HomeMy WebLinkAbout05 - Corporate Plaza Planned CommunityCity Council Meeting
June 22, 2004
Agenda Item No. 5
ORDINANCE NO. 2004-13
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT
BEACH APPROVING PLANNED COMMUNITY DEVELOPMENT PLAN
AMENDMENT NO. 2004 -002 AMENDING THE CORPORATE PLAZA
PLANNED COMMUNITY DEVELOPMENT PLAN AND DISTRICT
REGULATIONS (PA2004 -073)
WHEREAS, as part of the implementation of the Land Use Element of the Newport
Beach General Plan, the City prepared and adopted a Planned Community Text and
implementing regulations known as the Corporate Plaza Planned Community which
establishes planning objectives and development standards for the orderly development of
Corporate Plaza consistent with the General Plan; and
WHEREAS, on May 20, 2004, the Planning Commission conducted a public
hearing at which Planned Community Development Plan Amendment No. 2004 -002 was
considered. A notice of time, place and purpose of the public hearing was given, and
evidence, both written and oral, was duly presented to and considered by the Planning
Commission at the public hearing. At the conclusion of said hearing, the Planning
Commission adopted Resolution No. 1637 that includes written findings and recommends
that the City Council adopt Planned Community Development Plan Amendment No. 2004 -
002; and
WHEREAS, The Corporate Plaza Planned Community District Regulations are
not a model of organization since land use regulations are located within different
sections of the document creating difficulties in administration; the amendment will allow
the establishment of medical office uses at Building Site Nos. 2, 3, 8, 9, 11, 17 and 22,
without the need to request the approval of off - street parking waivers from the City and the
amendment to the 'Parking Pool' regulations will make them consistent with the standard
parking pool regulations specified by the Zoning Code.
WHEREAS, pursuant to Section 20.94 of the Newport Beach Municipal Code,
the City Council held a noticed public hearing on June 8, 2004 to consider an
amendment to the Corporate Plaza Planned Community Development Plan and District
Regulations (Planned Community Development Amendment No. 2004 -002); and
WHEREAS, pursuant to the California Environmental Quality Act, this project
qualifies as categorically exempt pursuant to Section 15311 (Class 5 Minor Alterations
in Land Use Limitations) of the California Environmental Quality Act Implementing
Guidelines.
THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN
AS FOLLOWS:
SECTION 1: Corporate Plaza Planned Community (PC# 17) shall be revised as
provided in Exhibit "A ", with all other provisions of the existing Planned Community
Development Plan and District Regulations remaining unchanged and in full force and
effect.
SECTION 2: The Mayor shall sign and the City Clerk shall attest to the passage
of this Ordinance. This Ordinance shall be published once in the official newspaper of
the City, and the same shall become effective thirty (30) days after the date of its
adoption.
This Ordinance was introduced at a regular meeting of the City Council of the
City of Newport Beach held on June 8, 2004, and adopted on the 22nd day of June
2004, by the following vote, to wit:
AYES, COUNCIL MEMBERS
NOES, COUNCIL MEMBERS
ABSENT COUNCIL MEMBERS
MAYOR
ATTEST:
CITY CLERK
CORPORATEPLAZA
PLANNED COMMUNITY DISTRICT REGULATIONS
Amendment No. 728
City Council Resolution No. 92 -4
January 13, 1992
Amendment No. 784
City Council Resolution No. 93 -96
December 13, 1993
Amendment No. 825
City Council Resolution No. 95 -115
October 9, 1995
Amendment No. 889
City Council Ordinance No. 99 -27
November 8, 1999
TABLE OF CONTENTS
Introduction
SECTION I
STATISTICAL ANALYSIS ......................
SECTION II
GENERAL NOTES .... ...............................
SECTION III
DEFINITIONS ............. ...............................
SECTION IV
BUSINESS, PROFESSIONAL,MEDICAL AND
COMMERCIAL ......................
Sub - Section A
Sub - Section B
Sub - Section C
Sub - Section D
Sub - Section E
Sub - Section F
Sub - Section G
Sub - Section H
Sub - Section I
Sub - Section J
Sub - Section K
Intent.............. ...............................
Permitted Uses .............................
Building Location ........................
Building Height ............................
Parking.......... ...............................
Landscaping .. ...............................
Loading Areas ..............................
Storage Areas ...............................
Refuse Collection Areas ..............
Telephone and Electrical Service
Signs.............. ...............................
Page 3
Page 4
Page 5
Page 7
Page 8
Page 8
Page 8
Page 8
Page 8
Page 9
Page 9
Page 10
Page 10
Page 10
Page 10
Page 11
-3-
INTRODUCTION
The Corporate Plaza Planned Community District for the City of Newport Beach is a part of the
Newport Center Development in conjunction with the South Irvine Ranch General Land Use Plan
and the Newport Beach General Plan which was adopted in December 1973.
The purpose of this PC (Planned Community) District is to provide a method whereby property
may be classified and developed for commercial activity, professional, business, and medical
offices. The specifications of this district are intended to provide flexibility in both the land use and
development standards for the planned building groups.
-4-
SECTION I. STATISTICAL ANALYSIS
Corporate Plaza
I. Project Area
Gross Acreage
Net Acreage
2. Percentage of Site Coverage
a. Building Footprint 15 -20
b. Parking Area 40 -45
C. Landscape 40 -45
3. Maximum gross building floor area shall not exceed 477,320 square feet.
4. A maximum of 79,847 gross square feet of building floor area may be allocated for
medical/dental office uses on Building Sites No. 2, 3, 8, 9, 11, 17 and 22 only. Of this
79,847 gross square feet of building floor area, Building Site No. 2 is permitted a maximum
2,100 gross square feet for medical/dental office uses, Building Site No. 3 is permitted a
maximum 3,100 gross square feet for medical/dental office uses and Building Site No. 17 is
permitted a maximum of 11,200 square feet for medical/dental office uses on the first floor
only. There are no restrictions on how the remaining 63,447 gross square feet can be
distributed among Building Sites No. 8, 9, 11 and 22. No medical/dental office uses are
permitted on any other building site.
5. The square footage of individual building sites are tentative and subject to adjustment as
long as the limitations on total development are not violated. Any adjustment in the square
footages for each building site shall be reviewed and approved by the Planning Director.
51
SECTION II. GENERAL NOTES
1. Grading outside an area submitted under the Planned Development Ordinance but within
the Planned Community area will be permitted upon securing of a grading permit.
2. Water within the Planned Community area will be famished by the City of Newport Beach.
3. Sewage disposal facilities within the Planned Community will be provided by Orange
County Sanitation District No. 5.
4. The subject property is within the City of Newport Beach. The Developer will provide the
necessary flood protection facilities under the jurisdiction of the City of Newport Beach.
5. Erosion control provisions shall be carried out on all areas of the Planned Community in a
manner meeting the approval of the Director of Planning.
6. Except as otherwise stated in this Ordinance, the requirements of the Newport Beach
Zoning Code 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 Newport Beach's Uniform Building Code and the various mechanical
codes related thereto.
7. Parking lot lighting shall be subject to the review and approval of the Director of Planning.
Parking lot lighting shall be designed in a manner so as to minimize impacts on adjacent
residential areas.
8. All mechanical appurtenances on building roof tops and utility vaults shall be screened from
street level view in a manner meeting the approval of the Director of Planning.
9. Prior to the issuance of grading permits, the site shall be examined to determine the
existence and extent of archaeological and paleontological resources in accordance with
adopted City polices.
10. Any future signal fight on East Pacific Coast Highway at the private street intersection will
be the responsibility of The Irvine Company.
11. The on -site parking, vehicular circulation and pedestrian circulation systems shall be
reviewed and approved by the Traffic Engineer.
12. The intersections at private streets and drives shall be designed to provide sight distance for
a speed of 30 miles per hour. Slopes, landscaping, walls and other obstructions shall be
considered in the sight distance requirements. Landscaping within the sight line shall not
no
exceed twenty-four inches in height. The sight distance requirement may be modified at
non - critical locations, subject to approval of the Traffic Engineer.
13. Prior to occupancy of any structures, easements for public emergency and security ingress,
egress and public utility purposes shall be dedicated to the City over all private streets.
14. Prior to issuance of a grading permit, the master plans of water, sewer and storm drain
facilities shall be reviewed and updated to current standards and any modifications or
extensions to the existing storm drain, water and sewer systems shown to be required by the
review shall be the responsibility of the developer unless otherwise provided for through an
agreement with the property owner. The review of the storm drain master plan will require
the submittal of hydrology and hydraulic studies to the Public Works Department for review
and approval. The hydrology study shall include both on -site and off -site drainage to
determine the measures necessary to protect the subject development from flooding during a
100 year storm frequency. The developer may be required to install retention basins
upstream from the proposed development or enlarge the existing downstream storm drain
system to satisfy the requirement.
15. The northerly entrance /exit on Avocado Avenue shall be designed for a right turn in and
out, ONLY. The design shall provide for an island that restricts left turns. This requirement
may be waived if the driveway lines up with the access to the parcel easterly of Avocado
Avenue and the City incurs no additional costs to relocate their proposed access to the
library site.
-7-
SECTION M. DEFINITIONS
Advertising Surface of a Sim
The total area of the face of the sign structure, excluding supports.
Area of Elevation
Total height and length of a building as projected to a vertical plane.
Setbacks from Street Corners
Setbacks from street corners shall be established as that point of intersection of the required setback
lines from access streets, prolonged to point of intersection.
Entitlement Gross Floor Area
The area of a building or portion thereof including the surrounding exterior walls.
Any finished portion of a building which measures more than 4 feet from finished floor to ceiling
and is accessible shall be included in calculations of gross floor area.
Areas utilized for stairwells and elevator shafts shall be counted towards gross floor area on only
the first level.
Parking Gross Floor Area
The area included within the surrounding exterior walls of the building or portion thereof, exclusive
of vent shafts and courts. The floor area of a building, or portion thereof, not provided with
surrounding exterior walls shall be the usable area under the horizontal projection of the roof or
floor above.
Parking Net Floor Area
The area included within the surrounding walls of a building, exclusive of vent shafts, elevator
shafts, stairways, exterior corridors or balconies, rooms containing only mechanical and electrical
equipment used for service of the building, utility shafts and parking.
Note: Exterior roofed atrium areas open on two or more sides, and exterior roofed balconies or
walkways open on one side, shall not be included in Entitlement Gross Floor Area, Parking
Gross Floor Area or Parking Net Floor Area calculations.
SECTION IV. BUSINESS, PROFESSIONAL, MEDICAL AND COMMERCIAL
IM
A. Intent
The intent of this district is to permit the location of a combination of business, professional
and medical office uses, and light general commercial activities engaged in the sale of
products to the general public.
B. Permitted Uses
The following shall be permitted:
1. Retail sales and service of a convenience nature.
2. A maximum of 79,847 gross square feet of building floor area may be allocated for
medical/dental office uses on Building Sites No. 2, 3, 8, 9, 11, 17 and 22 only. Of
this 79,847 gross square feet of building floor area, Building Site No. 2 is permitted
a maximum 2,100 gross square feet for medical/dental office uses, Building Site No.
3 is permitted a maximum 3,100 gross square feet for medical/dental office uses and
Building Site No. 17 is permitted a maximum of 11,200 square feet for
medical/dental office uses on the first floor only. There are no restrictions on how
the remaining 63,447 gross square feet can be distributed among Building Sites No.
8, 9, 11 and 22. No medical/dental office uses are permitted on any other building
site.
Restaurants, including outdoor, drive -in or take -out restaurants, bars and
theater /nightclubs shall be subject to the securing of a use permit in each case.
Facilities other than indoor dining establishments or those that qualify as outdoor,
drive -in or take -out establishments shall be subject to the City of Newport Beach
regulations covering drive -in and outdoor establishments.
4. Institutional, financial and governmental facilities.
5. Civic, cultural, commercial recreational and recreational facilities.
6. Parking lots, structures and facilities.
Drive -up teller units, subject to the review of the on -site parking and circulation plan
by the City Traffic Engineer and approved by the Director of Planning.
C. Building Location
All buildings shall be located in substantial conformance with the approved site plan.
D. Building Height
u
All buildings and appurtenant structures shall be limited to a maximum height of thirty-two
(32) feet, with the exception of Building "22" which shall be permitted up to the limit
established by the sight plane and the extension of the sight plane northerly to Farallon
Drive and southerly to Pacific Coast Highway.
E. Parking
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 common
parking area in accordance with the off - street parking requirements as follows:
1. Office Buildings: One parking space for each 250 square feet of net floor area,
except as provided herein.
PARKING REQUIREMENT FOR OFFICE BUILDINGS BASED ON SIZE OF
PARKING POOL. The parking requirement for office buildings, as specified
above, maybe modified in accordance with the following schedule:
(a) For the first 125,000 sq. ft., parking shall be provided at one space per 250
sq. ft. of net floor area.
(b) For the next 300,000 sq. ft., parking shall be provided at one space per 300
sq. ft. of net floor area.
(c) Any additional floor area, parking shall be provided at one space per 350 sq.
ft. of net floor area.
For pools based on more than 425,000 sq. ft. of net floor area, the Planning
Commission may modify the parking formula by Use Permit, based on a
demonstrated formula.
F. Landscaping
Detailed landscaping and irrigation plans, prepared by a licensed landscape architect,
licensed landscaping contractor, or architect shall be reviewed by the Director of Parks,
Beaches and Recreation. In no case shall any landscaping penetrate the sight plane
ordinance established by the sight plane for Harbor View Hills.
Screening
Areas used for parking shall be screened from view or have the view interrupted by
landscaping, and/or fencing from access streets, and adjacent properties.
Plant materials used for screening purposes shall consist of lineal or grouped masses
of shrubs and/or trees.
2. Landscaping- Vehicle Separation
All landscaped areas shall be separated from adjacent vehicular areas by a wall or
curb, at least six (6) inches higher than the adjacent vehicular area.
3. Parking Are
Trees, equal in number to one (1) per each five (5) parking stalls shall be provided
in the parking area.
G. Loading Areas
Street side loading shall be allowed providing the loading dock is screened from
view from adjacent streets.
H. Storage Areas
1. All outdoor storage shall be visually screened from access streets, and adjacent
property. Said screening shall form a complete opaque screen.
2. No storage shall be permitted between a frontage street and the building line.
I. Refuse Collection Areas
All outdoor refuse collection areas shall be visually screened from access streets,
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.
J. Telephone and Electrical Service
All "on site" electrical line (excluding transmission lines) and telephone lines shall be
placed underground. Transformer or terminal equipment shall be visually screened from
view from streets and adjacent properties.
K. Signs
-12-
Building Address Sign
Building address numerals shall be a maximum of two (2) feet in height and shall be
consistent with the building identification signing.
Building address number shall face the street (and/or pedestrian walkways in the
case of necessity), and be located on the building so that they are visible from
adjacent frontage roads and designated parking areas.
2. Project/Building Identification Sign
Project and/or building identification signs are permitted at major entry access
drives from adjacent frontage streets, provided that they comply with the City of
Newport Beach site distance requirement I I 0 -L.
The identification signage is permitted in the form of a free - standing (single or
double faced) monument sign. The sign copy shall be restricted to the project or
building name and street address. Individual letter heights shall not exceed eighteen
(18) inches.
3. Tenant Identification Signs
Tenant identification signs are permitted and are divided into two (2) categories:
Primary Tenant
Secondary Tenant
Tenant identification signs are to be wall - mounted graphics, consisting of
individually fabricated letters. Box or "can" signs are not permitted.
The maximum number of primary tenant signs permitted on any one building
elevation is two (2).
Each secondary tenant shall be limited to one (1) identification sign.
The maximum letter height of a primary tenant sign shall not exceed twenty -four
(24) inches. The maximum letter height of a secondary tenant sign shall not exceed
sixteen (16) inches.
Sign copy shall be restricted to identification of the person, firm, company or
corporation operating the use conducted on the site.
-13-
4. General Sign Standards
a Signs (to include all those visible from the exterior of any building) may be
lighted but no sign or any other contrivance shall be devised or constructed
so as to rotate, gyrate, blink or move in any animated fashion.
5. Temporary Signs
The following guidelines are intended to produce a consistent sign design for
temporary signs within Newport Center. All temporary signs require the approvals
of the City of Newport Beach and The Irvine Company.
Temporary signs are to identify the future site, project or facility under development
on individual project sites.
Information on this sign is limited to:
- For Sale, For Lease, Future Home of, Building/Project Name, etc.
- Type or Name of Development
- Type and Area of Space Available
- Major Tenant or Developer
- Financial Institution
- General Contractor
- Architect
- Leasing Agent
- Occupancy Date
- Phone Number
- Irvine Company or Irvine Company Project Name and Logo
Location: One temporary sign is permitted on site for each frontage street.
These signs may be single or double -faced and parallel or
perpendicular to the roadway.
Design: All temporary signs are to be built in substantial conformance to The
Irvine Company corporate design standards as shown on the
following page.
Longevity: Signs can exist from the time of lease or sale of the parcel until
construction and/or leasing of the facility is complete.
CITY OF NEWPORT BEACH COUNCIL AGENDA
CITY COUNCIL STAFF REPORT 5 (ll2z 0
• SUPPLEMENTAL REPORT
Agenda Item: 24
June 8, 2004
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Planning Department
Gregg B. Ramirez, Associate Planner
(949) 644 - 3219, g ram irez (D city. newport- beach. ca. us
SUBJECT: Corporate Plaza Planned Community Amendment
Planned Community Development Plan Amendment No. 2004 -002
(PA2004 -073)
Permitted Uses Amendment
Following further discussion with the owner of 17 Corporate Plaza, staff has revised the
proposed medical /dental office square footage allocation for that Building Site to include the
•entire first floor of the existing building. This includes areas already leased for medical use,
and an area on which the medical tenant has an option to lease. The existing regulations
allow a maximum of 79,487 square feet of medical office uses on Building Site Nos. 8,9,11
and 22 only. The revised recommended allocation for medical /dental office uses is as follows:
Building Site 2: 2,100 Square Feet
Building Site 3: 3,100 Square Feet
Building Site 17: 11,200 Square Feet (First Floor Only)
Building Sites 8.9,11,22: 63,087 Square Feet (No Limit On Distribution)
Total Medical /Dental: 79,487 Square Feet
The affected pages of the Planned Community Regulations (page nos. 4 and 8) are attached
and will replace those pages in Exhibit "A" of the draft City Council Ordinance included with
the original staff report.
Prepared by:
Submitted by:
Gregg B. RAirez atricia L. Temple
Associate Planner Planning Director
Attachment: Pages 4 and 8 of Corporate Plaza PC Regulations
SECTION I. STATISTICAL ANALYSIS
Corporate Plaza
Proiect Area
Gross Acreage 47.8
Net Acreage 40.4
2. Percentage of Site Coverage
a. Building Footprint 15 -20
b. Parking Area 40 -45
C. Landscape 40-45
Maximum gross building floor area shall not exceed 477,320 square feet.
4. A maximum of 79,847 gross square feet of building floor area may be allocated for
medical/dental office uses on Building Sites No. 2, 3, 8, 9, 11, 17 and 22 only. Of this
79,847 gross square feet of building floor area, Building Site No. 2 is permitted a maximum
2,100 gross square feet for medical/dental office uses, Building Site No. 3 is permitted a
maximum 3,100 gross square feet for medical/dental office uses and Building Site No. 17 is
permitted a maximum of 11,200 square feet for medical/dental office uses on the first floor
only. There are no restrictions on how the remaining 63,087 gross square feet can be
distributed among Building Sites No. 8, 9, 11 and 22. No medical/dental office uses are
permitted on any other building site.
5. The square footage of individual building sites are tentative and subject to adjustment as
long as the limitations on total development are not violated. Any adjustment in the square
footages for each building site shall be reviewed and approved by the Planning Director.
N
0
•
•
1
In
• SECTION IV. BUSINESS, PROFESSIONAL, MEDICAL AND COMMERCIAL
A. Intent
The intent of this district is to permit the location of a combination of business, professional
and medical office uses, and light general commercial activities engaged in the sale of
products to the general public.
B. Permitted Uses
The following shall be permitted:
Retail sales and service of a convenience nature.
2. A maximum of 79,847 gross square feet of building floor area may be allocated for
medical/dental office uses on Building Sites No 2 3 8 9 11 17 and 22 only. Of
this 79,847 gross square feet of building floor area Building Site No 2 is nermitted
a maximum 2,100 gross square feet for medical/dental office uses Building Site No
3 is permitted a maximum 3 100 gross square feet for medical/dental office uses and
Building Site No. 17 is permitted a maximum of 11,200 square feet for
medical/dental office uses on the first floor only. The are no restrictions on how
• the remaining 63,087 gross square feet can be distributed among Building Sites No
8, 9, 11 and 22. No medical/dental office uses are permitted on any other building
site.
3. Restaurants, including outdoor, drive -in or take -out restaurants, bars and
theater /nightclubs shall be subject to the securing of a use permit in each case.
Facilities other than indoor dining establishments or those that qualify as outdoor,
drive -in or take -out establishments shall be subject to the City of Newport Beach
regulations covering drive -in and outdoor establishments.
Institutional, financial and governmental facilities.
5. Civic, cultural, commercial recreational and recreational facilities.
6. Parking lots, structures and facilities.
Drive -up teller units, subject to the review of the on -site parking and circulation plan
by the City Traffic Engineer and approved by the Director of Planning.
C. Building Location
• All buildings shall be located in substantial conformance with the approved site plan.
CITY OF NEWPORT BEACH
CITY COUNCIL STAFF REPORT
Agenda Item: 24
June 8, 2004
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Planning Department
Gregg B. Ramirez, Associate Planner
(949) 644 - 3219, gram irez (a)_city.newport- beach. ca. us
SUBJECT: Corporate Plaza Planned Community Amendment
Planned Community Development Plan Amendment No. 2004-002
(PA2004 -073)
ISSUE
Should the Corporate Plaza Planned Community District Regulations be amended to clarify
the "Permitted Uses" related to medical and dental offices and should the parking regulations
be amended to make them consistent with the parking pool regulations specified in the
Zoning Code?
RECOMMENDATION
Staff recommends the City Council conduct a public hearing; and Introduce Ordinance No.
2004 - _approving Planned Community Development Plan Amendment No. 2004 -002; and
pass to a second reading on June 22, 2004.
BACKGROUND
The Planning Commission took action on April 8, 2004 to initiate the proposed amendment to
the Corporate Plaza Planned Community Developement Plan. On May 20, 2004 the Planning
Commission voted 5 -2 to recommend that the City Council approve the proposed
amendment.
DISCUSSION
Permitted Uses Amendment
The Corporate Plaza Planned Community covers an area of approximately 47.8 acres and is
allocated a maximum entitlement of 477,320 gross square feet of professional office space of
Corporate Plaza PC Amendment
June 8, 2004
Page 2
VICINITY MAP
FARALLON OR
t
/
�52pp
CORPORATE PLAZA
Current
Development:
Professional Offices
To the north:
Professional Offices Across Farallon
To the east:
Retail Commercial and Public Libra Across Avocado
To the south:
Residential and Commercial Across Coast Highway)
To the west:
Professional Offices Across Ne ort Center Drive
0
0
Corporate Plaza PC Amendment
June 8, 2004
Page 3
11
which 79,487 square feet is permitted for medical office use. Currently, medical use is limited
to Building Sites 8, 9, 11 and 22 only.
The current organization of the document includes a Permitted Uses section (Section IV) that
includes a list of all permitted uses within the Corporate Plaza development. Administrative,
Professional and Medical offices are listed as a permitted use with no discretionary approval
required. This however is misleading, as a previous section (Section I. Statistical Analysis)
goes into specific detail as to the maximum medical office use entitlement and where those
uses can be located. Common practice in these types of documents is to have the permitted
uses section be comprehensive, indicating what specific uses are permitted, any limitations
on specific use, at a minimum, reference to other sections of the document where permitted
uses or pertinent regulations are discussed. Unfortunately, the poor organization of the
current regulations has led to the approval of medical office uses at locations not specified by
the PC regulations and the square footage of those uses not being tracked. Currently, there
are no less than five uses in the Corporate Plaza campus that are defined as medical uses.
Staff believes that these uses occupy between 9,500 and 12,000 square feet, which is well
under the 79,487 square foot maximum, but all are located at building sites other than those
specified for medical office use by Section I, Statistical Analysis. Additionally, two other
medical office uses are in plan check, have signed leases, prepared plans and purchased
expensive medical equipment based on information received by the City confirming that
medical office uses are permitted at 2 and 3 Corporate Plaza. All of these situations are a
result of the poor organization of the development regulations.
The proposed amendment would add Building Sites 2, 3 and 17 to the list of Building Sites
where medical office uses are permitted as indicated on page 4 of the District Regulations
(Section I. Statistical Analysis). Additionally, the phrase "medical /dental' would be added
where the word "medical' appears to further clarify the permitted uses. The overall 79,847
square foot maximum square footage permitted for medical /dental office use would not
change; however, medical /dental office uses at Building Site No. 2 will be limited to 2,100
square feet, 3,100 square feet at Building Site No. 3 and 9,500 square feet at Building Site
No. 17. The statement "No medical /dental office uses are permitted on any other building
site" would remain.
Originally, staff recommended that the permitted square footage allocated for medical /dental
office uses be permitted to be located at any Building Site within the Corporate Plaza
development. However, the Irvine Company (who holds the existing medical /dental
entitlement) indicated after the initial publication of the Planning Commission Staff Report that
they did not support the amendment. The Irvine Company agreed to the area allocation for
Building Sites 2 and 3 so that the two pending projects at 2 and 3 Corporate Plaza could
proceed.
Corporate Plaza PC Amendment
June 8, 2004
Page 4
i�
The owner of 17 Corporate Plaza testified at the Planning Commission meeting and later sent
a letter (Attachment D). The letter indicates that 17 Corporate Plaza has two existing medical
office uses totaling 9,000 square feet. The letter explains that the owners of 17 Corporate
Plaza (a 22,500 square foot building) believed that medical office uses were permitted since
they had received approval and building permits for the two existing medical tenants.
Additionally, the letter states that substantial improvements were done as required by the
building code for medical office uses and that they are in danger of defaulting on their loan if
the existing medical office uses are determined to be non - conforming. As a result, they are
requesting the amendment include Building Site No. 17 as an approved site for
medical /dental office uses. Permits issued to Building Site No. 17 were issued in error due to
the poor organization of the document. Adding this site to those approved for medical /dental
office uses would alleviate the alleged financial issues referred to in the letter by making the
existing medical uses conforming. A review of building department records found that the
square footage is closer to 9,500 square feet for the purposes of determining how much is
counted towards the maximum 79,847 square feet permitted for medical /dental office uses.
The Irvine Company has agreed to allocating this 9,500 square feet of medical /dental office
entitlement to 17 Corporate Plaza.
Existing medical office uses located at other Building Sites would be permitted to stay and
staff will consider them legal non - conforming uses. As such, they will be permitted to remain
indefinitely but will not be permitted to expand. If they are converted to general office in the
future, medical office will not be permitted to be re- established in those suites. Additionally,
the existing medical uses that are not located at the permitted sites will not count against the
79,847 square foot medical office maximum.
Parking Amendment
Corporate Plaza parking regulations are based on a parking pool concept. The required
parking for the development is as follows:
1. Office Buildings (except where any portion is used as a medical or dental office):
One parking space for each 250 square feet of net floor area, except as provided
herein.
PARKING REQUIREMENT FOR OFFICE BUILDINGS BASED ON SIZE OF
PARKING POOL. The parking requirement for office buildings, as specified
above, may be modified in accordance with the following schedule:
(a) For the first 125,000 sq. ft., parking shall be provided at one space per 250
sq. ft. of net floor area.
(b) For the next 300,000 sq. ft., parking shall be provided at one space per 300
sq. ft. of net floor area. •
LJ
Corporate Plaza PC Amendment
June 8, 2004
Page 5
(c) Any additional floor area, parking shall be provided at one space per 350
sq. ft. of net floor area.
For pools based on more than 425,000 sq. ft. of net floor area, the Planning
Commission may modify the parking formula by Use Permit, based on a
demonstrated formula.
2. Medical and Dental Office Buildings: One parking space for each 250 square feet
of gross floor area.
Based on a review of City records, of the existing 474,320 gross square feet, there is a total
of 448,272 net square feet of office space and 1,568 parking spaces provided. Required
parking for 448,272 net square feet of office space is calculated as follows:
125,000 square feet (net) at 1/250: 500 spaces
300,000 square feet (net) at 1/300: 1,000 spaces
23,272 square feet (net) at 1/350: 67 spaces
448,272 square feet (net) 1,567 spaces required
As the above calculation indicates, there is a surplus of one parking space. However, the
regulations require medical uses to be parked at a flat rate of 1 space per each 250 square
feet of gross floor area. Based on these calculations, medical office uses would not be
permitted as required parking could not be provided or, a waiver of a portion of the required
parking would have to be approved by the Planning Commission.
The amount of parking that this change equates to is estimated to be 20 spaces. This was
calculated by using the existing 474,320 gross square feet, the 448,272 net square feet,
which equates to approximately 94% of the gross. Using that same calculation, the 79,487
gross square feet of medical office space entitlement equates to approximately 74,717 net
square feet. The 4,770 square foot difference results in an additional 20 parking spaces
(1/250) required for the medical office uses above what is required for general office uses.
A parking analysis done in 1999, in conjunction with a request for a transfer of development
intensity and prior to. the construction of 22 Corporate Plaza found that of the parking spaces
provided at Corporate Plaza at that time the maximum utilized was 68 %. The construction of
22 Corporate Plaza added an additional 120 parking spaces and 39,907 net square footage
of the development resulting in the existing condition as described in the calculations above.
Although a new parking analysis has not performed, this study demonstrates that larger
parking pools with diverse users do not generate a 100% parking usage.
Staff believes that amending the parking regulations to eliminate the separate requirements
for medical office use is appropriate given the relatively low overall parking utilization
Corporate Plaza PC Amendment
June 8, 2004
Page 6
documented in the 1999 parking analysis and low proportion of medical office allowed in the
complex. Additionally, it will make the Planned Community easier to administer for City staff,
provide increased flexibility for some property owners and tenants and allow new medical
office tenants, as permitted by the existing Planned Community Regulations, to be
established without the requirement of obtaining approval of a parking waiver from the
Planning Commission. Finally, the amendment will make the Corporate Plaza parking pool
regulations consistent with the parking pool regulations specified by the Zoning Code.
Environmental Review
This project has been reviewed and it has been determined that it is categorically exempt
from the requirements of the California Environmental Quality Act under Class 5 (Minor
Alterations in Land Use Limitations).
Public Notice
Notice of this hearing was published in the Daily Pilot a minimum of 10 days in advance of
this hearing consistent with the Municipal Code. Property owners within Corporate Plaza
received a notice and the notice was posted at he main entrance of each building within the
Corporate Plaza development. Additionally, the item appeared upon the agenda for this
meeting, which was posted at City Hall and on the city website.
CONCLUSION
Staff believes that amending the permitted uses section to clarify the limitations on the
maximum square footage of medical office space provided along with amending the
restrictions on where medical offices can be located within Corporate Plaza will create a
document that is easier for the public to follow and City staff to administer. Additionally,
amending the parking pool regulations will eliminate the need for individual medical office
users to request the approval of a parking waiver from the Planning Commission and make
the "Parking Pool" regulations consistent with those specified by the Zoning Code. The
proposed amendments have been included as noted by stFikeeut and underline in Exhibit W
of the Draft City Council Ordinance and can be specifically found on pages 4, 8 and 9 of the
Corporate Plaza Planned Community District Regulations.
ALTERNATIVES
1. Keep the regulations as they currently exist. If this alternative is chosen, the existing
medical office uses at non - specified Building Sites would be treated as legal non-
conforming and both proposed medical office uses at 2 and 3 Corporate Plaza would
not be approved.
•
0
Corporate Plaza PC Amendment
June 8, 2004
Page 7
•
2. Amend the regulations to allow medical office uses at any Building Site, up to the
79,847 square foot maximum, as originally suggested by staff. If this alternative is
chosen staff would conduct a comprehensive survey to determine the exact amount of
medical square footage currently existing and at what building sites. Medical office
uses could then be established at any Building Site until the maximum square footage
has been reached.
Prepared by:
Gregg B. Ramirez
Associate Planner
Attachments:
Submitted by:
J4/1
:a�p4t4'-
atricia L. Temple
Planning Director
A. Draft City Council Ordinance No. — and Exhibit "A" (Revised PC text)
B. Draft Planning Commission Resolution No. 1637
C. Draft Planning Commission Minutes from the May 20, 2004 Hearing
D. Letter Received Regarding Proposed Amendments
ATTACHMENT A
Draft City Council Ordinance No._ and
Exhibit "A" (Revised PC text)
LI
0
0
S
9 ORDINANCE NO. 2004-
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT
BEACH APPROVING PLANNED COMMUNITY DEVELOPMENT PLAN
AMENDMENT NO. 2004 -002 AMENDING THE CORPORATE PLAZA
PLANNED COMMUNITY DEVELOPMENT PLAN AND DISTRICT
REGULATIONS (PA2004 -073)
WHEREAS, as part of the implementation of the Land Use Element of the Newport
Beach General Plan, the City prepared and adopted a Planned Community Text and
implementing regulations known as the Corporate Plaza Planned Community which
establishes planning objectives and development standards for the orderly development of
Corporate Plaza consistent with the General Plan; and
WHEREAS, on May 20, 2004, the Planning Commission conducted a public
hearing at which Planned Community Development Plan Amendment No. 2004 -002 was
considered. A notice of time, place and purpose of the public hearing was given, and
evidence, both written and oral, was duly presented to and considered by the Planning
Commission at the public hearing. At the conclusion of said hearing, the Planning
Commission adopted Resolution No. 1637 that includes written findings and recommends
that the City Council adopt Planned Community Development Plan Amendment No. 2004 -
002; and
WHEREAS, The Corporate Plaza Planned Community District Regulations are
not a model of organization since land use regulations are located within different
sections of the document creating difficulties in administration; the amendment will allow
the establishment of medical office uses at Building Site Nos. 2, 3, 8, 9, 11, 17 and 22,
without the need to request the approval of off- street parking waivers from the City and the
amendment to the 'Parking Pool' regulations will make them consistent with the standard
parking pool regulations specified by the Zoning Code.
WHEREAS, pursuant to Section 20.94 of the Newport Beach Municipal Code,
the City Council held a noticed public hearing on June 8, 2004 to consider an
amendment to the Corporate Plaza Planned Community Development Plan and District
Regulations (Planned Community Development Amendment No. 2004 -002); and
WHEREAS, pursuant to the California Environmental Quality Act, this project
qualifies as categorically exempt pursuant to Section 15311 (Class 5 Minor Alterations
in Land Use Limitations) of the California Environmental Quality Act Implementing
Guidelines.
THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN
AS FOLLOWS:
SECTION 1: Corporate Plaza Planned Community (PC# 17) shall be revised as
provided in Exhibit "A ", with all other provisions of the existing Planned Community
1
Development Plan and District Regulations remaining unchanged and in full force and
effect.
SECTION 2: The Mayor shall sign and the City Clerk shall attest to the passage
of this Ordinance. This Ordinance shall be published once in the official newspaper of
the City, and the same shall become effective thirty (30) days after the date of its
adoption.
This Ordinance was introduced at a regular meeting of the City Council of the
City of Newport Beach held on , and adopted on the day
of 2004, by the following vote, to wit:
AYES, COUNCIL MEMBERS
NOES, COUNCIL MEMBERS
ABSENT COUNCIL MEMBERS
MAYOR
ATTEST:
CITY CLERK
ID
0
0
• Exhibit A
CORPORATE PLAZA
PLANNED COMMUNITY DISTRICT REGULATIONS
Amendment No. 728
City Council Resolution No. 92 -4
January 13, 1992
Amendment No. 784
City Council Resolution No. 93 -96
December 13, 1993
Amendment No. 825
City Council Resolution No. 95-115
October 9, 1995
Amendment No. 889
City Council Ordinance No. 99 -27
November 8, 1999
1_ J
-z-
TABLE OF CONTENTS •
Introduction..................................................................................
...............................
Page 3
SECTION I
STATISTICAL ANALYSIS ......................
Page 4
SECTION II
GENERAL NOTES .... ...............................
Page 5
SECTION III
DEFINITIONS ............. ...............................
Page 7
SECTION IV
BUSINESS, PROFESSIONAL,MEDICAL AND
COMMERCIAL ......................
Page 8
Sub - Section A
Intent ............................... ...............................
Page 8
Sub - Section B
Permitted Uses .............. ...............................
Page 8
Sub - Section C
Building Location ......... ...............................
Page 8
Sub - Section D
Building Height ............. ...............................
Page 8
Sub - Section E
Parking ............................ ...............................
Page 9
Sub - Section F
Landscaping ................... ...............................
Page 9
Sub - Section G
Loading Areas ............... ...............................
Page 10
Sub - Section H
Storage Areas ................ ...............................
Page 10 •
Sub - Section I
Refuse Collection Areas .............................
Page 10
Sub - Section J
Telephone and Electrical Service .............
Page 10
Sub - Section K
Signs ................................ ...............................
Page 11
0
I�
-3-
•
INTRODUCTION
The Corporate Plaza Planned Community District for the City of Newport Beach is a part of the
Newport Center Development in conjunction with the South Irvine Ranch General Land Use Plan
and the Newport Beach General Plan which was adopted in December 1973.
The purpose of this PC (Planned Community) District is to provide a method whereby property
may be classified and developed for commercial activity, professional, business, and medical
offices. The specifications of this district are intended to provide flexibility in both the land use and
development standards for the planned building groups.
•
E
Is
Is
SECTION I. STATISTICAL ANALYSIS
Corporate Plaza
Project Area
Gross Acreage 47.8
Net Acreage 40.4
2. Percentage of Site Coverage
a. Building Footprint 15 -20
b. Parking Area 40 -45
C. Landscape 40 -45
Maximum gross building floor area shall not exceed 477,320 square feet.
4. A maximum of 79.847 gross square feet of building floor area may be allocated for
medical/dental office uses on Building Sites No. 2, 3, 8, 9, 11, 17 and 22 only. Of this
79,847 gross square feet of building floor area, Building Site No. 2 is permitted a maximum
2,100 gross square feet for medical/dental office uses, Building Site No. 3 is permitted a
maximum 3,100 gross square feet for medical/dental office uses and Building Site No. 17 is .
permitted a maximum of 9,500 square feet for medical/dental office uses. There are no
restrictions on how the remaining 74,647 gross square feet can be distributed among
Building Sites No. 8, 9, 11 and 22. No medical/dental office uses are permitted on any other
building site.
5. The square footage of individual building sites are tentative and subject to adjustment as
long as the limitations on total development are not violated. Any adjustment in the square
footages for each building site shall be reviewed and approved by the Planning Director.
I�
0
-5-
MSECTION II. GENERAL NOTES
Grading outside an area submitted under the Planned Development Ordinance but within
the Planned Community area will be permitted upon securing of a grading permit.
2. Water within the Planned Community area will be furnished by the City of Newport Beach.
3. Sewage disposal facilities within the Planned Community will be provided by Orange
County Sanitation District No. 5.
4. The subject property is within the City of Newport Beach. The Developer will provide the
necessary flood protection facilities under the jurisdiction of the City of Newport Beach.
5. Erosion control provisions shall be carried out on all areas of the Planned Community in a
manner meeting the approval of the Director of Planning.
6. Except as otherwise stated in this Ordinance, the requirements of the Newport Beach
Zoning Code 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 Newport Beach's Uniform Building Code and the various mechanical
codes related thereto.
7. Parking lot lighting shall be subject to the review and approval of the Director of Planning.
Parking lot lighting shall be designed in a manner so as to minimize impacts on adjacent
residential areas.
8. All mechanical appurtenances on building roof tops and utility vaults shall be screened from
street level view in a manner meeting the approval of the Director of Planning.
9. Prior to the issuance of grading permits, the site shall be examined to determine the
existence and extent of archaeological and paleontological resources in accordance with
adopted City polices.
10. Any future signal light on East Pacific Coast Highway at the private street intersection will
be the responsibility of The Irvine Company.
11. The on -site parking, vehicular circulation and pedestrian circulation systems shall be
reviewed and approved by the Traffic Engineer.
12. The intersections at private streets and drives shall be designed to provide sight distance for
a speed of 30 miles per hour. Slopes, landscaping, walls and other obstructions shall be
considered in the sight distance requirements. Landscaping within the sight line shall not
I"
S
exceed twenty -four inches in height. The sight distance requirement may be modified at
non - critical locations, subject to approval of the Traffic Engineer.
13. Prior to occupancy of any structures, easements for public emergency and security ingress,
egress and public utility purposes shall be dedicated to the City over all private streets.
14. Prior to issuance of a grading permit, the master plans of water, sewer and storm drain
facilities shall be reviewed and updated to current standards and any modifications or
extensions to the existing storm drain, water and sewer systems shown to be required by the
review shall be the responsibility of the developer unless otherwise provided for through an
agreement with the property owner. The review of the storm drain master plan will require
the submittal of hydrology and hydraulic studies to the Public Works Department for review
and approval. The hydrology study shall include both on -site and off -site drainage to
determine the measures necessary to protect the subject development from flooding during a
100 year storm frequency. The developer may be required to install retention basins
upstream from the proposed development or enlarge the existing downstream storm drain
system to satisfy the requirement.
15. The northerly entrance /exit on Avocado Avenue shall be designed for a right turn in and
out, ONLY. The design shall provide for an island that restricts left turns. This requirement
may be waived if the driveway lines up with the access to the parcel easterly of Avocado
Avenue and the City incurs no additional costs to relocate their proposed access to the •
library site.
0
56
-7-
0
SECTION III. DEFINITIONS
Advertising Surface of a Sign
The total area of the face of the sign structure, excluding supports.
Area of Elevation
Total height and length of a building as projected to a vertical plane.
Setbacks from Street Comers
Setbacks from street comers shall be established as that point of intersection of the required setback
lines from access streets, prolonged to point of intersection.
Entitlement Gross Floor Area
The area of a building or portion thereof including the surrounding exterior walls.
Any finished portion of a building which measures more than 4 feet from finished floor to ceiling
and is accessible shall be included in calculations of gross floor area.
Areas utilized for stairwells and elevator shafts shall be counted towards gross floor area on only
the first level.
Parking Gross Floor Area
The area included within the surrounding exterior walls of the building or portion thereof, exclusive
of vent shafts and courts. The floor area of a building, or portion thereof, not provided with
surrounding exterior walls shall be the usable area under the horizontal projection of the roof or
floor above.
ParkinsLNet Floor Area
The area included within the surrounding walls of a building, exclusive of vent shafts, elevator
shafts, stairways, exterior corridors or balconies, rooms containing only mechanical and electrical
equipment used for service of the building, utility shafts and parking.
Note: Exterior roofed atrium areas open on two or more sides, and exterior roofed balconies or
walkways open on one side, shall not be included in Entitlement Gross Floor Area, Parking
Gross Floor Area or Parking Net Floor Area calculations.
F�
I�
f:1
SECTION IV. BUSINESS, PROFESSIONAL, MEDICAL AND COMMERCIAL
A. Intent
The intent of this district is to permit the location of a combination of business, professional
and medical office uses, and light general commercial activities engaged in the sale of
products to the general public.
B. Permitted Uses
The following shall be permitted:
1. Retail sales and service of a convenience nature.
2. A maximum of 79,847 Bross square feet of buildine floor area may be allocated for
medical/dental office uses on Building, Sites No. 2, 3, 8, 9, 11, 17 and 22 only. Of
this 79,847 gross square feet of building floor area, Building Site No. 2 is permitted
a maximum 2,100 org ss square feet for medical /dental office uses, Building, Site No.
3 is permitted a maximum 3,100 gross square feet for medical/dental office uses and
Building Site No. 17 is permitted a maximum of 9,500 square feet for
medical/dental office uses. There are no restrictions on how the remaining, 74,647
gross square feet can be distributed among Building Sites No. 8, 9, 11 and 22. No
medical/dental office uses are permitted on any other building site.
3. Restaurants, including outdoor, drive -in or take -out restaurants, bars and
theater /nightclubs shall be subject to the securing of a use permit in each case.
Facilities other than indoor dining establishments or those that qualify as outdoor,
drive -in or take -out establishments shall be subject to the City of Newport Beach
regulations covering drive -in and outdoor establishments.
4. Institutional, financial and governmental facilities.
5. Civic, cultural, commercial recreational and recreational facilities.
6. Parking lots, structures and facilities.
7. Drive -up teller units, subject to the review of the on -site parking and circulation plan
by the City Traffic Engineer and approved by the Director of Planning.
C. Building Location
All buildings shall be located in substantial conformance with the approved site plan.
D. Building g eight
r�
1]
W
All buildings and appurtenant structures shall be limited to a maximum height of thirty -two
(32) feet, with the exception of Building "22" which shall be permitted up to the limit
established by the sight plane and the extension of the sight plane northerly to Farallon
Drive and southerly to Pacific Coast Highway.
E. Parking
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 common
parking area in accordance with the off - street parking requirements as follows:
Office Buildings (exec .t w e.e . _....:. n is used as A ...wide,, Or dfmt l e ffiee)-
One parking space for each 250 square feet of net floor area, except as provided
herein.
PARKING REQUIREMENT FOR OFFICE BUILDINGS BASED ON SIZE OF
PARKING POOL. The parking requirement for office buildings, as specified
above, may be modified in accordance with the following schedule:
(a) For the first 125,000 sq. ft., parking shall be provided at one space per 250
sq. ft. of net floor area.
(b) For the next 300,000 sq. ft., parking shall be provided at one space per 300
sq. ft. of net floor area.
(c) Any additional floor area, parking shall be provided at one space per 350 sq.
ft. of net floor area.
For pools based on more than 425,000 sq. $. of net floor area, the Planning
Commission may modify the parking formula by Use Permit, based on a
demonstrated formula.
F. Landscaping
Detailed landscaping and irrigation plans, prepared by a licensed landscape architect,
licensed landscaping contractor, or architect shall be reviewed by the Director of Parks,
0
-10-
Beaches and Recreation. In no case shall any landscaping penetrate the sight plane
ordinance established by the sight plane for Harbor View Hills.
All landscaping referred to in this section shall be maintained in a neat and orderly fashion.
Z0
. 1. Screening
Areas used for parking shall be screened from view or have the view interrupted by
landscaping, and/or fencing from access streets, and adjacent properties.
Plant materials used for screening purposes shall consist of lineal or grouped masses
of shrubs and/or trees.
2. Landscaping- Vehicle Separation
All landscaped areas shall be separated from adjacent vehicular areas by a wall or
curb, at least six (6) inches higher than the adjacent vehicular area.
3. Parking Areas
Trees, equal in number to one (1) per each five (5) parking stalls shall be provided
in the parking area.
G. Loading Areas
1. Street side loading shall be allowed providing the loading dock is screened from
. view from adjacent streets.
H. Storage Areas
All outdoor storage shall be visually screened from access streets, and adjacent
property. Said screening shall form a complete opaque screen.
2. No storage shall be permitted between a frontage street and the building line.
1. Refuse Collection Areas
All outdoor refuse collection areas shall be visually screened from access streets,
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.
J. Telephone and Electrical Service
All "on site" electrical line (excluding transmission lines) and telephone lines shall be
placed underground. Transformer or terminal equipment shall be visually screened from
• view from streets and adjacent properties.
2�
-12-
K. Signs .
1. Building Address Sign
Building address numerals shall be a maximum of two (2) feet in height and shall be
consistent with the building identification signing.
Building address number shall face the street (and/or pedestrian walkways in the
case of necessity), and be located on the building so that they are visible from
adjacent frontage roads and designated parking areas.
2. Project/Building Identification Sign
Project and/or building identification signs are permitted at major entry access
drives from adjacent frontage streets, provided that they comply with the City of
Newport Beach site distance requirement 110 -L.
The identification signage is permitted in the form of a free - standing (single or
double faced) monument sign. The sign copy shall be restricted to the project or
building name and street address. Individual letter heights shall not exceed eighteen
(18) inches.
3. Tenant Identification Signs
Tenant identification signs are permitted and are divided into two (2) categories:
Primary Tenant
Secondary Tenant
Tenant identification signs are to be wall - mounted graphics, consisting of
individually fabricated letters. Box or "can" signs are not permitted.
The maximum number of primary tenant signs permitted on any one building
elevation is two (2).
Each secondary tenant shall be limited to one (1) identification sign.
The maximum letter height of a primary tenant sign shall not exceed twenty -four
(24) inches. The maximum letter height of a secondary tenant sign shall not exceed
sixteen (16) inches.
Sign copy shall be restricted to identification of the person, firm, company or
corporation operating the use conducted on the site. 0
Z'Z
-13-
! 4. General Sign Standards
a. Signs (to include all those visible from the exterior of any building) may be
lighted but no sign or any other contrivance shall be devised or constructed
so as to rotate, gyrate, blink or move in any animated fashion.
5. Temporary Signs
The following guidelines are intended to produce a consistent sign design for
temporary signs within Newport Center. All temporary signs require the approvals
of the City of Newport Beach and The Irvine Company.
Temporary signs are to identify the future site, project or facility under development
on individual project sites.
Information on this sign is limited to:
- For Sale, For Lease, Future Home of, Building/Project Name, etc.
- Type or Name of Development
- Type and Area of Space Available
- Major Tenant or Developer
- Financial Institution
General Contractor
- Architect
- Leasing Agent
- Occupancy Date
- Phone Number
- Irvine Company or Irvine Company Project Name and Logo
Location: One temporary sign is permitted on site for each frontage street.
These signs may be single or double -faced and parallel or
perpendicular to the roadway.
Design: All temporary signs are to be built in substantial conformance to The
Irvine Company corporate design standards as shown on the
following page.
Longevity: Signs can exist from the time of lease or sale of the parcel until
construction and/or leasing of the facility is complete.
f. \.. \PCTEXTCORP -PLZ
•
Z�
I •
a
���
71 L
I _
O 23
a is
19 y Y !
op
Q e
1
22
i I b ti
' J
� ' b
` QYb
CORPORATE PLAZA
NEWPORT CENTER
)..Ixvl Scam. G: SETBACKS SITE PLAN i _ .
0
ATTACHMENT B
Draft Planning Commission Resolution No. 1637
0
RESOLUTION NO. 1637
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
NEWPORT BEACH RECOMMENDING APPROVAL OF AN
AMENDMENT TO THE CORPORATE PLAZA PLANNED COMMUNITY
DISTRICT REGULATIONS TO THE CITY COUNCIL (PA2003 -073)
WHEREAS, the proposed Planned Community District Regulations amendments
would allow medical office uses, up to the existing maximum 79,847 gross square feet
of building area, to be permitted on Building Sites Nos. 2, 3, 8, 9, 11 and 22, subject to
the limitations included in the revised District Regulations, where the current regulations
limit medical office uses to Building Site Nos. 8, 9, 11 and 22 only; would clarify the
'Permitted Uses" section of the Regulations by indicating the maximum gross square
footage permitted for medical office uses; and would amend the Parking regulations
section by requiring off - street parking to provided according net floor area instead of
gross floor area for medical office uses.
WHEREAS, The Planning Commission initiated the proposed amendments on
April 8, 2004. A
0
WHEREAS, A public hearing was held on 004 in the City Hall Council
Chambers, 3300 Newport Boulevard, Newport ifornia. A notice of time,
place and purpose of the meeting was given in rdance with the Municipal Code.
Evidence, both written and oral, was pre nd considered by the Planning •
Commission at this meeting.
WHEREAS, The Planning Cor&sjPJJhLXds as follows:
1. The proposed ams� the Corporate Plaza Planned Community
District Regulatio are onsistent with the intent of the Planned
Community District ions.
2. The proposed amendments to the Corporate Plaza Planned Community
District Regulations are consistent with the General Plan and will not be
detrimental to the City of Newport Beach.
3. The Corporate Plaza Planned Community District Regulations are not a
model of organization since land use regulations are located within
different sections of the document creating difficulties in administration.
4. The present organization of the document has led to miss - communications
between property owners, the City and the public that has led to the miss -
application of the regulations where medical office uses are operating where
they are not permitted.
5. An organizational change in the regulations is necessary to reduce the
likelihood of future errors. 0
0
0
11
City of Newport Beach
City Council Resolution No.
Page 2 of 2
A traffic impact analysis done in 1999 found that the maximum utilization of
the parking spaces provided at Corporate Plaza was 68 %.
7. The amendment to the "Parking Pool" regulations will make them consistent
with the standard parking pool regulations specified by the Zoning Code.
8. The amendment will allow the establishment of medical office uses at
Building Site Nos. 2, 3, 8, 9, 11 and 22 as permitted by the Planned
Community District Regulations, without the need to request the approval of
off - street parking waivers from the City.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the
City of Newport Beach hereby recommends approval Planned Community Development
Plan Amendment No. 2004 -002 for the proposed amendments to the Corporate Plaza
Planned Community District Regulations pertaining to medical and dental office uses and
parking space requirements pertaining to medical and dental office uses as proposed in
Exhibit "A ".
PASSED, APPROVED AND ADOPTED THIS 20th DMay, 2004.
go
Earl McDaniel, Chairman
ES
BY:
Michael Toerge, Secretary
l
ATTACHMENT C
Draft Planning Commission Minutes from
the May 20, 2004 Hearing
1]
0
9
40
�.J
Planning Commission Minutes 05/20/2004 Page 17 of 39
su of the height of the fireplace and made the motion to
overrule decision of the Modification Committee and approve
the Modification the changes as requested by the applicant:
Ayes: Cole, Toerge, S(E-40 arnd Tucker
Noes: Eaton, McDaniel and ll�js
Absent: None
Abstain:
SUBJECT: Corporate Plaza PC Text Amendment (PA2004-
073)
Proposed amendment to the Corporate Plaza Planned Community
Development Plan to clarify the "permitted Uses" section related to
medical office uses and to amend the parking regulations to make
them consistent with the parking pool regulations specified in Title
20 of the .Mu- icip- t- de
Chairman McDaniel noted the changes received and
recommended by staff.
Mr. James Campbell, Senior Planner noted:
. Staff has revised recommendations to Corporate Plaza that
are incorporated in the memorandum presented this evening.
Revisions have been made to the resolution and the exhibit
accordingly.
. Staff reorganized where the provision for medical office uses
is located within the Planned Community document.
Presently it is the section where the statistical analysis is
cited, we want to move that to the permitted uses section so
that it is easier for the public and Planning Department to
administer.
. There is a limitation on medical use in Corporate Plaza of 79,
847 gross square feet.- We are not advocating changes to
that. That medical /dental office use is presently allocated to
Building Sites 8, 9, 11, and 22.
. The proposed change is to add Building Site 2 and 3 to those
that allow medical office use, granting 2,100 gross square
feet for Site 2 and 3,100 gross square feet for Site 3. These
numbers are specific for some pending plan checks for
medical /dental office use for those two buildings only.
ITEM N0. 6
PA2004 -073
APPROVED
�
q
Planning Commission Minutes 05/20/2004
. The existing Sites 9, 10, 11 and 22 are owned by the Irvine
Company and they are not supportive of any other changes
to this. They want to retain the medical /dental office use
rights for their purposes on their building sites.
i
The original recommendation would have allowed the
medical /dental office use to go to any building; however, The
Irvine Company does take objection to that. Therefore, this
amended recommendation is a compromise proposal to allow
those pending plan checks we have currently under review.
. Due to the organization of the document, some mistakes
were made and staff wants to be able to accommodate those
existing plan checks if possible through this proposed
amendment.
. The other change to the document is the parking
requirement. There is a specific revision that is based upon a
gross - square: .. footage . -.. calculation - and we are
amerding /eiiminating -trat =tom e' it consistent with -the Wray.
... the parking pool is based on'the Zoning Code. This parking
provision will be consistent with how we administer the same
provisions for other properties in any office areas.
. At Commission inquiry he noted that the City would retain the
prohibition of medical /dental offices on any other building site,
which is a current provision of the Planned Community Text.
Commissioner Eaton asked if the revised recommendation is
based solely on the ownership of the buildings by The Irvine
Company and other owners. What about the other building sites
that would have originally been able to convert, but under the
revised recommendation will not? The original staff report noted
that there was only 3,000 additional square feet of building that
could be built. Building 11 would be the only other site that would
be allowed to be built and that is where the most excess parking is
now. If there was an additional building there, would it only be
3,000 square feet?
Mr. Campbell answered that Building Site 2 and 3 are not owned
by The Irvine Company. The other 4 building sites are.
Ms. Temple noted the staff did not research the individual
ownership of each parcel.
Mr. Campbell answered that is correct, the building on site 11
would only be 3,000 square feet.
Public comment was opened.
Page 18 of 39
0
1J
0
3 0
-7
Planning Commission Minutes 05/20/2004
Page 19 of 39
.
Bill Lange, owner of Building 17 in Corporate Plaza, stated that he
has over 12,000 square feet of medical /dental office in his building
at the expense of well over 1 million dollars in tenant
improvements. He noted his concern that this item would lock
medical uses in The Irvine Company buildings and that other
buildings in Corporate Plaza would be denied that medical use.
AO A n�
Medical use traditionally equates to more rental and certainly did in
I�
his building. He is here tonight to protect himself to assure that in
the future he could have more medical /dental use as well as all the
other building owners, as this looks like a grab.
Mr. Campbell noted that the City is aware that there are other
medical office uses in 17 Corporate Plaza and have noted that this
would be a legal non - conforming use. It would be allowed to
remain there indefinitely. If it was converted to some other general
office use, they could not revert back and they would not be able to
expand the use at that location.
Mr. Lange noted that if there is a certain amount allocated for
—°°
- medical then -other-= buikfings-auld --be allowed.-to share -that
- - - -- = - --
benefit. They should not be locked but.
•
Mr. Campbell noted that the current Planned Community Text locks
that into place presently for the benefit of The Irvine Company.
The reason this amendment is being put forward is that we have
medical uses where they really shouldn't be and staff is trying to
alleviate a very pressing circumstance where two proposed tenants
are going in, and allowing the ones who are already in, that
shouldn't be there, to remain indefinitely. We are not changing that
particular policy of the Planned Community text.
Commissioner Selich affirmed that in Building 17, those medical
uses got in but they weren't supposed to get in there under the
original Planned Community Text. Otherwise it would disturb him
that the City would be taking something and making it legally
nonconforming.
At Commissioner inquiry, Mr. Campbell noted that the Corporate
Plaza Planned Community District Regulations was attached to the
memorandum as Exhibit A. The space allocated to The Irvine
Company is presently in the Statistical Analysis Section.
Following a brief discussion, Commissioner Tucker noted that
nothing is happening to Building 17 other than the fact the medical
that is there now is vested.
Public comment was closed.
Commissioner Eaton noted that it is not fair to lock in a substantial
31
Planning Commission Minutes 05/20/2004
portion of medical /dental office use conversion ability to only four
buildings, one of which is not built and the other three of which are
fully parked, particularly the two on Avocado. It is more fair to the
numerous owners in this plaza and more sensible in terms of
where the excess parking is to follow the original recommendation.
Commissioner Selich asked if the City was under any legal
obligation to give certain allocation at this site.
Ms. Clauson answered, no.
Commissioner Tucker noted that since this is a staff item to clean
up and make more sense out of the organization of the Planned
Community Text, this is not the forum to start rearranging the rights
of the parties under the existing zoning. He would not be in favor
of changing staffs recommendation by way of what was handed
out tonight.
Motion was.__ made-.- by, _,,.Cfsairpers_.on'- ivlcQantel_ recommending
"approval 9fTthe -• €evis-,d= arnendmerit - o ::the, La.:porate ,P -laza-
Planned Community- District Regulations to the City Council by
adopting the attached resolution.
Ayes: Toerge, McDaniel, Selich, Kiserand Tucker
Noes: Eaton and Cole,
Absent: None
Abstain: None
SUBJ T: St. Andrews Presbyterian Church
Expansio PA2002 -265)
General Plan Amendment, Zone Change &
Use Permit
600. St. Andrews Road
Request for a General P Amendment, Zone Change and Use
Permit for the replacement a construction of additional buildings
and a below grade parking gara The General Plan Amendment
involves an increase of the maximu allowable building area with
no change to the existing land use des ation. The Zone Change
would change the zoning district from R- & R -1 to GEIF to be
consistent with the. existing General Plan, and Use Element
designation. The Use Permit involves the alte tion of existing
buildings, replacement of the existing fellowship hall d classroom
building and the construction of a new multi - purpose mnasium
and youth center. The Use Permit also considers se ' the
maximum allowable building height of 40 feet for the two propo d
Page 20 of 39
•
ITEM NO. 7
PA2002 -265
Continued to
06/03/2004
•
3Z
0
0
ATTACHMENT D
Letter Received Regarding Proposed Amendments
33
LFC
Corporate Services, Inc
May 26, 2004
Mr. James Campbell
Senior Planner
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92663
Re: Corporate Plaza Planned Community (PA2004 -073)
Dear Mr. Campbell:
RECEIVED BY
PLANNING DEPARTMENT
CITY OF NEWPORT BEACH
MAY 2 6 2004 FM
71819110111112111213141516
Over the last three days, I have left voice mail messages for you without response. Each message was
basically the same. I asked that you clarify some issues concerning the "hearing" that was held last
Thursday regarding the proposed amendment to the Corporate Plaza Community Development Plan.
Because my situation is time sensitive, I have elected to send you this communication.
I am the legal representative for 17 Corporate PIaza Associates, LLC (Owner) which is the owner of the
office building that is located at 17 Corporate Plaza Drive, Newport Beach, California (Building). The
subject building contains 22,500 sq ft of leaseable space. A number of years ago, the Owner made the
decision to convert its building 100% to medical use. At the time that this decision was made, I confirmed
with the City of Newport Beach Planning Department (City) that the Corporate Plaza Area was properly
zoned for medical use and I also confirmed that the parking ratio was acceptable to the City. I further
confirmed with representatives of the Corporate Plaza Association that medical office use was not
prohibited pursuant to their Declaration of Covenants, Conditions, Restrictions and Easements. Beginning
in approximately the Summer of 2002, I advertised the building's availability in various ways in the local
medical community. In December of 2002 I leased approximately 2500 sq ft of ground floor space (Suite
110) for medical use followed by another approximately 6500 sq ft (Suite 120) in January of 2003. My
intention was and is to lease the remaining space in the Building for medical use as it became available.
Upon execution of the lease agreements, the City issued the medical tenants building permits pursuant to
their extensive tenant improvements. The expense associated with these specialized tenant improvements
ran well over $1.5 million. Medical use required that the Building's central HVAC system be upgraded
including the installation of a highly sophisticated air filtration system. Further, medical use required that
the electrical service be expanded including separately metered suites. Finally, the City required that the
Owner install ADA access facilities unique to medical use. The Owner of the building elected to incur
this substantial expense because we believed it was a long term investment that would be recouped over
time due to the fact that medical office space traditionally commands higher rent than standard office
space.
In early May, I received notification in the form of a "Notice of Public Hearing" that an "applicant' had
proposed an amendment to the Corporate Plaza Planned Community Development Plan to clarify the
"Permitted Uses" section related to medical office uses. For over three weeks, I attempted to have
someone at the Corporate Plaza Association and the City explain to me what was taking place and why.
17 Corporate Plaza, Newport Beach, CA 92660 -7904
949/6404950 FAX 949/6447120
✓q
0
•
•
Mr. Jim Campbell May 26, 2004
City of Newport Beach Page 2
No one at either organization was able to give me a satisfactory explanation. An administrative person at
the City's office merely read me the underlined second paragraph verbiage on the Notice of Public
Hearing. When I indicated that I required more detailed information, she suggested that I just attend the
hearing and find out the particulars.
As you will recall, on May 20, 2004, I attended what I thought was going to be a hearing. Instead, it was a
City Counsel meeting. The Counsel Chamber was overflowing with people most of whom were
seemingly in attendance to address item #7 on the evening's agenda. When it came time to discuss the
proposed amendment to the Corporate Plaza Planned Community Development Plan (item #6), I was
shocked to hear that the Counsel Members were considering approving the amendment without
discussion based on the City's staff recommendation. In fact, I think that is exactly what would have
happened if I hadn't voiced my objection literally from the audience. Upon my doing so, one of the
Counsel Members requested that City staff explain the proposed amendment. Upon hearing your
explanation, I learned for the first time that after 25 years, a document (Document) had surfaced that
restricted medical use in the Corporate Plaza area to approximately 88,000 sq ft. I also learned that only
buildings in the Corporate Plaza area that were owned by the Irvine Company could utilize the medical .,
space allocation.
Before I go further, let me state the following:
• I have been involved with the Building since it was purchased by the Owner in 1993. At
no time throughout this period of time has anyone ever mentioned this restriction to me.
• I personally negotiated the purchase of the leasehold estate (Land) from the Irvine
Company in 1992. Medical use was discussed and I was told that it was permitted in the
Corporate Plaza area. At no time during my negotiations was the Document or this
related restriction discussed. Further, nothing in the purchase and sale agreement
mentions it nor is it mentioned in any recorded documents pertaining to the sale of the
Land.
• I am of the opinion that neither the Corporate Plaza Association nor the City had any
knowledge regarding this issue otherwise why would they both have allowed medical use
in the Building?
I further learned from you that the City staff was proposing to change the zoning in the Corporate Plaza
area so that it was in compliance with the terms and conditions of the Document with some modifications.
After you spoke, the Mayor asked for public comment which allowed me to address the Counsel
Members and City staff. Given the fact that the Owner's building was already 40% occupied by medical
use which was approved by both the Corporate Plaza Association and the City, I naturally assumed that
the City's zone restructuring plan allowed medical use in the Owner's entire Building. Given your five
minute explanation of the facts, it never crossed my mind that the City's proposed amendment wouldn't
allocate 22,500 sq ft of the permitted medical use to the Owner's Building.
After I set down, one of the Counsel Members asked you some questions and during your answer, you
indicated that the current medical use at the Building would be categorized at "nonconforming,
0
3 1�
Mr. Jim Campbell May 26, 2004 •
City of Newport Beach Page 3
permitted" and that no further medical use would be allowed in the Building. At that moment, for the first
time I realized that the City's proposed amendment was totally unacceptable to the Owner. When I rose in
an attempt to ask the Counsel Members to postpone their vote on the issue subject to further discussion by
all concerned, I was told rather curtly by the Mayor to site down. Knowing that the Mayor, the other
Counsel Members and the City staff were all feeling serious pressure regarding the next agenda issue
(item #7) I felt it best to accept this command without further protest.
This morning I meet with my legal counsel to discuss the situation and learned among other things that
the Owner is now in default on its securitized mortgage loan. Understandably, the loan documents include
a provision that a nonconforming use by a tenant in the Building regardless of the circumstance, must be
resolved by the Owner within thirty (30) days otherwise the loan shall considered in default. Further, the
appraisal that was conducted by the lender pursuant to the funding of the loan contemplated potential
medical use for the Building's entire 22,500 sq ft. I don't know how familiar you are with securitized
commercial loans but the monitory penalties associated with a default are enormous and this is a very
serious potential problem.
Mr. Campbell, the 17 Corporate Plaza Building is the only building in the Corporate Plaza area to my
knowledge that is currently committed to medical use and it should therefore be allowed to retain its
medical use zoning. Obviously the current situation is unacceptable to the Owner but I think there is a
simple solution. I seem to recall that the City elected to allocate some the 88,000 sq ft of alleged Irvine .
Company space to the buildings located at #3 & #4 Corporate Plaza Drive. The Irvine Company doesn't
own these buildings. In making this medical space allocation to non - Irvine Company buildings, the City
established the legal precedent that it can allocate the restricted medical space as desired. Therefore the
simple answer to this potentially very serious issue is for the City to again amend the Corporate Plaza
Community Development Plan to allocate 22,500 sq. ft. of the restricted medical space to the 17
Corporate Plaza Building the same way it allocated medical space to the other non -Irvine Company
owned buildings.
For the above reasons, this matter is rather time sensitive and I therefore look forward to your immediate
response.
S' erely,
William W. Lan
Vice President
3(
-t�7
ORDINANCE NO. 2004-13
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT
BEACH APPROVING PLANNED COMMUNITY DEVELOPMENT PLAN
AMENDMENT NO. 2004 -002 AMENDING THE CORPORATE PLAZA
PLANNED COMMUNITY DEVELOPMENT PLAN AND DISTRICT
REGULATIONS (PA2004 -073)
WHEREAS, as part of the implementation of the Land Use Element of the Newport
Beach General Plan, the City prepared and adopted a Planned Community Text and
implementing regulations known as the Corporate Plaza Planned Community which
establishes planning objectives and development standards for the orderly development of
Corporate Plaza consistent with the General Plan; and
WHEREAS, on May 20, 2004, the Planning Commission conducted a public
hearing at which Planned Community Development Plan Amendment No. 2004 -002 was
considered. A notice of time, place and purpose of the public hearing was given, and
evidence, both written and oral, was duly presented to and considered by the Planning
Commission at the public hearing. At the conclusion of said hearing, the Planning
Commission adopted Resolution No. 1637 that includes written findings and recommends
that the City Council adopt Planned Community Development Plan Amendment No. 2004-
002; and
WHEREAS, The Corporate Plaza Planned Community District Regulations are
not a model of organization since land use regulations are located within different
sections of the document creating difficulties in administration; the amendment will allow
the establishment of medical office uses at Building Site Nos. 2, 3, 8, 9, 11, 17 and 22,
without the need to request the approval of off- street parking waivers from the City and the
amendment to the "Parking Pool" regulations will make them consistent with the standard
parking pool regulations specified by the Zoning Code.
WHEREAS, pursuant to Section 20.94 of the Newport Beach Municipal Code,
the City Council held a noticed public hearing on June 8, 2004 to consider an
amendment to the Corporate Plaza Planned Community Development Plan and District
Regulations (Planned Community Development Amendment No. 2004 -002); and
WHEREAS, pursuant to the California Environmental Quality Act, this project
qualifies as categorically exempt pursuant to Section 15311 (Class 5 Minor Alterations
in Land Use Limitations) of the California Environmental Quality Act Implementing
Guidelines.
THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN
AS FOLLOWS:
SECTION 1: Corporate Plaza Planned Community (PC# 17) shall be revised as
provided in Exhibit "A", with all other provisions of the existing Planned Community
Development Plan and District Regulations remaining unchanged and in full force and
effect.
SECTION 2: The Mayor shall sign and the City Clerk shall attest to the passage
of this Ordinance. This Ordinance shall be published once in the official newspaper of
the City, and the same shall become effective thirty (30) days after the date of its
adoption.
This Ordinance was introduced at a regular meeting of the City Council of the
City of Newport Beach held on June 8, 2004, and adopted on the 22 "d day of June
2004, by the following vote, to wit:
AYES, COUNCIL MEMBERS Rosanskv, Adams, Bromberg,
Webb, Nichols, Mayor Ridgeway
NOES, COUNCIL MEMBERS - --
ABSENT COUNCIL MEMBERS
ABSTAIN COUNCIL MEMBERS Heffernan
1
MAYOR
ATTE4ST: /' �%�
C - 44&
CITY CLERK
CORPORATE PLAZA
PLANNED COMMUNITY DISTRICT REGULATIONS
Amendment No. 728
City Council Resolution No. 92 -4
January 13, 1992
Amendment No. 784
City Council Resolution No. 93 -96
December 13, 1993
Amendment No. 825
City Council Resolution No. 95 -115
October 9, 1995
Amendment No. 889
City Council Ordinance No. 99 -27
November 8, 1999
TABLE OF CONTENTS
Introduction
SECTION I STATISTICAL ANALYSIS ......................
SECTION II GENERAL NOTES .... ...............................
SECTION III DEFINITIONS ............. ...............................
SECTION IV BUSINESS, PROFESSIONAL,MEDICAL AND
COMMERCIAL ......................
Sub - Section A
Sub - Section B
Sub - Section C
Sub - Section D
Sub - Section E
Sub - Section F
Sub - Section G
Sub - Section H
Sub - Section I
Sub - Section J
Sub - Section K
Intent.............. ...............................
Permitted Uses .............................
Building Location ........................
Building Height ............................
Parking.......... ...............................
Landscaping .. ...............................
Loading Areas ..............................
Storage Areas ...............................
Refuse Collection Areas ..............
Telephone and Electrical Service
Signs.............. ...............................
Page 3
Page 4
Page 5
Page 7
Page 8
Page 8
Page 8
Page 8
Page 8
Page 9
Page 9
Page 10
Page 10
Page 10
Page 10
Page 11
-3-
INTRODUCTION
The Corporate Plaza Planned Community District for the City of Newport Beach is a part of the
Newport Center Development in conjunction with the South Irvine Ranch General Land Use Plan
and the Newport Beach General Plan which was adopted in December 1973.
The purpose of this PC (Planned Community) District is to provide a method whereby property
may be classified and developed for commercial activity, professional, business, and medical
offices. The specifications of this district are intended to provide flexibility in both the land use and
development standards for the planned building groups.
-4-
SECTION I. STATISTICAL ANALYSIS
Corporate Plaza
1. Proiect Area
Gross Acreage 47.8
Net Acreage 40.4
2. Percentage of Site Coveralze
a. Building Footprint 15 -20
b. Parking Area 40 -45
C. Landscape 40 -45
3. Maximum gross building floor area shall not exceed 477,320 square feet.
4. A maximum of 79,847 gross square feet of building floor area may be allocated for
medical/dental office uses on Building Sites No. 2, 3, 8, 9, 11, 17 and 22 only. Of this
79,847 gross square feet of building floor area, Building Site No. 2 is permitted a maximum
2,100 gross square feet for medical/dental office uses, Building Site No. 3 is permitted a
maximum 3,100 gross square feet for medical/dental office uses and Building Site No. 17 is
permitted a maximum of 11,200 square feet for medical/dental office uses on the first floor
only. There are no restrictions on how the remaining 63,447 gross square feet can be
distributed among Building Sites No. 8, 9, 11 and 22. No medical/dental office uses are
permitted on any other building site.
5. The square footage of individual building sites are tentative and subject to adjustment as
long as the limitations on total development are not violated. Any adjustment in the square
footages for each building site shall be reviewed and approved by the Planning Director.
-5-
SECTION H. GENERAL NOTES
Grading outside an area submitted under the Planned Development Ordinance but within
the Planned Community area will be permitted upon securing of a grading perrnit.
2. Water within the Planned Community area will be furnished by the City of Newport Beach.
Sewage disposal facilities within the Planned Community will be provided by Orange
County Sanitation District No. 5.
4. The subject property is within the City of Newport Beach. The Developer will provide the
necessary flood protection facilities under the jurisdiction of the City of Newport Beach.
5. Erosion control provisions shall be carried out on all areas of the Planned Community in a
manner meeting the approval of the Director of Planning.
6. Except as otherwise stated in this Ordinance, the requirements of the Newport Beach
Zoning Code 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 Newport Beach's Uniform Building Code and the various mechanical
codes related thereto.
7. Parking lot lighting shall be subject to the review and approval of the Director of Planning.
Parking lot lighting shall be designed in a manner so as to minimize impacts on adjacent
residential areas.
8. All mechanical appurtenances on building roof tops and utility vaults shall be screened from
street level view in a manner meeting the approval of the Director of Planning.
9. Prior to the issuance of grading permits, the site shall be examined to determine the
existence and extent of archaeological and paleontological resources in accordance with
adopted City polices.
10. Any future signal light on East Pacific Coast Highway at the private street intersection will
be the responsibility of The Irvine Company.
11. The on -site parking, vehicular circulation and pedestrian circulation systems shall be
reviewed and approved by the Traffic Engineer.
12. The intersections at private streets and drives shall be designed to provide sight distance for
a speed of 30 miles per hour. Slopes, landscaping, walls and other obstructions shall be
considered in the sight distance requirements. Landscaping within the sight line shall not
res
exceed twenty -four inches in height. The sight distance requirement may be modified at
non - critical locations, subject to approval of the Traffic Engineer.
13. Prior to occupancy of any structures, easements for public emergency and security ingress,
egress and public utility purposes shall be dedicated to the City over all private streets.
14. Prior to issuance of a grading permit, the master plans of water, sewer and storm drain
facilities shall be reviewed and updated to current standards and any modifications or
extensions to the existing storm drain, water and sewer systems shown to be required by the
review shall be the responsibility of the developer unless otherwise provided for through an
agreement with the property owner. The review of the storm drain master plan will require
the submittal of hydrology and hydraulic studies to the Public Works Department for review
and approval. The hydrology study shall include both on -site and off -site drainage to
determine the measures necessary to protect the subject development from flooding during a
100 year storm frequency. The developer may be required to install retention basins
upstream from the proposed development or enlarge the existing downstream storm drain
system to satisfy the requirement.
15. The northerly entrance /exit on Avocado Avenue shall be designed for a right turn in and
out, ONLY. The design shall provide for an island that restricts left trams. This requirement
may be waived if the driveway lines up with the access to the parcel easterly of Avocado
Avenue and the City incurs no additional costs to relocate their proposed access to the
library site.
-7-
SECTION III. DEFINITIONS
Advertising Surface of a Sign
The total area of the face of the sign structure, excluding supports.
Area of Elevation
Total height and length of a building as projected to a vertical plane.
Setbacks from Street Corners
Setbacks from street corners shall be established as that point of intersection of the required setback
lines from access streets, prolonged to point of intersection.
Entitlement Gross Floor Area
The area of a building or portion thereof including the surrounding exterior walls.
Any finished portion of a building which measures more than 4 feet from finished floor to ceiling
and is accessible shall be included in calculations of gross floor area.
Areas utilized for stairwells and elevator shafts shall be counted towards gross floor area on only
the fast level.
Parking Gross Floor Area
The area included within the surrounding exterior walls of the building or portion thereof, exclusive
of vent shafts and courts. The floor area of a building, or portion thereof, not provided with
surrounding exterior walls shall be the usable area under the horizontal projection of the roof or
floor above.
Parking Net Floor Area
The area included within the surrounding walls of a building, exclusive of vent shafts, elevator
shafts, stairways, exterior corridors or balconies, rooms containing only mechanical and electrical
equipment used for service of the building, utility shafts and parking.
Note: Exterior roofed atrium areas open on two or more sides, and exterior roofed balconies or
walkways open on one side, shall not be included in Entitlement Gross Floor Area, Parking
Gross Floor Area or Parking Net Floor Area calculations.
SECTION IV. BUSINESS, PROFESSIONAL, MEDICAL AND COMMERCIAL
n
A. Intent
The intent of this district is to permit the location of a combination of business, professional
and medical office uses, and light general commercial activities engaged in the sale of
products to the general public.
B. Permitted Uses
The following shall be permitted:
Retail sales and service of a convenience nature.
2. A maximum of 79,847 gross square feet of building floor area may be allocated for
medical/dental office uses on Building Sites No. 2, 3, 8, 9, 11, 17 and 22 only. Of
this 79,847 gross square feet of building floor area, Building Site No. 2 is permitted
a maximum 2,100 gross square feet for medical/dental office uses, Building Site No.
3 is permitted a maximum 3,100 gross square feet for medical/dental office uses and
Building Site No. 17 is permitted a maximum of 11,200 square feet for
medical/dental office uses on the first floor only. There are no restrictions on how
the remaining 63,447 gross square feet can be distributed among Building Sites No.
8, 9, 11 and 22. No medical/dental office uses are permitted on any other building
site.
3. Restaurants, including outdoor, drive -in or take -out restaurants, bars and
theater /nightclubs shall be subject to the securing of a use permit in each case.
Facilities other than indoor dining establishments or those that qualify as outdoor,
drive -in or take -out establishments shall be subject to the City of Newport Beach
regulations covering drive -in and outdoor establishments.
4. Institutional, financial and governmental facilities.
5. Civic, cultural, commercial recreational and recreational facilities.
6. Parking lots, structures and facilities.
Drive -up teller units, subject to the review of the on -site parking and circulation plan
by the City Traffic Engineer and approved by the Director of Planning.
C. Building Location
All buildings shall be located in substantial conformance with the approved site plan.
D. Building g eight
0
All buildings and appurtenant structures shall be limited to a maximum height of thirty-two
(32) feet, with the exception of Building "22" which shall be permitted up to the limit
established by the sight plane and the extension of the sight plane northerly to Farallon
Drive and southerly to Pacific Coast Highway.
E. Parkin¢
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 common
parking area in accordance with the off - street parking requirements as follows:
I. Office Buildings: One parking space for each 250 square feet of net floor area,
except as provided herein.
PARKING REQUIREMENT FOR OFFICE BUILDINGS BASED ON SIZE OF
PARKING POOL. The parking requirement for office buildings, as specified
above, may be modified in accordance with the following schedule:
(a) For the first 125,000 sq. ft., parking shall be provided at one space per 250
sq. ft. of net floor area.
(b) For the next 300,000 sq. ft., parking shall be provided at one space per 300
sq. ft. of net floor area.
(c) Any additional floor area, parking shall be provided at one space per 350 sq.
ft. of net floor area.
For pools based on more than 425,000 sq. ft. of net floor area, the Planning
Commission may modify the parking formula by Use Permit, based on a
demonstrated formula.
F. LandscaninQ
Detailed landscaping and irrigation plans, prepared by a licensed landscape architect,
licensed landscaping contractor, or architect shall be reviewed by the Director of Parks,
Beaches and Recreation. In no case shall any landscaping penetrate the sight plane
ordinance established by the sight plane for Harbor View Hills.
-10-
All landscaping referred to in this section shall be maintained in a neat and orderly fashion.
I . Screening
Areas used for parking shall be screened from view or have the view interrupted by
landscaping, and/or fencing from access streets, and adjacent properties.
Plant materials used for screening purposes shall consist of lineal or grouped masses
of shrubs and/or trees.
2. Landscaping- Vehicle Separation
All landscaped areas shall be separated from adjacent vehicular areas by a wall or
curb, at least six (6) inches higher than the adjacent vehicular area.
3. Parking Areas
Trees, equal in number to one (1) per each five (5) parking stalls shall be provided
in the parking area.
G. Loading Areas
1. Street side loading shall be allowed providing the loading dock is screened from
view from adjacent streets.
E Storage Areas
All outdoor storage shall be visually screened from access streets, and adjacent
property. Said screening shall form a complete opaque screen.
2. No storage shall be permitted between a frontage street and the building line.
I. Refuse Collection Areas
1. All outdoor refuse collection areas shall be visually screened from access streets,
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.
J. Telephone and Electrical Service
All "on site" electrical line (excluding transmission lines) and telephone lines shall be
placed underground. Transformer or terminal equipment shall be visually screened from
view from streets and adjacent properties.
K. Signs
12-
Building Address Sign
Building address numerals shall be a maximum of two (2) feet in height and shall be
consistent with the building identification signing.
Building address number shall face the street (and/or pedestrian walkways in the
case of necessity), and be located on the building so that they are visible from
adjacent frontage roads and designated parking areas.
2. Project/Building Identification Sign
Project and/or building identification signs are permitted at major entry access
drives from adjacent frontage streets, provided that they comply with the City of
Newport Beach site distance requirement 110 -L.
The identification signage is permitted in the form of a free - standing (single or
double faced) monument sign. The sign copy shall be restricted to the project or
building name and street address. Individual letter heights shall not exceed eighteen
(18)inches.
3. Tenant Identification Signs
Tenant identification signs are permitted and are divided into two (2) categories:
Primary Tenant
Secondary Tenant
Tenant identification signs are to be wall - mounted graphics, consisting of
individually fabricated letters. Box or "can" signs are not permitted.
The maximum number of primary tenant signs permitted on any one building
elevation is two (2).
Each secondary tenant shall be limited to one (1) identification sign.
The maximum letter height of a primary tenant sign shall not exceed twenty -four
(24) inches. The maximum letter height of a secondary tenant sign shall not exceed
sixteen (16) inches.
Sign copy shall be restricted to identification of the person, firm, company or
corporation operating the use conducted on the site.
-li-
4. General Sign Standards
a. Signs (to include all those visible from the exterior of any building) may be
lighted but no sign or any other contrivance shall be devised or constructed
so as to rotate, gyrate, blink or move in any animated fashion.
5. Temporary Signs
The following guidelines are intended to produce a consistent sign design for
temporary signs within Newport Center. All temporary signs require the approvals
of the City of Newport Beach and The Irvine Company.
Temporary signs are to identify the future site, project or facility under development
on individual project sites.
Information on this sign is limited to:
- For Sale, For Lease, Future Home of, Building/Project Name, etc.
- Type or Name of Development
- Type and Area of Space Available
- Major Tenant or Developer
- Financial Institution
- General Contractor
- Architect
- Leasing Agent
- Occupancy Date
- Phone Number
- Irvine Company or Irvine Company Project Name and Logo
Location: One temporary sign is permitted on site for each frontage street.
These signs may be single or double -faced and parallel of
perpendicular to the roadway.
Design: All temporary signs are to be built in substantial conformance to The
Irvine Company corporate design standards as shown on the
following page.
Longevity: Signs can exist from the time of lease or sale of the parcel until
construction and/or leasing of the facility is complete.
STATE OF CALIFORNIA }
COUNTY OF ORANGE
CITY OF NEWPORT BEACH }
I, LAVONNE M. HARKLESS, City Clerk of the City of Newport Beach. California, do
hereby certify that the whole number of members of the City Council is seven; that the foregoing
ordinance, being Ordinance No. 2004 -13 was duly and regularly introduced before and adopted by
the City Council of said City at a regular meeting of said Council, duly and regularly held on the
22nd day of June 2004, and that the same was so passed and adopted by the following vote, to wit:
Ayes: Rosansky, Adams, Bromberg, Webb, Nichols, Mayor Ridgeway
Noes: None
Absent: None
Abstain: Heffernan
IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the
official seal of said City this 23rd day of June 2004.
(Seal)
City Clerk
City of Newport Beach, California
CERTIFICATE OF PUBLICATION
STATE OF CALIFORNIA }
COUNTY OF ORANGE
CITY OF NEWPORT BEACH }
I, LAVONATE M. HARKLESS, City Clerk of the City of Newport Beach, California, do hereby
certify that Ordinance No. 2004 -13 has been duly and regularly published according to law and the
order of the City Council of said City and that same was so published in The Daily Pilot, a daily
newspaper of general circulation on the following date, to wit: June 26, 2004.
P4Q1i1
In witness whereof, I have hereunto subscribed my name this day of
City Clerk
City of Newport Beach, California