APPLICANT: Robert Thornton Architects, Inc., on behalf of property owner American Commercial Equities

LOCATION: 2233 West Balboa Boulevard

Authority and Request:

Comprehensive Sign Program for an existing retail commercial building in accordance with the provisions of Section 20.67.030 (Sign Code) of the Newport Beach Municipal Code and the Cannery Village/McFadden Square Specific Plan). The building is currently undergoing a remodel and will be occupied by multiple retail tenants. The sign program is for wall signs on the building facing West Balboa Boulevard, 23rd Street, rear alley/parking lot and the side alley. Chapter 20.67 of the Newport Beach Municipal Code, specifically Section 20.67.030(I), provides that the Zoning Administrator may review and approve comprehensive sign programs for multi-tenant commercial buildings.

ACTION: APPROVED – OCTOBER 15, 2007

FINDINGS

1. The Land Use Element of the General Plan and the Local Coast Program Land Use Plan designate the site for “Retail Service Commercial” land use. The signs are accessory to the primary use.

2. After reviewing this project, it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 5 (Accessory Structures).

3. The proposed sign program is consistent with the legislative intent of Title 20, Chapter 20.67 of the Newport Beach Municipal Code with regard to the sign regulations based on the following reasons:

· Chapter 20.67 of the Newport Beach Municipal Code requires comprehensive sign programs to provide a means for latitude in the design and display of signage for all projects.

· The sign program as presented and approved is consistent with the purpose and intent of Chapter 20.67 of the Newport Beach Municipal Code.

· The approved Comprehensive Sign Program will integrate existing and proposed wall signs on multiple sides of the building into a single sign design theme that will eventually create a unified architectural statement and provide limited signage on the building wall facades and the future reduction of the overall number of signs on the building.

· There is a reasonable need to limit the number and size of signs and still provide adequate identification of the tenants that face multiple sides of the property.

· The proposed sign program, as conditioned, will not interfere with sight distance from any street, alley or driveway.

CONDITIONS

1. The development shall be in substantial conformance with the approved plot plan and sign details, except as noted in the following conditions.

2. The primary and secondary identification wall signs shall be measured by two perpendicular sets of parallel lines that surround the proposed sign copy area or sign structure, if deemed appropriate by the Planning Department.

3. Wall signs, are limited to the designated building facades and shall comply with the limitations specified in the Sign Matrix/Table included in this approval and all applicable provisions of Chapter 20.67 of the Newport Beach Municipal Code.

4. Anything not specifically approved by this Comprehensive Sign Program is prohibited. Revisions to the program may be approved by the Planning Director if the intent of the original approval is not affected. Revisions that substantially deviate from the original approval must be addressed in a separate and subsequent amendment to this Comprehensive Sign Program.

5. Any change in the addresses of the tenant spaces from letters to numbers or other designation shall be deemed in substantial conformance with this approval.

6. Any future revisions or changes to the signs approved by this Comprehensive Sign Program due to a change in the use or tenants of the building shall be reviewed and approved by the Planning Department, so long as the sign size, copy configuration and number of signs authorized by this approval does not substantially change or increase.

7. This approval was based on the particulars of the individual case and does not, in and of itself or in combination with other approvals in the vicinity or Citywide, constitute a precedent for future approvals or decisions.

8. A building permit shall be obtained prior to commencement of installation of any of the signs.

9. All work performed within the public right-of-way shall be reviewed and approved by the Public Works Department under an encroachment permit/agreement if required.

10. The Planning Director or the Planning Commission may add to or modify conditions of this approval, or revoke this approval upon a determination that any sign that is authorized by this approval has been altered beyond the parameters of the authorization and therefore beyond the justification.

11. This approval shall expire unless exercised within 24 months from the date of approval as specified in Section 20.93.050(A) of the Newport Beach Municipal Code, unless an extension is approved prior to the expiration date of this approval, in accordance with Section 20.93.050 (B) of the Newport Beach Municipal Code.

APPEAL PERIOD

The decision of the Zoning Administrator may be appealed to the Planning Commission within 14 days of the date of the decision, in accordance with the provision of Section 20.95.050 of the Newport Beach Municipal Code. A filing fee of $600.00 shall accompany any appeal filed. No building permits may be issued until the appeal period has expired.

By _____________________________

Zoning Administrator Javier S. Garcia, AICP

JSG/rm

Attachments:

Appendix

Sign Matrix/Table

Vicinity Map

Site Plan and Sign Detail Plans

APPENDIX

Discussion

The applicant requests the approval of a comprehensive sign program that includes: wall signs and a projecting sign as well as potential location for up to three pedestrian level wall signs. The Zoning Administrator is of the opinion that the project sign program is consistent with the purpose and intent of the Cannery Village/McFadden Square Specific Plan for the following reasons:

· The size of the wall signs has been limited to a maximum area commensurate with the width of the tenant space and the allowed frontage as specified in the table matrix, as measured by two perpendicular sets of parallel lines that surround the proposed sign copy or structure.

· The allowance for one projecting sign is at a location that is not a square corner and will provide adequate visibility from two directions simultaneously.

· The pedestrian level wall signs are allowed only at specific locations where such wall signs will have limited visibility as viewed from the parking lot or from Balboa Boulevard and provide pedestrian information to patrons.

COMPREHENSIVE SIGN PROGRAM CS2007-009

(PA2007-135)

Street frontage / Parking lot frontage

1. Balboa Blvd (Front Street) – 98 linear feet

2. 23^rd Street (Side Street)– 152 linear feet

3. Rear Alley/Parking Lot – 70 linear feet

4. Side Alley - 152 linear feet

Suite No.

Primary Frontage

Size limitations where applicable

Secondary Frontage

Size limitations, where applicable

Suites A, B, C and D

Wall sign-

Balboa Blvd-

One wall sign per tenant.

Area of 1.5 square feet/linear foot of store frontage or max area of 75 sq ft, whichever is less.

Maximum vertical dimension, sign or logos, 24 inches in height.

Located in the center 50% of the tenant frontage parallel to the street/property line.

Suite A -Pedestrian Level Wall Sign- Maximum 2 feet horizontal or vertical dimension.

Side Alley (facing rear alley)-

No sign proposed or permitted unless an amendment to the sign program is first approved.

Parking Lot Frontage-

Suite D- One Pedestrian Level Wall Sign on the Parking Lot Side Maximum horizontal or vertical dimension 3 feet

Suite E

Wall sign/Blade Sign-

Balboa Blvd-

One wall sign per tenant.

1.5 square feet/linear foot of store frontage or max area of 75 sq ft, whichever is less.

Maximum vertical dimension, sign or logos, 24 inches in height.

Minimum distance shall be 10 linear feet from the secondary sign.

Located in the center 50% of the tenant frontage parallel to the street/property line.

23^rd Street-

One Wall sign 50% of allowable primary sign allowance 37.5 sq ft. maximum, whichever is less OR one projecting blade sign at the building corner with minimum vertical clearance above the sidewalk.

Maximum vertical dimension, sign or logos, 24 in. Minimum distance shall be 10 linear feet from the primary sign.

Parking Lot Frontage-

One wall sign - Maximum 3 feet horizontal or vertical dimension

Suites F, G, H, I J and K

Wall sign-

23^rd Street-

One wall sign per tenant.

Area of 1.5 square feet/linear foot of store frontage or max area of 75 sq ft, whichever is less.

Maximum vertical dimension, sign or logos, 16 inches in height.

Located in the center 50% of the tenant frontage parallel to the street/property line.

Side Alley-

No sign proposed or permitted unless an amendment to the sign program is first approved.

All window and other exempt signs in accordance with Chapter 20.67

All signs (including window signs) in excess of the total allowance for primary frontage signage are prohibited.

Removal of all signs (including window signs) in excess of the total allowance for secondary frontage signage.

NOTE: The combining of tenant spaces does not increase the number or area of allowed signs per tenant to exceed the maximum area allowed above, unless an amendment to this approval is approved by the approval authority as designated by the Zoning Code. Change in the addresses of the tenant spaces from letters to numbers or other designation shall be deemed in substantial conformance with this approval.

VICINITY MAP

Comprehensive Sign Program CS2007-009

(PA2007-135)

2233 West Balboa Boulevard