HomeMy WebLinkAboutDraft Newport Dunes PC
NEWPORT DUNES PLANNED COMMUNITY
DISTRICT PLAN
Part 1. Land Uses, Development Standards & Procedures
Part 2. Design Guidelines
May, 2000
Part 1 Land Uses, Development Standards & Procedures
Newport Dunes Planned Community District Plan
10/12/07 10:58 AM
Part 1
Land Uses,
Development Standards &
Procedures
Newport Dunes
Planned Community District
Plan
Part 1 Land Uses, Development Standards & Procedures
Section I. Introduction
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I. INTRODUCTION
The Newport Dunes Planned Community District is comprised of
the approximately 100 acre Newport Dunes Resort (“Newport
Dunes Planned Community” or “Newport Dunes Planned
Community District”). The Newport Dunes Planned Community
shall be governed by this Newport Dunes Planned Community
(“PC”) District Plan set forth herein which includes Part 1: Land
Uses, Development Standards & Procedures and Part 2: Design
Guidelines (the “PC District Plan.”)
Newport Dunes Resort is a long-standing, visitor serving aquatic-
oriented resort community located in the City of Newport Beach.
The Newport Dunes Resort site (“Site”) comprises approximately
100 acres along Upper Newport Bay and is serviced by Jamboree
Road via Back Bay Drive and Pacific Coast Highway via Bayside
Drive. The Site is leased from the County of Orange by a private
resort developer and operator and is partially developed.
Figure 1
Part 1 Land Uses, Development Standards & Procedures
Section I. Introduction
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A. Existing and Proposed Uses
The intent of the Newport Dunes Planned Community is to provide
a visitor serving, aquatic-oriented, mixed use destination resort,
with “villages” defined by use, within the Resort Site. Existing
uses within the Newport Dunes Resort Site include: a 10-acre
swimming beach; a mile-long pedestrian promenade around the
swimming lagoon; day use facilities with parking and beach
restrooms; a restaurant; a 450-slip marina; a recreational vehicle
resort and village center; swimming pools; meeting space; boat
storage and launching facilities; support services, and parking.
Proposed uses include a resort hotel and time-share facility with
associated retail and services; health club; eating and drinking
establishments; as well as other associated visitor serving, aquatic-
oriented, resort uses.
Existing Newport Dunes Resort, 1998
Figure 2
Part 1 Land Uses, Development Standards & Procedures
Section I. Introduction
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B. Governmental Agencies
The Site is located within the City of Newport Beach and,
therefore, is subject to the City’s General Plan and Municipal
Code. The Site also is within the Coastal Zone and is, therefore,
subject to the California Coastal Act and the jurisdiction of the
California State Coastal Commission. The City of Newport Beach
is responsible for implementing the Local Coastal Program. The
County of Orange serves as the landowner and responsible agency
for the lease, settlement agreement and other ownership
responsibilities.
C. Purpose of The Newport Dunes Planned
Community District Plan
The City of Newport Beach Municipal Code allows a “Planned
Community District” (Chapter 20.35) to address land use
designations and regulations in Planned Communities. The
Newport Dunes PC District Plan serves as the controlling
ordinance for the Site. The PC District Plan is designed to be
consistent and in conformance with the City of Newport Beach
General Plan and Municipal Code and is authorized and intended
to implement the “Planned Community District” regulations of the
City of Newport Beach Municipal Code.
The specific purposes of the Newport Dunes PC District are found
in Section 20.35.010 of the Municipal Code as follows:
“A. To provide for the classification and development of
parcels of land as coordinated, comprehensive projects so
as to take advantage of the superior environment which can
result from large-scale community planning;
B. To allow diversification of land uses as they relate to
each other in a physical and environmental arrangement
while insuring substantial compliance with the spirit, intent
and provisions of this Code;
C. To include various types of land uses, consistent with
the general plan, through the adoption of a development
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Section I. Introduction
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plan and text materials which set forth land use
relationships and development standards.”
The Newport Dunes PC District Plan achieves the three purposes
set forth above by:
A. Providing for the classification and development of the
Site in five Planning Units which provides a coordinated,
comprehensive project and takes advantage of large scale
community planning. The PC District Plan combines
provisions for the orderly site planning and development,
protection of sensitive and natural habitats, innovative
design concepts, design guidelines for consistent treatments
and a logical and timely sequence of community and
governmental review and input;
B. Allowing for diversification of land uses in the five
Planning Units as they relate to each other in the physical
and environmental arrangement along the Upper Newport
Bay while insuring substantial compliance with the spirit,
intent and provisions of the Municipal Code;
C. Including various types of land uses, as set forth in
Figure 3 and Section III.C consistent with the General Plan,
through the adoption of this PC District Plan and the
implementing Precise Plans setting forth land use
relationships and development standards set forth in
Section IV.
D. Project Approval Summary
Precise Plans processed pursuant to this PC District Plan will be
reviewed as set forth in Section V of this PC District Plan, as
summarized below:
1. PC District Plan
a. Scope and Purpose. The Newport Dunes PC District Plan
covers the entire 100 acre Resort Site Planned Community and
includes both existing and proposed land uses. The PC District
Plan divides the Planned Community into five (5) Planning Units,
based upon existing use and/or areas of geographic similarities.
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Section I. Introduction
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Subsequent Precise Plans will cover at least one Planning Unit.
Planning Units are delineated as:
1. Planning Unit 1 – Resort Hotel & Time-Share
2. Planning Unit 2 – Recreational Vehicle Resort and
Village Center
3. Planning Unit 3 – Day Use/Beach/Lagoon
4. Planning Unit 4 – Boat Launch & Dry Boat Storage
5. Planning Unit 5 – Marina
Figure 3
Planning Unit Delineation
This PC District Plan is the overall land use regulation for the
entire Planned Community. It serves as the basis for all decisions
and contains the statistical summary for the Newport Dunes
Planned Community and each Planning Unit. Likewise, it
provides a method for review and input from the community and
governmental agencies on the relationship of uses on the Site.
b. Process. The PC District Plan is approved and may be
amended or updated in accordance with the procedures set forth in
Municipal Code Chapter 20.35.
Part 1 Land Uses, Development Standards & Procedures
Section I. Introduction
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2. Conceptual Precise Plan
a. Scope and Purpose. The Conceptual Precise Plan
addresses one or more Planning Units and may consider both
existing and proposed land uses. The Conceptual Precise Plan is
designed to allow a project to be brought before the Planning
Commission at a point in the conceptual design process which
allows early input of policy guidance from the City staff and the
community’s representatives.
The Conceptual Precise Plan would address the important major
features of the project, the larger scale decisions and the macro
level determinations. The Conceptual Precise Plan will give policy
guidance to the Planning Director for her review and
administrative approval of the detailed Final Precise Plans.
The Conceptual Precise Plan allows the decision-makers, staff, and
community an opportunity to review and make input on the merits
of the project proposal at an early and logical stage in the planning
process. It also allows the applicant to receive input from the
decision-makers, staff, and community before finalizing the
engineering drawings necessary for implementation and final
approval.
b. Process. A Conceptual Precise Plan shall be reviewed and
approved in accordance with the process set forth in Chapter 20.91
and Chapter 20.95 of the Municipal Code.
3. Final Precise Plan
a. Scope and Purpose. The Final Precise Plan shall include
the final engineering necessary to pull building permits and other
supporting implementing information set forth in Section V.B.2 of
this PC District Plan. The Final Precise Plan is a more precise,
detailed and engineered plan that implements the policy guidance
in the Conceptual Precise Plan.
b. Process. At the applicant’s election, a Final Precise Plan
may be processed (i) after approval of a Conceptual Precise Plan
for one or more Planning Unit(s) or (ii) as the first submittal
without having previously obtained approval of a Conceptual
Precise Plan.
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Section I. Introduction
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After a Conceptual Precise Plan has been approved by the
Planning Commission, the engineered Final Precise Plan shall be
reviewed by the Planning Commission for substantial conformance
with the approved Conceptual Precise Plan. Upon a finding of
substantial conformance with the Conceptual Precise Plan, the
Planning Commission shall approve the Final Precise Plan.
If the Final Precise Plan is submitted as the first submittal, the
Final Precise Plan shall be reviewed and approved in accordance
with the process set forth in Chapter 20.91 and Chapter 20.95 of
the Municipal Code.
4. Existing Uses and Development
Existing uses, structures, and buildings within a Planning Unit for
which a precise plan has not been approved may be continued,
provided that any change, which, in the opinion of the Planning
Director, constitutes a substantial enlargement or intensification or
change in the operational characteristics, shall require the approval
of a precise plan for the Planning Unit pursuant to Section V of
this PC District Plan.
Part 1 Land Uses, Development Standards & Procedures
Section I. Introduction
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Planned Community Development Plan
Conceptual Precise Plan
Staff Review
Planning Commission
Approval
Appealable to City Council
per Ch. 20.95
Final Precise Plan
As Second Submittal
with No Alternative
Development Standards
As First Submittal OR
as Second Submittal
with Alternative
Development Standards
Staff Review Staff Review
Planning Commission
Approval
Planning Commission
Approval
Appealable to City Council
per Ch. 20.95
Appealable to City Council
per Ch. 20.95
Table 1
Part 1 Land Uses, Development Standards & Procedures
Section II. General Conditions and Regulations
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II. GENERAL CONDITIONS AND
REGULATIONS
A. General Conditions
1. Consistency With General Plan and Code
The Newport Dunes Planned Community (PC) District Plan is
found to be consistent with and in compliance with the City of
Newport Beach General Plan and Municipal Code. All existing
and future development within the Resort Site that is in
compliance with the PC District Plan shall be assumed to be
consistent with the General Plan and in compliance with the
Municipal Code of the City of Newport Beach.
2. Terms
Terms used in the Newport Dunes PC District Plan shall have the
same definitions as given in the City of Newport Beach Municipal
Code unless otherwise defined herein.
3. Conflict With Code
Any details or issues not specifically covered by the Newport
Dunes PC District Plan shall be subject to the regulations of the
adopted City of Newport Beach Municipal Code. In all cases
where conflict may occur between provisions included herein, and
provisions contained in the Municipal Code, the provisions
contained in this PC District Plan shall prevail.
4. Interpretation
The Newport Dunes PC District Plan is adopted pursuant to the
regulations contained in Chapter 20.35 of the City of Newport
Beach Municipal Code. It is specifically intended by such
adoption that the PC District Plan shall regulate all development
within the Newport Dunes Resort Site. In cases where sufficient
direction for interpretation of these regulations is not explicit, the
adopted City of Newport Beach Municipal Code shall apply.
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Section II. General Conditions and Regulations
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5. Planning Unit Boundaries
a. Except as otherwise indicated, dimensions are measured
from centerline of streets.
b. Adjustments of the Planning Unit boundaries and
boundaries not dimensioned in this Newport Dunes PC District
Plan shall be refined by Final Precise Plan, tentative map or final
subdivision map approvals and shall not require amendment of the
Newport Dunes PC District Plan, in accordance with Municipal
Code Section 20.01.065.B.
B. Regulations
1. Grading and Erosion Control
Grading and erosion control shall be carried out in accordance with
the provisions of the City of Newport Beach Grading Ordinance
and shall be subject to permits issued by the Building and Planning
Departments.
2. Screening of Mechanical Equipment
All mechanical appurtenances on building rooftops and in utility
vaults shall be screened from view in a manner compatible with
the building materials.
3. Archaeological/Paleontological
Prior to the issuance of grading permits, the portion of the Site
subject to the grading permit shall be examined to determine the
existence and extent of archaeological and paleontological
resources in accordance with adopted City policies.
4. Fire Equipment Access
Fire equipment and emergency access provisions shall be approved
by the Newport Beach Fire Department.
Part 1 Land Uses, Development Standards & Procedures
Section II. General Conditions and Regulations
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5. Building Codes
Construction shall comply with applicable provisions of the
Uniform Building Code and the various other mechanical,
electrical and plumbing codes related thereto as adopted by the
Municipal Code.
6. Landscape/Grading Plans
All landscape and/or grading plans shall include provisions for
temporary erosion control on all graded sites which are scheduled
to remain unimproved between October 15 and May 15.
7. Special Events
Temporary special community events, such as parades, trade
shows, car shows, pageants, community picnics, athletic contests,
swim meets, and other similar uses, are permitted in any Planning
Unit in the Newport Dunes Planned Community, subject to the
provisions of Municipal Code Chapter 5.10.
8. Public Utility Distribution
All new public utility distribution lines of 12 Kv or less shall be
subsurface throughout the Newport Dunes Planned Community.
9. On-Site Trails
Final design of on-site pedestrian and bicycle trails shall be
reviewed and approved by the Public Works Department and the
Planning Department.
10. Title 24 Requirements
All buildings shall meet Title 24 requirements. Design of
buildings shall take into account the location of building air intake
to maximize ventilation efficiency, the incorporation of natural
ventilation, and implementation of energy conserving heating and
lighting systems.
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Section II. General Conditions and Regulations
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11. Alcoholic Beverage Consumption
The consumption of alcoholic beverages within the Newport
Dunes Planned Community shall be in compliance with the State
of California Department of Alcoholic Beverage Control’s license
for the premises dated August 3, 1993 unless superseded by
renewals. (See Section V.A for procedures concerning compliance
with Alcoholic Beverage Ordinance, Municipal Code
Section 20.89.)
12. Water Conservation
Water conservation design features shall be incorporated into
building and landscape designs.
13. Slope Stabilization
Exposed slopes, if any, shall be stabilized as soon as possible to
reduce erosion.
14. On-Site Streets
The Department of Public Works shall approve on-site public or
private streets.
15. Noise Control
Development and land uses shall comply with the community
noise control standards of Chapters 10.26, 10.28, and 10.58 of the
Municipal Code. Upon evidence that community noise standards
are exceeded, the Planning Director may require the applicant to
establish a noise abatement program setting forth in detail the
approved terms, conditions, and requirements for achieving
compliance with noise standards and policies. Said terms,
conditions and requirements may include, but not be limited to,
limitations, restrictions or prohibitions on operating hours, location
of operations, and the types of equipment.
16. Time-Share Developments
Time-share development shall comply with the City of Newport
Beach Ordinance 20.84.040, including a submittal of a Sales Plan,
a Management Plan and a Contingency Plan as described in the
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Section II. General Conditions and Regulations
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ordinance. A Sales Plan must contain the times, areas, and
methods that will be used to sell the time-share project. A
Management Plan shall describe the methods that guarantee the
future adequacy, stability, and continuity of a satisfactory level of
management and maintenance. A Contingency Plan shall address
the actions to be taken if the project is an economic failure or fails
to sell fifty (50) percent within two years of the permit to occupy
the first unit.
These three Plans may be submitted as part of the Final Precise
Plan Process and are subject to the approval of the Planning
Commission.
Part 1 Land Uses, Development Standards & Procedures
Section III. Land Use and Development Entitlements
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III. LAND USE AND DEVELOPMENT
ENTITLEMENTS
A. Project Purpose
The purpose of the project is to establish and maintain a visitor
serving, aquatic-oriented mixed-use destination resort facility on
the Site. It is the purpose of the applicant to develop this aquatic-
oriented destination resort as a high quality, aesthetically pleasing
facility with a range of uses available to persons of various
economic means. It is also a purpose of this PC District Plan to
permit a variety of compatible uses and facilities supportive of the
general community and consistent with the mixed-use concept.
B. Process Objectives
It is an objective of the PC District Plan to provide a process and
procedure for review of a project proposal. Once policy guidance
has been given through the approval of the Conceptual Precise
Plan, the Planning Director shall assume the day-to-day
implementation.
C. Permitted Uses & Approvals Process
This PC District Plan covers the entire Planned Community. Prior
to approval of any tentative subdivision map or issuance of a
building or grading permit, the applicant shall obtain approval of a
Final Precise Plan. Any maps within the Planned Community shall
be approved pursuant to Municipal Code Title 19.
1. Permitted General Uses
For purposes of this PC District Plan, “permitted uses” are those
uses set forth in this Section III.C for each Planning Unit, and as
described in a Final Precise Plan. The following General Uses are
permitted in the Newport Dunes Planned Community, subject to
Final Precise Plan approval:
Part 1 Land Uses, Development Standards & Procedures
Section III. Land Use and Development Entitlements
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a. Visitor accommodations, including, but not limited
to, a hotel/time-share complex (not to exceed a total
of 470 rooms/units), and a recreational vehicle
resort and village center,
b. Marinas and marine sales and services,
c. Various food and beverage services including, but
not limited to, cafes, restaurants, bars and cocktail
lounges, food and beverage concessions, and
catering service. No more than one (1) free
standing cafe/restaurant is permitted in the Newport
Dunes Planned Community,
d. Dry boat storage, at grade level and/or in covered
multi-level structures,
e. Boat launch ramps,
f. Commercial recreation uses,
g. Retail commercial business supportive of the
destination resort uses,
h. Service commercial business supportive of the
destination resort uses,
i. Day use beach areas,
j. Accessory and ancillary structures or uses which
are customarily incidental or necessary to the
permitted main uses, and
k. Any other similar use which is found compatible
with the purpose and objectives this PC District
Plan and which is indicated on the approved
Planned Community Development Plan, and a Final
Precise Plan or amendment thereof, approved in
accordance with this Newport Dunes PC District.
Part 1 Land Uses, Development Standards & Procedures
Section III. Land Use and Development Entitlements
Newport Dunes Planned Community District Plan 16
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Table 2. Maximum Development Entitlements
Planning Unit 1 Hotel & Time-Share
Hotel/Time-Share 470 rooms/Units (1) / 581,000 s.f. GFA
Retail/Services 4,600 s.f. GFA (2)
Function Areas 31,000 s.f. GFA (does not include pre-function areas)
Eating/Drinking Establishments 13,650 s.f. GFA
Health Club/Spa 8,000 s.f. GFA
Planning Unit 2 RV Resort & Village Center
RV Resort
RV Sites 444 spaces (3)
Restroom Buildings (3) 3,600 s.f. GFA (total)
Maintenance Building/Support 2,000 s.f. GFA
Village Center
Operations Center 6,000 s.f. GFA
Convenience Store 3,400 s.f. GFA
Clubhouse & Meeting Rooms 5,000 s.f. GFA
Laundry/Restroom Building 2,100 s.f. GFA
Manager’s Residence 2,100 s.f. GFA
Planning Unit 3 Day Use/Beach Lagoon
Public Beach Restrooms (2) 2,000 s.f. GFA
Watersports Rental 300 s.f. GFA
Pavilions & Cabanas (4) 22,250 s.f. GFA
Planning Unit 4 Boat Launch/Dry Boat Storage
Boat Launch Ramps 7 lanes
Marina 17 slips
Dry Boat Storage 400 spaces
Wash Rack 6 lanes
Eating/Drinking Est. & Support 7,200 s.f. GFA
Planning Unit 5 Marina
Marina 436 slips
Marina Center 9,600 s.f. GFA
Restroom Buildings (2) 2,400 s.f. GFA
(1) a hotel room or time-share unit is a room or suite of rooms designed for occupancy
as a single unit (2) s.f. = square feet; GFA = Gross Floor Area (3) approximately 150 of these spaces are located in Planning Unit 1 and may be
removed to allow construction of the entitlements in Planning Unit 1 (4) see definition in Permitted Uses, Planning Unit 3 and Section VI, Definitions
Part 1 Land Uses, Development Standards & Procedures
Section III. Land Use and Development Entitlements
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2. Permitted Specific Uses Per Planning Unit
The following Specific Uses are permitted in the Planning Units as
delineated generally on Figure 4.
Figure 4
Planning Unit 1, Resort Hotel and Time-Shares: Planning Unit 1
comprises approximately 30 acres of the larger 100-acre Newport
Dunes Planned Community visitor serving resort and recreational
complex. All existing and planned land uses in Planning Unit 1 are
visitor-serving uses.
Permitted Primary Uses, Unit 1: The primary use for Planning Unit 1
is visitor-serving destination resort hotel, associated time-share units
and Recreational Vehicle sites. Permitted are:
a. Resort Hotel and Time-Shares: up to 470 hotel rooms,
with the option to replace up to 100 hotel rooms with
time-share units. The time-share units may contain no
Part 1 Land Uses, Development Standards & Procedures
Section III. Land Use and Development Entitlements
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more than 150 total bedrooms and no more than 100
separately rentable units.
b. Recreational Vehicle (approximately 150 recreational
vehicle spaces of the existing RV Resort are located in
Planning Unit 1 and may be removed to allow
construction of the hotel and time-shares).
Permitted Secondary Uses, Unit 1: Secondary visitor serving
support uses are also provided for, and include such land uses as:
a. Parking structures and surface parking,
b. Fitness center and health spa,
c. Food and beverage outlets (such as cafes,
restaurants, cocktail lounges, bars, food and
beverage concessions, etc.),
d. Retail shops,
e. Community information pavilion,
f. Meeting rooms, ballrooms, pre-function areas and
banquet facilities,
g. Aquatic-oriented recreation activities, including
beach, watersports and other recreational uses,
h. Special events, parties, catering and functions,
i. Accessory uses that are customarily incidental to,
and supportive of, the main uses including, but not
limited to: restrooms, showers, equipment rentals,
security and snack stands and carts, and
j. Any similar use which is found to be consistent
with the aquatic-oriented destination resort concept
of the Newport Dunes Planned Community and
which is shown on an approved Final Precise Plan.
Planning Unit 2, Recreational Vehicle Resort and Village
Center: Planning Unit 2 comprises approximately 12 acres of the
larger 100 acre Newport Dunes Planned Community visitor
serving resort and recreation complex. All existing and planned
uses in Planning Unit 2 are visitor-serving uses.
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Section III. Land Use and Development Entitlements
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Permitted Primary Uses, Unit 2: The primary use for Planning
Unit 2 is a visitor serving recreational vehicle resort and village
center. Permitted is:
a. Recreational vehicle resort and village center.
Permitted Secondary Uses, Unit 2: The secondary uses for
Planning Unit 2 are support for the recreation vehicle resort and a
“village center” serving and supporting the Newport Dunes Resort.
Permitted are:
a. Administrative offices, security and first aid station,
b. Retail/convenience store and equipment rental,
c. Recreational/meeting room and clubhouse,
d. Additional meeting/banquet space,
e. Snack stands and carts,
f. Restrooms, showers and laundry,
g. Community information pavilion,
h. Special events, parties, catering and functions,
i. Accessory uses, which are customarily incidental to
and supportive of a recreational vehicle resort, and
j. Any similar use which is found to be consistent
with the aquatic-oriented destination resort concept
of the Newport Dunes Planned Community and
which is shown on an approved Final Precise Plan.
Planning Unit 3, Day Use, Beach & Lagoon: Planning Unit 3
comprises approximately 35 acres of the larger 100 acre Newport
Dunes Planned Community visitor serving resort and recreation
complex. All existing and planned land uses in Planning Unit 3
are visitor-serving uses.
Permitted Primary Uses, Unit 3: The primary uses for Planning
Unit 3 are:
a. Paved parking areas serving the beach and lagoon
visitors,
b. Pavilions, cabanas, picnic areas and playgrounds
(permanent, open structures, with services limited
to electricity and water),
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Section III. Land Use and Development Entitlements
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c. Commercial concessions and facilities that serve
beach goers, including, but not limited to, boat and
equipment rentals and fast-food stands,
d. Public visitor serving beach areas, and
e. A swimming and recreation lagoon.
Permitted Secondary Uses, Unit 3: Permitted secondary uses in
Planning Unit 3 include:
a. Restrooms and showers,
b. Special events, parties, catering and functions,
c. Accessory uses which are customarily incidental to
and supportive of the main uses, and
d. Any similar use which is found to be consistent
with the aquatic-oriented destination resort concept
of the Newport Dunes Planned Community and
which is shown on an approved Final Precise Plan.
Planning Unit 4, Boat Launch and Dry Boat Storage: Planning
Unit 4 comprises approximately 13 acres of the larger 100 acre
Newport Dunes Planned Community visitor serving resort and
recreation complex. All existing and planned uses in Planning
Unit 4 are visitor-serving uses.
Permitted Primary Uses, Unit 4: The primary uses for Planning
Unit 4 are:
a. Boat launching ramps,
b. Dry boat storage either at grade or in a covered
stacked-storage facility,
c. One free-standing restaurant/café,
d. Marine repairs, and
e. Transient boat slips.
Permitted Secondary Uses, Unit 4: Permitted uses in Planning
Unit 4 include:
a. Temporary boat trailer parking while using the
launch ramp facility,
b. Boat washdown racks,
c. Charter vessels for commercial purposes, subject to
a commercial harbor activities permit,
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Section III. Land Use and Development Entitlements
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d. Special events, parties, catering and functions,
e. Accessory uses which are customarily incidental to
and supportive of the main uses, including, but not
limited to, convenience docks, commercial vessel
charter operations, and an ecological interpretive
center, and
f. Any similar use which is found to be consistent
with the aquatic-oriented destination resort concept
of the Newport Dunes Planned Community and
which is shown on an approved Final Precise Plan.
Planning Unit 5, Marina: Planning Unit 5, including the floating
docks, comprises approximately 13 acres of the larger 100 acre
Newport Dunes Planned Community visitor serving resort and
recreation complex. All existing and planned uses in Planning
Unit 5 are visitor-serving uses.
Permitted Primary Uses, Unit 5: The primary uses for Planning
Unit 5 are:
a. Boat slips and docks,
b. Marine clubhouse,
c. Offices,
d. Storage, and
e. Pedestrian bridge.
Permitted Secondary Uses, Unit 5: Permitted secondary uses in
Planning Unit 5 include:
a. Restrooms/showers,
b. Charter vessels for commercial purposes, subject to
a commercial harbor activities permit,
c. Special events, parties, catering and functions,
d. Accessory uses which are customarily incidental to
and supportive to the main uses, including, but not
limited to, boat pump-out stations and commercial
vessel charter operations, and
e. Any similar use which is found to be consistent
with the aquatic-oriented destination resort concept
of the Newport Dunes Planned Community and
which is shown on an approved Final Precise Plan.
Part 1 Land Uses, Development Standards & Procedures
Section IV. Site Development Standards
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IV. SITE DEVELOPMENT STANDARDS
The following site development standards shall apply to the
Newport Dunes Planned Community Site. An approved
Conceptual Precise Plan or Final Precise Plan as first submittal
may establish Alternative Development Standards, in accordance
with the process set forth in Section V. Any adopted Alternative
Development Standards for height also must comply with
Section IV.A.2.
A. Permitted Height of Structures
1. Standards for Allowable Heights
Allowable heights are determined by Planning Unit as follows:
Planning Unit 1, Resort Hotel and Time-Share: The maximum
pad elevation for Planning Unit 1 shall be ten feet (10’) above
mean sea level (MSL) for the hotel and parking structure and nine
feet (9’) above MSL for the time-share buildings. A maximum of -
five percent (5%) of the hotel/time-share building footprint may be
built to a maximum height of sixty-five feet (65’) as measured
from ten feet (10’) above MSL. The remainder of the structures in
Planning Unit 1 shall be limited to a maximum height of fifty feet
(50’) as measured from their respective pad elevations.
Planning Unit 2, Recreational Vehicle Resort and Village
Center: The maximum height of all structures in Planning Unit 2
shall be thirty-five feet (35’) as measured from finished grade.
Planning Unit 3, Day Use, Beach and Lagoon: The maximum
height of all structures in Planning Unit 3 shall be thirty-five feet
(35’) as measured from finished grade.
Planning Unit 4, Boat Launching and Dry Boat Storage: The
maximum height of all structures in Planning Unit 4 shall be thirty-
five feet (35’) as measured from finished grade.
Planning Unit 5, Marina: The maximum height of all structures
in Planning Unit 5 shall be thirty-five feet (35’) as measured from
finished grade.
Part 1 Land Uses, Development Standards & Procedures
Section IV. Site Development Standards
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Height Measurement: For purposes of measuring maximum
height of a structure with a sloped roof, the following shall apply:
In determining the height of a sloped roof, the measurement shall
be the vertical distance between the grade and the midpoint of the
roof plane, as measured from the ridge of the roof to where the
wall plate intersects the roof plane, provided that no part of the
roof extends more than five feet (5’) above the maximum
permitted height. (See chapter 20.65 of the Zoning Code for
additional illustrations.)
Figure 5
2. Alternative Development Standards
The Planning Commission may approve Alternative Development
Standards to heights of structures in connection with a Conceptual
Precise Plan or Final Precise Plan as first submittal, in accordance
with the process set forth in Section V.C.3, and based upon the
following criteria:
Unit 1: The Planning Commission may approve changes to
heights of structures in connection with a Conceptual
Precise Plan or Final Precise Plan as first submittal, but in
no case shall the maximum height of sixty-five feet (65’)
for a maximum of five percent (5%) of the main hotel
structure footprint be exceeded and no other structure in
Planning Unit 1 shall exceed a maximum height of fifty
feet (50’).
Any modification of maximum height above sixty-five feet
(65’) and/or fifty feet (50’), as described above shall
require approval of an amendment to the Newport Dunes
PC District Plan.
Part 1 Land Uses, Development Standards & Procedures
Section IV. Site Development Standards
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Units 2-5: Alternative Development Standards which
establish heights in excess of the maximums shown for
Planning Units 2, 3, 4 and 5 may be established by
approval of the Planning Commission in connection with
the approval of the Conceptual Precise Plan or Final
Precise Plan as first submittal, to allow architectural
detailing, but in no case shall the maximum height of
forty-five feet (45’) for a maximum of twenty-five percent
(25%) of the main structure be exceeded.
B. Required Setback to Structures
Setback to structures shall be measured from the property line and
shall be measured perpendicular from the property line, back of
sidewalk or back of curb if there is no sidewalk. Required
setbacks are:
From Pacific Coast Highway 50 feet minimum
From Back Bay Drive 20 feet minimum
From adjacent residential uses 15 feet minimum*
*Residential setbacks are a minimum and should be refined based upon the daylight plane or shade extent, see Standard 3, below.
All other setbacks shall be as shown on the approved Conceptual
or Final Precise Plan.
C. Daylight Plane
To protect existing residential areas immediately adjacent to the
Resort Site from shade impacts of new development at the Resort
Site, a refined setback applies to new structures built adjacent to
existing, off-site residential units or lots. Based upon the extent of
shade in the worst case (morning of the winter equinox) situation,
the following setbacks apply:
Building 35 feet high 80 foot (shadow length) minimum
Building 50 feet high 115 foot (shadow length) minimum
Building 65 feet high 150 foot (shadow length) minimum
Note: Daylight Plane setbacks are not measured perpendicular
from the property line as standard setbacks are measured. Daylight
Plane setbacks are measured along a line 43° from true north,
Part 1 Land Uses, Development Standards & Procedures
Section IV. Site Development Standards
Newport Dunes Planned Community District Plan 25
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which is the angle of the maximum shadow (see diagram). They
are measured to a residential unit or lot, rather than a property line.
Figure 6 Daylight Plane Setback Determination
D. Off-street Parking Standards
Off-street parking standards are specified for each Planning Unit.
Additional off-street parking may be required as a condition of
approval of a Conceptual or Final Precise Plan. Joint operations of
parking in which off-street parking is provided in more than one
planning unit or off-site may be proposed and approved on any
Conceptual or Final Precise Plan. The parking management program
shall include detailed descriptions of all parking facilities, any
proposed use of parking attendants, any proposed use of shuttles and
their proposed routes, and the circumstances under which such joint
operations of parking would be required.
Planning Unit 1: Off-street parking for the hotel, time-share and
adjacent marina uses is provided for by surface parking and parking
structures. Parking is provided in the ratio of:
Part 1 Land Uses, Development Standards & Procedures
Section IV. Site Development Standards
Newport Dunes Planned Community District Plan 26
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Hotel* 1.18 spaces per hotel room
Time-share* 1.2 spaces per time-share unit
Boat Slip .57 spaces per boat slip
* includes permitted secondary uses
Note: Development within Planning Unit 1 could remove up to 13 of the existing
parking spaces associated with the RV Resort, but located within Planning Unit 1.
Planning Units 2 – 4: Current off-street parking for existing uses
in Planning Units 2, 3, and 4 shall remain, as follows:
Planning Unit 2: 115 spaces (including check in and registration).
Note that 13 of the spaces associated with the
RV Resort are within Planning Unit 1 and may
be removed in proportion to the removal of RV
sites in Planning Unit 1 to accommodate
development in Planning Unit 1.
Planning Unit 3: 646 spaces
Planning Unit 4: 206 spaces (including boat launch parking)
Planning Unit 5: Off-street parking for Planning Unit 5 is
provided off-site in Planning Unit 1 and is subject to the
requirements outlined for Planning Unit 1.
To ensure that the Resort Site will always be adequately parked,
the material increase in the intensity of any of the primary uses or
any material increase in intensity of any secondary uses will
require compliance with Chapter 20.66 “Off-street Parking and
Loading Regulations” of the Municipal Code. Material changes or
additions to existing uses shall also comply with the requirements
contained in Chapter 20.66 of the Municipal Code.
E. Landscaping
Landscaping, consisting of a combination of evergreen or
deciduous trees, shrubs, groundcover, softscape or hardscape shall
be installed and maintained subject to the following standards:
a. Highway Boundary Landscape: Where practical,
boundary landscaping abutting arterial highways is
required to an average depth of fifteen feet (15’) with a
minimum depth of five feet (5’).
b. Public Street Boundary Landscape: Where practical,
boundary landscaping abutting public streets, other than
Part 1 Land Uses, Development Standards & Procedures
Section IV. Site Development Standards
Newport Dunes Planned Community District Plan 27
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arterial highways, is required to an average depth of ten
feet with a minimum depth of five feet (5’).
c. Additional Site Landscape: An additional amount of
landscaping area, equal to at least five percent (5%) of
the net usable area of the parcel, is to be provided in
addition to boundary landscape.
d. Parking Lot Landscape: Parking lots shall be
landscaped at a minimum of one (1) tree per five (5)
parking spaces, measured linearly. In double loaded
parking rows, trees are counted for every ten (10)
spaces (see Part 2: Design Guidelines). Parking lot
landscape is not required on parking structure decks
above grade, in boat storage areas, or in the boat
launch/boat trailer parking lots.
e. Separation: Where practical, landscaped areas shall be
separated from an adjacent vehicular area by a wall or
curb at least six inches higher than the adjacent
vehicular area or shall in some other manner be
protected from vehicular damage.
f. Watering: Permanent or temporary automatic water
facilities shall be provided for all landscaped areas.
g. Landscape Maintenance: A regular program of
landscape maintenance shall be developed in
conjunction with the mitigation requirements in the
Newport Dunes Resort EIR, as well as standard
practices for all landscape areas. Required landscaping
shall be maintained in a neat, clean and healthy
condition. This shall include pruning, mowing of
lawns, weeding, removal of litter, fertilizing,
replacement of plants when necessary and the regular
watering of all plantings. The applicant will be
required to correct any noted problems in a timely
fashion.
h. Vehicular and Pedestrian Sight Distance:
Notwithstanding landscape requirements, safe and
adequate sight distance shall be maintained for
vehicles, bicycles and pedestrians.
Part 1 Land Uses, Development Standards & Procedures
Section IV. Site Development Standards
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F. Screening
Screening, consisting of fences, walls, landscaping, berms or
elevation changes shall be installed and maintained subject to the
following standards:
a. Abutting Residential Areas: A screen shall be
installed along all site boundaries abutting
residential areas. Except as otherwise provided
below, the screening shall have a total height of not
less than six feet (6’) nor more than seven feet (7’),
except for landscaping, which may be higher, or
screening required for sound walls.
b. Streets and Intersections: A screen shall be
installed along all public streets and boundaries
except within twenty feet (20’) of the point of
intersection of:
i. A vehicular accessway or driveway and a
street.
ii. A vehicular accessway or driveway and a
sidewalk.
iii. Two or more vehicular accessways,
driveways or streets.
c. Parking Areas Abutting Highway: A screen shall
be installed along all parking areas abutting
highways.
d. Mechanical Equipment or Trash Enclosures:
Mechanical equipment placed on any roof such as,
but not limited to, air conditioning, heating,
ventilation ducts and exhaust ducts shall be
screened from view from any abutting or public
street or highway and any abutting residential area.
e. Definition: A screen as referred to above shall
consist of one or a combination of the following:
i. Walls Including Retaining Walls: A wall
shall consist of concrete, stone, brick, tile or
similar type of solid masonry materials.
ii. Berms: A berm shall be constructed of
earthen materials and shall be landscaped.
iii. Fences, Solid: A solid fence shall be
constructed of wood or other materials with
a minimum thickness of one inch (1”).
Part 1 Land Uses, Development Standards & Procedures
Section IV. Site Development Standards
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iv. Landscaping: Vegetation, consisting of
evergreen or deciduous trees or shrubs.
f. Changes in Elevation: Notwithstanding the
requirements listed above, where the finished
elevation of the property at the boundary line, or
within five feet inside the boundary line, is higher
or lower than the abutting property elevation, such
change in elevation may be used in lieu of, or in
combination with, additional screening to satisfy the
screening requirements of this section.
G. Signs
On-site signs shall be permitted in accordance with Chapter 20.67
“Signs” of the Municipal Code, or as shown on an approved Sign
Program. A Sign Program, covering at least the entire Planning
Unit, shall accompany all Final Precise Plans. A Sign Program
shall indicate placement and copy for all required coastal public
access signs and notices.
H. Lighting
All lighting, exterior and interior, shall be designed and located to
confine direct rays and glare to the Resort Site. A Lighting Plan
shall accompany all Final Precise Plans and shall be subject to the
review by an independent lighting consultant selected by the City
and the approval of the Planning Commission. Lighting plans
shall include lighting fixture product types and technical
specifications, including photometric site information. Lighting
Plans shall be prepared and signed by a licensed Electrical
Engineer acceptable to the City with a letter from the engineer
stating that, in his or her opinion, this requirement has been met.
The Planning Director may order the dimming of light sources or
other remediation upon finding that the site is excessively
illuminated, based on the illuminance recommendations of the
Illuminating Engineering Society of North America, or, if in the
opinion of the Planning Director, the illumination creates an
unacceptable negative impact on surrounding land uses or
environmental resources.
Part 1 Land Uses, Development Standards & Procedures
Section IV. Site Development Standards
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I. Loading
All loading shall be performed on Resort Site. Loading platforms
and areas shall be screened from view from adjacent streets,
highways and residential areas.
J. Trash and Storage Areas
All storage, including cartons, containers or trash, shall be shielded
from view within a building or area enclosed by a wall not less
than six feet (6’) in height. No such area shall be located within
fifty feet (50’) of any residential area unless it is fully enclosed.
Trash containers throughout the Resort Site should be covered or
have preventative measure to protect them from being overturned
or accessed by wildlife.
K. Coastal Access
Provisions shall be made to provide adequate coastal access to the
satisfaction of the Planning Commission and the California Coastal
Commission. Public Coastal Access shall be provided, at a
minimum, from the following locations:
1. Along and across the lagoon.
2. From public parking to the shoreline.
3. From public sidewalks to the shoreline.
4. From Back Bay and Bayside Drives.
5. To the Interpretive Overlook off Back Bay Drive.
6. To the Marina shoreline.
7. To the boat launch.
(Coastal access is further discussed in the Part 2: Design Guidelines.)
L. Connection to Existing Off-site Circulation
Elements
Provisions shall be made to provide adequate and safe connection to
existing off-site circulation elements such as streets, highways,
bikeways, and trail systems to the satisfaction of the Planning
Commission.
Part 1 Land Uses, Development Standards & Procedures
Section V. Precise Plan Regulations and Procedures
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V. PRECISE PLAN REGULATIONS AND
PROCEDURES
A. Purpose and Intent
The purpose of the Conceptual and Final Precise Plan review
process is to provide for appropriate and adequate review of all
development proposals and uses within the Newport Dunes
Planned Community District. An approved Final Precise Plan shall
satisfy the requirement for any Use Permit which otherwise may
be required by the Municipal Code. In cases where special or
specific findings are required by the Municipal Code for granting
of a Use Permit for a particular land use including the provisions
of Chapter 20.89, the same findings shall be required for approval
of a Conceptual and Final Precise Plan containing the same land
use.
B. Submittal Contents
The following sections describe the requirements for the submittal
packages for either a Conceptual or a Final Precise Plan
(sometimes referred to collectively as “Precise Plan”). Each
Precise Plan submittal or amendment thereof shall contain
sufficient detail for a thorough review of the relationships between
uses on the site and on adjacent sites, as determined by the
Planning Director.
At the discretion of the Planning Director, the requirements for
submittal of a Conceptual or Final Precise Plan may be altered
from those set forth below where the Director determines that the
information submitted will be sufficient to allow a thorough review
of the project by the approving authority.
Each of the submittals for both Conceptual and Final Precise Plans
shall include plans, which contain basic identifying elements such
as:
a. Title block (applicant’s name and date drawn)
b. Scale and north arrow
c. Property lines and/or building sites dimensioned
Part 1 Land Uses, Development Standards & Procedures
Section V. Precise Plan Regulations and Procedures
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d. Off-site uses identified
e. Roads, on and off site, identified
f. All plans to be drawn to scale, fully dimensioned
and easily readable
1. Conceptual Precise Plans
Conceptual Precise Plans shall consist of plans necessary to
convey the following information as applicable to the project
proposal:
a. Existing Conditions, showing:
i. Existing site improvements, easements and
uses
ii. Uses to remain
iii. Uses to be redeveloped
iv. Existing topography
b. Improvement Site Plan(s), showing:
i. Proposed location, acreage, and land use
ii. Buildings: including use, location, height
and square footage of structures
iii. Streets: location and width
iv. Easements: location and width
v. Access drives, driveways, trails and
pedestrian ways
vi. Perimeter fencing or walls
vii. Parking areas with approximate square
footage and approximate number of stalls
c. Conceptual Grading Plan, showing:
i. Existing topography (screened)
ii. Proposed topography
iii. Any walls or retaining structures
iv. Concepts for drainage
v. Preliminary calculations of cut and fill
d. Conceptual Landscape Plan, showing:
i. Planting character, typical spacing and a
potential plant palette
ii. Irrigation concept, indicating type of
irrigation system proposed
iii. Methods of erosion control, if applicable to
grading
Part 1 Land Uses, Development Standards & Procedures
Section V. Precise Plan Regulations and Procedures
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e. Elevations and or Character Sketches that clearly
demonstrate the architectural theme of the project,
including materials, colors and heights
f. Any additional background and supporting
information, studies or materials that the applicant
or Planning Director deems necessary for a clear
representation of the project in concept
2. Final Precise Plans
Final Precise Plans shall consist of plans necessary to convey the
following information as applicable to the project proposal:
a. Existing Conditions, per the Conceptual Precise
Plan requirements
b. Improvement Site Plan(s), per the Conceptual
Precise Plan requirements
c. Conceptual Grading Plan, per the Conceptual Plan
requirements
d. Floor Plans of ground floor and typical floors
e. Elevations that clearly demonstrate the architectural
theme of each face of all structures, including walls
and signs, illustrating the following data:
i. All exterior materials
ii. All exterior colors
iii. Building heights
f. Parking areas existing and proposed with all
parking spaces shown to City standards, including a
Parking Management Plan
g. Preliminary Landscape Plan, showing:
i. General location of all plant materials, by
common and botanical names
ii. Size of plant materials, where applicable
iii. Irrigation concept, indicating type of
irrigation system proposed
h. Lighting Plan, including: locations, fixture height,
lighting fixture product type and technical
specifications, including photometric site
information (see Section IV.H.)
i. Signage Plan: containing details of the placement
and copy for all required coastal public access signs
and notices (see Section IV.G.)
Part 1 Land Uses, Development Standards & Procedures
Section V. Precise Plan Regulations and Procedures
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j. Transient Slip Management Plan
k. Time-Share Plans: including the information
described in Section II.B.16
l. A list of all-relevant programs, policies, and
guidelines contained in the General Plan, together
with a description of how they are being
implemented by the Final Precise Plan proposal
m. Any additional background and supporting
information, studies or materials that the applicant
or Planning Director deems necessary for a clear
representation of the project
3. Form and Number Requirements
The materials listed above shall be submitted in the form and
number required by the Planning Director for distribution, staff
and Commission review. The Conceptual or Final Precise Plan
shall be accepted for filing when the above-described materials
have been submitted in the required form and number.
C. Approval and Appeals Process
The following sections describe the approval and appeal process
for the Conceptual Precise Plans, the Final Precise Plans and
Alternative Development Standards.
1. Conceptual Precise Plan
The Planning Commission shall hear the Conceptual Precise Plan
for any Planning Unit(s) in the same manner as a Use Permit in
accordance with Chapter 20.91 and Chapter 20.95. of the City of
Newport Beach Municipal Code (“Use Permit Code”). The
Planning Commission shall hear the application and may approve,
conditionally approve, or deny the Conceptual Precise Plan.
2. Final Site Precise Plan
The Planning Commission shall review the Final Precise Plan for
any Planning Unit(s) for compliance with approved Conceptual
Precise Plan and shall approve the Final Precise Plan so long as it
is in substantial compliance with the Conceptual Precise Plan. If
the applicant submits the Final Precise Plan as first submittal,
Part 1 Land Uses, Development Standards & Procedures
Section V. Precise Plan Regulations and Procedures
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Planning Commission shall review and approve such application,
following the Conceptual Precise Plan approval steps outlined
above.
3. Precise Plan Incorporating Alternative Development
Standards
a. When a Conceptual or Final Precise Plan proposes
the establishment of development standards that
differ from those standards set forth in Section IV,
as determined by the Planning Director, the
proposal shall be deemed to present Alternative
Development Standards.
b. The Planning Commission shall hear the application
for Precise Plans proposing Alternative
Development Standards in accordance with
Chapter 20.91 and Chapter 20.95 of the Municipal
Code and may approve, conditionally approve, or
deny the Precise Plan.
c. For the Planning Commission to approve
Alternative Development Standards, the Planning
Commission must find: (i) the Precise Plan
otherwise substantially conforms with and is
consistent with the intent of the Newport Dunes
PC District Plan; (ii) the Alternative Development
Standards will not be detrimental or injurious to
property and improvements in the neighborhood or
the general welfare of the City; (iii) the Alternative
Development Standards constitute minor
modifications which do not cause a material change
to land use, density or intensity on the Site; and
(iv) the Alternative Development standards will
improve engineering, planning or design of the
Precise Plan.
4. Standard of Review
Before any Conceptual Precise Plan or Final Precise Plan as first
submittal may be approved, the Planning Commission shall make
the following findings:
Part 1 Land Uses, Development Standards & Procedures
Section V. Precise Plan Regulations and Procedures
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a. General Plan: that the use or project is consistent
with the General Plan.
b. Local Coastal Program: that the use or project is
consistent with the Local Coastal Program.
c. Zoning Regulations: that the use or project is
consistent with this Newport Dunes PC District
Plan.
d. CEQA: that the requirements of the California
Environmental Quality Act (CEQA) have been
complied with. It is intended that the Newport
Dunes Resort Environmental Impact Report (State
Clearing house No. 98061113) will satisfy CEQA
requirements for all implementing approvals for the
Newport Dunes PC District Plan.
e. General Welfare: that the project will not result in
conditions or circumstances contrary to the public
health, safety and the general welfare.
5. Appeals and Calls for Review
Action on a Precise Plan may be appealed or called for review in
accordance with Chapter 20.95 “Appeals and Calls for Review” of
the City of Newport Beach Municipal Code.
6. Amendments and Compliance
a. The Newport Dunes PC District Plan may be
amended in accordance with the same procedures as
it was adopted. Adoption of a Precise Plan with
Alternative Development Standards shall not
require amendment to the PC District Plan.
b. A Precise Plan may be amended or revised by the
same procedures as set forth in Section V.B and
V.C above. Minor variations to a Precise Plan, as
determined by the Planning Director, shall not
require an amendment to the Precise Plan or the
PC District Plan.
c. Review of amendments to the Newport Dunes
PC District Plan shall be limited to those Planning
Units that are being proposed for change.
Part 1 Land Uses, Development Standards & Procedures
Section V. Precise Plan Regulations and Procedures
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d. The appropriate City departments shall insure that
the actual development is consistent with the
approved Precise Plan.
e. It is the intent of these procedures that (i) any
subsequent development proposal, (ii) any addition
to existing development or (iii) a minor project or
projects which are accessory to or an expansion of
an existing use, in substantial compliance with the
approved Precise Plan, as determined by the
Planning Director, shall not require the processing
of an amendment or revision to the Precise Plan or
the PC District Plan.
Part 1 Land Uses, Development Standards & Procedures
VI. Definitions
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38
VI. DEFINITIONS
All words and phrases used in this Newport Dunes PC District
Planned Plan shall have the same meaning and definition as used
in the City of Newport Beach Municipal Code unless defined
differently in this section.
Commercial Recreation: Any use or development, either public
or private, providing amusement, pleasure or sport, which is
operated or carried on primarily for financial gain, including
establishments where food and beverages are sold as secondary or
ancillary use.
Common area-parking: A parking plan whereby tenants of a
project share use of a parking area even though lot lines may bisect
the parking area. Some or all of the required parking for a given
use may be located on a separate and non-abutting lot or building
site.
Community Information Center: A temporary or permanent
structure principally used as information pavilion and/or temporary
real estate office, with parking and related facilities.
Conceptual Precise Plan: A plan and supporting data that
describes a project proposal on a conceptual, informal basis. An
initial plan with sufficient accuracy to allow the elected and
appointed decision makers to provide input and policy guidance to
staff and the project proponent on the major features of a project
proposal. A conceptual plan prepared at an early stage in the
planning process, which allows input from the public and private
sector at a stage where changes may be considered without
incurring undue expense. The Conceptual Precise Plan review and
approval process is designated as a vehicle for decision makers to
provide the policy guidance which will allow staff to review and
approve the more detailed final engineered Final Precise Plan and
other implementation documents.
Final Precise Plan: A final engineered plan with a level of detail
to allow the City to issue building permits. The Final Precise Plan
implements the policy guidance of the Conceptual Precise Plan. A
plan showing the details of building location, structures, parking,
Part 1 Land Uses, Development Standards & Procedures
VI. Definitions
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39
vehicular access, landscaping and architectural design for a project
or building site.
Hotel: Any building or portion thereof with access provided
through a common entrance, lobby or hallway to guest rooms, with
or without cooking facilities, retail commercial and other ancillary
facilities, and which rooms are designated, intended to be used or
are used, rented or hired out as temporary or overnight
accommodations for guests.
Hotel Room/Time-Share Unit: A hotel room or time-share unit is
a room or suite of rooms designed for occupancy as a single unit.
Joint Use of Parking: The shared use of off-street parking
facilities by more than one type of land use, so that the whole
project shows in the parking on an as-needed basis. The same
parking spaces are counted to satisfy the off-street parking
requirements of more than one land use, e.g. use of the same
parking facility to satisfy the off-street parking requirements of a
church and an office building.
Pavilions and Cabanas: Permanent structures along the beach or
grassy shore to serve as picnic shelters. Structures are open sides,
with canopy or trellis roofs. Services are limited to electricity or
water. No overnight accommodations are allowed in pavilions or
cabanas.
Planning Unit: An area of land that is depicted on the Newport
Dunes PC District Development Plan. Planning Units are
numbered on Figure 3 of this PC District Plan.
Precise Plan: Generic term to describe both Final and Conceptual
Precise Plan
Recreational Vehicle: A motor home, travel trailer, boat, truck, or
van camper, or camping trailer, with or without motive power,
designed for temporary human habitation for recreational or
emergency purposes.
Recreational Vehicle Resort: Any area of property where two or
more spaces designed for temporary parking and use of
Part 1 Land Uses, Development Standards & Procedures
VI. Definitions
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40
recreational vehicles which are rented or held out for rent to users
or recreational vehicles.
Recreational Vehicle Storage Area: Any area or property where
space for parking of two or more unoccupied recreational vehicles,
when not in use, is rented or held out for rent.
Sign: Any device used for visual communication or attraction,
including any announcement, declaration, demonstration, display,
illustration, insignia, vehicle or symbol used to advertise or
promote the interests of any person, together with all parts,
materials frame and background.
“Sign” and “advertising device” shall not include the following for
purposes of this PC:
a. Official notices issued by a court or public body or
officer.
b. Notices posted by any public officer in performance
of a public duty or by any person in giving any legal
notice.
c. Directional signs, warning or informational signs or
structures required or authorized by Federal, State,
County or City Authority.
d. The flag of the State of California or the United
States of America, or any official flag of any other
state, country, county, city or community.
Sign Program: A sign program is a comprehensive plan of
signage for a development project. A Sign Program is intended to
encourage incentive and latitude in order to achieve variety and
appealing design. When accompanied by a Conceptual Precise
Plan, a Sign Program may be approved that establishes
development standards which are alternative to those contained in
Chapter 20.67 “Signs” of the Municipal Code. A Sign Program
shall accompany each Final Precise Plan, in accordance with
Section V.
Table of Contents
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0
PART 1 LAND USE, DEVELOPMENT STANDARDS & PROCEDURES
I. INTRODUCTION .........................................................................................1
A. Existing and Proposed Uses ...................................................................................2
B. Governmental Agencies..........................................................................................3
C. Purpose of The Newport Dunes Planned Community District Plan ....................3
D. Project Approval Summary.....................................................................................4
1. PC District Plan .........................................................................................4
a. Scope and Purpose .........................................................................4
b. Process.............................................................................................6
2. Conceptual Precise Plan............................................................................6
a. Scope and Purpose .........................................................................6
b. Process.............................................................................................6
3. Final Precise Plan.......................................................................................6
a. Scope and Purpose .........................................................................6
b. Process.............................................................................................7
4. Existing Uses and Development................................................................7
II. GENERAL CONDITIONS AND REGULATIONS...................................9
A. General Conditions.................................................................................................9
1. Consistency With General Plan and Code ..............................................9
2. Terms ..........................................................................................................9
3. Conflict With Code....................................................................................9
4. Interpretation.............................................................................................9
5. Planning Unit Boundaries.......................................................................10
B. Regulations............................................................................................................10
1. Grading and Erosion Control.................................................................10
2. Screening of Mechanical Equipment .....................................................10
3. Archaeological/Paleontological...............................................................10
4. Fire Equipment Access............................................................................10
5. Building Codes .........................................................................................11
6. Landscape/Grading Plans.......................................................................11
7. Special Events...........................................................................................11
8. Public Utility Distribution.......................................................................11
9. On-Site Trails...........................................................................................11
10. Title 24 Requirements .............................................................................11
11. Alcoholic Beverage Consumption...........................................................12
12. Water Conservation.................................................................................12
13. Slope Stabilization....................................................................................12
14. On-Site Streets..........................................................................................12
Table of Contents
Newport Dunes Planned Community District Plan
10/12/07 10:58 AM
1
15. Noise Control............................................................................................12
16. Time-Share Developments......................................................................12
III. LAND USE AND DEVELOPMENT ENTITLEMENTS.........................14
A. Project Purpose.....................................................................................................14
B. Process Objectives.................................................................................................14
C. Permitted Uses & Approvals Process...................................................................14
1. Permitted General Uses...........................................................................14
2. Permitted Specific Uses Per Planning Unit ...........................................17
Planning Unit 1, Resort Hotel and Time-Shares..............................17
Planning Unit 2, Recreational Vehicle Resort and Village Center.18
Planning Unit 3, Day Use, Beach & Lagoon.....................................19
Planning Unit 4, Boat Launch and Dry Boat Storage .....................20
Planning Unit 5, Marina.....................................................................21
IV. SITE DEVELOPMENT STANDARDS.....................................................22
A. Permitted Height of Structures.............................................................................22
1. Standards for Allowable Heights............................................................22
Planning Unit 1, Resort Hotel and Time-Share ...............................22
Planning Unit 2, Recreational Vehicle Resort and Village Center.22
Planning Unit 3, Day Use, Beach and Lagoon..................................22
Planning Unit 4, Boat Launching and Dry Boat Storage................22
Planning Unit 5, Marina.....................................................................22
Height Measurement...........................................................................23
2. Alternative Development Standards......................................................23
B. Required Setback to Structures............................................................................24
C. Daylight Plane.......................................................................................................24
D. Off-street Parking Standards................................................................................25
Planning Unit 1.........................................................................................25
Planning Units 2 – 4:................................................................................26
Planning Unit 5.........................................................................................26
E. Landscaping..........................................................................................................26
F Screening...............................................................................................................28
G. Signs ......................................................................................................................29
H. Lighting.................................................................................................................29
I. Loading..................................................................................................................30
J. Trash and Storage Areas......................................................................................30
K. Coastal Access.......................................................................................................30
L. Connection to Existing Off-site Circulation Elements........................................30
Table of Contents
Newport Dunes Planned Community District Plan
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2
V. PRECISE PLAN REGULATIONS AND PROCEDURES......................31
A. Purpose and Intent................................................................................................31
B. Submittal Contents................................................................................................31
1. Conceptual Precise Plans ........................................................................32
2. Final Precise Plans...................................................................................33
3. Form and Number Requirements..........................................................34
C. Approval and Appeals Process .............................................................................34
1. Conceptual Precise Plan..........................................................................34
2. Final Site Development Plan...................................................................34
3. Precise Plan Incorporating Alternative Development Standards.......35
4. Standard of Review..................................................................................35
5. Appeals and Calls for Review.................................................................36
6. Amendments and Compliance................................................................36
VI. DEFINITIONS.............................................................................................38
Part 2 Design Guidelines
Newport Dunes Planned Community District Plan i
PART 2
DESIGN
GUIDELINES
NEWPORT DUNES
PLANNED COMMUNITY
DISTRICT PLAN
Part 2 Design Guidelines
Newport Dunes Planned Community District Plan ii
PART 2 DESIGN GUIDELINES
I. INTRODUCTION ........................................................................................ 1
A. Intent ..................................................................................................................... 1
1. Intent of Guidelines................................................................................... 1
2. Intent of Resort Village “Character”...................................................... 2
3. Planning Units........................................................................................... 3
II. DESIGN GUIDELINES .............................................................................. 4
A. Using these Guidelines........................................................................................... 4
II. THE BUILT ENVIRONMENT ................................................................. 6
A. Building Location & Massing Criteria ................................................................. 6
1. Site Planning Principles............................................................................ 7
2. Building Envelopes.................................................................................... 7 Setbacks.............................................................................................................. 7
Building Plane Setbacks.................................................................................... 9
Massing..............................................................................................................10
Building Heights...............................................................................................11
Building Step-back...........................................................................................11
3. Building Elements....................................................................................12
4. Building Character & Style.....................................................................12
5. Materials...................................................................................................13
6. Colors........................................................................................................14
B. The Landscape Environment................................................................................15
1. Landscape.................................................................................................16 Overall...............................................................................................................16
Perimeter...........................................................................................................17
Parking Lot Landscape....................................................................................17
Beach Landscape..............................................................................................18
Internal Landscapes ..........................................................................18
2. Open Spaces..............................................................................................18
3. Beach.........................................................................................................19
C. Circulation.............................................................................................................20
1. Streets........................................................................................................20 Entry Streets.....................................................................................................20
Primary Circulation (Entry Drives)................................................................21
Secondary Circulation (Internal Streets) .......................................................21
Public Street Access to Water..........................................................................21
2. Service & Emergency ..............................................................................22
3. Parking......................................................................................................23 Surface Parking................................................................................................23
Parking Structure.............................................................................................24
Part 2 Design Guidelines
Newport Dunes Planned Community District Plan iii
4. Boat Launch .............................................................................................24
5. Pedestrian Circulation.............................................................................25
6. Bicycle Routes...........................................................................................26 External Bicycle Routes...................................................................................26
Internal Bicycle Routes....................................................................................27
7. Public & Shoreline Access.......................................................................28
D. Orientation, Identity & Safety ..............................................................................30
1. Gateways & Entrances............................................................................30
2. View Corridors.........................................................................................31
3. Landmarks................................................................................................32
Natural Landmarks..........................................................................................32
Architectural Features as Landmarks............................................................32
4. Signage......................................................................................................33 Regulatory Signage...........................................................................................33
Directional Signage...........................................................................................34
Monumental Signage........................................................................................35
Interpretive/Informational Signage................................................................35
General Signage Guidelines.............................................................................35
5. Walls, Fences & Screens..........................................................................37
6. Lighting.....................................................................................................39
Part 2 Design Guidelines
Section I. Introduction
Newport Dunes Planned Community District Plan 1
I. INTRODUCTION
A. Intent
The following Design Guidelines expand upon the regulations set
forth in Part 1, Land Uses, Development Standards and
Procedures of the Newport Dunes Planned Community (PC)
District Plan. The Design Guidelines detail the intent behind
design direction for the Resort Village and provide the guidelines
for design decisions during the refinement and approvals process
associated with the Conceptual and Final Precise Plans. The
Design Guidelines apply to the Newport Dunes Resort Site,
approximately 100 acres along Upper Newport Bay.
The property, first leased and developed in 1958, has consistently
provided visitor serving aquatic-oriented uses in a resort setting.
The Design Guidelines will further the existing quality in new
development and provide compatibility with current facilities and
surrounding land uses.
1. Intent of Guidelines
The Design Guidelines were prepared with three specific
objectives in mind:
To create a consistency of scale, design and character of a
cohesive resort village which fits comfortably within its
surroundings;
To ensure that the phased development of the destination resort
village maintains and enhances the character of Newport Bay
and the surrounding City of Newport Beach; and,
To develop the concepts and conditions which govern property
development.
Part 2 Design Guidelines
Section I. Introduction
Newport Dunes Planned Community District Plan 2
2. Intent of Resort Village “Character”
The resort’s character is intended to portray the atmosphere of a
cohesive Spanish Mediterranean resort village. Land uses will be
massed in clusters around the lagoon oriented to the bay and boat
harbor. Uses will be grouped with similar activities, buffered from
their surrounding uses and connected by paths and promenades.
At a site-specific scale, individual buildings will be clustered
around courtyards and will open up to Newport Bay and the
swimming lagoon. Height and mass
will minimize visual impacts from
surrounding properties and public
viewsheds. Materials and
architectural detail will be in
keeping with the Spanish
Mediterranean style. Landscape
design will interface between the
surrounding land uses, especially
the Upper Newport Beach
Ecological Reserve and the
surrounding community while
creating a richly textured and
colorful sequence of Spanish
Mediterranean gardens. Within the
development, the character is envisioned to capture the romance of
the Mediterranean courtyards. Access and circulation will allow
the guest to explore and enjoy the resort setting. Paths and routes
will be hierarchical with clear signage directing the visitors and
guests. Access points will be varied to separate uses and minimize
impacts.
Part 2 Design Guidelines
Section I. Introduction
Newport Dunes Planned Community District Plan 3
3. Planning Units
For purposes of these Design Guidelines, the Planning Units
established in Part 1 (see Section I.D.1) are used to describe areas
of applicable features, characteristics or guidelines.
1. Planning Unit 1 – Resort Hotel & Time-share
2. Planning Unit 2 – RV Resort & Village Center
3. Planning Unit 3 – Day Use/Beach, Lagoon
4. Planning Unit 4 – Boat Launch/Dry Boat Storage
5. Planning Unit 5 – Marina
In each Planning Unit, ancillary uses, parking and other support
services are provided as fully described in Part 1.
Part 2 Design Guidelines
Section II. Design Guidelines
Newport Dunes Planned Community District Plan 4
II. DESIGN GUIDELINES
A. Using these Guidelines
These Design Guidelines will be used in conjunction with Part 1,
Land Uses, Development Standards & Procedures and other
applicable codes, documents and ordinances to assess the
consistency of proposed projects as they are brought forward in the
process.
Each guideline category begins with
the intent of that specific section of
guidelines. The intent forms the
foundation for discretionary
decisions, and provides the reasons
“why” a design guideline was
developed. The intent describes the
overall character that is envisioned
and what objectives are necessary to
attain the desired effect. It should be
used as the basis for any future
decision making, allowing the
guidelines the flexibility they require
for implementation over time.
These Design Guidelines include the following two types of
guidelines:
Rigid development controls that must be adhered to.
Identified with a “check box,” these firm controls can be used
as a checklist to confirm that all required items are met.
¾ Recommendations that are firm in principle, but non-specific
in detail; or those that are general conceptual ideas that present
a possibility, rather than a requirement.
These are discretionary and are presented as recommendations
rather than requirements. The non-specific recommendations
and conceptual ideas are no less important than fixed
development controls. They are not quantifiable or established
in location. They contribute substantially to the character of
the village.
Part 2 Design Guidelines
Section II. Design Guidelines
Newport Dunes Planned Community District Plan 5
Guidelines are divided into the following categories:
The Built Environment
Building Location & Massing
Building Elements
Materials
Color and style
The Landscaped Environment
Landscape
Open Space
Beach
Circulation
Streets
Service
Parking
Boat Launch
Pedestrian Circulation
Bicycle Routes
Public & Shoreline Access
Orientation, Identity & Safety
Gateways & Entrances
View Corridors
Landmarks
Signage
Walls, Fences & Screens
Lighting
The features of the built environment
combine with the character of the landscape
to create an identifiable Mediterranean
beach resort village.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 6
III. THE BUILT ENVIRONMENT
A. Building Location & Massing Criteria
Intent: The intent of the building massing and location criteria is
to ensure that the development has an appropriate scale, is related
to its use and location; and is integrated
with adjoining land uses and features so
as to become a cohesive development.
The “location” criteria create specific
pods of activities, arranged so that they
create interior (courtyard) and open
spaces, which reinforce the Spanish
Mediterranean character of the
development. Major buildings
(excluding those used as storage, trash
enclosures, restrooms, etc.) should follow
the following guidelines:
Site planning principles
Building envelopes, including building setbacks, building
height and “step-backs”
Open space areas
Critical Corridors (view or pedestrian/vehicular circulation)
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 7
1. Site Planning Principles
Intent: The site planning principles reflect the unique natural
conditions of this property. Being that the area nestles within a
“well” or natural depression, and focuses clearly on the lagoon and
bay, all site organization, massing, and features should respect
these natural conditions.
¾ Structures and elements should be firmly and clearly “rooted” into
the ground, wider than they are tall, and anchored at their base.
¾ Site organization should respect the angles of sun and shade, and
capture the cooling ocean breezes where feasible.
2. Building Envelopes
Intent: Building envelopes govern the placement and scale of the
major buildings. The intent of the envelopes is to cluster buildings
into neighborhoods with buffers of open space between. Each of
these neighborhoods will be linked by the shoreline promenade
surrounding the lagoon. Appropriate setbacks, view corridors,
building heights and “step-backs” (dimension in which façade
steps back above a determined height, see diagram under Building
Step-back Guideline, page 11) define these envelopes. These
envelopes apply to the primary buildings rather than support
structures used for storage, trash, restrooms, etc.)
Setbacks
All buildings will be setback based upon their location and
relationship with the waters edge or edge of adjacent properties.
Building Setbacks along beach sites are minimum 100 feet from
the mean high tide line in order to develop the beach resort
atmosphere (excludes beach restrooms, cabanas or picnic shelters).
Building Setbacks along bulkheads are minimum 10 feet from the
top of bulkhead in order to develop a shoreline pedestrian walk.
Pacific Highway Building setbacks are a minimum of 50 feet from
the right of way.
Back Bay Drive Building setbacks along are a minimum of 20 feet
from the right of way.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 8
Building setbacks along residential property lines are a minimum
of 15 feet or as refined based upon the Building Plane shadow
setbacks following.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 9
Building Plane Setbacks
In order to protect existing residential areas from shade impacts of
new development, a refined setback applies to new major structures
built adjacent to existing, off-site residential units or lots.
Based upon the extent of shade in the worst case (morning of the
winter equinox) situation, the following setbacks apply:
Building 35 feet high 80 foot (shadow length) minimum*
Building 50 feet high 115 foot (shadow length) minimum *
Building 65 feet high 150 foot (shadow length) minimum *
*Note: Daylight Plane setbacks are not measured perpendicular
from the property line as standard setbacks are measured. Daylight
Plane setbacks are measured along a line 43° from true north,
which is the angle of the maximum shadow (see diagram). They
are measured to a residential unit or lot, rather than a property line.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 10
Massing
¾ I
n
b
e
a
c
h
f
r
o
n
t,
p
r
o
p
e
rt
y
li
ne and roadway locations, massing is suggested to not parallel the
setback line, so as to increase the feeling of a casual, resort
atmosphere.
¾ On bulkhead locations, massing is encouraged to parallel the
setback line, creating the Mediterranean village harbor experience,
such as is found at Portofino or Nice along the Mediterranean Sea
(see diagrams at left).
Massing variations in either edge,
tb k t bk t th
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 11
Building Heights
Building height shall be a maximum of:
Pl
an
ni
ng
Un
it
1:
50
fee
t (measured from the pad at 10 feet above mean sea level) for 95%
of the structure, minimum; 65 feet (measured from the pad at 10
feet above mean sea level) for 5% of the structure, maximum.
Planning Units 2, 3, 4, and 5: 35 feet (measured from finished
grade).
Further criteria for building heights are outlined in Part 1, Land
Uses, Development Standards and Procedures (Section IV.A).
Building Step-back
Planning Unit 1: Building heights above 50 feet will step-back 25
feet from any setback lines to prevent tall “walls of buildings”
along the shoreline or property line.
Shadow studies will be prepared per the requirements for Building
Plane setbacks and step-backs outlined in Part 1, Land Uses,
Development Standards and Procedures (Section IV.C).
¾ Step-backs can be accomplished with lower structures (50 feet in
height or less) to the setback line and taller structures behind.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 12
3. Building Elements
Intent: The intent of the building elements criteria is to define the
principal character, materials and colors, roofs, fenestration and
building features that will define the Spanish Mediterranean
character of the development and integrate it with existing and
phased development. It will develop a palette for the overall
appearance of the buildings, resulting in a compatible whole.
4. Building Character & Style
Intent: The intent of
choosing a style is not
necessarily to dictate
pure historic re-
interpretation, as that
would be inappropriate
for a coastal California
location, but to evoke
the essence of the
graceful, old-world
character often found in
Mediterranean resorts
of similar climate and waterside conditions. The project shall be of
first quality in its design and in the construction materials,
applications and finishes that are utilized.
Newport Dunes Resort will be in a Spanish Mediterranean Village
style.
Roofs shall be treated as the fifth building elevation, and designed
accordingly, screening mechanical equipment from views. If
feasible, no mechanical units should be on any roofs where they
can be seen from adjoining streets or residential areas. Flat roofs
should be discouraged in general, but may be used in small areas to
accent the roof plan. When flat roofs are used, the roof surface
shall be colored to match the adjacent roof tile.
¾ Details on buildings should reflect their hierarchical importance:
rich, heavily detailed façades with multiple rooflines, towers, and
articulations (including radiused corners) should be found on the
most prominent or important buildings; simple but carefully
crafted details shall be found on the lesser or support buildings.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 13
¾ Trellises, arcades, roof overhangs and varied articulations are
encouraged.
5. Materials
Intent: A compatible palette of building
materials will provide overall unity to the
various buildings within the Newport Dunes
Resort Village, provide it with an identifiable
image and create a harmonious village
environment. The selection of materials
encourages diversity and richness to contribute
to the Spanish Mediterranean village character.
The hotel building shall be constructed primarily of concrete block.
Richer natural materials, with more detail and ornamentation will
be used in the principal buildings and at ground level. For
example, ceramic tile may be used for door and window surrounds,
wall fountains, and stair risers. Simpler materials may be used on
secondary or support buildings or at higher levels where viewed
from a distance.
The principal building surface material will be painted or integral
color steel troweled hand-applied smooth stucco for the rustic
Mediterranean character. Sand mix and application shall give a
quality appearance; small occlusions in the stucco are allowed for
character.
Pitched roofs will be high-quality terra-cotta barrel tiles, with
pitches ranging from 3:12 to 6:12 ratios with varying shades of
lighter colors. Soft white mortar will be used in random locations
and mud will be used on roof ridges for an Old World look.
Pathways, walkways and promenades shall be primarily enhanced
concrete, with decorative bands, or aggregates as appropriate. Unit
pavers, such as terra-cotta tiles or stone, may be used in detailed
treatment areas, depending on their hierarchical location.
Site walls, when in publicly accessible or viewed areas, will be
primarily smooth stucco with painted or integral color, although
small occlusions are allowed for character.
Vision Glass (non-mirrored) will be used on all windows.
Windows shall be recessed and in the style of wood-frame windows.
¾ Trellises shall have a “heavy timber” appearance.
¾ Pre-cast or other columns should have a simple capital.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 14
¾ Railings should be ornamental metal, timber-like, or cast stone,
depending on their hierarchical location. The use of ornamental
metal railing should be limited to the smaller, decorative balconies.
¾ Pavilions and cabanas, which serve as permanent structures along the
beach or grassy shore to provide shaded and sheltered picnic areas, are
to have full coverage or open trellised roofs and be open on all sides.
These can be designed like gazebos in wood, or with stucco columns
to match the nearby architecture.
6. Colors
Intent: A compatible range of colors is developed to nestle the
buildings into the landscape, respond to the environmental glare from
the sun and sea, and reinforce the building hierarchies.
Primary façade colors will be light, earthy colors, tending to the
creamy rose or peach palettes.
¾ Accent colors should be warm, tending to the deep earth tones, the
terra-cottas and the rich wood colors.
¾ Highlight colors can tend to the stronger-hued palette, if used
sparingly and for particular emphasis, such as orientation or signage.
¾ Concrete: integral color should be provided where hierarchy
demands a richer material, and it should be derived from the warm,
sandy colors. Color or sandblasting should be provided to decrease
glare and reflectivity.
Left: Trellises with a
timbered appearance
and simple capitals.
Right: Rich paving
materials are used in an
intimate courtyard.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 15
B. The Landscaped Environment
Intent: The strength of the natural environment should be
celebrated at Newport Dunes. Very few villages have such a
sheltered, protected location that focuses on the natural resources
of the lagoon, bay and surrounding Ecological Reserve. Much like
the Spanish Mediterranean village bespeaks its native environment
with architectural responses to the sun, views, natural light and
offshore breezes, the natural environment must be integrated
carefully into the built environment to create a cohesive village.
This can be achieved with a landscape palette that demonstrates
concern for its coastal setting; is compatible with the Back Bay
environs; is richly textured and detailed; and, limits its watering
demands. It is accomplished with the integration of open spaces,
revegetated with native plants or left in a natural state and blended
with the village with pathways or view corridors. Finally, it
celebrates the beach and lagoon as its primary focus, the reason for
the village’s special location and unique sense of place.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 16
The five Planning Units of the site development: #1-Resort Hotel
& Time-share; #2-RV Resort & Village Center; #3-Day
Use/Beach/Lagoon; #4-Boat Launch & Dry Boat Storage and #5-
Marina; also determine the landscape environment. Within the
highly active Hotel area, one can expect to find a lush palette
which responds to the use of the grounds while in the Marina or
Boat Launch areas, the landscape becomes more functional and an
interface to the surrounding open spaces.
1. Landscape
Intent: The richly planted, confined vegetation of the
Mediterranean village will define the character of the landscaped
areas within the resort. Bright colors, contrasting textures and
forms are encouraged. Landscape is
envisioned to be developed in zones,
and follow the hierarchical
arrangement corresponding to the
building types. That is, highly
important or substantial buildings
shall be landscaped very richly, with
great detail. Secondary or support
structures shall be landscaped with a
more simplified palette to
correspond to the building detail.
The level of “manicured”
appearance will increase as one
transitions from the rustic perimeter
to the carefully crafted courtyards.
Overall
The overall palette will be one that uses watering requirements
responsibly and limits the use of turf to areas where people
congregate.
All species will be non-invasive so as not to proliferate in the
natural areas off site.
Species will be selected to respond to the coastal conditions of
sandy soil, wind, fog and salt air.
¾ Planting should be done in layers to promote diversity wherever
possible.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 17
¾ Plant materials should increase in lushness, diversity, and variety
of form as one moves into the inner areas of Newport Dunes
Resort.
¾ Wherever possible, the minimum planting area depth should be
four feet (4’), unless primary planting type is vines or
groundcovers. Small, narrow planting strips should be
discouraged.
Perimeter
Tree species selected will minimize raptor roosting sites in
sensitive areas and the planting plan developed in conjunction with
the Newport Dunes Hotel and Time-Share EIR.
Transitional landscapes will be of the native and naturalized
palette, utilizing materials found in the surrounding natural
environment and/or related species proven to be non-invasive.
Perimeter landscapes abutting other uses will contribute to
screening and separation.
Parking Lot Landscape
Parking lot trees will be provided so that one tree is planted for 5
stalls counted in a linear dimension. In double loaded parking
arrangements, one tree counts for both parking rows. Standards
are outlined in Part 1, Land Uses, Development Standards and
Procedures (Section IV Site Development Standards) and further
refined in Part 2, Design Guidelines (Section C. Circulation, 3.
Parking).
Trees are not required on parking structure decks above grade or in
parking lots in boat launch or boat-trailer areas as it may interfere
with the queuing and turning radius of operations.
¾ Tree species should be selected to provide maximum shade and
minimize root upheaval to pavement. Parking lot trees should be
broad leaf canopy trees or palms.
¾ Parking lot trees should be planted in cutouts with a minimum 16
square feet of opening.
¾ Parking lot trees should be protected from cars by curbs, wheel-
stops or other bumper mechanisms.
¾ Pedestrian pathways from parking lots to destinations should be
articulated with palms and lush vegetation.
¾ Parking lots should be screened from roadways with landscaping.
¾ Trees are not required on parking structures or decks. Rather,
shade trellises and perimeter screening are encouraged.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 18
Beach Landscape
¾ Beach landscape should be simple, singular masses of species,
such as palm trees in informal clusters along the promenade or
large grassy areas for picnics and recreation.
Internal Landscapes
¾ The
landscapes of
the
courtyards
and building
perimeters
should be the
most
detailed,
richly
planted and
interesting.
¾ A diversity
of flowers,
colors, fragrance and textures should contribute to this richness.
¾ Vines are encouraged at all fences and trellises.
¾ Fountains, pools and decorative water features are encouraged.
2. Open Spaces
Intent: Natural areas within the village resort contribute to the
relaxed, natural character of the area. They shall be maintained in
their rustic state, allowing public access only where appropriate to
protect sensitive species.
The landmass, Coney Island, a promontory separating the lagoon
from Upper Newport Bay, shall remain undeveloped. Planting will
be coastal native species. Invasive species should be eradicated.
The interpretive lookout will be limited to a visual access to the
Upper Newport Bay Ecological Reserve.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 19
Coney Island
3. Beach
Intent: The focus of the entire resort village revolves around the
beach and the lagoon. It should be the highlight of all experiences
within Newport Dunes Planned Community and the predominant
“landscape.”
Visual access from on-site shall be maintained to the lagoon and
beach wherever possible.
Clear pedestrian access to the lagoon and beach will be
highlighted.
¾ Buildings and other features, with the exception of those in
connection with beach use (such as restrooms, shade structures,
pavilions and gazebos, etc.) should not infringe into this beach
zone.
The beach provides a focus for recreation, with play equipment and wide
areas of sandy shore for use by all ages.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 20
C. Circulation
1. Streets
Intent: Streets will serve as both the gateway and entry into
Newport Dunes Resort and for internal circulation. The character
of each will be very different. Entry/gateway streets are intended
to serve as project symbols or “wayfinding.” These may have
sidewalks, medians, and a formal approach. The plazas,
courtyards and porte cocheres will define entries and gateways.
Internal streets will be more in keeping with the alleys of the
Mediterranean village. These serve as internal access points,
service roads and minor connections. Therefore, they should be as
narrow as physically possible, with an informal and possibly
irregular character.
Entry Streets
Entry streets are public streets outside or adjacent to the Resort and
provide access to the site entries. Entry streets are Back Bay Drive
and Bayside Drive.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 21
Primary Circulation (Entry Drives)
Entry drives are the primary circulation route internal to the project
and will be designed to carry the projected traffic volume.
¾ Entry drives (off of Back Bay Drive and Bayside Drive) should
have sidewalks on a minimum of one side.
¾ Entry drives should be planted with a consistent street tree,
preferably one with a large spreading canopy to arch over the
entry.
¾ Entry drives should have clear, directional signage and monument
signage at the property entrance.
Secondary Circulation (Internal Streets)
¾ Internal streets are the secondary circulation routes within the
project and should be as narrow as possible to allow adequate
circulation and emergency response.
¾ Internal streets are not encouraged to have singular street trees, but
a variety of landscape species.
Public Street Access to the Water
Public street waterfront access from surrounding streets will occur
from Back Bay Drive where adequate, nearby parking is provided
for beach and lagoon access.
Pedestrian waterfront access will occur from Bayside Drive
sidewalk and connect to the main promenade through the project
along the water's edge. (see further guidelines for Public &
Shoreline Access on page 28.)
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Section III. The Built Environment
Newport Dunes Planned Community District Plan 22
2. Service & Emergency Routes
Intent: Service areas and service access within the project should
occur “hidden” from the resort village wherever possible.
Although recognized as a necessary part to any village
environment, service routes should be zoned wherever possible to
keep “back of the house” service separate from main activity areas.
In more visible locations, narrow alleys and walks could serve as
service corridors, designed to be pedestrian for the remainder of
the time.
Main service drives and loading docks will be well screened from
any surrounding off- or on-site non-compatible use.
Trucks in loading bays shall be required to have a minimal idling
time to reduce air and noise pollution.
Emergency access routes will be provided from internal streets and
around the lagoon pathway, as required to meet fire code.
¾ Pedestrian paths, designed to also carry service or emergency
vehicles, should acknowledge the load differential in its sectional
reinforcing.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 23
3. Parking
Intent: Parking will be in concentrated areas, either structured or
surface lots. The intent is to minimize the impact of parking
wherever feasible. (Existing parking lots that are not significantly
modified with new construction are considered “grandfathered” in
terms of landscape requirements).
Surface Parking
Planters to reduce the large expanse of asphalt will interrupt
surface parking. Trees should be planted in surface parking lots at
a rate of one tree per five (5) stalls. When stalls are in a double
loaded run, one tree per 10 stalls is acceptable (see diagram and
refer to Part 2, Section III, B.1 Landscape Guidelines, page 17).
.
Clear pedestrian routes from parking areas to destinations such as
the beach or lagoon will be delineated with special paving,
markings, signage, and/or trees.
Well planted
and well lit
parking lots,
with clear
pedestrian
access,
contribute to
the overall
quality of the
resort.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 24
Parking Structure
Structured parking can be integrated into its surrounding by
planted berms, arbors and trellises, or by locating it against the
main building mass, limiting its exposure.
Façades of the parking structure shall be treated as any other
building elevation, complete with detailed treatment and
articulations.
4. Boat Launch
Intent: The Boat launch area will serve as a functional portion of
the project, yet in keeping with the design character of the resort
area. Part of its charm will be the workings of a marina and
launch. Vistas to the working marina should be encouraged.
Adequate, uninterrupted queuing and turning areas shall be
maintained at the boat launch
Dry boat storage and marine repair areas will be separated for
security measures but need not be screened.
A seven lane
boat launch
serves for
public water
access in Upper
Newport Bay.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 25
5. Pedestrian Circulation
Intent: Non-motorized circulation will be encouraged throughout
the entire resort area. In keeping with the relaxed character of the
village, pedestrian and bicycle circulation should meander
throughout the resort, connecting courtyards and activities and
providing discoveries, destinations, and places of interest along the
way.
Clear pedestrian routes to the waterfront will be delineated with
special paving, markings, and/or trees.
Sidewalks will be predominantly concrete, which narrow as small
paseos or passageways and expand into plazas and courtyards to
offer a variety of experiences.
Slip resistance and disabled accessibility will be provided
throughout.
¾ Concrete should be simple in its treatment, using naturally “sandy”
colors and non-reflective surfaces to reduce the glare of the bright
sun.
¾ Courtyards or special, enhanced walks may be unit pavers, tile or
terra-cotta tile.
¾ Recreational paths should be more informal, and may not even be a
paved surface, but utilize such materials as stabilized decomposed
granite or compacted gravel. These could be used for jogging or
casual strolling and should be found at the perimeter of the project
rather than intersecting with the courtyards.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 26
6. Bicycle Routes
Intent: To further reinforce the non-motorized circulation and the
resort character, paved bicycle trails will be provided throughout
the resort. Two types of routes are provided: the external and the
internal.
External Bicycle Routes
Intent: External bicycle routes are part of the larger bicycle
circulation system within the Newport Beach and Orange County.
These links connect the greater Back Bay area to the Ecological
Reserve.
The eastern external route is a bicycle lane (5 feet in each
direction) within Back Bay Drive from the Upper Newport Bay
Ecological Reserve.
The external route on the property shall be a Class 1, 10-foot wide
path along the southern and western property line. It serves as a
by-pass to the busy intersection of Jamboree Road and Pacific
Coast Highway.
The route will be continued on the western side of the property as
bicycle lanes (5 feet in each direction) within the roadway of
Bayside Drive to connect with the regional lanes along Pacific
Coast Highway.
A Class I bicycle trail (off-road) along the north curb of Bayside
Drive serves as an additional link for recreational cyclists.
Bayside Drive, 1998, without
pedestrian or bicycle routes.
Bayside Drive, as planned with
pedestrian and bicycle routes.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 27
Internal Bicycle Routes
Intent: Internal bicycle routes encourage the recreational rider or
the family rider to use bicycles for mobility within the project.
¾ Internal bicycle routes are designed as 10-foot wide recreational
paths to serve a variety of users.
¾ These may be asphalt or concrete depending upon their locations
and proximity to either roads or building areas.
¾ Bicycle routes may also serve as service corridors for light duty
service carts.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 28
7. Public & Shoreline Access
Intent: Clear and identifiable public shoreline access contributes
to the image, feel, and character of the village resort as well as
fulfills the mandate of the California Coastal Act. Clear, defined
access encourages visitors and the public alike to enjoy the
resources of the unique Upper Newport Bay.
Public access to the water’s edge should be provided in a variety of
experiences.
Public coastal access areas shall be clearly identified with signage.
Public parking and beach access is provided at Back Bay Drive, at
the eastern project entry. Public parking with easy ingress and
egress is available for a nominal charge.
Public pedestrian access is provided to the shoreline promenade
from the sidewalk along Bayside Drive.
¾ Boat Launch access is provided from Back Bay Drive, at the
eastern project entry.
¾ Interpretive Overlook viewing access is provided off of Back Bay
Drive at the northeastern property line.
¾ Marina shoreline access is provided from the pedestrian walks
along Bayside Drive to the boardwalk.
The bridge over
the lagoon
loops the
shoreline
promenade
from shore to
shore.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 29
¾ Continuous shoreline access is provided around the lagoon by the
paved Promenade.
¾ A boardwalk bridge unites the east and west sides of the lagoon,
creating a mile long publicly accessible recreational loop.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 30
D. Orientation, Identity & Safety
1. Gateways & Entrances
Intent: Gateways and entries will serve as both “welcome mats”
and signage, identifying the village to the community and
welcoming guests into the resort world. They are intended to be a
landmark as well as a transition.
Two primary gateways shall be established: 1) East Gateway along
Back Bay Drive, opposite the Hyatt Newporter Resort; 2) West
Gateway at the terminus of Bayside Drive, at the site entry.
Gateways and entries shall be marked in a consistent theme of
signage, identifying the resort village.
¾ Mature vegetation, flags, or fountains could enhance the drama of
the entries, increasing their identity
¾ Views to the lagoon or natural features, such as Coney Island or
the Reserve, are encouraged from entrances and/or cul-de-sacs.
¾ Pending further review, a gateway may be considered at Pacific
Coast Highway and Bayside Drive.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 31
2. View Corridors
Intent: The dramatic views of the lagoon, beach and environment
of Upper Newport Bay set the resort in its locale and give it a
unique identity apart from other coastal resort communities.
Preserving, enhancing and maintaining these views, from within
the project and from surrounding uses will be a primary objective.
Views from outside Newport Dunes
Public view corridors shall be provided through the project from
Back Bay Drive to the waterfront.
Views of undesirable elements, such as service bays and loading
docks shall be screened from views outside the property.
Views within Newport Dunes property:
View corridors will parallel pedestrian paths to the water.
¾ Views should be enhanced and orchestrated, rather than axial in all
locations. This allows glimpses of the destination, landmark or
water as one approaches and encourages movement through the
spaces.
¾ Use of arches, plantings and other foreground elements to frame
views is encouraged.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 32
3. Landmarks
Intent: Landmarks should serve as the identification for the
project. Two types of landmarks are identified: the natural
landmarks and the architectural features.
Natural Landmarks
Intent: Natural features serve as locational reminders of the
special resort character Newport Dunes offers. Views to the
landmarks should be enhanced and protected.
Coney Island and the Lagoon are
the principle natural landmarks
of the resort village and these
landmarks should be maintained
in their natural condition.
Coney Island and Bay views
from publicly accessible areas
within the Resort should be
enhanced and emphasized
wherever possible.
Architectural Features as Landmarks
Intent: Architectural features serve as
internal landmarks. They imply the
hierarchy of the building types as well
as highlight entries or special built
features.
¾ Towers,
architectural features and elements of buildings that identify its
function, such as rotundas and arcades, are encouraged as project
landmarks. However, such features should not be used to excess.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 33
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 34
4. Signage
Intent: Signage will serve as the system for wayfinding, using
simple means to clearly direct visitors to their destinations.
Signage should be of a related character throughout the entire
village and be incorporated into walls, building façades or other
structures rather than freestanding wherever possible.
Four types of signage will be provided: regulatory, directional,
monumental and interpretive/informational. Each will have
specific criteria, but will be designed in a complimentary and
cohesive palette of materials, typefaces and styles.
Regulatory Signage
Traffic and life-safety regulatory signage shall follow City and
building code standards.
Internal traffic regulatory signage shall provide for a low-speed
atmosphere for the resort user, with special concern for children’s
safety.
¾ Beach rules and regulations should be provided along all publicly
accessible beaches.
¾ Wherever possible, regulatory signage should be kept simple in its
design and placement. Materials should be metal or wood panels
mounted on wood posts, and able to withstand coastal weather.
Directional and regulatory
signage provides information
in a clear, concise manner at
entrances and beach.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 35
Directional Signage
On site directional signage shall be of a consistent pattern, using
freestanding or wall mounted signs, upgraded materials such as tile
and/or stone could be considered in Planning Unit 1.
On site directional signage shall be of a consistent pattern, using
the freestanding wood post or wall mounted, with a sandblasted or
painted panel sign in Planning Units 2 through 5. It shall clearly
delineate directions with appropriate arrows and markings.
Clearly delineated coastal access signage shall be provided at all
public access locations to the shoreline.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 36
¾ Building name signs should be wall mounted wherever possible,
using the painted panel currently found on site.
¾ Wood panels are encouraged wherever fire codes allow the
material.
Monumental Signage
Animated signage and/or pole signage over ten (10) feet is
prohibited.
¾ Entry signage shall be of monumental scale, appropriate to the
entry hierarchy. Materials such as stucco, wood, stone or similar
building materials are appropriate. It should be lit, preferably from
the base, and enhanced with planting and flags as appropriate.
Wall signs are preferred to free standing signs at entries.
Interpretive/Informational Signage
¾ Interpretive signage or general informational signage is
encouraged at all appropriate locations. It should follow the
pattern of directional signage, either freestanding or wall mounted.
Wood panels, if allowable per fire code, could be used for simple
messages. More complex messages or those with interpretive
photographs may require metal panel signage. In all cases, metal
panels shall be incorporated into a wood or painted frame to match
the character of other site signage.
General Signage Guidelines
No billboards or roof-mounted signage will be utilized within the
project area.
No neon signs or internally illuminated can signs (unless they have
individually-cut channel letters) will be utilized within the project
area.
Monument
signs that
match the
architectural
character
announce the
resort.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 37
¾ Indirect lighting of signs is encouraged, if needed for nighttime
visibility. Care should be taken to properly shield the light source
to prevent glare from spilling over into residential areas and any
public right-of-way.
¾ Signage should be integrated with a structure wherever desirable,
complimenting the colors, materials, and design style of the
particular situation.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 38
5. Walls, Fences & Screens
Intent: Walls, fences and screens are used to separate undesirable
or inconsistent uses and to provide security and safety throughout
the project. Many can also serve as sound barriers, pedestrian and
vehicle control, or visual amenities. The perimeter treatment
should provide security as well as screen undesirable or
inconsistent views where necessary. It is intended that all walls,
fences and screens are integrated into the overall design style of
the project and, likewise, be treated in a hierarchical manner.
A screen shall be installed along all site boundaries where the
premises abut residential areas. Except as otherwise provided
below, the screening shall have a total height of not less than
six feet (6’) nor more than seven feet (7’), except for
landscaping, which may be higher, or those screens also
required for sound walls.
Screening along all public streets and boundaries shall have a
maximum height of 36 inches. (Notwithstanding screening
requirements, adequate vehicular and pedestrian sight distance
shall be maintained to the satisfaction of the Planning
Director.)
A screen shall be installed along all parking areas abutting
highways and have a total height of not less than 36 inches or
more than 42 inches.
Where the finished elevation of the property at the boundary
line, or within five feet inside the boundary line is higher or
lower than the abutting property elevation, such change in
elevation may be used in lieu of, or in combination with,
additional screening to satisfy the screening requirements.
¾ A screen may consist of one or a combination of the following:
a. Walls (Including Retaining Walls): concrete, stone,
brick, tile or similar type of solid masonry materials
a minimum of six inches thick.
b. Berms: constructed of earthen materials and
landscaped.
c. Solid Fences: constructed of wood or other
materials with a minimum nominal thickness of one
inch (1”).
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 39
d. Landscaping: Vegetation, consisting of evergreen
or broad-leaf trees and/or shrubs. If deciduous
plants are interspersed, they should not consist of
more than 25% of the planting screen.
Walls, fences and screens shall be designed in a manner consistent
with the style of the adjacent architecture.
¾ Walls
should be
finished
primarily in
stucco, if
viewed
from the
public or
visitor
domain.
Painted,
textured or
cinder-block walls are acceptable where not in the primary
viewsheds or when maintenance requirements dictate (such as at
service areas).
¾ Primary fences, such as those at key entrances, should be
ornamental metals if viewed in the public or visitor domain.
Secondary fences, such as those internal to the project, may be
wood, in keeping with the heavy timber Mediterranean design
theme. Functional or security fences; such as at the RV Resort,
along bicycle paths, at the boat storage, at parking lots or at areas
of security, may be chain link. Chain link fences are suggested to
be coated and/or have vines covering them wherever feasible.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 40
6. Lighting
Intent: Lighting is desired to provide visitor ambiance, safety and
security. Light fixtures should be of a character that corresponds
to the function and architectural style of the Resort Village.
Spacing and lumens should be adequate to provide the necessary
light levels, yet should protect surrounding developed or
undeveloped lands from unnecessary glare.
A variety of lighting is proposed within the Resort Village. The
following diagram shows, prototypically, how a layout may be
accomplished to meet the design intent. A Lighting Plan, per the
stipulations established in Part 1, Land Uses, Development
Standards and Procedures (Section IV “Site Development
Standards”) will be prepared to address exterior lighting in each
Planning Unit in connection with the Final Precise Plan.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 41
For each Planning Unit during Final Precise Plan submission, the
applicant must prepare a Lighting Plan, per the requirements
established in Part 1, Land Uses, Development Standards and
Procedures (Section IV “Site Development Standards,” H.).
All lighting, exterior and interior, shall be designed and located to
confine direct rays and glare to the site.
Light fixtures should be spaced to allow the appropriate minimum
lumens to safely illuminate areas. Hot spots and dark spots shall
be avoided.
The use of wide focus lights aimed above the horizon shall be
prohibited.
Glare shall be minimized and not be intrusive to offsite uses.
Lighting shall be shielded and directed downward wherever
necessary to prevent spillage onto surrounding land uses or
adversely affect bluff top roadways (Coast Highway and Jamboree
Road), offsite views, or adjacent recreational and environmental
resources.
Parking structure lighting, on levels above grade, shall be designed
to use minimum pole heights acceptable for spacing requirements
and limit spill and glare onto surrounding uses.
Parking structure lighting, internal to the structure, shall be
confined to the structure and not spill outside the building. Garage
lighting, when viewed from the exterior, should not be excessively
bright or leak light into the surroundings. Fixtures or light sources
inside parking structures should not be visible from the exterior.
Light fixtures chosen will be shielded to reduce glare into surrounding
residential uses, provide cut-off fixtures to reduce light spill and
adequately light pedestrian and automobile areas for safety.
Part 2 Design Guidelines
Section III. The Built Environment
Newport Dunes Planned Community District Plan 42
¾ The palette of light
fixtures should
follow the seaside
village theme and
respond to the
hierarchy of
spaces.
¾ Taller, pole
fixtures should be
used for roadways
and traffic areas.
Fixtures should be
double mounted
wherever possible
to reduce the
number of poles necessary.
¾ Shorter pole mounted fixtures are encouraged for primary
pedestrian circulation routes, such as the Promenade.
¾ Appropriate pole height should be determined by final fixture
selection, but should be kept as low as possible.
¾ Light fixtures should be of a dark, non-reflective material.
¾ Bollards, rail mounted or wall mounted fixtures are encouraged for
secondary pedestrian areas. Their character should match the
architectural character of their planning unit.
¾ Lighting incorporated into buildings such as under arcades or over
doorways is encouraged to limit the number of freestanding
fixtures.
¾ Up-lights and moon-lights within trees are encouraged to increase
the ambient light, but should be designed with sensitivity to glare
and light spill within the property. In no case should up-lights
disturb off-site developments.
¾ Decorative architectural lighting that calls attention to special
function areas or features within the resort is encouraged.
Decorative lighting
should enhance
character.
Fixtures should
correspond to
scale of
surroundings.
Acknowledgments
Newport Dunes Planned Community District Plan 43
Applicant
Newport Dunes Partnership
1131 Back Bay Drive
Newport Beach, CA 92660
949/729-3863
Planned Community District Plan
Wallace Roberts & Todd, Inc.
Environmental Planning, Urban Design,
Landscape Architecture, Architecture
1133 Columbia Street, Suite 205
San Diego, CA 92101-3535
619/696-9303
Counsel
Gray Cary Ware & Freidenrich, LLP
401 B Street, Suite 2000
San Diego, CA 92101-4297
619/699-2700
May, 2000