhancing the community’s appearance. The
regulation of sign area and letter/logo height is to ensure that signage does not
overwhelm a building façade and create clutter. The proposed increase in the canopy
sign area will be appropriately scaled to the service station canopy given the width of
and size of the service station canopy.
Finding:
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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 requested increase in height and area is in scale and similarly placed as other
pylon signs in the surrounding area and will not be detrimental to surrounding owners
and occupants, the neighborhood, or the general public.
2. Due to the physical characteristic of the property, the increased height and area for the
pylon sign and increased area for canopy signs are necessary to provide identification
for the property. The strict application of the Zoning Code would result in smaller
signage that is out of scale with the service station and would provide inadequate
signage that would not be easily visible to motorists on East Coast Highway.
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 height and area of the pylon sign and
increased area of the canopy signs but will not result in a change in intensity or density
of the service station. Pylon signs are typically permitted to a height of 20 feet in the
Commercial Corridor zoning district, however, the specific standards for service
stations allows for a maximum of 4-feet, which would be inadequate for this specific
location. The increased height of the pylon sign from the allowed 4 feet height limit for
ground signs for service stations will allow for greater visibility in a heavy traffic area.
2. The size of the signs is within 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. Compliance with the Newport Beach Municipal Code and the attached conditions of
approval is required and will further ensure that the proposed use will not be
detrimental.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this Project exempt
from the California Environmental Quality Act pursuant to Section 15311 under Class 11
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(Accessory Structures) of the CEQA Guidelines, Title 14, Division 6, Chapter 3, because
it has no potential to have a significant effect on the environment. The exceptions
identified in Section 15300.2 do not apply.
2. The Zoning Administrator of the City of Newport Beach hereby approves Comprehensive
Sign Program and Modification Permit PA2023-0183, subject to the conditions set forth in
Exhibit A and parameters denoted in Exhibit B, which is attached hereto and
incorporated by reference.
3. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 20,
Planning and Zoning, of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 15th DAY OF FEBURARY, 2024.
_______________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan,
building elevations, and sign details stamped and dated with the date of this approval.
(Except as modified by applicable conditions of approval.)
2. Signs shall comply with the limitations specified in Exhibit “B” of this Resolution.
3. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
4. 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
Comprehensive Sign Program and Modification Permit.
5. A building permit shall be obtained prior to commencement of installation of the signs.
6. The signs shall be illuminated in accordance with the provisions of Section
20.42.060.H of the Newport Beach Municipal Code.
7. This Comprehensive Sign Program and Modification Permit 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.
8. A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
9. 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.
10. 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.
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
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or indirectly) to City’s approval of the Mobil Service Station Signs including, but not
limited to, a comprehensive sign program and modification permit (PA2023-0183). 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.
17
Exhibit “B”
NOTES/REQUIREMENTS
a) Requirements for all signs per Municipal Code Chapter 20.42, except as provided in this sign
matrix
b) Sign area is the area measured by two perpendicular sets of parallel lines that surround the
proposed logo and sign copy. All signs shall substantially conform to the approved attached
sign matrix.
c) Pursuant to Section 20.42.120.F of the Zoning Code, the Community Development Director
may approve minor revisions to this approval if the intent of the original approval is not
affected.
d) All sign locations shall be in substantial conformance with approved plans (Attachment No. ZA
4 of PA2023-0183).
2201 E. Coast Highway
SIGN PROGRAM MATRIX
Freestanding Pylon Sign
Sign Type A:
Maximum number: One
Maximum Vertical Dimension: 20 feet
Maximum Area: 72 square feet
Canopy Signs
Sign Type B:
Maximum number: Two Maximum Vertical Dimension: 24 inches
Area: 12 square feet
Additional Standard: Text allowed
Wall Signs
Sign Type D:
Maximum number: One
Maximum Vertical Dimension: 24 inches
Area: 8.5 square feet
Sign Type E:
Maximum number: One
Maximum Vertical Dimension, Letter or Logo: 12 inches
Area: 9.5 square feet
18
Attachment No. ZA 2
Vicinity Map
19
VICINITY MAP
Sign Program No.
PA2023-0183
2201 East Coast Highway
Subject Property
20
Attachment No. ZA 3
Project Plans
21
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