HomeMy WebLinkAbout02_Cyprus Comprehensive Sign Program and Modification Permit_PA2024-0046CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
October 10, 2024
Agenda Item No. 2
SUBJECT:363 Old Newport Boulevard Signs (PA2024-0046)
Comprehensive Sign Program
Modification Permit
SITE LOCATION: 363 Old Newport Boulevard
APPLICANT:Joe Gerard
OWNERS:Kip and Amy Cyrus
PLANNER: Laura Rodriguez, Planning Technician
949-644-3216, lrodriguez@newporteachca.gov
PROJECT SUMMARY
The applicant is requesting approval of a comprehensive sign program and modification
permit to authorize signage for an existing commercial multi-tenant building. The applicant
is seeking the following deviations from Chapter 20.42 (Sign Standards) of the Zoning
Code:
Comprehensive Sign Program
1.The installation of four pedestrian oriented signs, where Zoning Code only allows
one pedestrian oriented sign per site;
2. The installation of two internally illuminated business directory wall signs, where
the Zoning Code allows only one non-illuminated business directory wall signs per
multi-tenant site;
3. The installation of one non-illuminated 9.24 square-foot business directory sign,
where the Zoning Code allows for one non-illuminated business directory wall sign
at maximum 8 square-feet; and
4.Signs located on adjacent walls on the same building will not be separated by a
minimum of 30 feet measured along the exterior walls of the building.
Modification Permit
1.The installation of three wall signs attached to the sloping face of a roof on the
primary frontage. Sloped roof signs are permitted subject to the approval of a
modification permit; and
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2. The increase in sign area for directory signs facing Hospital Road and Newport
Boulevard. Both directories have a proposed sign area of 15 square feet, where
Zoning Code allows a maximum sign area of 8 square feet (approximately 88%
increase for each sign). A Comprehensive Sign Program allows for an increase in
sign area by no more than 30%. Any increase above 30%, requires the approval
of a modification permit.
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 Resolution No. approving the Comprehensive Sign Program and
Modification Permit No. PA2024-0046 (Attachment No. ZA 1).
DISCUSSION
•The Property is located in the OG (Office-General) Zoning District and is
designated CO-G (General Commercial Office) by the General Plan. The Zoning
District is intended to provide for areas appropriate for administrative and
professional offices, retail, and personal services. The existing commercial
development and the proposed signage is consistent with this land use
designation. The proposed signage is ancillary to the primary use.
•A comprehensive sign program is required whenever the Director determines that
a comprehensive sign program is necessary because of special project
characteristics. 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 sign program complies with the purpose and intent of Newport Beach
Municipal Code Chapter 20.42 (Sign Standards) because it provides the
commercial multi-tenant building with adequate identification based on the site’s
unique building layout. The property has limited wall space available for signage
that could be visible to the public at an appropriate size. The existing multi-tenant
commercial building design has a roof overhang or drip line that falls just above
the window and doorframes, which impacts the placement and visibility of wall
signage. Additionally, the property is located on the corner of a busy intersection
where signage visibility is limited for ongoing traffic.
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•The proposed signs are designed to be compatible with the building design in
terms of scale, size, and materials. The proposed wall signs will be attached to a
sloping roof and placed above each unit’s lineal frontage. These signs are
designed to effectively communicate a commercial message without creating
visual clutter by using legible text that contrasts with the background. Additionally,
the proposed window signs are below the maximum sign area allowed per Code
and will effectively identify tenants. The proposed pedestrian oriented signs are
necessary since there are multiple building frontages with various tenants.
•The number and location of signs will not contribute to an overabundance of
signage that will have a detrimental effect on the neighborhood. The number of
signs and its location are appropriate since the property has multiple tenants
located throughout the building and limited wall surface for several tenants. As a
result, not all tenants have the capacity to identify themselves through the means
of wall signs. To relieve this hardship, 3 window signs, including pedestrian
oriented signs, are proposed in the sign program.
•A modification permit is required for signs attached to the sloping face of sloped
roofs, mansard overhangs, or similar architectural features. Three 15-square-foot
sloped roof wall signs are proposed along the Old Newport Boulevard frontage,
which will allow all three units to be identified and visible to vehicular traffic. Due
to the existing roof design of the property towards Old Newport Boulevard, the
request for a modification permit to allow a sloping roof sign is appropriate for the
site.
•The comprehensive sign program and modification permit includes all project
signage. Other proposed sign types include four pedestrian-oriented signs within
the interior of the building, 2 internally illuminated directory wall signs along
Hospital Road and Newport Boulevard frontages, and 3 window signs for tenants
facing Old Newport Boulevard. All signs are included in the attached Sign Matrix
(Exhibit “A” of Attachment No. ZA 1) and Project Plans (Attachment No. ZA 4).
•As required by Condition of Approval Nos. 10 and 11 of the attached Draft
Resolution (Attachment No. ZA 1), the illumination of the two business directories
(Signs 5A and 5B) facing Hospital Road and Newport Boulevard shall be
appropriately installed to avoid creating a negative impact on surrounding land
uses. The Community Development Director may order the dimming of light
sources or other remediation upon finding that the site is excessively illuminated.
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, Chapter 3 because it has no potential to have a significant
effect on the environment.
Class 11 consists of construction or placement of minor structures accessory to
(appurtenant to) existing commercial, industrial, or institutional facilities, including but not
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limited to signs. The property is an existing commercial multi-tentant building that is
proposing signage through a comprehensive sign program.
PUBLIC NOTICE
Notice of this hearing 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 meeting, 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:
____________________________
Laura Rodriguez, Planning Technician
DL/lr
Attachments:
ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant Project Justification Letter
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. PA2024-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, APPROVING A COMPRENSIVE
SIGN PROGRAM AND MODIFICATION PERMIT LOCATED AT
363 OLD NEWPORT BOULEVARD (PA2024-0046)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Joe Gerard (Applicant) concerning property located at 363 Old
Newport Boulevard, and legally described as Assessor’s Parcel Number 425-272-01
(Property), requesting approval of a comprehensive sign program and modification permit.
2.The Applicant is requesting approval of a comprehensive sign program (CSP) and
modification permit to authorize signage for an existing two story commercial multi-
tenant building. The applicant is seeking the following deviations from Chapter 20.42
(Sign Standards) of the Zoning Code:
Comprehensive Sign Program
a)The installation of four pedestrian oriented signs (Signs 4A-4D), where Zoning Code
allows a maximum of one pedestrian oriented sign per site;
b)The installation of two internally illuminated business directory wall signs (Signs 5A
and 5B), where the Zoning Code allows only one non-illuminated business directory
wall signs per multi-tenant site;
c)The installation of one non-illuminated business directory sign at 9.24 square-feet,
where the Zoning Code allows one non-illuminated business directory wall sign per
multi-tenant site at maximum 8 square-feet; and
d)Signs located on adjacent walls (Signs 1A and 1D) on the same building will not be
separated by a minimum of 30 feet measured along the exterior walls of the building.
Modification Permit
e)The installation of three wall signs attached to the sloping face of the roof on the
Old Newport Boulevard frontage (Signs 1A-1C). The Zoning Code requires
approval of a modification permit for wall signs attached to a sloped roof; and
f)The increase of sign area for two directory signs (Signs 5A and 5B) for the frontage
facing Hospital Road and Newport Boulevard. Both directories have a proposed sign
area of 15 square feet, where the Zoning Code allows a maximum sign area of 8
square feet (approximately 88% increase for each sign). The Zoning Code only
allows an increase in sign area by no more than 30% through a Comprehensive Sign
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Zoning Administrator Resolution No. ZA2024-###
Page 2 of 11
Program. Since the increase is above the threshold of a CSP, the request requires
the approval of a modification permit (Project).
3.The Property is designated General Commercial Office (CO-G) by the General Plan Land
Use Element and is located within the Office-General (OG) Zoning District.
4.The Property is not located within the coastal zone.
5.A public hearing was held on October 10, 2024, online via Zoom. A notice of the time,
place, and purpose of the hearing was given in accordance with 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, Chapter 3 because it has no potential to have a significant
effect on the environment.
2.Class 11 consists of construction or placement of minor structures accessory to
(appurtenant to) existing commercial, industrial, or institutional facilities, including but
not limited to signs. The Property is an existing commercial multi-tentant building that is
proposing signage through a CSP.
SECTION 3. REQUIRED FINDINGS.
Comprehensive Sign Program
Pursuant to 20.42.120 (Comprehensive Sign Program), a comprehensive sign program
provides a means for the flexible application of sign regulations for projects that require multiple
signs to provide latitude and incentive in the display and design of multiple signs. The Zoning
Administrator may approve an increase in sign height by 20% above than what is allowed and
an increase in sign area by 30% above than what is allowed.
By Section 20.42.120 of the NBMC, the following findings and facts in support of such findings
are set forth:
Finding:
A.The proposed sign program shall comply with the purpose and intent of this chapter,
any adopted sign design guidelines and the overall purpose and intent of this section;
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Zoning Administrator Resolution No. ZA2024-###
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Facts in Support of Finding:
1.The proposed CSP complies with the purpose and intent of Newport Beach Municipal
Code Chapter 20.42 (Sign Standards) because it provides the commercial multi-tenant
building with adequate identification based on the site’s unique building layout. The
Property currently provides minimal wall area to provide for signage that could be visible
to the public at an appropriate size. The existing multi-tenant commercial building was
designed such that the roof overhang or drip line falls just above the window and
doorframes which impacts the placement and visibility of wall signage. Additionally, the
Property is located on the corner of a busy intersection where signage visibility is limited
for ongoing traffic.
2.The proposed signs are designed to be compatible with the building design in terms of
scale, size, and materials. The proposed wall signs will be attached to a sloping roof and
placed above each unit’s lineal frontage. These signs are designed to effectively
communicate a commercial message without creating sign clutter by using legible text
that contrasts with the background. Additionally, the Project’s proposed window signs
are below the maximum sign area allowed per Code and will effectively identify tenants.
The proposed pedestrian oriented signs are necessary since there are multiple building
frontages with various tenants.
Finding:
B.The proposed signs shall enhance the overall development and 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 Finding:
1.The number and location of signs will not contribute to an overabundance of signage
that will have a detrimental effect on the neighborhood. The number of signs and its
location are appropriate since the Property has multiple tenants located throughout the
building and limited wall surface for several tenants. As a result, not all tenants have the
capacity to identify themselves through the means of wall signs. In order to relieve this
hardship, three window signs, including pedestrian oriented signs are proposed in this
CSP.
2.All proposed signage will be in harmony with the character and architectural style of the
existing building since it will not produce visible clutter of signage. Additionally, the
proposed sign program is complimentary to the adjacent commercial building. The
placement and size of the signs are complementary to the existing building layout and
will comply with the limitations in the Sign Matrix included in Exhibit B.
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Finding:
C.The sign program shall address all signs, including permanent, temporary, and exempt
signs;
Fact in Support of Finding:
1.The CSP includes all project signage. Temporary and exempt signs not specifically
addressed in the program shall be regulated by the provisions of Chapter 20.42.
Finding:
D.The sign program shall accommodate future revisions that may be required because of
changes in use or tenants;
Facts in Support of Finding:
1.The CSP has been developed to be effective for commercial uses and allow flexibility
for future changes in tenants.
2.It is not anticipated that future revisions to the CSP will be necessary to accommodate
changes in tenants or uses.
3.Pursuant to Section 20.42.120, the Community Development Director may approve
revisions to a comprehensive sign program if the intent of the original approval is not
affected. However, revisions that substantially deviate from the original approval shall
require the approval of a new or amended comprehensive sign program by the Zoning
Administrator.
Finding:
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 Finding:
1.As previously noted, the CSP allows for deviations with regards to the type, number,
and location of wall signs.
2.The Applicant is requesting four pedestrian oriented signs (Signs 4A-4D) when the
Zoning Code only allows one per site. Due to several units being located within the
interior of the building, and no alternatives to provide wall signs, the use of pedestrian
oriented signs will allow visitors to identify the location of each unit.
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3.The Applicant is requesting two internally illuminated business directory wall signs
(Signs 5A and 5B), one for each of the Newport Boulevard and Hospital Road frontages,
where the Zoning Code allows only one non-illuminated business directory wall signs
per site.
4.The CSP 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 for the installation of three sloped roof signs attached to the building
frontage of Old Newport Boulevard. Additionally, the modification permit request
includes two internally illuminated, 15 square-foot business directory business directory
wall signs (Signs 5A and 5B), where Zoning Code allows a maximum sign area of 8
square feet. Each of the two proposed business directories will result in an 88% increase
in maximum sign area.
5.The CSP allows the sign area and number of signs to increase visibility to pedestrians
and vehicular traffic traveling along Hospital Road, Newport Boulevard, and Old Newport
Boulevard.
Finding:
F.Approval of a comprehensive sign program shall not authorize the use of signs
prohibited by this chapter;
Fact in Support of Finding:
1.The comprehensive sign program does not authorize the use of prohibited signs.
Finding:
G.Review and approval of a comprehensive sign program shall not consider the signs’
proposed message content;
Fact in Support of Finding:
1.The content of the signs was not considered and the CSP does not contain any
regulations regarding sign message content.
Modification Permit
Pursuant to Section 20.42.120 of the NBMC, deviations in sign height greater than 20% and
sign area greater than 30% are subject to the approval of a modification permit. By Section
20.42.120, 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;
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Facts in Support of Finding:
1.The Property is located in the OG (Office-General) Zoning District and is designated
CO-G (General Commercial Office) by the General Plan. The Zoning District is intended
to provide for areas appropriate for administrative and professional offices, retail, and
personal services. The existing commercial development and the proposed signage is
consistent with this land use designation. The proposed signage is ancillary to the
primary use.
2.As previously noted, the proposed comprehensive sign program is complimentary to the
adjacent commercial multi-tenant building existing signs on the adjacent property.
Therefore, signage will not be detrimental to any surrounding owners and occupants,
the neighborhood, or to the general public, and will be in scale with the existing building.
3.As required by Condition of Approval Nos. 10 and 11, the illumination of the two business
directories (Signs 5A and 5B) facing Hospital Road and Newport Boulevard shall be
appropriately installed to avoid creating a negative impact on surrounding land uses.
The Community Development Director may order the dimming of light sources or other
remediation upon finding that the site is excessively illuminated.
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 existing two-story, multi-tenant commercial building was designed such that the roof
overhang or drip line falls just above the window and doorframes which impacts the
placement and visibility of wall signage. Without the proposed wall signs being mounted
onto the sloping roof, it is difficult for effective signage to advertise the tenants along Old
Newport Boulevard.
2.Due to the existing development’s unique building orientation and design, allowing
signage on top of the sloping roof fronting Old Newport Boulevard is reasonable in this
particular case in order to provide greater visibilty and uniformity for signage.
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;
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Zoning Administrator Resolution No. ZA2024-###
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Facts in Support of Finding:
1.The existing multi-tenant building layout currently limits the wall surface for several
tenants. Therefore, the application of the sign standards would result in limited building
sign size, and limited visibility for tenants that constitute a physical hardship inconsistent
with the intent of the Zoning Code, which is to provide adequate visibility while not
creating visual clutter.
2.Facts in support of Finding I are hereby incorporated by reference.
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.Fact 1 in Support of Finding I is hereby incorporated for reference.
2.The Project is necessary due to the design and architecture of the existing building. A
modification permit is required to attach a sign to the sloping face of a hipped roof.
Without the approval of a modification permit, the proposed signage would not be
permitted. Due to the existing building’s unique architecture with low roof eaves, it is
difficult to otherwise provide adequate tenant identification along Old Newport
Boulevard.
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.
Fact in Support of Finding:
1.The modification permit is for the purpose of signage for a commercial building in a
commercial district. The Property is not in or adjacent to a residential district and will not
be detrimental to the surrounding land uses.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1.The Zoning Administrator of the City of Newport Beach hereby finds this project is exempt
from the California Environmental Quality Act (CEQA) pursuant to Section 15311 under
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Class 11 (Accessory Structures) of the CEQA Guidelines, California Code of Regulations,
Title 14, 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 PA2024-0046,
subject to the conditions outlined in Exhibit A, 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 a call for review is filed with the
Community Development Director by the provisions of Title 20 Planning and Zoning, of
the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 10th DAY OF OCTOBER 2024.
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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Zoning Administrator Resolution No. ZA2024-###
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EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
Planning Division
1.The development shall be in substantial conformance with the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2.The Project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
3.The applicant shall comply with all federal, state, and local laws. A material violation of
any of those laws in connection with the use may cause the revocation of this
Comprehensive Sign Program and Modification Permit.
4.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 Newport
Beach Municipal Code.
5.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 maintained are detrimental to the public health, welfare, or materially
injurious to property or improvements in the vicinity or if the property is operated or
maintained to constitute a public nuisance.
6.All signs shall comply with the limitations specified in the Sign Matrix included in Exhibit
“B”.
7.A building permit shall be obtained prior to commencement of installation of signs.
8.Any revisions that substantially deviate from the original approval shall require the
approval of a new or amended comprehensive sign program and/or modification permit
by the Zoning Administrator.
9.A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans before issuance of the
building permits.
10.All signs shall be illuminated in accordance with the provisions of Section 20.42.060 (H)
of the Zoning Code.
11.The site shall not be excessively illuminated based on the luminance recommendations
of the Illuminating Engineering Society of North America, or, in the opinion of the Director
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of Community Development, the illumination creates an unacceptable negative impact
on surrounding land uses or environmental resources. The Director may order the
dimming of light sources or other remediation upon finding that the site is excessively
illuminated.
12.Prior the issuance of a building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
13.All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the Newport Beach Municipal
Code.
14.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 leasing agent.
15.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.
16.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 363 Old Newport Boulevard Comprehensive Sign
Program and Modification Permit (PA2024-0046). 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 such proceeding. The applicant shall indemnify the City for all the City's costs,
attorneys' fees, and damages that which City incurs in enforcing the indemnification
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.
Fire Department
17.New tenant signage shall not hide or impair the building address for emergency
response.
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Building Division
18.Signs shall demonstrate compliance with 2022 California Energy Code.
19.Structural anchorage shall be required for signs.
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Exhibit “B”
SIGN PROGRAM MATRIX
NOTES/REQUIREMENTS
a) All signs shall substantially conform to the approved attached sign matrix.
b) 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.
OLD NEWPORT BLVD FRONTAGE
HOSPITAL ROAD & NEWPORT BLVD
FRONTAGE
Sloped Roof Wall Signs (Signs 1A-1C):
Maximum number: 3
Maximum Sign Area: 15 square feet per sign
Placement: On sloped roof per approved
plans
Window Signs (Signs 2A-2C)
Maximum number: 3
Maximum Sign Area: 20% of each window
area
Placement: Per approved plans
Business Directory Multi-tenant Signs (Signs
5A-5B):
Maximum number: 2
Maximum Vertical Dimension: 60 inches
Maximum Sign Area: 15 square feet per sign
Placement: Per approved plans
Illumination: Yes
SOUTH ELEVATION BUILDING INTERIOR
Tenant ID Wall Sign (Sign 1D):
Maximum number: 1
Maximum Vertical Dimension: 36 inches
Maximum Sign Area: 15 square feet
Placement: Per approved plans
Illumination: No
Business Directory Multi-tenant Sign (Sign
3A):
Maximum number: 1
Maximum Vertical Dimension: 48 inches
Maximum Sign Area: 9.24 square feet
Placement: Per approved plans
Illumination: No
Pedestrian Oriented Signs (Signs 4A-4D):
Maximum number: 4
Maximum Vertical Dimension: 12 inches
Maximum Sign Area: 3 square feet per sign
Placement: Above entry door of interior units
(per approved plans)
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Attachment No. ZA 2
Vicinity Map
18
VICINITY MAP
Modification Permit No. PA2024-0046
363 Old Newport Boulevard
Subject Property
19
Attachment No. ZA 3
Applicant’s Project Justification Letter
20
Gerard Signs & Graphics, Inc.
2000 Placentia Ave.
Costa Mesa, CA 92627
949-631-2499
Lic. #789424
September 2, 2024
Re: Planned Sign Program PA2024-0046 Justification Letter
363-371 Old Newport Blvd., Newport Beach, CA
To Whom It May Concern,
We are requesting a modification permit for this property because of its unique physical characteristics, the building
structure, and the tenant usage. Our requested modification is intended to be compatible with the existing
developments in the neighborhood, especially with the adjacent property’s Planned Sign Program at 349 Old Newport
Blvd. (PA2011-164) (MD2011-016).
The granting of this modification is needed to provide tenants with a remedy for signage identification, in what is an
unusual physical setup, where the strict application of the Zoning Code would likely leave several tenants without
signage, which is inconsistent with the intent of the Zoning Code.
Our proposed remedies take into consideration the existing Zoning Code, and, we believe, provide tenant identification,
wayfinding, and ease of readability for both traffic and pedestrian customers. We considered other alternatives, but
thought this proposal was in the best interests of the tenants, the applicant, surrounding owners, the neighborhood, and
the general public.
The granting of the modification would not be detrimental, in our view, 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 the Zoning Code.
Sincerely,
Joe Gerard
Joe Gerard
President
21
Attachment No. ZA 4
Project Plans
22
2000 PLACENTIA AVE.
COSTA MESA, CA 92626
(949) 631-2499
WWW.GERARDSIGNS.COM
23
2000 PLACENTIA AVE., COSTA MESA, CA 92626
(949) 631-2499
WWW.GERARDSIGNS.COM
SIGN SUMMARY
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5 TENANT ID
WALL & ROOF SIGNS
ROOF & WALL NO YES
IL
L
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M
I
N
A
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E
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S
I
G
N
?
NO1 A-D
6 TENANT ID
WINDOW GRAPHIC
WINDOW FRONTAGE YES NO NO2 A-C
7 TENANT WAYFINDING
DIRECTORY CABINET
WALL NO YES NO2 A
8 PEDESTRIAN
ORIENTED SIGN
DOOR WAY
PLACARD SIGN
NO NO NO4 A-D
9 ILLUMINATED TENANT
DIRECTORY
WALL NO YES YES5 A
10 ILLUMINATED TENANT
DIRECTORY
WALL NO YES YES5 B
PROJECT DIRECTORY TABLE OF CONTENTS PAGE
SIGN CRITERIA 3
SITE LOCATION & LEGEND 4
TENANT WALL & TENANT ROOF SIGNS 5
TENANT IDENTITY WINDOW CONTOUR GRAPHIC 6
TENANT DIRECTORY CABINET (NON ILLUMINATED) 7
PEDESTRIAN ORIENTED SIGNS 8
ILLUMINATED TENANT DIRECTORY CABINET (NORTH ELEVATION) 9
ILLUMINATED TENANT DIRECTORY CABINET (WEST ELEVATION) 10
OWNER OCEAN PROPERTIES
5452 Oceanus Dr.
Huntington Beach, CA 92649
(714) 889-7058
SIGNAGE
CONSULTANT
GERARD SIGNS & GRAPHICS
2000 Placentia Ave.
Costa Mesa, CA 92627
(949) 631-2499
joe@gerardsigns.com
CITY
PLANNER
CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
100 Civic Center Dr
Newport Beach, CA 92660
(949) 644-3216
PAGE 2 OF 10
Table of contents
24
SIGN CRITERIA
There is a formal process for the creation, review and
approval of Tenant signs at said location. All Tenant’s signage
is subject to the Owner’s, or his managing agent (hereinafter
referred to as “Owner”), written approval.
Approval will be granted based on the following.
1. Design, fabrication and method of installation of all
signs shall conform to this sign program.
2. Proposed signage is in harmony with adjacent signage
conditions and conforms with the design standards
for Newport Beach sign program matrix.
A. SUBMITTAL TO OWNER :
Tenant shall submit three (3) copies of detailed shop
drawings to Owner for approval prior to sign fabrication. Sign
drawings are to be prepared by California licensed sign
contractor. All signs must conform to the city requirements
of The City of Newport Beach Planning Department.
Submittal shall include the following:
1. STOREFRONT ELEVATION
Scaled elevation of Tenant’s storefront depicting the
proposed sign design and all the dimensions as they relate to
the Tenant’s storefront.
2. SHOP DRAWINGS:
a. Fully dimensioned and scaled shop drawings
specifying exact dimensions, copy layout, type styles,
materials, colors, means of attachment, waterproofing,
drainoff, illumination, electrical specifications, and all
other details of construction. Section through letter
and/or sign panel showing the dimensioned projection
of the face of the letter or sign panel and the
illumination.
b. Project signage with tenant signage panels or locations
may be allocated to individual tenants per their lease.
Owner may require that the tenant use a particular
signage fabricator to fabricate and install their signage
on select complicated sign types. Owner can also
recommend signage fabricators for shopfront signage,
simple tenant panels on project signage, or other
specialty signage upon request. Tenants to electronically
submit set of 11”x17” drawings to Landlord. Landlord
may request one or more printed set of drawings.
Drawing set should include:
- Format: 81/2”x11” or 11”x17” in size with title block
showing preparer information.
- Plan of tenant space with shopfront dimensions given
and signage locations identified.
- Elevations of each area where signage is proposed. Can
be an architectural drawing or straight-on photograph
with annotations as described below. Proposed signage
should be shown on the elevation.
- Dimensions of the sign band (area available for signage)
and proposed signage shown on the elevation(s). The
position of the proposed sign should also be indicated
with dimensions.
- In addition to showing proposed signage on the
elevation(s), there should be separate, detailed
drawings of the proposed signage. These should include
a face-on drawing and a section cut showing
construction methods, materials, colors, lighting and
attachment methods.
3. SAMPLE BOARD:
Provide a sample board showing colors, materials, including
building fascia, letter faces, trim cap, returns, and other
details.
If shop drawings are denied, Tenant must resubmit revised
plans until Owner’s approval is obtained. Request to
implement signs that vary from the provisions of the sign
program will be submitted to the Owner for approval and then
submitted to the City of Huntington Beach, CA for approval.
The Owner may approve signs that depart from the specific
provisions and constraints of this sign program
in order to:
a. Encourage exceptional design
b. Accommodate imaginative, unique, and tasteful
signs that capture the spirit and intent of this sign
program.
c. Mitigate problems in the application of this sign
program.
SUBMITTAL TO CITY :
A full set of plans must be approved and stamped by the
Owner prior to permit application. Tenant or his sign
contractor must submit to the City of Newport Beach, CA and
will be responsible for all applicable applications, permit fees
for the Planning Departments.
Tenant and his Sign Contractor will not be permitted to
commence installation of the exterior sign unless all of the
following conditions have been met:
1. A stamped set of final drawings reflecting the Owner’s,
and City’s approvals shall be on file in the Owner’s
office.
C. TENANT'S RESPONSIBILITY :
1. All Sign Contractors must be fully insured and
approved by landlord prior to installation. Landlord
must receive Sign Contractor’s Certification of
Insurance.
2. The owner must be notified 48 hours in advance
prior to sign installation.
3. Tenant’s Sign Contractor shall install required
signage within 45 days after approval of shop
drawings. If signage is not in place by that date,
Owner may order sign fabrication and all installation
on Tenant’s behalf and at the Tenant’s expense.
4. The Owner may, at his sole discretion and at the
Tenant’s expense, correct, replace, or remove any
sign that is installed without written approval
and/or that is deemed unacceptable pertaining
to this sign program.
5. If Tenant chooses to change his exterior sign at anytime
during the term of his lease, then Tenant must comply
with the requirements set forth herein and any future
revisions or changes which have been made to this sign
program for this center after the execution of his lease
agreement.
6. Tenant shall be ultimately responsible for the fulfillment
of all requirements and specifications, including those of
the Owner, Governing Agency, Newport Beach, UL and the
Uniform Electrical Code.
7. Tenant shall be responsible for the following expenses
relating to signage for his store:
- Design consultant fees (if applicable).
- 100% of approval and permit processing costs and
application fees.
- 100% of costs for sign fabrication and installation
including review of shop drawings and patterns.
- All costs relating to sign removal, including repair of
any damage to the building.
- Tenant to provide wiring, power and final hook-up from
Tenant’s house panel to j-box.
D. SIGN INSTALLATION & MAINTENANCE :
1. Any signs installed without Landlord’s explicit approval
and/or with the appropriate permits shall be removed or
corrected by tenant at tenant’s expense.
2. Installation to take place with minimal disruption to
traffic flow around and within the shopping center.
Installation to not impede foot traffic from accessing all
of shopping center’s businesses. Should lane closures be
required to complete the installation, tenant to acquire
any necessary approvals and permits from the City.
3. Tenant’s signage to remain in good working order and
free from rust or corrosion. Should signage need repairs
to be made, tenant will do so at tenant’s expense within
30 days. If repairs are not made within 30 days, Landlord
may perform corrections at tenant’s expense.
4. Coordinate all sign installations with general contractor.
5. Remove and legally dispose of all existing signs prior to
installation of new.
25
SITE LOCATION
363 - 371 OLD NEWPORT BOULEVARD
NEWPORT BEACH, CA 92663
SIGN TYPE LEGEND
2000 PLACENTIA AVE., COSTA MESA, CA 92626
(949) 631-2499
WWW.GERARDSIGNS.COM
PAGE 4 OF 10
Site Location
HOSPITAL ROAD
OL
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N
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W
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T
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A
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NE
W
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NORTH
HOSPITAL ROAD
OLD
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HOSPITAL ROAD
OLD
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W
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A
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N
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W
P
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R
T
B
L
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.
1-A TENANT ROOF SIGN
1-B TENANT ROOF SIGN
1-C TENANT ROOF SIGN
1-D TENANT SIGN
2-A WINDOW GRAPHIC
2-B WINDOW GRAPHIC
2-C WINDOW GRAPHIC
3-A TENANT DIRECTORY CABINET (NON ILLUMINATED)
4-A PEDESTRIAN ORIENTED SIGN
4-B PEDESTRIAN ORIENTED SIGN
4-C PEDESTRIAN ORIENTED SIGN
4-D PEDESTRIAN ORIENTED SIGN
5-A ILLUMINATED DIRECTORY BOX SIGN
5-B ILLUMINATED DIRECTORY BOX SIGN
1-
A
1-D3-A
5-A
5-
B
4-A
4-B
4-C
4-D
1-
B
1-
C
2-
A
2-
B
2-
C
/%'-0036/*5
/%'-0036/*5
45'-0036/*5
45'-0036/*5
26
367
TENANT
NAME
2000 PLACENTIA AVE., COSTA MESA, CA 92626
(949) 631-2499
WWW.GERARDSIGNS.COM
PAGE 5 OF 10
1 A-D ELEVATION
1 A-D TENANT ID WALL & ROOF SIGNS
367 369 371
TENANT
NAME
TENANT
NAME
TENANT
NAME
NTS
EAST ELEVATION (FACING OLD NEWPORT BLVD.)
NTS
SOUTH ELEVATION (FACING TOWARDS P.C.H.)
TYPICAL SIGN DETAIL A-D SLOPE ROOF MOUNTING DETAIL
TENANT
NAME
”
”
M-1
M-2
C-1
."55)&84#-"$,
9("-7"/*;&%"/(-&*30/
45"*/-&4445&&-
#0-5"/%/658*5)
4*-*$0/&0/1&/&53"5*0/4
.*/*.6.1&34*(/
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5&/"/58"--4*(/4
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1 D
INDIVIDUAL SIGN
15 SQ. FT
27
NTS
TYPICAL WINDOW ELEVATION
NTS
TYPICAL DOOR ADDRESS ELEVATION
2000 PLACENTIA AVE., COSTA MESA, CA 92626
(949) 631-2499
WWW.GERARDSIGNS.COM
PAGE 6 OF 10
2 A-C ELEVATION
2 A-C TENANT IDENTITY WINDOW CONTOUR GRAPHIC
TYPICAL WINDOW GRAPHIC DETAIL A-C
"3&""--05&%
)*()
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369 369
”
1301&35:."/"(&.&/51-"$&.&/5"--08"/$&
$*5:1-"$&.&/5"--08"/$&0'07&3"--8*/%084*;&
”
24
23”
LOGO
TENANT NAME
HOURS
9:00AM 6:00PM
CLOSED SUNDAYS
TYPICAL ADDRESS NUMBER GRAPHIC DETAIL
INDIVIDUAL SIGN
1.88 SQ. FT
TOTAL WINDOW
ALLOTED 32.2 SQ. FT
INDIVIDUAL SIGN
.65 SQ. FT
LOGO
TENANT NAMEHOURS
9:00AM 6:00PMCLOSED SUNDAYS
28
2000 PLACENTIA AVE., COSTA MESA, CA 92626
(949) 631-2499
WWW.GERARDSIGNS.COM
PAGE 7 OF 10
3A ELEVATION
3A TENANT DIRECTORY CABINET (NON ILLUMINATED)
365-B UPSTAIRSAGAPE ART COLLECTIVE
363COUTOUR FLOWERS
365-C UPSTAIRSBEAUTIFUL YOU OC365-AK MONTGOMERY HOME
369FASHION BY BT371TROUVAILLE IMPORTS
367ISLES INTERIORS
NTS
SOUTH ELEVATION (FACING TOWARDS P.C.H.)
3A
."55)&84#-"$,
"-6.*/6.$"#*/&5
%*.&/4*0/"-$657*/:-(3"1)*$4
#-"$,"$3:-*$
$0-03,&:
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AGAPE ART COLLECTIVE
363
COUTOUR FLOWERS
365-C UPSTAIRS
BEAUTIFUL YOU OC
365-A
K MONTGOMERY HOME
369
FASHION BY BT
371
TROUVAILLE IMPORTS
367
ISLES INTERIORS
M-3
M-6
M-2
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CABINET SIGN
9.24 SQ. FT
NTS
NON-ILLUMINATED CABINET
29
NTS
TYPICAL TENANT DOOR ELEVATION
NTS
TENANT DOOR LOCATIONS
NTS
TYPICAL TENANT PLACARD
2000 PLACENTIA AVE., COSTA MESA, CA 92626
(949) 631-2499
WWW.GERARDSIGNS.COM
PAGE 8 OF 10
4 A-D ELEVATION
4 A-D PEDESTRIAN ORIENTED SIGNS
M-6 #G<>F">MTGD>
M-2 %*.&/4*0/"-$657*/:-(3"1)*$4
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64*/(7)#5"1&"/%4*-*$0/&
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TENANT NAME
367
TENANT NAME
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M-6
M-2
INDIVIDUAL SIGN
.17 SQ. FT
4-A
4-B
4-C
4-D
/%'-0036/*5
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45'-0036/*5
45'-0036/*5
”
3.
30
TATTOO
TAILORING
HOME IMPORTS
OUTDOOR FURNISHINGSINDOOR INTERIORS
FLOWERS
BEAUTY
2000 PLACENTIA AVE., COSTA MESA, CA 92626
(949) 631-2499
WWW.GERARDSIGNS.COM
PAGE 9 OF 10
5A ELEVATION
5A ILLUMINATED TENANT DIRECTORY CABINET
NTS
NORTH ELEVATION (FACING TOWARDS HOSPITAL RD.)
5A
."55)&84#-"$,
"-6.*/6.$"#*/&5 '"$&
53"/4-6$&/58)*5&"$3:-*$
$0-03,&:
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TAILORING
HOME IMPORTS
OUTDOOR
FURNISHINGS
INDOOR
INTERIORS
FLOWERS
BEAUTY
M-3
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C-1
M-3
M-7
'30/54*%&
CABINET SIGN
15 SQ. FT
NTS
ILLUMINATED CABINET
M-7
31
2000 PLACENTIA AVE., COSTA MESA, CA 92626
(949) 631-2499
WWW.GERARDSIGNS.COM
PAGE 10 OF 10
5B ELEVATION
5B ILLUMINATED TENANT DIRECTORY CABINET
NTS
WEST ELEVATION (FACING TOWARDS NEWPORT BLVD.)
5B
."55)&84#-"$,
"-6.*/6.$"#*/&5 '"$&
53"/4-6$&/58)*5&"$3:-*$
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TAILORING
HOME IMPORTS
OUTDOOR
FURNISHINGS
INDOOR
INTERIORS
FLOWERS
BEAUTY
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C-1
M-3
M-7
'30/54*%&
CABINET SIGN
15 SQ. FT
NTS
ILLUMINATED CABINET
M-7
TATTOO
TAILORING
HOME IMPORTS
OUTDOOR FURNISHINGSINDOOR INTERIORS
FLOWERS
BEAUTY
32