APPLICANT: DB Sign on behalf of property owner Evelyn Collins

LOCATION: 711 East Balboa Boulevard

Request and Authority:

Comprehensive Sign Program for an existing commercial building in accordance with the provisions of Section 20.67.030 (Sign Code) of the Newport Beach Municipal Code. The building is occupied by multiple commercial tenants and the sign program is for identification wall signs from Main Street, East Balboa Boulevard and the alley at the rear. 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. The property is located in SP-8 (Central Balboa Specific Plan) District.

ACTION: APPROVED – January 8, 2008 - The Planning Director approved the Comprehensive Sign Program as presented and modified.

The Zoning Administrator determined in this case that the proposal would not be detrimental to persons, property or improvements in the neighborhood. The sign program, as approved, would be consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code based on the following findings:

FINDINGS

1. The Land Use Element of the General Plan and the Land Use Plan of the Local Coastal Program designate the site for “Retail and Service Commercial” land use. The commercial office building is consistent with this designation, and the sign program for the proposed signs is 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 and Chapter 20.67 of the Newport Beach Municipal Code with regard to the sign regulations based on the following findings:

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

· 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 proposed sign program, as conditioned, will not interfere with sight distance from any street, alley or driveway. The traffic directional sign is subject to review by the City Traffic Engineer.

· The approved sign program will integrate the new signs into a single unified and comprehensive program.

· The additional wall signs approved for the identification of the service department areas are minor in size and location.

CONDITIONS

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

2. The project or tenant identification wall signs shall be measured by two perpendicular sets of parallel lines that surround the proposed sign copy area or the sign cabinet, whichever is larger.

3. Wall signs visible from the public streets are limited to building facades and monument sign locations and shall comply with the limitations specified in the Sign Matrix/Table included as an attachment to this approval. The wall signs may be internally or externally illuminated.

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

5. Any future revisions or changes to the signs approved by this sign program (per the attached Sign Program Inventory) due to a change in the retail tenants shall be reviewed and approved by the Planning Director, so long as the sign size and number of signs does not increase. Any increase in the size or number of signs shall require an amendment to this application.

6. 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.

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

8. 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.

9. The Zoning Administrator 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.

10. This approval shall expire unless exercised within 24 months from the date of approval as specified in Section 20.93.055 of the Newport Beach Municipal Code, unless an extension is approved prior to the expiration date of this approval, in accordance with Section 20.93.055 (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. A copy of the approval letter shall be incorporated into the Building Department set of plans prior to issuance of the building permits or issuance of revised plans.

By _____________________________

Zoning Administrator Javier S. Garcia, AICP

JSG/rm

Attachments:

Sign Matrix/Table

Vicinity Map

Site Plan and Sign Detail Plans

TABLE-MATRIX

COMPREHENSIVE SIGN PROGRAM CS2007-013 (PA2007-233)

The following table defines the Primary and Secondary frontage for each tenant space as designated by the property owner. Combined tenant spaces shall utilize the frontage designation of the suite nearest to the street.

711 Balboa Blvd E

Designated Frontage

North Elevation Balboa Blvd E

East Elevation Main St

South Elevation Rear Alley/Parking Lot

TABLE-MATRIX: Includes Frontage Designation and Size Limitations

Tenant Space (refer to attached site plan)

Primary Frontage

Size limitations where applicable

Secondary Frontage

Size limitations, where applicable

East Elevation- (A1) WALL SIGN

Max area of 27 sq ft