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Home My WebLink About1489 - RECOMMEND APPROVAL AMEND NEWPORT PLACE PC_NEWPORT PLACE BLOCK IL RESOLUTIONNO. 1489 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AN AMENDMENT TO THE NEWPORT PLACE PLANNED COMMUNITY DISTRICT TO ESTABLISH THE PERMITTED GROSS FLOOR AREA FOR NEWPORT PLACE BLOCK I AT 378,713 SQUARE FEET (PLANNING COMMISSION AMENDMENT NO. 880) WHEREAS, as part of the development and implementation of the Newport Beach General Plan the Land Use Element has been prepared; and WHEREAS, Section 20.51.045 of the Newport Beach Municipal Code provides that amendments 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; and WHEREAS, the Planning Commission is of the opinion that the proposed amendment to the Newport Place Planned Community District Regulations is consistent with the General Plan; and WHEREAS, the Planning Commission conducted a public hearing on December 10, 1998, at which time this amendment to amend the Newport Place Planned Commumity District Regulations was discussed and determined to be in conformance with the "Retail and Service Commercial" designation of the Newport Beach General Plan, since the proposed amendment does not alter the character of the subject property or the Newport Place Planned Community District as a whole; and WHEREAS, the Newport Beach Municipal Code provides specific procedures for the implementation of Planned Community zoning for properties within the City of Newport Beach; and WHEREAS, the City of Newport Beach has determined that the proposed project will not have a significant effect on the environment upon implementation of the mitigation measures set forth in the Negative Declaration prepared for the project pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines; and WHEREAS, the proposed amendment to the land use limitations of the Newport Place Planned Community District, to increase the permitted amount of development, will apply only to the property at 1301 and 1001 Quail Street and not to any other site in Newport Place, and WHEREAS, the proposed amendments to the development regulations of the Newport Place Planned Community District, specifically related to Professional and Business Office Site 2A and Hotel Site 2B only and not to any other site in Newport Place. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Newport Beach does hereby recommend that the City Council approve Amendment No. 880 as set forth in the attached Exhibit 1. BE IT FURTHER RESOLVED that the additional development authorized by this action shall be limited to new construction at 1301 and 1001 Quail Street, Newport Beach. ADOPTED this 10th day of December, 1998, by the following vote, to wit: Selich, Chairman kY ichard Ft ler, Secretary Attachment: Exhibit 1 AYES NOES ABSENT PLANNED COMMUNITY DEVELOPMENT STANDARDS NEWPORT PLACE Emkay Development Company, Inc. Newport Beach, California CONTENTS General Notes 1 Definitions 2 Statistical Analysis 4 thru 17 PART I- INDUSTRIAL Section I Minimum Site Area 18 Section It Permitted Uses 18 Group I. Light Industrial 18 A 18 B 20 C 20 Group II. Medium Industrial and Indus- Sign Standards trial Service and Support Facilities 20 A 20 B 22 Q 22 D 24 Section III General Development Standards for Storage Areas Industry 25 A. Building Height 25 B. Setbacks 26 C. Site Coverage 26 D. Sign Area 27 E. Sign Standards 28 F. Parking 29 G. Landscaping 30 H. Loading Areas 31 I. Storage Areas 31 J. Refuse Collection Areas 31 K. Telephone and Electrical Services 32 L. Sidewalks 32 M. Nuisances 32 PART H - COMMERCIAL Section I Minimum Site Area 33 Section H Permitted Uses 33 Group I. Professional and Business Offices 33 A Professional Offices 33 B. Business Offices 34 C. Support Commercial 34 Group H. Commercial Uses Sign Standards A Automobile Center 35 B. Hotels and Motels 35 C. City, County, and State Facilities 35 D. Service Stations, Car Wash 35 E. Retail Commercial Uses 35 F. General Commercial 36 Section M General Development Standards for Commerce A. Setbacks 38 B. Signs 39 C. Sign Standards 40 D. Parking 40 E. Landscaping 42 F. Loading Areas 44 G. Storage Areas 44 H. Refuse Collection Areas 44 I. Telephone & Electrical Services 44 J. Pedestrian Access 44 ATTACHED EXHIBITS Exhibit A. Exhibit B. Exhibit C. Exhibit D. Exhibit E. Exhibit F. Land Use (1,5) (8) Grading & Roads (1) Storm Drain (1) Water & Sewer (1) Topography (1) Traffic Analysis (1) Planned Community Development Standards for Newport Place - Ordinance No. 1369 adopted by the City of Newport Beach on December 21, 1970. Amendment No. 1 Approved on December 13, 1971 by Resolution No. 7572 (A -305) Amendment No. 2 Approved on June 12, 1972 by Resolution No. 7706 (A -325) Amendment No. 3 Approved on October 24, 1972 by Resolution No. 7846 (A -341) Amendment No. 4 Approved on January 8, 1983 by Resolution No. 7901 (A -349) Amendment No. 5 Approved on July 23, 1973 by Resolution No. 8054 (A -369) Amendment No. 6 Approved on June 10, 1974 by Resolution No. 8262 (A429) Amendment No. 7 Approved on September 8, 1975 by Resolution No. 8588 (A450) Amendment No. 8 Approved on February 9, 1976 by Resolution No. 8693 (A462) Amendment No. 9 Approved on April 11, 1977 by Resolution No. 9050 (A488) Amendment No. 10 Approved on May 23, 1977 by Resolution No. 9091 (A490) Amendment No, 11 Approved on April 10, 1978 by Resolution No. 1003 (A -504) Amendment No. 12 Approved on July 11, 1978 by Resolution No. 9393 (A -510) Amendment No. 13 Approved on November 27, 1978 by Resolution No. 9472 (A -514) Amendment No. 14 Approved on June 11, 1979 by Resolution No. 9563 (A -530) Amendment No. 15 Approved on March 23, 1982 by Resolution No. 10003 (A -560) Amendment No. 16 Approved on March 26, 1984 by Resolution No. 84 -22 (A -604) Amendment No. 17 Approved on April 23, 1984 by Resolution No. 84 -30 (A -597) Amendment No. 18 Approved on June 25, 1984 by Resolution No. 84 -58 (A -607) Amendment No, 19 Approved on July 23, 1984 by Resolution No. 84 -79 (A -608) Amendment No. 20 Approved on January 12, 1987 by Resolution No. 87 -1 (A -637) Amendment No, 21 Approved on March 9, 1987 by Resolution No. 87 -30 (A -638) Amendment No. 22 Approved on March 14, 1988 by Resolution No. 88 -17 (A -658) Amendment No. 23 Approved on August 14, 1989 by Resolution No. 89 -94 (A -684) Amendment No. 24 Approved on July 22, 1991 by Resolution No. 91 -83 (A -740) Amendment No. 25 Approved on March 9, 1992 by Resolution No. 92 -20 (A -749) Amendment No. 26 Approved on June 8, 1992 by Resolution No. 92 -58 (A -745) Amendment No. 27 Approved on September 13, 1993 by Resolution No. 93 -69 (A -783) Amendment No. 28 Approved on January 22, 1996 by Resolution No. 96- (A- ) ?M amepi l0 L9 v MY N 'M�� `1999 by;Re olu GENERAL NOTES The Newport Project, a planned community development is a project of Emkay Development Company, Inc., a subsidiary of Morrison- Knudsen Company, Inc. The area is most appropriate for commercial and light industrial use because of its central location, ideal topography, availability to four freeways, accessibility to two railroads and its relation to the Orange County Airport. Attached drawings indicate land use, grading and roads, storm drains, water and sewer, topography and traffic analysis. 2. Water within the Planned Community area will be furnished by the City of Newport Beach. Sewerage Disposal facilities within the Planned Community area are by the City of Newport Beach. 4. Prior to or coincidental with the filing of any tentative map or use permit, the developer shall submit a master plan of drainage to the Director of Public Works. The height of all buildings and strdctures shall comply witH F.A.A. criteria. 6. Except as otherwise stated in this ordinance, the requirements of the Zoning Code, City of Newport Beach, shall apply. The contents of this supplemental text notwithstanding, no construction shall be proposed within the boundaries of this Planned Community District except that which shall comply with all provisions of the Building Code and the various mechanical and electrical codes related thereto. Phasing of Development. 1,799,941 sq.ft. of development was existing or under construction as of October 1, 1978. The additional allowable development in the total approved development plan is 566,423 square feet. Any further development subsequent to October 1, 1978, in excess of 30% of the additional allowable development, being 169,927 sq.ft, shall be approved only after it can be demonstrated that adequate traffic facilities will be available to handle that traffic generated by the project at the time of occupancy of the buildings involved. Such demonstration may be made by the presentation of a phasing plan consistent with the Circulation Element of the Newport Beach General Plan. (Phasing Plan approved by City Council March 12, 1979 for all development subject to this regulation)(13) DEFINITIONS Advertisiniz Surface: The total area of the face of the structure, excluding supports. Area of Elevation: Total height and length of a building as projected to a vertical plane. Building Line: An imaginary line parallel to the street right -of -way line specifying the closest point from this street right -of -way line that a building structure may be located (except for overhangs, stairs and sunscreens). Public Safety A strip of land twenty (20) feet in width and running } parallel with street rights -of -way. Right -of -Way Line: When reference is made to right -of -way line it shall mean the line which is then established on either the adopted Master Plan of Streets and IIrghways or the filed Tract Map for Minor Roads as the ultimate right -of -way line for roads or streets. Side and Front of Comer Lots: For the purpose of this ordinance, the narrowest frontage of a lot facing the street is the front, and the longest frontage facing the intersecting street is the side, irrespective of the direction in which structures face. Sign: Any structure, device or contrivance, electric or non - electric and all parts thereof which are erected or used for advertising purposes upon or within which any .poster, bill, bulletin, printing, lettering, painting, device Site : The total land area of the land described in the use or other permit. Special Landscaped Street: Special landscaped streets are designated as MacArthur Boulevard, Jamboree Road, B�� North and Birch Street. The landscaping requirements for special landscaped streets and for the remaining streets are described in the following text. Streets - Dedicated and Private: Reference to all streets or rights -of -way within this ordinance shall mean dedicated vehicular rights -of -way. In the case of private or non - dedicated streets, a minimum setback from the right -of -way line of said streets of ten (10) feet shall be required for all structures. Except for sidewalks or access drives, this area shall be landscaped according to the setback area standards from dedicated streets herein. STATISTICAL ANALYSIS PART I. INDUSTRIAL* A. Building Sites Site IA.. .2.0 acres (3)(9) Site 2-B.. .3.7 a cres ...................... 5.7 aeres (3)(9) Site 3A .............21.3 acres (2.4) Site 4 ............... 16.9 acres .................... 43.9 acres (9) B. Building Area Site IA... 34,130 sq.ft .................0.8 ac. (3)(9) Site 2B ... 63,138 -EjA1 .................1.4 ae.. ...97,268 s,-i. ft ................ 2.2 as. (3)(9) **Site 3A. ............ . 296,208 sq.ft ............... 6.8 ac. (2,4,14) Site 4 .................. 288,264 sQ.ft ............... 6.6 ac. ft IS 6 a a The following statistics are for information only. Development may include but shall not be limited to the following. C. Parking (Criteria: 3 spaces/1000 sq.ft. @ 363 sci.ft-/space Site IA ....................102 cars.......... 0.9 acres (3)(9) Site 2B .................... 191 eafs ......... 1. 6 a--.-e ............... 293 eafs ... 2.4 Site 3A ...................889 cars......... 7.4 ac. (2,4,14) Site 4 .......................865 cars......... 7.2 ac. 2047 cars.. 17.0 ae. 17 (9 14) �62R D. Landscaped - Open Space Site IA. .................0.30 acres (3)(9) Site 2n ..................0.70 aefes............. ] A aeres (3)(9) Site 3A .................6.6 acres (2,4,14) Site 4 ................... 3.1 acres (9) 10.7 aeFes (9,14) Net Open ncc.- o7u... r147 {1 ; 9,) * 3.8 acres have been allotted for service stations exclusive of pemritted building acres and subject to use permit. ** Industrial site 3A has been reduced by 20,000 sq.ft. with the reduction allocated to the allowable building area for Parcel No. 3 of Resubdivision 529. The allowable building area for Parcel No. 3 of Resubdivision 529 is now 61,162 sq.ft. (14). STATISTICAL ANALYSIS PART II. COMMEERCLALJPROFESSIONAL & BUSINESS OFFICES A Building Site ON . f xO Site 3A ..............5.2 acres (5) Site 4 ..................9.0 acres Site 5 ..................7.4 acres Site 6 ..................1.9 acres Site 7 ..................2.5 acres Site 8 ..................1.64 acres.... B. Building Area ..............66.14 acres (20) 1. Site I & 2 ....... 734,502 s ware feet(5)(14)(17) Si�ei2A;,� 09200 �iaaz� ee 29 Site 3A ........... 115,530 square feet(5) Site 4 ...............201,180 square feet 2. Site 5 ...............268,743 square feet (16)(19)(21)(24)(25) Site 6 ................42,420 square feet Site 7 ...............55,860 square feet Site 8 ...............54,000 square feet (20) 1,5,8,'1;43 "S styi'aLe fget;(21;29) The following statistics are for information only. Development may include, the following. but shall not be limited to C. Building Area Story heights shown are on average building height. The buildings within each parcel may vary within these ranges. Site I & 2 ................ 734,502 square feet (5)(14)(17) a. Two Story .................8.42 acres b. Three Story ..............5.61 acres c. Four Story ................4.21 acres d. Five Story .................3.37 acres e. Six Story ...................2.81 acres 1. CommerciabTrofessional and Business Office Site I and 2 have been reduced by 36,119 feet with the reduction allocated to the allowed building area for Parcels I & 2 of Resubdivision 585. The allowable building area for Parcel I & 2 of Resubdivision 585 is now 272,711 square feet.(14) 2. If commercial uses are constructed on Commercial/Professional and Business Office Site 5 which are ancillary to and in the same building as office uses, additional development up to a maximum of 294,600 sq.ft. may be developed, so long as office use does not exceed 268,743 sq.ft. (21)(24)(25) Site 3A...... 115,530 square feet (5) a. Two Story ........................... 1.33 acres b. Three Story . ......:......................88 acres c. Four Story ... .............................66 acres d. Five Story ... .............................53 acres e. Six Story ..... .............................44 acres f. Seven Story . .............................37 acres g. Eight Story . .............................33 acres Site 4........ 201,180 square feet a. Two Story .. ...........................2.31 acres b. Three Story ..........................1.54 acres c. Four Story . ...........................1.15 acres d. Five Story ... .............................92 acres e. Six Story .... .............................77 acres Site 5........ 268,743 square feet (16)(19)(21)(25) a. Two Story ..........................1.90 acres b. Three Story ........................1.27 acres c. Four Story ............................95 acres d. Five Story ............................ 76 acres e. Six Story .. .............................63 acres f. Nine Story .............................50 acres Site ...... 42,420 square feet a. Two Story .............................49 acres b. Three Story ........................... 32 acres c. Four Story ............................24 acres d. Five Story .............................19 acres e. Six Story .. .............................16 acre Site 7 ........... 55,860 square feet a. Two Story .............................64 acres b. Three Story .......................... 43 acres c. Four Story ............................32 acres d. Five Story .............................26 acres e. Six Story .. .............................21 acres Site 8 ............. 54,000 square feet (20) a. Four Story: ................... f.... 0.30 acres D. Parking (Criteria: 1 space/225 sq.ft@, 363 so ff/space) Site 1 &2 ..... 3,260 cars......... 27.17 acres (5) (14) Site 3A.......... 514 cars ..............4.28 acres (5) Site 4 .............. 894 cars .............. 7.45 acres Site 5........... 1,234 cars........... 6.13 acres (21) Site 6............ 188 cars.......... 1.57 acres Site 7............ 248 cars........... 2.07 acres Site 8............ 231 cars........... 1.34 acres (20) E. Landscaued - Open Space Site 1 & 2 (5,14) Gross Site........ 38.5 acres Puking acres Net .................11.33 acres Two Story ......... 8.42 acres....... 2.91 acres Three Story ....... 5.61 acres....... 5.72 acres Four Story ......... 4.21 acres....... 7.12 acres Five Story ......... 3.37 acres........ 7.96 acres Six Story ........... 2.81 acres........ 8.52 acres NOR . 37 acres ...... . 55 acres Eight Story ........ Site 3A (5) Gross Site......... 5.2 acres Parking ............4.28acres Net ....................92 acres Two Story .......... 1.33 acres...... N/A Three Story ........ .88 acres ...... .04 acres Four Story ......... .66 acres ...... .26 acres Five Story ......... .53 acres ...... .39 acres Six Story .......... .44 acres ...... .48 acres Seven Story ........ . 37 acres ...... . 55 acres Eight Story ........ .33 acres ...... . 59 acre Site 4 Gross Site......... 9.0 acres Parking acres Net ..................1.55 acres Two Story .......... 2.31 acres...... N/A Three Story ........ 1.54 acres ....... .01 acres Four Story .......... 1.15 acres ...... .40 acres Five Story .............92 acres ...... . 63 acres Six Story ..............77 acres ...... .78 acres Site 5 Gross Site........ 7.4 acres Parking ............ 6.13 acres Net ..................1.27 acres Two Story .......... 1.90 acres...... N/A Three Story ........ 1.27 acres ...... . 00 acres Four Story .......... .95 acres ...... . 32 acres Five Story......... .76 acres. .51 acres Six Story.......... .63 acres...... .64 acres Mme Story......... .50 acres ...... . 77 acres (21) Site 6 Gross Site......... 1.90 acres Parking .............1.57 acres Net ...................0.33 acres Two Story .......... .49 acres...... N/A Three Story ........ . 32 acres ...... .01 acres' Four Story ............ 24 acres ...... . 09 acres Five Story .......... .19 acres ...... . 14 acres Six Story .............16 acres ....... . 17 acres Site 7 Gross Site......... 2.50 acres Parking ............ 2.07 acres Net .................43 acres Two Story ........... .64 acres...... N/A Three Story ......... . 43 acres ...... . 00 acres Four Story ........... .32 acres ...... .11 acres Five Story .............26 acres ..... . 17 acres Six Story ..............21 acres ...... . 22 acres Site 8 Gross Site......... 1.64 acres Parking .............1.34 acres Net .....................30 acres Four Story ......................30 acres...... N/A (20) F. Building Heieht (5)(12)(15)(21)( Maximum building height shall not exceed six (6) stories above ground level, except for Site 3A which shall have a maximum building height of eight (8) stories above ground level, and for Parcel No. 1 of Resubdivision No. 585 which shall have a maximum building height of ten (10) stories above ground level and Parcel No. 2 of Resubdivision No. 585 which shall have a maximum building height of seven (7) stories above ground level; and exce t for Site 5 which shall have a maximum of nine (9 stories/167 feet above ground level. wl' ig`T9'dhMoW6 i al 8%Business O�c Site STATISTICAL ANALYSIS PART II RETAIL COMMERCIAL/PERMITTED USES - Part IL Section IL Group ME A Building Sites Site 1......5.8 acres (25) Site 2......1.4 acres 7.2 acres ...........................7.2 acres The following statistics are for information only. Development may include but shall not be limited to the following. B. Building Area Site 1 ...... 50,000 square feet.... 1.14 acres Site 2 ...... 10,000 square filet..... 22 acres 60,000 square feet.... 1.36 acres ... 1.36 acres C. Parking (Criteria: 5 /spaces/1000 sg,.ft.% 363 sq. ft./ space) Site 1......250 cars............ 2.08 acres Site 2.......50 cars ............. Al acres 300 cars ............. 2.49 acres ... 2.49 acres D. LandsLa ep d - Open Space Site I........ 2.58 acres Site 2........ ,77 acres 3.35 acres........... 3.35 acres E. Building Heieht Building height of structures shall be limited to a height of thirty-five (35) feet. I i STATISTICAL ANALYSIS PART 11 CONEY ERCUL/RESTAURANTS A Building Site Site I...... 2.9 acres 2.9 acres .......................2.9 acres (5) (20) The following statistics are for information only. Development may include but shall not be limited to the following. B. Building Area Site 1....15,000 square feet ...... 34 acres 15,000 square feet ....... 34 acres (5) (20) C. Parkin iteria; 300 occupants/ 10,000 sq.ft. I space/3 occupants 363 sq.ft. /space Site 1......150 cars 150 can D. Landscaped - Open Space Site 1...1.31 acres 1.31 acres...... E. Building Height .1.25 acres 1.25 acres (5)(20) .... 1.31 acres (5)(20) Building height of structures shall be limited to a height of thirty -five (35) feet. STATISTICAL ANALYSIS PART IT COMMERCIAUHOTEL & MOTEL A Building Site (26.9',1) _- sWa '.7L ice. B. Hotel Room Limit (18,2529) The following statistics are for information only. Development may include but shall not be limited to the following. z. C. %ildin ea Sii - 349 units 400 s .ft. /unit ) (Site:2B = 304.'units=(u� 5 -f a MR i"i l's 2�T gi Site I - 3.2 acres 3.2 acres 6:acres: fo >enc 4. acres) D. Parking (Criteria- I space/unit @ 363 sq ft /space)(18)(26)(2 ' Site 1 - 349 parking spaces 2.9 acres Pigsar: iNs i2 5'acres(tofal) E. Landscaping - Open S12 (18) The following is intended to show some of the variations possible. 'Use permits approved as of November 14, 1983, allow 468 hotel rooms with related restaurant, conference area, and other support facilities. Hotel suites included as part of the hotel room count may be converted to standard hotel rooms consistent with the specified hotel room limit, so long as the approved site plan is maintained. Location and size of restaurant, conference area, and other support facilities may also be revised if the plans meet the intent of the approved site plan and other conditions of approval,(I)(18) Site 1 One Story Development - 0.92 acres Two Story Development - 2.98 acres Three Story Development - 3.67 acres Four Story Development - 4.02 acres Five Story Development - 4.22 acres Six Story Development - 4.36 acres Seven Story Development - 4.46 acres Eight Story Development - 4.53 acres Nine Story Development - 4.59 acres Ten Story Development - 4.64 acres Eleven Story Development - 4.67 acres Twelve Story Development - 4.71 acres Thirteen Story Development - 4.73 acres The above analysis does not include support facilities utilized in many hotel operations. These facilities would also require parking not reflected in the parking requirement criteria. a STATISTICAL ANALYSIS PART II AUTO CENTER AND GENERAL CONMMRCIAL (8)(9) PERMITTED USES Part IL Section II, Group II A &.F A. Auto Center Building Sites Site lb - 3.0 acres Site 2a acres 5.9 affe EM MA B. General Commercial Building Sites (8)(26) Site I - 3.0 acres Site 2 1- 1.0 acres (9) Site 3 - 3.9 acres (9) Site 4 - 2.0 acres (9) Site 5 - 2.45 acres' (26) 12.35 acres C. Building Area (26)(27) Site 1 - * Site 2 - * Site 33 - ** Site4 - * Site 5 - 35,000 sq.ft. - 11,700 sq.ft. - 49,380 sq.ft. - 20,870 sq.ft.(19)- 31,362 soft. - 148,312 sq.ft. - 0.80 acres 0.27 acres (9) 1.13 acres (27) 0.57 acres (9) 0.72 acres (26) 3.47 acres (26)(27) * Restaurants are permitted uses in sites I, 2, 3 and 5, subject to a use permit. (9)(23)(26)(27) ** If the development of General Commercial Site 4 is limited solely to Professional and Business Office use, then the allowable Building Area shall not exceed 30,000 sq.ft. (19) lA recorded reciprocal easement shall be provided for ingress, egress and parking for mutual benefit between Hotel Site I and General Commercial Site 5. The following statistics are for information only. Development may include, but shall not be limited to the following. (8) D. Parking (Criteria 4 spaces/1,000 sq.ft. @ 363 sq.ft./space)(9)(26) Site 1 - 140 cars - Site 2 - 47 cars - Site 3 - 193 cars - Site 4 - 100 cars - Site 5 - 167 cars - 647 cars - E. Landscaping - Open Space (9)(26) Site I Site 2 Site 3 Site 4 Site 5 (1 & 2 story) Total Site 5 (3 story) Total Site 5 (4 story) Total F. Building Heieht (8)(9)(26)w 1.17 acres 0.39 acres 1.61 acres 0.83 acres 1.39 acres 5.39 acres 1.03 acres 0.34 acres 1.18 acres 0.60 acres 0.24 acres 3.39 acres 0.49 acres 3.64 acres 0.75 acres 3.90 acres Building height of structures on Auto Center Site la and 2b shall be limited to a height of thirty -five feet (35 ft). Building height of structures on General Commercial Site 1,2,3, and 4 shall be limited to a height of thirty -five (35 ft.) and on General Commercial Site 5 shall be limited to a height of fifty feet (50 ft.). PART II COMMERCIAUSERVICE STATION" A. Building Site Site 1 - 1.2 acres - 1.2 acres ' owl ►Ir R Section I. Minimum Site Area A. Thirty Thousand (30,000) square feet. B. Exception: (1 11 The Planning Commission may authorize an exception to the minimum site area. Application for any such exception shall be made at the time of the filing of a tentative map by the applicant. In order for an exception to be granted, the Planning Commission shall find the following facts with respect thereto: 1. That the granting of the exception will not be detrimental to the public welfare or injurious to other pro�erty in the vicinity. 2. That the development considerations and intent of this Planned Community Development Standards are substantially met. Section II. Permitted Use Group I. Light Industrial A. To allow uses primarily engaged in research activities, provided that such activities are confined within a building or buildings that do not contribute excess noise, dust, smoke, vibration, odor, toxic, or noxious matter to the surrounding environment nor contain a high hazard potential, due to the matter of the product material or processes involved. Such activities may include but shall not be limited to research laboratories and facilities, developmental laboratories and facilities and compatible light manufacturing related to the following fist of examples: 1. Bio- Chemical Chemical Film and Photography Medical and Dental Metallurgy Pharmaceutical X -Ray "Reference Page 4, Part I, Item D. 2. Manufacture, research assembly, testing and repair of components, devices, equipment and systems and parts and components such as but not limited to the following list of examples: Coils, Tubes, Semi - Conductors Communication, Navigation Control, Transmission and Reception Equipment, Control Equipment and Systems, Guidance Equipment and Systems Data Processing Equipment and Systems Glass Edging, Beveling, and Silvering Graphics, Art Equipment Metering Instruments Optical Devices, Equipment and Systems Phonographs, Audio Units, Radio Equipment and Television Equipment Photographic Equipment Radar, infra -red and Ultra - Violet Equipment and Systems Scientific and Mechanical Instruments Testing Equipment B. To allow the location of offices and areas associated with and accessory to the permitted uses listed under A Administrative, professional and business offices. 2. Regional or home offices of industries which are limited to a single use. 3. Blueprinting, photostating, photo engraving, printing, publishing and bookbinding, provided that no on -site commercial services is associated with said uses. 4. Cafeteria, cafe, restaurant or auditorium. 5. Service stations will be permitted, subject to a use permit provided that no on -site commercial service is associated with said uses. C. Service stations subject to a use permit. Group II. Medium Industrial and Industrial Service and Support Facilities. A. To allow the location of general manufacturing activities, provided that such activities are confined within a building or buildings and do not contribute excessive noise, dust, smoke, vibration, odor, toxic or noxious matter to the surrounding environment nor contain a high hazard potential due to the nature of the products, material or processes involved. Manufacture and/or assembly of the following or similar products: Aircraft and Related Components Clocks and Watches Coffins Ceramic Products Concrete Products Electrical Appliances Farm Equipment Heating & Ventilating Equipment Linoleum Machinery & Machine Tools Musical Instruments Neon Signs Novelties Oil Well Valves & Repairs Optical Goods Refrigeration Screw Machine Products Sheet Metal Products Shoes Silk Screens Sporting Goods Springs Stencils Toys Trailers Trucks 2. The manufacture of products or products made from the following or similar materials: Aluminum Iron Bags, except Burlap Bags or Linoleum Sacks Matches Batteries Mattresses Boxes, Paper Paper Brass Steel Cans 'fin Copper Tools Glass Wool Grinding Wheels Yam I The manufacturing, compounding, processing or treatment of the following or similar items: Acids, Non - Corrosive Candles Cigarettes & Cigars Detergents Disinfectants Dye Food Products Lubricating Oil Pharmaceutical Products Plastics Toiletries Vitamin Products Waxes and Polishes 4. Woodworking Shops, such as: (Provided that, if a planer, router, sticker or moulder is maintained, all doors and windows in the outside walls of the room in which said machinery is located shall be kept closed while said machinery is in use.) Box Furniture Wood Products 5. Distribution and Warehousing Plants B. To allow the location of general manufacturing activities, service industry and activities related to contractor and construction industry, provided that such activities are confined within a building or buildings and do not contribute excessive noise, dust, smoke, vibration, odor, toxic or noxious matter to the surrounding environment nor contain a high hazard potential due to the nature of the products, materials or processes involved. 1. Service industries or those industries providing a service as opposed to the man- ufacture of a specific product, such as the repair and maintenance of appliances or component parts, tooling, printers, testing shops, small machine shops, shops engaged in the repair, maintenance and servicing of items excluding automobile repair, providing that such industries are not the point of customer delivery or collection. 2. Contractor and construction industries relating to building industry, such as general contractors, electrical contractors, plumbing contractors. C.- To allow A combination of general industry, business and professional offices, and industrial support activities, provided that such activities are confined within a building or buildings, and do not contribute excessive noise, dust, smoke, vibration, odor, toxic or noxious matter to the surrounding environment nor contain a high hazard potential due to the nature of the products, materials or processes involved. The industrial support activities shall be defined as and limited to the sale of products or services relating only to the immediate industrial complex. Any activity which could be classified as retail commercial shall be restricted to activities strictly accessory and/or supplementary to the industrial community. L All uses permitted under A, B, and D. a. Business and Professional Offices. b. Industrial Support Facilities, to include activities limited to the sale of products or services related to only the industrial complex. Activities of a commercial nature shall be restricted in scope so as to service and to be accessory and/or supplementary to the industrial complex. C. Service stations subject to a use permit. 2. Except as herein indicated, the General Development Standards for Industry shall apply. a. Sign Area Industry Support Facilities and Business and Professional Offices. Only one (1) facia mounted identification sign shall be permitted her street frontage for each individual business or office. No sign shall exceed an area equal to one and one -half (1 -1/2) square feet of sign for each one (1) foot of lineal frontage of the building or store. However, no sign shall exceed two hundred (200) square feet in area per face. b. Site Identification Ground Sien One (1) site identification sign listing only the name of the site or major tenant on the site shall be allowed. Said sign shall be limited to a maximum height of four (4) feet and a width of eight (8) feet and may be double faced. C. Pedestrian Access It is required of all developments in the industrial support facility area to submit a plan of pedestrian access to the Planning Department prior to the issuance of building permits. Said plan will detail consideration for pedestrian access to the subject property and to adjacent properties, and shall be binding on subsequent development of the property. The plan shall show all interior walkways and all walkways in the public right of way, if such walkways are proposed or necessary.. D. To allow for the location of a storage facility for new car inventory. Located within Industrial Site IA between Quail Street on the east, adjacent to Auto Center Sites 2A and 2B on the south, M Bristol Street on the west This use shall be subject to a use permit. (3) E. (Deleted)(2,4) Section M. General Development Standards for Industry Maximum building areas shall be as noted in the Statistical Analysis, Part I.A and Part I.B. A Building Height (22) Building heights of structures shall be limited to a height of thirty -five (35) feet; provided, however, that on Parcel 1 and Parcel 2 of Parcel Map 86 -33 -34 (Resubdivision No. 529) in Industrial Site 3A, the Planning Commission or the City Council on review or appeal may approve a structure up to a maximum height of 50 feet after the approval of a use permit. The Planning Commission or City Council in granting any use permit for structures in excess of thirty -five (35) feet shall find that each of the following four points have been complied with: (a) The increased building height would result in more public visual open space and views than is required by the basic height limit. iParticular attention shall be given to the location of the structure on the lot, the percentage of ground cover, and the treatment of all setback and open areas. (b) The increased building height would result in a more desirable architectural treatment of the building and a stronger and more appealing visual character of the area than is required by the basic height limit. (c) The increased building height would not result in undesirable or abrupt scale relationships being created between the structure and existing developments or public spaces. Particular attention shall be given to the total bulk of the structure including both horizontal and vertical dimensions. (d) The structure shall have no more floor area than could have been achieved without the use permit. (22) B. Setback All setbacks shall be measured from the property line. For the purpose of this ordinance, a street side property line is that line created by the ultimate right -of -way line of the frontage street. 1. Front Yard Setback Thirty (30) feet minimum, except that unsupported roofs or sun - screens may project six (6) feet into the setback area. 2. Side Yard Setback Ten (10) feet, except that unsupported roofs and sun - screens may project three (3) feet into the setback area- In the case of a comer lot, the street side setback shall be thirty (30) feet, except that unsupported roofs and sun- screens may project six (6) feet into the I setback area Interior lot lines for a comer lot shall be considered side lot lines. 3. Rear Yard Setback No rear yard setback is required except on a through -lot in which case the required front yard setback shall be observed. C. Site Coverase Maximum building coverage of fifty (50) percent is allowed. Parking structures shall not be calculated as building area, however, said structures shall be used only for the parking of company vehicles, employee's vehicles, or vehicles belonging to persons visiting the subject firm D. Signs 1. Simi Area Only one (1) single faced or double faced signs shall be permitted per street frontage. No sign or combination of signs shall exceed one (1) square foot in area for each six hundred (600) square feet of total site area. However, no sign shall exceed two hundred (200) square feet in area per face. An additional twenty (20) square feet shall be allowed for each additional business conducted on the site. 2. Sale or Lease Sim A sign, advertising the sale, lease, or hire of the site shall be permitted in addition to the other signs listed in this section. Said sign shall not exceed a maximum area of thirty -two (32) square feet. Ground Sign All ground signs shall not exceed four (4) feet above grade in vertical height. Also, ground signs in excess of one - hundred fifty (150) square feet in area (single face) shall not be erected in the first twenty (20) feet, as measured from the property line, of any street side setback area. However, the above standards shall not apply to the Community Directional Sign and Special Purpose Sign. 4. Special Pumose Sign Signs used to give directions to traffic or pedestrians or give instructions as to special conditions shall not exceed a total of six (6) square feet (single face) in area and shall be permitted in addition to the other signs listed in this section. 5. Wall Signs Wall signs shall not comprise more than ten (10) percent of the area of the elevation upon which the sign is located. Said signs shall be fixture signs; signs painted directly on the surface of the wall shall not be permitted. In the instance of a multiple tenancy building, each individual industry may have a wall sign over the entrance to identify the industry: Said sign shall give only the name of the company and shall be limited to four (4) inch high letters. Said sign must be oriented toward the parking area for that building. 6. Construction Sign One (1) construction sign denoting the architects, engineers, contractor, and other related subjects, shall be permitted upon the commencement of construction. Said sign shall conform with the requirements of Item 3 above, Ground Sign, and will be permitted until such time as a final inspection of the building(s) designates said structure(s) fit for occupancy, or the tenant is occupying said building(s), whichever occurs first. 7. Future Tenant Identification Sierr A sign listing the name of the future tenant, responsible agent or realtor, and identification of the industrial complex shall be permitted. Said sign shall conform with the requirements of Iterh 3 hbove, Ground Sign, and will be permitted until such time as a final inspection of the building(s) designates said structure(s) fit for occupancy or tenant is occupying said building(s), whichever occurs first. 8. Community Directional and/or Identification Sign Permanent directional and identification signs, not exceeding two - hundred fifty (250) square feet (single face), shall be permitted but subject to use permit. E. Sinn Standards Signs visible from the exterior of any building may be lighted, but no signs or any other contrivance shall be devised or constructed so as to rotate, gyrate, blink or move in any animated fashion. 2. Signs shall be restricted to advertising only the person, firm, company or corporation operating the use conducted on the site or the products or sold thereon. A wall sign with the individual letters applied directly shall be measured by a rectangle around the outside of the lettering and/or the pictorial symbol and calculating the area enclosed by such line. 4. All signs attached to the building shall be flush mounted. F. Parkins Adequate off-street parking shall be provided to accommodate all parking needs for the site. The intent is to eliminate the need for any on- street parking. Required off - street parking shall be provided on the site of the use served, or on a contiguous site or within three hundred (300) feet of the subject site. Where parking is provided on other than the site concerned, a recorded document shall be approved by the City Attorney and filed with the Building and Planning Departments and signed by the owners of the alternate site stipulating to the permanent reservation of use of the site for said parking. The following guide shall be used to determine parking requirements: • iM One (1) space for each 225 square feet of net floor area. The parking requirement may be lowered to one (1) space for each 250 square feet of net floor area upon review and approval of the modification committee. Manufacture. Research and Assembly Two (2) parking spaces for each three (3) employees, but in no event less than three (3) spaces for each one thousand (1000) square feet of gross floor area. Warehouse Two (2) parking spaces for each three (3) employees, but in no event less than one (1) space for each one thousand (1000) square feet of gross floor area for the first twenty thousand (20,000) square feet; one (1) space for each two thousand (2,000) square feet of gross floor area for the second twenty thousand (20,000) square feet; one (1) space for each four thousand (4,000) square feet of gross floor area for areas in excess of the initial forty thousand (40,000) square feet of floor area of the building. If there is more than one shift, the number of employees on the largest shift shall be used in determining parking requirements. G. Landscaping Detailed landscaping and irrigation plans, prepared by a landscaping architect, licensed contractor of architect shall be submitted to and approved by the Planning Director prior to issuing of building permit and installed prior to issue of Certificate of Use and Occupancy. All landscaping referred to in this section shall be maintained in a neat and orderly fashion. 1. Front Yard Setback Area a. General Statement Landscaping in these areas shall consist of an effective combination of street trees, trees, ground cover and shrubbery. All unpaved areas not utilized for parking shall be landscaped in a similar manner. b. Special Landscaped Street The entire area between the curb and the building setback line shall be landscaped, except for any access driveway in said area C. Other Streets The entire area between the curb and a point ten (10) feet in back of the front property line shall be landscaped, except for any access driveway in said area. 2. Side and Rear Yard Setback Area a. General Statement All unpaved areas not utilized for parking and storage, shall be landscaped utilizing ground cover and/or shrub and tree materials. b. Undeveloped Areas Undeveloped areas proposed for future expansion shall be maintained in a weed free condition but need not be landscaped. C. Screening Areas used for parking shall be landscaped and/or fenced in such a manner as to interrupt or screen said areas from view from access streets, freeways, and adjacent properties. Plant materials used for this purpose shall consist of lineal or grouped masses of shrubs and/or trees. 3. Parking Areas Trees, equal in number to one (1) per each five (5) parking stalls shall be provided in the parking area. 4. Sloped Banks All sloped banks greater than 5 -1 or 6 feet in vertical height and adjacent to public right -of -way shall be stabilized, planted and irrigated in accordance with plans submitted and approved by Planning Director. H. Loading Areas On other than special landscaped streets street side loading shall be allowed Y provided the loading dock is set back a minimum of seventy (70) feet from the street right -ofway line or one hundred ten (I10) from the street centerline, whichever is greater. Said loading area must be screened from view from adjacent streets. I. Storage Areas 1. All outdoor storage shall be visually screened from access streets, freeways, and adjacent property. Said screening shall form a complete opaque screen up to a point eight (8) feet in vertical height but need not be opaque above that point. 2. Outdoor storage shall be meant to include all company owned and operated motor vehicles, with the exception of passenger vehicles. 3. No storage shall be permitted between a frontage street and the building line. I Refuse Collection Areas I. All outdoor refuse collection areas shall be visually screened from access streets, freeways, and adjacent property by a complete opaque screen. 2, No refuse collection areas shall be permitted between a frontage street and the building line. K. Telephone and Electrical Service All "on- site" electrical lines (excluding lines in excess of 12 KV) and telephone lines shall be placed underground. Transformers or terminal equipment shall be visually screened from view from streets and adjacent properties. L. Si ewalks The requirement for sidewalks in the Planned Community District may be waived by the Planning Director if it is demonstrated that such facilities are not needed. However, the City retains the right to require installations of sidewalks i1; in the future, a need is established by the City. M. Nuisance s No portion of the property shall be used is such a manner as to create a nuisance to adjacent sites, such as but not limited to vibration, sound, electro - mechanical disturbance and radiation, lelectto- magnetic disturbanced, radiation, air or water pollution, dust, emission of odorous, toxic or noxious matter. PART H. COMMERCIAL Section I. Mmimum Site Area A Thirty Thousand (30,000) square feet B. Exception: (IIl The Planning Commission may authorize an exception to the minimum site area. Application for any such exception shall be made at the time of the filing of a tentative map by the applicant. In order for an exception to be granted, the Planning Commission shall find the following facts with respect thereto: That the granting of the exception will not be detrimental to the public welfare or injurious to other property in the vicinity, 2. That the development considerations and intent of this Planned Community Development Standards are sugstantially met. Section H. Permitted Uses Group I. Professional and Business Offices To allow the location of commercial activities engaged in the sale of products or services relating to and supporting the Development Plan, provided that such activities are confined within a building or buildings. A Professional Offices I. Accountants 2. Attorneys 3. Doctors, dentists, optometrists, oculists, chiropractors and others licensed by the State of California to practice the healing arts. 4. ErVneers, architects, sure ors and planners. 5. �"" B. Business Offices 1. Advertising agencies 2. Banks 3. Economic consultants 4. Employment agencies 5. Escrow offices 6. Insurance agencies 7. Laboratories: a. Dental b. Medical c. X -Ray d. Biochemical e. Film, wholesale only f. Optometrical 8. Stock Brokers 9. Studios for interior decorators, photographers, artists and draftsmen. 10. Telephone answering services 11. Tourist kdormation and travel agencies and ticket reservation services but not to include any airline terminal services or facilities for the transport of passengers, baggage or freight. (2) '12. ARoiTh - �u 1 sofficesd;O B. Support Commercial (21) 1. Retail sales and services, so long as said retail sales are of a convenience nature ancillary to the operation and use of office facilities including tobacco stores, card shops, confectionery and newspaper stands, and other uses which, in the opinion of the Planning Commission are of a similar nature. Retail uses shall be located in the basement or on the first floor of a building. Storage for such uses shall be within a building. 2. Service uses which are for building tenants and patrons, such as a car wash and gymnasium/health club facilities. Car washes shall drain into the sanitary sewer system. 3. Restaurants - outdoor restaurants and take -out restaurants - subject to securing a use permit in each case. Group U. Commercial Use A. Automobile Center, subject to a use permit. (28) Automobile dealership selling only new cars. The sale of used cars, automobile repair, and automobile detailing may be permitted in conjunction with the sales of new vehicles but only accessory uses. 2. Service stations subject to the issuance of the use permit and a finding that the use is supportive of the principal uses permitted in the Newport Place Planned Community text. B. Hotels and Motels, subject to a use permit. C. State, Count 'Land Municipal Facilities (2) D. Service Stations & Mechanical Car Wash within Service Station Site #1, subject to a use permit. (4) E. Retail Commercial uses such as: 2. 3. 4. Restaurants, including outdoor, drive -in or take -out restaurants shall be permitted subject to the securing of a use permit except as noted under "a" and "b" below: (7) a. Restaurants, other than outdoor, drive -in or take -out restaurants, shall be permitted in Retail- Commercial Site Iwithout a use permit provided that the net floor area of all restaurant uses does not exceed 20% of the net floor area of the retail- commercial center. Q Outdoor, drive -in or take -out restaurants shall be designed and located so as to be an integral element of the retail- commercial center and shall not be permitted as a free - standing independent use in any case. Barber shop and beauty parlor Book and stationery store Blueprinting and photostatics Revisions of "Retail Commercial' land uses contained on pages 31 (E -1 -a) and -32 (b -14), 3/27/97 5. _ Camera shop 6. Delicatessen store 7. Florist 8. Shoe store or repair shop 9. Tailor 10. Tobacco store 11. Office equipment retail and repair 12. Pharmacies 13. Tourist information and travel agencies and ticket reservation services, but not to include any airline terminal services or facilities for the transport of passengers, baggage or freight 14. Instructional dance facility for adults and related retail sales. Subject to a use permit 15. Other uses similar to the above list F. General Commercial (8)(9)(23)(26) 1. New car dealership, subject to a use permit, including ancillary uses listed under Part IL Section IL Group II,A. 2. Service stations subject to a use permit. 3. Restaurants, including outdoor, drive -in or take -out restaurants, shall be subject to a use permit. Restaurant fuses are permitted within General Commercial Sites 1, 23 33 5 and 6 not permitted within General Commercial Site 4. 4. Hobby, Arts and Crafts, including: a. Sporting goods store b. Camera store C. Art gallery d. Craft store e. Pet store f. Bicycle store g. Other uses of similar nature 5. Book and Office Support Stores, including: a. Book store b. Office supplies C. Other uses of similar nature 6. Retail stores and professional service establishments, including: a. Pharmacies b. Specialty food C. Fabric shops d. Jewelry shops e. Furrier f. Formal Wear g. Barber and hair styling h. Clothing store i. Liquor store j. Tourist information and travel agencies and ticket reservation services, but not to include any airline terminal services or facilities for the transport of passengers, baggage or freight. k. Other uses of similar nature 7. Home and Office Furnishings, including: a. Home furniture store b. Office furniture store C. Interior decorators d. Home appliances e. Antique store f. Other uses of similar nature 8. Athletic Clubs, including: a. Spa b. Health club C. Recreation facility d. Other uses of similar nature 9. Home improvement stores, including: a. Hardware store ib. t Paint store C. Wallcovering store d. Other uses of similar nature 10. Retail nursery subject to a use permit 11. Institutional, instructional and educational uses, subject to a use permit in each case. * 12. Professional and Business Offices - see Part II, Section II, Group I for permitted uses. *Office uses are permitted within General Commercial Sites 3, 4 and 6 and not permitted within General Commercial Sites 1 and 2. (9)(26)(29) Section III. General Development Standards for Commerce Maximum building areas and building heights shall be noted in the Statistical Analysis, Part II.A and Part II.B. A. Setbacks All setbacks shall be measured from the property line. For the purpose of this ordinance, a street side property line is that line created by the ultimate right -of -way line of the frontage street. Front Yard Setback Thirty (30) feet minimum; except that unsupported roofs or sun - screens may project six (6) feet into the setback area- 2. Side Yazd Side yard setbacks will be required only when any one of the following conditions exist: a. Comer .lot: Thirty (30) feet (street side setback only), except that unsupported roofs and spn- screens may project three (3) feet into setback area b. Where property abuts other than commercially zoned property, a ten (10) foot setback is required. Unsupported roofs and sun- screens may .project three (3) feet into the setback area 3. Rear Yard None required except on a through -lot in which case the required front yard setback shall be observed. B. Suns 1. Sion Area: General Standard Building identification shall be limited to a single (1) entity. Building identification signs shall have an area not to exceed 1 1/2 square feet of surface for each one (1) foot of lineal frontage of building. However, no sign shall exceed two hundred (200) square feet per face. Building identification signs shall be limited to two (2) facades. 2. Pole Sign: One (1) identification pole sign site will be allowed for the following commercial businesses: a. Restaurant b. Cocktail lounge and/or bar C. Motel and hotel If a pole sign is utilized, it shall be in lieu of other identifications signs allowed by ordinance. Pole signs shall be limited to maximum height of twenty (20) feet and a maximum area of fifty (50) square feet per face, double faced. Wall Si en: In no event shall an identification sign placed on a wall comprise more than ten (10) percent of the area of the elevation upon which the sign is located. Said signs shall be fixture signs. Signs painted directly on the surface of the wall shall not be permitted. 4. Ground Sign: An identification ground sign shall not exceed four (4) feet above grade in vertical height. Also, ground signs in excess on one - hundred and fifty (150) square feet in area (single face) shall not be erected in the first twenty (20) feet, as measured from the property line, of any street side setback. However, the above standards shall not apply to the Community Directional Sign and Special Purpose Sign. Multi- Tenant Directory Sign: One (1) directory sign listing only the name of the firms or businesses on a site shall be allowed. Said sign shall be limited to a maximum height of twenty (20) feet. Panels identifying each individual story shall be no longer than one (1) foot in width and five (5) feet in length. 6. Special Purpose Sign: Subject to the standards established in Part I, Section III, Item DA. Construction Sign: Subject to the standards established in Part I, Section III, Item D.6. 8. Future Tenant Identification: Subject to the standards established in Part I, Section III, Item D.7. 9. Community Direction and/or Identification Sign: Subject to the standards established in Part I, Section III, Item C.B. C. Sign Standards Except as noted above, the same sign standards as outlined in Sub - Section D, Section III, Part I of this ordinance, shall prevail for developments in this area. D. Parkins Medical and Dental Five (5) spaces for each doctor or one (1) space for each 200 square feet of gross floor area whichever is greater. 2. Professional Offices One (1) space for each 225 square feet of net floor area. The parking requirement may be lowered to one (1) space for each 250 square feet of net floor area upon review and approval of the modification committee. 3. Lodge Halls Private Clubs Union Headauarters One (1) space for each 75 square feet of gross floor area plus one (1) space for each 250 square feet of gross office floor area. 4. Restaurants Outdoor--Drive-In and Take -Out (7) Restaurants. a. Restaurant parking shall be in accordance with Section 20.38.030(d) of the Newport Beach Municipal Code, except as noted under "b" and "c" below. b. Restaurants other than outdoor, drive -in or take -out restaurants within Retail- Commercial Sites 1 and 2 shall provide one (1) space for each 200 square feet of net floor area and one (1) loading space for each 10,000 square feet of gross floor area, to the extent that the net floor area of all restaurants does not exceed 20% of the net floor area of the retail- commercial center. In the event that any restaurant causes the total of all restaurant uses in the retail- commercial center to exceed 20% limitation noted above, that entire restaurant ands any subsequent restaurants shall provide parking as noted under "a" above. C. Parking for outdoor, drive -in and take -out restaurants shall be provided in accordance with Section 20.53.060 of the Newport Beach Municipal Code. 5. Retail Commercial One (1) space for each 200 square feet of net floor area. One (1) loading space for each 10,000 square feet of gross floor area. ' 6. Hotels and Motels (6) Parking for Hotel and Motel guest rooms; all related restaurants, cocktail lounges, banquet and meeting rooms, retail shops; and all employees shall be based on a demonstrated formula to be reviewed and approved by the Planning Commission. The parking formula shall contain the minimum parking which would be required for each of the separate uses evaluated independently. Any reductions from this minimum parking requirement must be based on the joint usage of the facilities by hotel and motel patrons. (10) 7. General Commercial (8)(9) a. One (1) space for each 250 sq.ft. of net floor area. One (1) loading space for each 10,000 sq.ft. of gross floor area. b. If the development of General Commercial Site 3 or 4 is limited soley to Professional and Business Office use, the parking shall be: One (1) space for each 225 sq.ft. of net floor area. The parking requirements may be lowered to one (1) space for each 250 sq.ft. of net floor area upon review and approval of the modifications committee. C. Specific parldng requirements shall be developed for uses such as firniture stores, athletic clubs, theaters, bowling alleys, home improvement stores, retail nurseries or tire stores based upon functions and occupancies within these uses. Parldng shall be in conformance to existing City of Newport Beach requirements for said occupancies, or at a demonstrated formula agreeable to the Director of Community Development. In the event that any use described above is converted to another use parking requirements, for tie new use shall be subjdct to review by the Director of Community Development. d. For restaurant parking see Part IL Section III, D.4. E. Landscaoine Detailed landscaping and irrigation plans, prepared by a landscaping architect, licensed landscaping contractor or architect shall be submitted to and approved by the Planning Director prior to issuing of Building Peanuts and installed prior to issue of Certificate of Use and Occupancy. All landscaping referred to in this section shall be maintained in a neat and orderly fashion. 1. Front Yard Setback Area a. General Statement Landscaping in these areas shall consist of an effective combination of street trees, trees, ground cover and shrubbery. b. Special Landscaped Street The entire area between the curb and the building setback line shall be landscaped, except for any driveway in said area. C. Other Streets The entire area between the curb and a point ten (10) feet in back of the front property line shall be landscaped except for any driveway in said area. 2. Side Yard and Rear Yard a. General Statement All unpaved areas not utilized for parking and storage, shall be landscaped utilizing ground cover and/or shrub and tree materials. b. Undeveloped Areas Undeveloped areas proposed for future expansion shall be maintained in a weed free condition, but need not be landscaped. C. . Screening Areas used for parking shall be screened from view or have the view interrupted by landscaping and/or fencing from access streets, freeways, and adjacent properties. Plant materials used for screening purposes shall consist of lineal or grouped masses of shrubs and/or trees. d. Boundary Areas Boundary landscaping is required on all interior property lines. Said areas shall be placed along the entire length of these property lines or be of sufficient length to accommodate the number of required trees. Trees, equal in number to one (1) tree per twenty -five (25) lineal feet of each property line, shall be planted in the above defined areas in addition to required ground cover and shrub material. e. All landscaped areas shall be separated from adjacent vehicular areas by a wall or curb, at least (6) inches higher that the adjacent vehicular area. 3. Parking Areas Trees, equal in number to one (1) er each five (5) parking stalls shall be ' provided in the parking area F. Loadina Areas I. Street side loading on other than special landscaped streets, shall be allowed providing the loading dock is set back a minimum of seventy (70) feet from the street right -of -way line, or one hundred ten (I10) feet from the street center line, whichever is greater. Said loading area must be screened from view from adjacent streets. G. Storage Areas I. All outdoor storage shall be visually screened from access streets, freeways and adjacent property. Said screening shall form a complete opaque screen up to a point eight (8) feet in vertical height but need not be opaque above that point. 2. Outdoor storage shall be meant to include all company owned and operated motor vehicles, with the exception of passenger vehicles. 3. No storage shall be permitted between a frontage street and the building line. H. Refuse Collection Areac 1. All outdoor refuse collection areas shall be visually screened from access streets, freeways and adjacent property. Said screening shall form a complete opaque screen. 2. No refuse collection area shall be permitted between a frontage street and the building line. I. Telephone and Electrical Service All "on- site" electrical lines (excluding lines in excess of 12KV) and telephone lines shall be placed underground. Transformer or terminal equipment shall be visually screened from view from streets and adjacent properties. I Pedestrian Access It is required of all developments in the commercial areas to submit a plan of pedestrian access to the Planning Department prior to the issuance of building permits. Said plans will detail consideration for pedestrian access to the subject property and to adjacent properties, and shall be binding on subsequent development of the property. The plan shall show all interior walkways and all walkways in the public right -of -way, if such walkways are proposed or necessary. (1) Planned Community Text Amendment No. 1, dated December 13, 1971, incorporating a revised land use plan. (2) Planned Community Text Amendment No. 2, dated June 12, 1972, incorporating the following changes: a. Relocation of Fire Station site. b. Limitation of tourist information, travel agencies and ticket reservations within Retail Commercial sites. C. Addition of specific restaurant density within Retail Commercial sites. (3) Planned Community Text Amendment No. 3, dated October 24, 1972, permitting Auto Centers as an additional use within Industrial Site 2B. (4) Planned Commurffty Text Amendment N6. 4, dated January 8, 1973, incorporating the following changes: a. Provision for a Mechanical Car Wash within Service Station Site No. 1. b. Eliminate provision for a Fire Station within Industrial Site 3A. (5) Planned Community Text Amendment No. 5, dated July 23, 1973, incorporating the following changes: a Rearrangement of Office Site 3 and Restaurant Site 2 and reapportionment of land allotted to each. b. Reduce allowable building area in Office Sites I and 2 and increase allowable building area in Office Site 3A. C. Increase allowable building height in Office Site 3A to 8 stories. (6) Planned Community Text Amendment No. 6, dated June 10, 1974, establishing parking requirements for Hotels and Motels based on a demonstrated formula. (7) Planned Community Text Amendment No. 7, dated September 8, 1975, revising off-street parking requirements for restaurants to conform with existing City Standards. (8) Planned Community Text Amendment No. 8, dated February 9, 1976, permitting General Commercial uses on Auto Center Site la and 2b. - (Cont.) (9) Planned Community Text Amendment No. 9, dated April 11, 1977, incorporating the following changes: a. Expand the permitted uses for General Commercial. b. Re- designate General Commercial Site 1 -A and 2 -B to General Commercial Sites 1, 2 and 3. C. Expand General Commercial Site 3 to include one half of Industrial Site IA. d. Convert Industrial Site 2A to General Commercial Site 4. e. Restrict the allowable building area and the permitted uses for General Commercial Sites 1, 2, 3 and 4. (10) Planned Community Text Amendment No. 10, dated May 23, 1977, incorporating the following change: a. Delete the provision added by Resolution No. 8261 adopted by the City Council on June 10, 1974 from Section III, D, 6. (11) Planned Community Text Amendment No. 11, dated April 10, 1978, incorporating the following change: a. Establish guidelines for an exception to the minimum site area (12) Planned Community Text Amendment No. 12, dated July 11, 1978, incorporating the following change: a. Revised the allowable building height for Parcel No. 1 of Resubdivision No. 585. (13) Planned Community Text Amendment No. 13, dated November 27, 1978, incorporating the following change: a. Requirement that a Phasing Plan be approved by the Planning Commission for seventy (70) percent of the undeveloped allowable building area existing as of October 1, 1978. (14) Planned Community Text Amendment No. 14, dated June 11, 1979, incorporating the following changes: a. Reduce the allowable building area of Industrial Site 3A b. Reduce the allowable building area of Commercial/Professional and Business Office Site 1 and 2. FOOTNOTES (font.) (15) Planned Community Text Amendment No. 15, dated March 23, 1981, incorporating the following changes: a. Specification of a maximum building height of seven (7) stories on Parcel No. 2 of Resubdivision No. 585. (16) Plumed Community Text Amendment No. 16, dated March 8, 1984 incorporating the following change: a. Increase of 16,154 square feet of office space in Professional and Business Offices Site 5. (17) Planned Community Text Amendment No. 17, dated April 23, 1984, incorporating the following change: a. Increase of 1,091 square feet of office space in Professional and Business Offices Sites 1 and 2. (18) Planned Community Text Amendment No. 18, dated June 25, 1984, incorporating the following changes: . a. Establish a specific limit on hotel rooms in Hotel Sites IA and 1B. (19) Planned Community Text Amendment No. 19, dated July 23, 1984, incorporating the following changes: a. Transfer of 4,130 square feet of allowable building area from General Commercial Site 4 to Professional and Business Offices Site 5. (20) Planned Community Text Amendment No. 20, dated January 12, 1987, incorporating the following changes: a• Add Professional and Business Offices Site 8, with 54,000 square feet allowed. b. Delete Restaurant Site 2A, with 8,400 square feet deleted. (21) Planned Community Text Amendment No. 21, dated March 9, 1987, incorporating the following change: a. Increase allowed development in Professional and Business Offices Site 5 to 241,570 square feet; allow additional support retail uses up to 294,600 square feet total; add support commercial as permitted land use. (21) FOOTNOTES (Cont.) (22) Planned Community Text Amendment No. 22, dated February 4, 1988, incorporating the following change: a. Allow structures located within a portion of Industrial Site 3A to be construct- ed in excess of the 35 foot height limit up to a maximum of 50 feet, subject to the approval of a use permit. (23) Planned Community Text Amendment No. 23, dated July 6, 1989 incorporating the following change: a. Allow restaurant uses on General Commercial Site 1, subject to the approval of a use permit in each case. (24) Planned Community Text Amendment No. 24, dated June 6, 1991, incorporating the following change: • ti a. Increase the allowable office development in Professional Business Offices, Site No. 5 to 257,287 square feet, and reduce the allowable retail development to 37,315 square feet. (25) Planned Community Text Amendment No. 25, approved by the City Council on March 9, 1992, incorporating the following change: a. Increase the allowable office development in Professional Business Offices, Site No. 5 to 268,743 square feet, and reduce the allowable retail development to 25,857 square feet. (26) Planned Community Text Amendment No. 26, approved by the City Council on June 8, 1992, incorporating the following changes: a. Redesignate the Sheraton Hotel Site from Hotel Site 1A and 1B to Hotel Site 1 and General Commercial Site 5. b. Reduce the hotel room entitlement on Hotel Site 1 by 119 rooms and establish a development entitlement of 31,362 square feet for General Commercial Site 5. C. Establish a height limit of 50 feet within General Commercial Site 5. d. The Requirement for a reciprocal easement to provide ingress, egress, and ------ parking for mutual benefit between Hotel Site 1 and General Commercial Site 5. FOOTNOTES (Cont.) (27) Planned Community Text Amendment No. 27, approved by the City Council on September 13, 1993, incorporating the following changes: a. Increase the allowable commercial development in General Commercial Site 3 from 48,300 square feet to 49,380 square feet. b. Delete the provision which counts one square foot of floor area devoted to restaurants as two square feet of permitted commercial floor area in General Commercial Sites 2, 3, and 5. C. Delete the provision which restricts the maximum amount of gross floor area devoted to restaurants to 8,000 square feet each in General Commercial Sites 3 and 5. (28) Planned Community Text Amendment No. 23, approved by the City Council on January 22, 1996, incorporating the following changes. (29) a. Restricting automobile repair and detailing as an accessory use only in conjunction with sales of new vehicles. b. Eliminate other permitted uses. a. C. d. e. f. R. i. ,iAo(•i aC d(�ycibL i1i',. Area Surnmary Industrial 40.2 ac. Office 70.0 ac. Retail Commercial 7.2 ac. Commercial /Restaurant 2.9 ac. Commercial /Hotel & Motel 10.1 ac. Auto Center 3.0 ac. Service Station 1.2 ac. Total 134.6 ac sd s[ 1Oa a C Land Use Plan Newport Place Planned Community 1 Industrial Sile 4 Pro. & Bus. 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