HomeMy WebLinkAboutJL Hare Associates (PA2002-192)CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 3
December 5, 2002
TO: PLANNING COMMISSION
FROM: Gregg Ramirez, Associate Planner
(949) 644 -3219
SUBJECT: Request to amend the Fashion Island Planned Community (PC -35)
Development Plan and District Regulations pertaining to signage. The
applicant proposes modified signage development regulations that would
allow additional shopping center identification monument signs, vehicular
and pedestrian directional signs and restaurant monument signs.
APPLICANT NAME: Holly Sandler representing the applicant, The Irvine Company.
RECOMMENDATION:
Approve, Modify or Deny Planned Community Development Plan Amendment No.
2002 -002 (PA2002 -192).
DISCUSSION:
Introduction and Backqround:
The Fashion Island Planned Community (PC) Development Plans and District
Regulations were adopted in by the City of Newport Beach on November 23, 1987. The
applicant is proposing to amend the section of the PC text titled "Fashion Island Sign
Program" which provides the development regulations for all signage within the Fashion
Island shopping center. This particular section of the PC text has been amended one
time since the adoption of the PC text in 1987. Amendment No. 699; Resolution No. 90-
7 adopted February 12, 1990 added the "Entry Marker Signs" section to the list of the
"Permitted Signs" portion of the PC text.
The proposal is to amend the `Shopping Center Identification Signs' and the "Vehicular
Signs" sections. Additionally, the applicant desires to create three new sections entitled
"Restaurant Monument Signs ", `Restaurant Tenant Signs" and "Compliance with
Fashion Island Signs
December 5, 2002
Page 2
MIN,
III rill .I or4. IN,
-4':Ik'J
A
Ti
SAIV,
Iii'
t
ho
0 20 4 �et
VICINITY MAP WEE
PLANNED COMMUNITY DEVELOPMEN I FLAN
AMENDMENT NO 2002-002 (PA2002-192)
Current
Development:
Fashion Island
To the north:
General office and commercial
To the east:
General office and commercial
To the south:
General office, commercial and residential
To the west:
General office and commercial
LA
Fashion Island Signs
December 5, 2002
Page 3
Parking Requirements ". All the proposed amendments and additions occur within the
"Permitted Signs" section of the "Fashion Island Sign Program ".
The development of Fashion Island into a regional mall over the last decade has
changed the number and make -up of the tenants at Fashion Island with increases in
both restaurant and retail square footage. The existing shopping center is comprised of
approximately 1,438,850 square feet of tenant space divided among numerous small
retail and service tenants and several anchor tenants such as Bloomingdale's, Macy's,
Robinson's May, Circuit City and Neiman Marcus. Additionally, there are 32 restaurants
that include a variety of fast food and convenience eating and drinking establishments
as well as several destination type restaurants such as PF Changs, The Hard Rock
Caf6, Roy's, Thaifoon and the Cheesecake Factory. The Fashion Island Planned
Community has established a maximum total of 1,633,850 square feet of gross floor
area (not including theaters) for the entire Fashion Island center, with a maximum of
15% of the gross floor are allocated for eating and drinking establishments. With the
evolution of the mall complex, the applicant has found that a change in the sign
regulations is necessary and desirable.
General Plan
The General Plan land use designation for the Fashion Island shopping center is Retail
and Service Commercial (RSC). Signage associated with Retail and Service
Commercial uses is permitted as accessory structures supportive of the regional mall,
which is a permitted use in the RSC designation.
Furthermore, the proposed amendments are consistent with General Plan Policy "F"
which states that the City Shall develop and maintain suitable and adequate standards
for sign control to ensure that commercial and office projects are aesthetically pleasing
compatible with surrounding land uses and consistent with the public health, safety, and
welfare. The numbers, size and content of the signage that will result from this
amendment are appropriate for a regional mall and compatible with surrounding land
uses. Additionally, the resulting signs will assist mall patrons with route finding by
providing directional signage to significant mall features.
ANALYSIS
The applicant is requesting changes to two existing sections of the Fashion Island
Planned Community Development Plan and District Regulations within the "Permitted
Signs" section of the text that is a sub - section of the "Fashion Island Sign Program ".
"Shopping Center Identification Signs"
"Vehicular Signs"
Fashion Island Signs
December 5, 2002
Page 4
Additionally, the applicant is requesting the addition of three new sections to the Fashion
Island Planned Community Development Plan and District Regulations within the
"Permitted Signs" section.
"Restaurant Monument Signs"
"Restaurant Tenant Signs"
"Compliance with Parking Requirements"
Staff has addressed each request separately below and has included the existing (if
any) regulations, the regulations proposed by the applicant and the regulations
recommended by staff.
1. Shopping Center Identification Signs:
The existing "Shopping Center Identification Signs" section reads:
"In addition to other signs permitted by this section, monument signs identifying
the shopping center are permitted at each vehicle entry drive location. Two (2)
signs are allowed at each drive entry location, one on either side of the
driveway. The location of the signs shall be approved by the City Tragic
Engineer to ensure adequate sign distance. The sign area of each sign face
shall not exceed one hundred square feet and shall not exceed a height of ten
(10) feet. Sign illumination is permitted."
The applicant has proposed (Changesfadditions to the existing text are
underlined):
`in addition to other signs permitted by this section, monument signs identifying
the shopping center are permitted at each vehicle entry drive location. Two (2)
signs are allowed at each entry drive location, one on either side of the
driveway. The location of the signs shall be approved by the City Traffic
Engineer to ensure adequate sign distance. The sign area of each sign face
shall not exceed one hundred square feet and shall not exceed a height of ten
(10) feet. Sign illumination is permitted. Two (2) signs are allowed at each
pedestrian entry location."
Staff recommends the following (Changes /additions to the existing text are
underlined):
`in addition to other signs permitted by this section, monument signs identifying
the shopping center permitted at each vehicle entry drive location. The names
of major tenants may placed upon the shopping center identification sign. Two
(2) signs are allowed at each entry drive location, one on either side of the
driveway. The location of the signs shall be approved by the City Traffic
Al
Fashion Island Signs
December 5, 2002
Page 5
Engineer to ensure adequate sight distance is provided. The sign area of each
sign face shall not exceed one hundred square feet and shall not exceed a
height of ten (10) feet. Sign illumination is permitted."
"!n addition to other signs permitted by this section, monument signs identifying
the shopping center are permitted at each pedestrian entry location. One (1)
sin is allowed at each of the two main pedestrian entry locations (directly
across from San Nicholas Drive and Center Drive). The size of each monument
Advertising, names of tenants or corporate logos are not permitted on these
signs. The location of the signs shall be approved by the City Traffic Engineer to
ensure adequate sight distance is provided. Sign illumination is permitted."
The pedestrian entry locations are shown on Sheet LP2 of the exhibits provided by the
applicant. Staff believes that one pedestrian monument sign at each of the two locations
is sufficient to provide identification and that the size limitation will ensure that these
signs are kept to a pedestrian scale. For clarity, staff believes that the "Shopping Center
Identification Signs" section should be divided into two paragraphs, as recommended
above, to state the regulations for vehicular entry and pedestrian entry monument signs
separately.
Included within paragraph one is the provision that would permit "Major Tenants" (as
defined on page 13 of the PC regulations) names to be included on the "Shopping
Center Identification Signs ". The purpose of these signs is to allow persons arriving at
Fashion Island to potentially locate the closest point of entry to a particular major tenant.
Staff has included an additional change to paragraph one to correct a typographic error.
The amendment changes the phrase "sign distance" to the correct "sight distance ". Staff
felt this was a good opportunity to make this change.
2. Vehicular Signs
The applicant has proposes changes to the existing "Vehicular Signs" section that would
permit the names of shopping center tenants to be included on vehicular directional
signs.
The existing "Vehicular Signs" portion of the text reads as follows:
"!n addition to other signs permitted in this section, signs used to give direction
to vehicular or pedestrian traffic are permitted. Said signs shall not contain
advertising messages and shall be subject to the review and approval of the
City Traffic Engineer." S
Fashion Island Signs
December 5, 2002
Page 6
The applicant has proposed (Changes /additions to the existing text are
underlined):
"in addition to other signs permitted in this section, signs used to give direction
to vehicular or pedestrian traffic are permitted. Among other directions given by
these signs may be directions to major tenants restaurant tenants, exits,
significant mall features or areas and other mall amenities such as valet drop -
off. Such signs shall not contain advertising messages and shall be subject to
the review of the City Traffic Engineer."
Staff recommends the following (Changes /additions to the existing text are
underlined):
"in addition to other signs permitted in this section, signs used to give direction
to vehicular or pedestrian traffic are permitted. These signs may provide
directions to major tenants restaurant tenants exits significant mall features or
areas and other mall amenities such as valet drop -off. Said signs shall not
contain advertising messages or corporate logos and shall be limited to text
only and uniform in font style color and size The location of the signs shall be
subject to the review and approval by the City Traffic Engineer. Sign illumination
is permitted."
The word "advertising" in the existing PC text has been interpreted to include tenant
names, and staff believes that this new language clarifies the existing development
regulations by clearly stating that tenant names may be included on this type of sign.
Additionally, staff feels that addition of directional signage that includes the names of
major tenants and significant features will aid shopping center patrons and help improve
vehicular circulation within the shopping center parking lots. The applicant depicts
examples of possible vehicular sign locations and design on sheets LP1 and AD of the
attached exhibits.
3. Restaurant Monument Signs
The applicant proposes to add a new section to the Planned Community Text titled
"Restaurant Monument Signs ". The stated purpose of these signs is to give restaurant
tenants without frontage outside the mall area increased visibility and exposure.
The applicant has proposed the following language for this new section:
"In addition to other signs including tenant signs permitted by these
regulations two signs are permitted which identify the major restaurant district.
These signs shall be located along the Newport Center Drive ring road as free-
standing two -sided monument signs These signs may be internally or
externally illuminated Individual letters for the restaurant district name shall not
b
Fashion Island Signs
December 5, 2002
Page 7
exceed two L2) feet in height individual restaurants may be identified in an area
of the sign which shall be no more than one foot high and 8 feet (8) wide."
Staff believes that this proposed addition is a reasonable request and that the signage
may indeed aid in the success of the associated restaurants. Staff believes that logos
and "brand" lettering would allow for identification more readily than uniform lettering
and should be allowed. Therefore, staff proposes the following text for the new
"Restaurant Monument Signs" section to ensure that the maximum number of signs and
restaurants advertised is clearly stated. An example of a restaurant monument sign and
the possible location of one sign can be found on Sheets RM and LP2, respectively, in
the exhibits provided by the applicant.
Staff recommends the following language for the new "Restaurant Monument
Signs" section:
sided monument signs and shall not be located in other areas. Individual letters
for the sign heading (e.g. `Island Dining' shall not exceed two (2) feet in height.
Individual restaurant names may be identified in an area of the sign, which shall
be no more than two (2) feet NO and 8 feet (8) wide. The total height of the
sin structure shall not exceed a maximum height of sixteen (t 6) feet. The
location of the signs shall be approved by the City Traffic Engineer to ensure
adequate sight distance is provided Sign illumination is permitted."
4. Restaurant Tenant Signs
The applicant proposes a new section titled "Restaurant Tenant Signs ". The proposed
location for these signs is the facade of the parking structure located adjacent to
Bloomingdale's. (See the photo simulation exhibit provided by the applicant dated
06126/02)
The applicant has proposed the following language for this new section:
"In addition to other signs including tenant suns and restaurant monument
signs permitted by these regulations signs are permitted which idenhfy
restaurant tenants Signs shall be limited to Restaurant Tenants and shall be
located adhere along the top spandrel panel of the west facade of the
parking structure Letters can be attached directly to the existing spandrel panel
or can be attached to a new panel mounted to the spandrel panel. New panel
height shall not proiect above the existing panel more than three (3) feet.
Fashion Island Signs
December 5, 2002
Page 8
Individual letter height shall not exceed eighteen (18) inches. These signs may
be internally or externally illuminated."
Staff believes the other amendments /additions proposed in this application, along with
what the existing regulations permit, provide the opportunity for sufficient numbers and
types of signage for restaurant tenants. Placing signage on the parking structure would
be repetitive, as the proposed new restaurant monument signs will allow restaurants
with interior locations visibility on Newport Center Drive (see sheet LP2 of the exhibits).
However, should the commission believe that these potential signs are desired, staff
recommends more specific language regarding the number, size and location.
In addition to other signs permitted by this section restaurant tenant signs are
panel mounted to the top spandrel panel of the parking structure Any new sign
Panel may not proiect above the existing panel more than three (3) feet. A
maximum of two panel areas (existing or new) measuring no more than 50
these signs Total sign area of each panel may not exceed 50 square feet. Sian
illumination is permitted.
5. Compliance with Parking Requirements
The applicant has proposed a new section titled "Compliance with Parking
Requirements ". The proposed language for the new text is as follows:
"Any sign permitted by these regulations may be located in areas converted
Staff believes the inclusion of this new section is acceptable and that it will aid in
clarifying that new signage is permitted to be placed in what is an existing parking space
so long as the number of parking spaces required by the PC text is maintained. Staff
suggests the following for clarity:
"Any sign permitted by these regulations may be located in areas converted
Community Development Plan District Regulations."
9
Fashion Island Signs
December 5, 2002
Page 9
Environmental Review:
This project has been reviewed, and it has been determined that it is categorically exempt
from the requirements of the California Environmental Quality Act under Class 11
(Accessory Structures).
Public Notice:
Notice of this hearing was published in the Daily Pilot, mailed to property owners within
300 feet of the property (excluding roads and waterways) and posted at the site a
minimum of 10 days in advance of this hearing consistent with the Municipal Code.
Additionally, the item appeared upon the agenda for this meeting, which was posted at
City Hall and on the city website.
CONCLUSION AND SUMMARY
Staff feels that the except for the "Restaurant Tenant Signs ", the proposed changes to
the "Sign Program" section of the Fashion Island Planned Community will allow
permitted signage to reflect the growth and changes occurring at Fashion Island and be
supportive of Fashion Island as a regional shopping mall. The proposed pedestrian
monument signs will help identify those two locations where sidewalks are located that
provide access to pedestrians from the Newport Center Drive ring road to the shopping
center. The proposed amendment to the 'Vehicular Signs" section will help drivers
better negotiate the various parking lots of the shopping center by identifying directions
to major mall tenants and major mall features. The proposed restaurant monument
signs will allow restaurants with interior mall locations to have the opportunity for street
exposure on Newport Center Drive. Finally, the new "Compliance with Parking
Requirements" will clearly state that any new signage shall not displace required
parking. As stated above, staff does not support the proposed new section titled
"Restaurant Tenant Signs" since the new "Restaurant Monument Signs" section will
allow those tenants with interior locations the opportunity to advertise along Newport
Center Drive.
One additional note, although exhibits have been provided showing design, dimensions
and locations of signage, please keep in mind that should this proposed Planned
Community Development Plan Amendment be approved the signs will be required to
meet the adopted development regulations and they may not necessarily be the exact
signs depicted in the application package.
N
Prepared by:
Gregg B. Ram rez, Associate Pla ner
Attachments:
Submitted by:
Fashion Island Signs
December 5, 2002
Page 10
.�
A. Draft PC resolution and findings for project approval
B. Draft City Council Ordinance No._ and Exhibit "A" (Revised PC text)
C. Applicant's letter of request
D. Conceptual Plans
/P
ATTACHMENT A
DRAFT PC RESOLUTION
p
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH RECOMMENDING APPROVAL
OF PLANNED COMMUNITY DEVELOPMENT PLAN
AMENDMENT NO. 2002 -002, MODIFYING SIGN
REGULATIONS OF THE FASHION ISLAND PLANNED
COMMUNITY DEVELOPMENT PLAN AND DISTRICT
REGULATIONS.
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS,
RESOLVES AND ORDERS AS FOLLOWS:
Section 1. An application was filed by the Irvine Company with respect to property
commonly known as Fashion Island located within Newport Center Drive, requesting approval of Planned
Community Development Plan Amendment No. 2002 -002 (PA2002 -192) that would amending the sign
regulations of the Fashion Island Planned Community (PC -35) Development Plan and District
Regulations.
Section 2. Section 20.94 of the Newport Beach Municipal Code provides that applications to
establish or amend a Planned Community Development Plan must be approved by a Resolution of the
Planning Commission setting forth full particulars of the amendment.
Section 3. On December 5, 2002, the Planning Commission conducted a public hearing at
which the proposed application was considered. A notice of time, place and purpose of the public
hearing was given, and evidence, both written and oral, was duly presented to and considered by the
Planning Commission at the public hearing. At the conclusion of said hearing, the Planning Commission
adopted written findings and recommended that the City Council adopt Planned Community Development
Plan Amendment No. 2002 -002.
Section 4. The Planning Commission finds as follows:
a) The proposed amendments to the Fashion Island Sign Program section of the Fashion
Island Planned Community Development Plan and District Regulations are consistent with
the General Plan and will not be detrimental to the project site or the City of Newport
Beach.
b) The proposed amendments are consistent with General Plan Development Policy F in that
the resulting signs are suitable for Fashion Island as a regional mall, compatible with the
surrounding area and land uses, are not excessive in number and will assist the public by
providing direction to mall tenants and features.
C) The proposed amendments to the Fashion Island Sign Program section of the Fashion
Island Planned Community Development Plan and District Regulations are supportive of
the ongoing development of Fashion Island as regional mall.
d) The proposed amendments to the Fashion Island Sign Program section of the Fashion
Island Planned Community Development Plan and District Regulations meet the intent of
the Fashion Island Planned Community District and the Zoning Code.
e) Pursuant to the California Environmental Quality Act, this project qualifies as
categorically exempt pursuant to Section 15311 (Class 11, Accessory Structures) of the
California Environmental Quality Act Implementing Guidelines. JR
Planning Commission Resolution No.
Page 2 of 2
Section 5. Based on the aforementioned findings, the Planning Commission hereby
recommends approval of Planned Community Development Plan Amendment No. 2002 -002, including
the draft ordinance attached as Exhibit "A ".
PASSED, APPROVED AND ADOPTED THIS 5th DAY OF DECEMBER 2002.
Im
M
Steven Kiser, Chairman
Shant Agajanian, Secretary
AYES:
NOES:
0
ATTACHMENT B
DRAFT CITY COUNCIL ORDINANCE
0
Exhibit "A"
ORDINANCE NO. 2002-
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
NEWPORT BEACH APPROVING PLANNED COMMUNITY
DEVELOPMENT PLAN AMENDMENT NO. 2002 -002 AMENDING THE
SIGN REGULATION OF THE FASHION ISLAND PLANNED
COMMUNITY DEVELOPMENT PLAN AND DISTRICT REGULATIONS
WHEREAS, as part of the implementation of the Land Use Element of the Newport Beach
General Plan, the City prepared and adopted a Planned Community Text and implementing
ordinances known as the Fashion Island Planned Community Development Plan and District
Regulations which establishes planning objectives and development standards for the orderly
development of Fashion Island regional mall consistent with the General Plan; and
WHEREAS, pursuant to the California Environmental Quality Act, this project qualifies
as categorically exempt pursuant to Section 15311 (Class 11, Accessory Structures) of the
California Environmental Quality Act Implementing Guidelines.
WHEREAS, on December 5, 2002, the Planning Commission conducted a public hearing
at which the Fashion Island Planned Community Development Plan and District Regulations and
Planned Community Development Plan Amendment No. 2002 -002 were considered. A notice of
time, place and purpose of the public hearing was given, and evidence, both written and oral, was
duly presented to and considered by the Planning Commission at the public hearing. At the
conclusion of said hearing, the Planning Commission adopted written findings and recommended
that the City Council adopt Planned Community Development Amendment No 2002 -002.
WHEREAS, pursuant to Section 20.94 of the Newport Beach Municipal Code, the City
Council held a noticed public hearing on
Fashion Island Planned Community Development Plan
Community Development Amendment No. 2002 -002; and
to consider an amendment to the
and District Regulations and Planned
THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS
FOLLOWS:
SECTION 1: The Fashion Island Planned Community Development Plan and
Regulations (PC# 35) shall be revised as provided in Exhibit "A ", with all other provisions of the
existing Planned Community Development Plan and District Regulations remaining in full force
and effect.
SECTION 2: The Mayor shall sign and the City Clerk shall attest to the passage of this
Ordinance. This Ordinance shall be published once in the official newspaper of the City, and the
same shall become effective thirty (30) days after the date of its adoption.
This Ordinance was introduced at a regular meeting of the City Council of the City of
Newport Beach held on and adopted on the day of
2002, by the following vote, to wit:
AYES, COUNCIL MEMBERS
NOES, COUNCIL MEMBERS
ABSENT COUNCIL MEMBERS
IuG\Y077
ATTEST:
CITY CLERK
Ab
EXHIBIT "A"
(Amendments /additions underlined)
Shopping Center Identification Signs
"In addition to other signs permitted by this section, monument signs identifying the shopping
center and major tenants are permitted at each vehicle entry drive location. Two (2) signs are
allowed at each entry drive location, one on either side of the driveway. The location of the
signs shall be approved by the City Traffic Engineer to ensure adequate sight distance is
provided. The sign area of each sign face shall not exceed one hundred square feet and shall
not exceed a height of ten (10) feet. Sign illumination is permitted."
two pedestrian entry locations (directly across from San Nicholas Drive and Center Drive).
Vehicular Signs
"In addition to other signs permitted in this section, signs used to give direction to vehicular or
pedestrian traffic are permitted. These signs may provide directions to major tenants,
restaurant tenants, exits, significant mall features or areas, and other mall amenities such as
valet drop -off. Said signs shall not contain advertising messages or corporate logos and shall
be limited to text only and uniform in font style, color and size. The location of the signs shall
be subject to the review and approval by the City Traffic Engineer. Sign illumination is
permitted."
Restaurant Monument Signs
"In addition to other signs permitted in this section, a total of two monument signs that identify
a maximum of six (6) restaurants each are permitted. Corporate logos and "brand" lettering
are permitted on these signs. These signs may be located along the Newport Center Drive
ring road as free - standing, two sided monument signs and shall not be located in other areas.
Individual letters for the sign heading (e.g. "Island Dining shall not exceed two (2) feet in
height. Individual restaurant names may be identified in an area of the sign, which shall be no
the City Traffic Engineer to ensure adequate sight distance is provided. Sign illumination is
permitted."
Compliance with Parking Requirements
"Any sign permitted by these regulations may be located in areas converted from existing
parking spaces, provided that the remaining number of available parking spaces meets the
requirements of the Fashion Island Planned Community Development Plan District
Regulations.'
ATTACHMENT C
APPLICANT'S LETTER
iq
THE IRVINE COMPANY
September 12, 2002
Patricia Temple
Planning Director
City of Newport Beach
3300 Newport Blvd.
Newport Beach, CA 92660
Re: Fashion Island Sign Program
Dear Ms. Temple:
RECEIVED BY
PLANNING DEPARTMENT
CITY (1C nlc,I,. — -._
AM SEP 17 2002 PM
71819i101iiiidia��51415i6
In connection with our proposed modification to the sign program for Fashion Island, The
Irvine Company hereby applies for the following changes to the Fashion Island Planned
Community Development Plan and District Regulations as adopted on November 23, 1987,
with four subsequent amendments:
• In the "Shopping Center Identification Signs" section (Page 14), add a new third
sentence which reads:
"Two (2) signs are allowed at each pedestrian entry location."
Revise the "Vehicular Signs" section (Page 15) to read: "In addition to other signs
permitted in this section, signs used to give direction to vehicular or pedestrian traffic
are permitted. Among other directions given by these signs may be directions to
major tenants, restaurant tenants, exits, significant mall features or areas, and other
mall amenities such as valet drop -off. Such signs shall not contain advertising
messages and shall be subject to the review and approval of the City Traffic
Engineer."
• Anew section entitled. "Restaurant Monument Signs" should be added as follows:
"In addition to other signs, including tenant signs, permitted by these regulations, two
signs are permitted which identify the major restaurant district. These signs shall be
located along the Newport Center Drive ring road as free - standing, two -sided
monument signs. These signs may be internally or externally illuminated. Individual
letters for the restaurant district name shall not exceed two (2) feet in height.
Individual restaurants may be identified in an area of the sign which shall be no more
than one foot high and eight (8) feet wide."
550 Newport Center Drive, Newport Beach, California 92660 -7011 • (949) 720.2000
m
l
` City of Newport Beach
September 12, 2002
Page 2
• A new section entitled "Restaurant Tenant Signs" should be added as follows:
" In addition to other signs, including tenant signs and restaurant monument signs
permitted by these regulations, signs are permitted which identify restaurant tenants.
These signs shall be located on the parking structure fagade and may be internally or
externally illuminated.
A new section entitled "Compliance with Parking Requirements" should be added as
follows:
"Any sign permitted by these regulations may be located in areas converted from
existing parking, provided that the remaining parking shall comply with all parking
requirements of the Fashion Island Planned Community Development Plan and
District Regulations."
Thank you for your consideration of these changes. If you have any questions, please feel
free to contact either Holly Sandler at (714) 245 -9760 or Tim Paone at (714) 282 -9159.
Sincerely,
G. tWOVL--
Ronald J. Keith
Executive Vice President
Commercial Property Development
Investment Properties. Group
RJK/se
Cc: Holly Sandler
Tim Paone
,f /
\\ File01\ uws�serickson \MYDOCS \keith\Fmhion Island\Fashion Island Sign Program.doc
Findings for Planned Community text Amendment for new sign types located
within Fashion Island ringroad.
Three new sign types are proposed: vehicular directional, pedestrian monuments
and restaurant monument. The intent of adding the new sign types is to allow
vehicular and pedestrian traffic better and safer accessibility to the retail and
restaurant locations. Vehicular directional signs are a common sign type found at
most regional retail centers. The vehicular directional sign provides quick
reference to major tenants and will not include advertising. Currently the
pedestrian monuments are located at the vehicular access points; the proposed
new locations will be directed to the pedestrian access points. Fashion Island has
become a popular meeting place for shopping and dining. The restaurant
monument will provide needed direction to the restaurants that are located
internally and do not have signs visible from the parking areas.
The granting of this proposed Planned Community amendment will not be,
contrary to the purpose of Section 20.67 - Signs. In fact, adopting the amended
text may provide a safeguard of life, health, property and public welfare by
providing direction to minimize ambiguity by patrons of Fashion Island. The sign
types proposed will comply with the design guidelines set forth in the Planned
Community. Furthermore, the proposed signs will not be materially detrimental
to the health, safety, comfort or general welfare of persons residing in the
neighborhood, or detrimental or injurious to property or improvements in the
neighborhood, or to the general welfare of the City.
c ,;
0
THE IRVINE COMPANY
November 20, 2002
Patricia Temple
Planning Director
City of Newport Beach
3300 Newport Blvd.
Newport Beach, CA 92660
Re: Fashion Island Sign Program
Dear Ms. Temple:
In a request dated September 12, 2002, The Irvine Company applied for four amendments to
the Fashion Island Planned Community Development Plan and District Regulations as
adopted on November 23, 1987, in addition to those four amendments, The Irvine Company
hereby requests the following change be included:
• In the "Shopping Center .Identification Signs" section (Page 14), modify the first
sentence to read:
'In addition to other signs permitted by this section, monument signs identifying the
shopping center and major tenants are permitted at each vehicle entry drive location."
Thank you for your consideration of these changes. If you have any questions, please feel
free to contact either Holly Sandler at (714) 245 -9760 or Tim Paone at (714) 282 -9159.
Sincerely,
q.
Ronald J. Keith
Executive Vice President
Commercial Property Development
Investment Properties Group
RJiC/se
Cc: Holly Sandler
Tim Paone
23
$50 Newport Center Drive, Newport Beach. California. 92660.7017
(949) 720 -2000
Tn
n� -n+ Tnn7 nT nn41 1111 rl7 AT'-V9
PlIUTnM1C 1 iULlu
•1 •r
Page 1 of 1
Ramirez, Gregg
From: Holly Sandler [holly @jlhare.com]
Sent: Thursday, November 21, 2002 12:18
To: Gregg Ramirez
Subject: Fashion Island Signs
Importance: High
Hi Gregg,
Nice seeing you last night.
Below is the proposed information for the parking structure signs. Let me know if you need anything else.
• Signs shall be limited to Restaurant Tenants, and shall be located anywhere along the top spandrel panel
of the west facade of the parking structure
• Letters can be attached directly to the existing spandrel panel or can be attached to a new panel mounted
to the spandrel panel. New panel height shall not project above the existing panel more than X -0 ".
• Individual letter height shall not exceed 18"
Thanks.
Holly A. Sandler
Senior Project Manager
J.L. Hare Associates, Inc.
(714) 245 -9760, extension 14
Fax (714) 245 -9761
www.jlhare.com
The information contained in this message may be privileged and confidential and protected from disclosure. If
the reader of this message is not the intended recipient, or an employee or agent responsible for delivering this
message to the intended recipient, you are hereby notified that any dissemination, distribution or copying of this
communication is strictly prohibited. If you have received this communication in error, please notify us
immediately by replying to the message and deleting it from your computer.
Iq
11/21/2002
ATTACHMENT D
CONCEPTUAL PLANS
as
z
W
W
U
z
z
W
O
z
5
D
z
0
'x
U)
LL
J
a
Cl)
0
W
m
0
a
N
N
tC
O
t
C
00" ,
cow
•d
U] W
co
O tD 0)
Cl) n
U
Z— C.Q
� m co
L
V
cli C13
LLJ
W
T T
i
h t d
N N
0
dx
ot;
O N Q
t LL
hnf,Z
co
a
y ca
a'-j
J
Y
F
vy
=ou
o�z
2r�F
tF
sso
ezf
duo
�b
oCh
U
g d
N O
V
LLJ
n N
Z 0
L 0> N
Im
4)
i mmO
mlZ a
Y = rn
=°d
ot;
hnf,Z
Cc IL iT
vy
=ou
o�z
2r�F
tF
sso
ezf
duo
�b
%I ,1
I�
1 ,
I ,
1 ,
I �
I I
fC
d
W I I
� I I
all
E I I
i
� I
I I
d
i
ItItuomteo `gaeag
69£[
€ 5
;uaweauvqua aBeuSig al!S
e
€
a
s
Sg
Q1.IV'iSI AiOIIISV3
N o st(!!I ulnbeo� ues
�v TT
11�
t
Z 11 "Ix-
--s
'1
j�
1!�
„
- .......- _......... _._ .......
i
Ater ��
T,T��
x _ t
I
R- {)
1
z;
n
i
N>
'S
1 N
f.
�aW +OmMwD aV:lewDwgm :x��pPVe64gs»ywa
maMDPtl v.�wDwammnuDM. M V�'+V D+^+M+Wdny PaW^4. wIPMaV°9�q leN Ue DUe INO
awmya GANMWem�W+ ✓+ www®NDPN +R'muua AmY+I YfPq w�IG�+dw'Mary�
iW'�wQmtlygwDM%tlW W46`PT 'NP�wnN¢tlwWD�MV�1'W.aW.
��R /^W ^DK�W�J Vw mW��. mai+naP%i:muT�DW'A.+P Wtl•
) --;r
UPOMUD `40ca$ uo"ON
;u4weJUB4Ua 298E[ ft al!S
QAI V'ISI NOIHSVA
I NJP
9� �pU III4 \
I it
� , I
p ... VIP
i
pu
r
l <
I I
\ f
F�
$ 0
3�
naI
a'
I NJP
9� �pU III4 \
I it
� , I
p ... VIP
fa�< f�as� 3 €FE
I
Ii
r
l <
F�
$ 0
3�
naI
fa�< f�as� 3 €FE
I
Ii
r
a'
n
t
ql
..._.... ____........
.._.._ .............. ....._..... _........
vepayn�o yq pery ert pue Ary0
� nul WI^O wul.�r WlMeip.�pl
S
n� m
0
.Y Y
I
I �
�I
I 1
a5'
` 7
�§ \|! \!_! ))
=
� 2
M ^ z
z ^^ z
Z`
\
z`
/
*~ z
&�§
>M
§�
-2
N
!a«
-
mix
!!R0
§
__.22 4uoe OMS
•'
-
\
CNVInu ms
Z<ea&,&h#
!e
O
n
■!rI»
n
,
■w 6�
` 7
�§ \|! \!_! ))
=
� 2
M ^ z
z ^^ z
Z`
\
z`
/
*~ z
&�§
>M
§�
-2
N
oq
li
�/
■
e.!`
;—
_
]
f
\
»
ha
{ 9
■/ / } } {�
\
oq
F.
\ ~u^ z ; 1114 ° z� -� ,
{\
! \
}
�22}
\ /
k..
T
{\
! \
}
�22}
\ /
T
! !!!»
14!
!
§(
§]
2°
„I y m&-
__ a# 2
i (),}
a�ku m� |®`
9
k
m
§
I§
�!
o;
■;
�
,!
\!.
;_ :!!
`,, !*!
/tZ541-V wd
]
�
�
�
�
�
�
�
+,
iz =
�2 !
��a a
a1
fI
A
/
kk
9
k
m
§
I§
�!
o;
■;
�
,!
\!.
;_ :!!
`,, !*!
/tZ541-V wd
]
�
�
�
�
�
�
�
+,
iz =
�2 !
��a a
a1
�
v%SS
>wjojTjcj'q,oE[
� j
/
}!o
®
G � q
. _
$
} t }
!(( \( ){
!)!
!/
)�
!/
�
>m*
.]
\!
}\
!,
J&
A
>�
■;
m■
j
sF
el