HomeMy WebLinkAbout02 - Dove Street Modification,,.. ok COMMUNITY DEVELOPMENT DEPARTMENT.
oY I F, PLANNING DIVISION
�'i\ n 3300 Newport Boulevard, Building C, Newport Beach, CA 92663
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(949) 644-3200 Fax: (949) 644-3229
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CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
March 28, 2012
Agenda Item No. 2
SUBJECT: Dove Street Sign Modification - (PA2012 -007)
1801 Dove Street
a Modification Permit No. MD2012 -003
APPLICANT: David Lewis - Blake Signs
PLANNER: Rosalinh Ung, Associate Planner
(949) 644 -3208, rung @newportbeach.ca.gov
ZONING DISTRICT /GENERAL PLAN
Zoning District: Professional & Business Office Site 9 of the Newport Place
Planned Community (PC -11)
General Plan: General Commercial Office
PROJECT SUMMARY
The applicant proposes a modification permit to amend the comprehensive sign
program for the Hangers to allow Building #18 to have three (3) new wall signs that will
exceed the permitted letter /logo height and maximum square footage.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. 2012 -_, approving Modification
Permit No. MD2012 -003 (Attachment No. ZA 1).
DISCUSSION
U The subject property is located within the Hangers, formaly known as Newport
Commerce. The 17 -acre, multi- business complex consists of 18 individual
buildings and is bounded by Birch Street to the north, Westerly Place to the
south, Dove Street to the east, and Quail Street to the west. The applicant owns
and occupies Building #18 which is located at the northern part of the complex.
o Signage for the Hangers complex is governed by a comprehensive sign program
that was approved on September 25; 2008. Wall sign (labeled as Type A in the
sign program) allowance is limited to 24 inches in height and 12 square feet in
size with a maximum of two signs per building elevation.
Before the comprehensive sign program approval, the complex was improved
and occupied with industrial uses. According to the Newport Place Planned
Community Development Plan, wall sign allowance for the industrial sites is
limited to a maximum of ten (10) percent of the area of the elevation upon which
the sign is located. For multi- tenant buildings, each individual industry shall be
limited to a four -inch letter sign.
On September 14, 2010, the complex was re- designated from Industrial Site 4 to
Professional and Business Office Site 9. This action includes the revision of the
Land Use Plan, permitted uses and development standards to allow the complex
to develop as a professional and business office complex. The comprehensive
sign program for the entire complex stays in place with no changes proposed.
In September 2012, the applicant purchased the subject property and conducted
a complete renovation of the 2 -story, 12,000 square -foot building. As the subject
property is now occupied by a professional office use, the strict application of the
sign standards governed by the sign program would result in inadequate signage
for the subject property. The applicant is, therefore, requesting the approval of a
modification permit to the comprehensive sign program to increase the size and
height of the wall sign only applicable to their property (Building #18) as follows:
Sign Type
Existing (Permitted by Sign
Program
Proposed
Wall Sign
Building 18
Building 18
(Type A)
o Letter or Logo: 24 inches
o Sign Area: 12 sq. ft.
One wall sign to be located on the East,
0 2 signs per building elevation
North and South elevations:
• East Elevation: Maximum letter
or logo height: 38 inches and
maximum sign area: 38 sq. ft.
• North and South Elevations:
Maximum letter or logo height:
24 inches and maximum sign
area: 15 sq. ft. for each wall
sign.
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0 The granting of a modification is necessary to allow larger and visible signage on
the east; north and south elevations. The comprehensive sign program was
originally created to provide signage for the light industrial uses with limited
general public /customer interaction and access. As the complex slowly evolves
into a more business -like environment with corporate offices and professional
uses as permitted by the Newport Place Planned Community, wall sign
allowance for these tenants is no longer adequate. The larger wall signs will
provide greater convenience to patrons and motorists in locating the subject
property.
The proposed wall signs are a logical design solution to identify main business
tenants occupying the subject property. The wall signs will be in scale with the
existing development and complement its surroundings and will not be
detrimental to the surrounding neighborhood or to the general public.
ENVIRONMENTAL REVIEW
The project qualifies for a Class 11 (Accessory Structures) categorical exemption of the
California Environmental Quality Act because it involves the construction of wall signs
which is incidental and accessory to the principal office use of the property and does not
intensify or alter the use.
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
prior to the decision date, consistent with the provisions of the Municipal Code.
Additionally, the item appeared upon the agenda for this meeting, which was posted at
City Hall and on the City website.
APPEAL PERIOD
An appeal may be filed with the Director of Community Development or City Clerk, as
applicable, within fourteen (14) days following the date the action or decision was rendered
unless a different period of time is specified by the Municipal Code (e.g., Title 19 allows
ten (10) day appeal period for tentative parcel and tract maps, lot line adjustments, or lot.
mergers). For additional information on filing an appeal, contact the Planning Division at
949 644 -3200.
TmpIC0.1- 05 -12'
Prepared by:
o alinh Ung, Associat6 PI nner
G\ JIMIREZ/ru
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. 1. A I
Dr-A VesolLifia-ii
•n pli:oi.os -iz
RESOLUTION NO. ZA 2012 -OXX
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, APPROVING MODIFICATION
PERMIT NO. MD2012 -003 TO AMEND THE COMPREHENSIVE
SIGN PROGRAM TO ALLOW BUILDING #18 TO CONSTRUCT
THREE WALL SIGNS LOCATED AT 1801 DOVE STREET
(PA2012 -007)
THE ZONING ADMINSTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Blake Signs, with respect to property located at 1801 Dove
Street, and legally described as Parcel No. 14 of Page 1, Parcel Map Book 364,
requesting approval of a modification permit.
2. The applicant proposes a modification permit to amend the existing comprehensive sign
program (MD2008 -030) for the Hangers business complex to allow Building #18 to
have three (3) new wall signs that will exceed the permitted letter /logo height and
maximum square footage.
3. The subject property is located within the Professional & Business Office Site 9 of the
Newport Place Planned Community and the General Plan Land Use Element category
is General Commercial Office (CO -G).
4. The subject property is not located in the Coastal zone.
5. A public hearing was held on March 28, 2012, in the City Hall Council Chambers, 3300
Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of
the meeting was given in accordance with the Newport Beach Municipal Code.
Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. The project has been reviewed, and it qualifies for a categorical exemption pursuant to
Section 15311 of the California Environmental Quality Act under Class 11 (Accessory
Structures) of the Implementing Guidelines of the California Environmental Quality Act.
2. Class 11 includes construction or replacement of minor structures such as on- premise
signs accessory to (appurtenant to) existing professional and commercial facilities.
The proposed wall signs are incidental and accessory to the principal use of the
property and does not intensify or alter the use.
Zoning Administrator Resolution No. ZA2012 -_
Page 2 of 6
SECTION 3. REQUIRED FINDINGS.
Modification Permit
In accordance with Section 20.52.050 E. (Required Findings, Modification Permits) of the
Newport Beach Municipal Code (NBMC), the following findings and facts in support of the
finding for a Modification Permit are set forth:
Finding
A. The requested modification will be compatible with existing development in the
neighborhood.
Fact in Support of Finding
1. The subject property is located within the Professional & Business Office Site 9 of the
Newport Place Planned Community and the General Plan Land Use Element category is
CO -G (General Commercial Office). Professional & Business Office Site 9 is intended to
provide administrative, professional, and medical offices with limited accessory retail and
service uses. The existing professional and business office complex is consistent with
this land use designation. The proposed signage is accessory to the primary use.
2. The proposed walls signs are designed to be proportional to the dimensions of the
building elevations and are compatible in size and design with other wall signs on the
commercial- designated neighboring properties and in the surrounding commercial
area.
3. The proposed wall signs do not constitute or contribute to a significant proliferation of
signs which would be inconsistent with the neighborhood character.
Finding
B. 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.
Fact in Support of Findinq
1. The granting of the modification is necessary due to the physical improvements made
to the building elevations. The applicant is requesting slighter larger signage on the
east, north and south elevations in order for the new signage to be proportional with
the newly renovated building.
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Zoning Administrator Resolution No. ZA2012 -_
Page 3 of 6
Finding
C. 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.
Fact in Support of Finding
1. The granting of a modification is necessary in this case to allow larger and more visible
signage on the east, north and south elevations. The comprehensive sign program
was originally created to provide signage for the light industrial uses located within the
entire complex. As the complex is slowly evolving into a more business -like
environment with corporate offices and professional uses as permitted by the Newport
Place Planned Community, wall sign allowance for these tenants is no longer
adequate. The larger wall signs will provide greater convenience to patrons and
motorists in locating the subject property.
Finding
D. There are no altematives 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.
Fact in Support of Finding
1. An alternative to the modification permit would require an amendment to the Newport
Place Planned Community Development Plan. However, the proposed wall signs are
consistent with the intent of the Planning Community and Zoning Code, which is to
promote the commercial development of the site by providing adequate wall signage
for building identification purposes and improving way- finding to this location.
2. The proposed wall signs are a logical design solution to identify main business tenants
occupying the subject property. The wall signs will be in scale with the existing
development, complement its surroundings and will not be detrimental to the
surrounding neighborhood or to the general public.
Finding
E. 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.
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Zoning Administrator Resolution No. ZA2012 -_
Page 4 of 6
Fact in Support of Finding
The wall signs will be constructed on private property and will neither change the
density or intensity of the existing commercial use nor affect the flow of light or air to
adjoining properties.
2. The wall signs are not excessive in height, area, or length and they will not significantly
diminish the individual building elevations to which they will be located on. The wall
signs are adequately designed to promote public convenience by making the building
identification more visible to motorists driving on Dove Street and within the Newport
Commerce complex.
69:1019 W 0EMR0 0169NL1
NOW, THEREFORE, BE IT RESOLVED:
The Zoning Administrator of the City of Newport Beach hereby approves Modification
Permit No. MD2012 -003, subject to the conditions set forth in Exhibit A, which is attached
hereto and incorporated by reference.
2. Comprehensive sign program (MD2008 -030) for the Hangers shall be amended as
provided in Exhibit "B ", with all other provisions of the existing sign program remaining
unchanged and in full force and effect.
3. Modification Permit applications do not become effective until 14 days following the date
of action. Prior to the effective date, the applicant or any interested party may appeal the
decision of the Zoning Administrator to the Planning Commission by submitting a written
appeal application to the Community Development Director. For additional information on
filing an appeal, contact the Planning Division at (949)644 -3200.
PASSED, APPROVED AND ADOPTED THIS 28TH DAY OF MARCH, 2012.
In
Brenda Wisneski, AICP, Zoning Administrator
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Zoning Administrator Resolution No. ZA2012 -_
Page 5 of 6
EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The number, size and location of the wall signs shall comply with the limitations
specified in the Sign Program Matrix included in Exhibit "B ".
2. The building address sign shall not exceed eight (8) inches in height.
3. Prior to issuance of building permits, the applicant shall submit to the Planning
Department an additional copy of the approved architectural plans for inclusion in the
Modification Permit file. The plans shall be identical to those approved by all City
departments for building permit issuance. The approved copy shall include
architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The
plans shall accurately depict the elements approved by this Modification Permit and
shall highlight the approved elements such that they are readily discernible from other
elements of the plans.
4. A building permit shall be obtained prior to commencement of the construction and /or
installation of the signs.
5. A copy of this approved resolution shall be incorporated into the Building Department
and field sets of plans prior to issuance of the building permits.
6. This approval shall expire unless exercised within 24 months from the date of approval
as specified in Section 20.54.060.A (Time limits) of the Newport Beach Municipal Code,
unless an extension is approved prior to the expiration date of this approval, in
accordance with Section 20.54.060.B (Extensions of time) of the Newport Beach
Municipal Code.
7. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any and all claims, demands, obligations,
damages, actions, causes of action, suits, losses, judgments, fines, penalties,
liabilities, costs and expenses (including without limitation, attorney's fees,
disbursements and court costs) of every kind and nature whatsoever which may arise
from or in any manner relate (directly or indirectly) to City's approval of the Dove Street
Sign including, but not limited to, Modification Permit No. MD2012 -003 (PA2012 -007).
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.
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Zoning Administrator Resolution No. ZA2012-
Page 6 of 6
1W1:11- 1kM01111
Table Matrix
COMPREHENSIVE SIGN PROGRAM (MD2008 -030) PA2008 -110
1800 — 1900 Quail Street
3900 — 4120 Birch Street
3901 —4121 Westerly Place
1801 -1901 Dove Street
Newport Beach, CA 92660
TABLE 1: Includes Frontage Designation and Size Limitations
SIGN TYPE
DESIGNATION
0
Wall Sign
0
Directional
Sign
C
Tenant
Identification
Sign at Entry
Project
Identification
Signs
SIGN LOCATION AND LIMITATIONS
BUILDINGS 1 THRU 17
Maximum Letter or Logo Height: 24- inches
Maximum Area: 12 -sq. ft.
Maximum of two signs per building elevation.
BUILDING 18
One wall sign per each elevation (East, North and South)
• East Elevation: Maximum letter or logo height: 38 inches and maximum sign
area: 38 sq. ft.
North and South Elevations: Maximum letter or logo height: 24 inches and
maximum sign area: 15 sq. ft. for each building elevation
VARIOUS LOCATIONS TO INCLUDE ENTRANCES FROM STREET
Maximum Height: 3 -ft
Maximum Width: 4 -ft
One single or double -sided sign per driveway entrance from public street, interior project
directional signs may be permitted, subject to review and approval by the Planning Division and
Public Works Department.
BUILDINGS 1 THRU 18
MAXIMUM:
Vertical Dimension - 12 inches,
Area - 3 square feet
Letter Height - 6 inches.
Logo Height - 10 inches
Number - One per tenant only, located at or near the main tenant entrance only.
Various locations as previously approved by Modification Permit No. 2001 -096 (PA2001 -168),
Which permitted installation of four project identification signs, may be continued in accordance
with that approval.
NOTES:
• Amendments to this program may be conducted by a written staff approval, unless otherwise
required by the Zoning Administrator.
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Attachment No. ZA
Vicinity Map
Tniplt:01 -05 -12
Modification Permit No. MD2012 -003
PA2012 -007
1801 Dove Street
Tmplt01 -05 -12
Project Plans
TmpIC01 -05 -12
EQ. EQ.
EAST ELEVATION / Partial 12'- 0"
3' 2..
EXHIBIT A.I
This sign will consist of 3" deep LED "Halo' illuminated aluminum channel letters as shown.
Letter faces and edges will be painted Matthews MP46305 Medium Bronze.
The logo face and edges will be painted Matthews MP46305 Medium Bronze painted with white painted
graphics on front as shown.
The overall size of this sign will be 3 feet 2 inches tall by 12 feet wide
The overall square footage of this sign will be 38 square feet.
One of these signs will be made and installed.
Sign Specialists
C o r p o r a t 1 0 n
I Interior & Exterior Sign Systems
ProudYS^n+nc Mrfa'JalttnMa
i�roupnau[Seuunrn Glamla
CLIENT
Compak Assett Management
EQ. 1801 Dove St. Irvine CA 92660
CONTACT
EQ Feroz Anscri
949.679.2500
SALES PERSON
Rick Batt
Rick.Bafl@signspecialists.com
JOB NUMBER
816935
ITEM:
Building Elevation
STATUS
Permit Documentation
DATE
2.09.12 version 4.0
DESIGNER
Donicl Chappell
doniel .choppell @signspecialists.com
SCAU
714
Approx. 1 "Spacing from wall to allow for halo
3 "Aluminum Returns
Class 2
LED lighting
Aluminum
1/8" set screws
thru aluminum return
into metal clip
drain holes (min. 2 per letter)
(outdoor only)
3/16" x 3" long
stainless steel screws and
expansion sleeves and /or
toggles depending on conditions.
(min. 4 qty per letter)
-All penetrations sealed with RTV silicone
/Building Fascia
2 low voltage wire
Class low voltage wire
(letter to transformer box)
12volt power pack with
disconnect switch UL listed
Dedicated Power Supply
Approved Fasteners
Ground (to permanent set screw)
Interior ceiling structure
Side Elevation
Note: Signs are intended to be installed in accordance
with the installation instructions provided with the
sign sections and the NEC. Authorities Having
Jurisdiction are responsible for the ultimate decision
to approve an installation
Sin ecialists
C o r p o rat i o n
Interior &Exterior Sign Systems
PmuLN^°^Mn� 0.ne 12;A Ie[n4[nn
• m'0�[u: 9arNnen Glu[min
CLIENT
Compok Assett Management
1801 Dove St. Irvine CA 92660
CONTACT
Feroz Ansari
949.679.2500
SALES PERSON
Rick Batt
RickBcH@signspociolists.com
JOB NUMBER
816935
ITEM:
Building Elevation
STATUS
Pcrmit Docvmcntofion
DATE
2.09.12 version 4.0
DESIGNER
Daniel Chappell
doniel.chopp lI @signspecioli:-,.cam
K E
2:.
rc. ro.
EXHIBIT A2 NORTH ELEVATION / Partial
Co. M.
EXHIBIT A-3 SOUTH ELEVATION/ Partial 7'- 3°
........... Ri®1® P AK ................... ............................... 5
2 �® ASSET ................................ .................
............................... ...............................15............
MANAGEMENT ....................... 5..
BUILDING SIGN / SPECIFICATIONS
I inch thkk toad d cell foam lettersand logo with 1/16" thkk aluminum fao. and edges painted
Matthews NP46305 Nedium Bran-c.
Two of them signs will be made and inns lod. one at the North Elevation and
one at the South Elevation. Each sign measures 11 -12 square feet.
Si ' "Ciali,,s
C o r p o r a r 1 o n
Interior & Fxteriar Sign Systems
NvuPmgm'n Pnr �2aa LOUwn
nnwtnuom..n mm
Compok Assett Management
1801 Dove St. Irvine CA 92660
CONTACT
Feroz Anson
949.679.2500
SALES PERSON
Rick Batt
Rick.Bon @signspociolists.com
JOB NUMBER
816935
ITEM:
Building Elevation
STATUS
Perm11 Documontalion
DATE
2.09.12 version 4.0
DESIGNER
Daniel Chappell
doniel.chappell @signspadolists.com
SGLE
1 -1/2" Foam Rei
with 1/16" aluminum f
3/16" x 4" long
aluminum studs with V
embedment into foam.
(min. 3 qty per letter)
*All penetrations sealed with RN silicone
Building Fascia
Side Elevation
Si n Speci a""!
_ C o r p o r t i o n
Interior S Fisena, Sign Systems
CLIENT
Compok Assett Management
1801 Dove St. Irvine CA 92660
CONTACT
Feroz Ansari
949.679.2500
SALES PERSON
Rick Batt
RickOan @signspecial ists.com
JOB NUMBER
816935
ITEM:
Building Elevation
STATUS
Pcrmit Docamontatfon
DATE
2.09.12 version 4.0
DESIGNER
Daniel Chappell
do nieLchappell@signspeciolia.com
z:.
@ - Channel Letter Sign O - Foam Sign & - Foam Sign
Birch Street
Westerly Place
EXHIBIT A. 5
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