HomeMy WebLinkAbout99-4 - Approving an Amendment to the Newport Place Planned Community District to Establish the Permitted Gross Floor Area for Newport Place Block 1 at 378,713 Square Feet (Planning Commission Amendment No. 880)ORDINANCE NO. 99-4
A ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
• NEWPORT BEACH APPROVING AN AMENDMENT TO THE
NEWPORT PLACE PLANNED COMMUNITY DISTRICT TO
ESTABLISH THE PERMITTED GROSS FLOOR AREA FOR
NEWPORT PLACE BLOCK I AT 378,713 SQUARE FEET
(PLANNING COMMISSION AMENDMENT NO. 880)
WHEREAS, on December 10, 1998 and January 7, 1999, the Planning Commission of
the City of Newport Beach held a public hearing regarding this amendment, and recommended approval
to the City Council; and
WHEREAS, the public was duly noticed of the public hearings; and
WHEREAS, the City Council is of the opinion that the proposed amendment to the
Newport Place Planned Community District Regulations is consistent with the General Plan; and
WHEREAS, the City Council conducted a public hearing on January 25, 1999, at which
time this amendment to the Newport Place Planned Community District Regulations was discussed and
determined to be in conformance with the "Retail and Service Commercial' designation of the Newport
Beach General Plan, since the proposed amendment does not alter the character of the subject property or the
Newport Place Planned Community District as a whole; and
WHEREAS, the Newport Beach Municipal Code provides specific procedures for the
implementation of Planned Community zoning for properties within the City of Newport Beach; and
WHEREAS, the City of Newport Beach has determined that the proposed project will not
have a significant effect on the environment upon implementation of the mitigation measures set forth in the
Negative Declaration prepared for the project pursuant to the California Environmental Quality Act (CEQA)
and the State CEQA Guidelines; and
WHEREAS, the proposed amendments to the development regulations of the Newport
Place Planned Community District, specifically related to Professional and Business Office Site 2A and
Hotel Site 2B only and not to any other site in Newport Place.
WHEREAS, the proposed amendment to the land use regulations of the Newport Place
Planned Community District and to increase the permitted amount of development, will apply only to the
property located at 1301 Quail Street and 1001 Quail Street and not to any other site in Newport Place.
THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY
ORDAIN AS FOLLOWS:
• SECTION 1: The permitted level of development for Professional & Business Offices
Site 2A of the Newport Place Planned Community is established at 109,200 gross square feet. The
additional development authorized by this action shall be limited to new construction at 1001 Quail Street,
Newport Beach.
• SECTION 2: The permitted level of development for Hotel Site 2B of the Newport
Place Planned Community is established at a total of 304 hotel rooms. The additional development
authorized by this action shall be limited to new construction at 1301 Quail Street, Newport Beach.
•
•
SECTION 3: The Newport Place Planned Community text shall be amended as set forth
in Exhibit I (attached).
SECTION 4: The Mayor shall sign and the City Clerk shall attest to the passage of this
Ordinance. This Ordinance shall be published once in the official newspaper of the City, and the same
shall become effective thirty (30) days after the date of its adoption.
This Ordinance was introduced at a regular meeting of the City Council of the City of Newport
Beach held on January 25, 1999, and adopted on the 8th day of February, 1999, by the following vote, to
wit:
AYES, COUNCIL MEMBERS Adams, Glover,
Thomson, Ridgeway, Noyes, Mayor O'Neil
NOES, COUNCIL MEMBERS None
ABSENT COUNCIL MEMBERS Debay
WIN
Attachment: Exhibit I
Page 2
•
PLANNED COMMUNITY DEVELOPMENT STANDARDS
NEWPORT PLACE
Emkay Development Company, Inc.
Newport Beach, California
J
0
• CONTENTS
General Notes 1
Definitions 2
Statistical Analysis 4 thru 17
PART I - INDUSTRIAL
Section I Minimum Site Area 18
Section II Permitted Uses 18
Group I. Light Industrial 18
A 18
B 20
C 20
Group II. Medium Industrial and Industrial
Service and Support Facilities 20
A 20
B 22
C 22
D 24
• Section III General Development Standards for
Industry 25
A.
Building Height
25
B.
Setbacks
26
C.
Site Coverage
26
D.
Sign Area
27
E.
Sign Standards
28
F.
Parking
29
G.
Landscaping
30
H.
Loading Areas
31
I.
Storage Areas
31
J.
Refuse Collection Areas
31
K.
Telephone and Electrical Services
32
L.
Sidewalks
32
M.
Nuisances
32
17l:17�iQK�Iuiu1�1.Z
Section I Minimum Site Area 33
• Section II PemvttedUses 33
Group 1. Professional and Business Offices 33
ii
•
r 1
LJ
•
A. Professional Offices
33
B. Business Offices
34
C. Support Commercial
34
Group II. Commercial Uses
Sign Standards
A. Automobile Center
35
B. Hotels and Motels
35
C. City, County, and State Facilities
35
D. Service Stations, Car Wash
35
E. Retail Commercial Uses
35
F. General Commercial
36
Section III General Development Standards for
Commerce
A.
Setbacks
38
B.
Signs
39
C.
Sign Standards
40
D.
Parking
40
E.
Landscaping
42
F.
Loading Areas
44
G.
Storage Areas
44
H.
Refuse Collection Areas
44
I.
Telephone & Electrical Services
44
J.
Pedestrian Access
44
ATTACHED EXHIBITS
Exhibit A.
Exhibit B.
Exhibit C.
Exhibit D.
Exhibit E.
Exhibit F.
Land Use (1,5) (8)
Grading & Roads (1)
Storm Drain (1)
Water& Sewer (1)
Topography(1)
Traffic Analysis (1)
iii
• Planned Community Development Standards for Newport Place - Ordinance No. 1369 adopted by the City
of Newport Beach on December 21, 1970.
AmendmentNo. 1 Approved on December 13, 1971 by ResolutionNo. 7572 (A -305)
AmendmentNo. 2 Approved on June 12, 1972 by ResolutionNo. 7706 (A -325)
Amendment No. 3 Approved on October 24, 1972 by ResolutionNo. 7846 (A -341)
AmendmentNo. 4 Approved on January 8, 1983 by ResolutionNo. 7901 (A -349)
AmendmentNo. 5 Approved on July 23, 1973 by ResolutionNo. 8054 (A -369)
Amendment No. 6 Approved on June 10, 1974 by ResolutionNo. 8262 (A -429)
AmendmentNo. 7 Approved on September 8, 1975 by ResolutionNo. 8588 (A -450)
AmendmentNo. 8 Approved on February 9, 1976 by ResolutionNo. 8693 (A -462)
AmendmentNo. 9 Approved on April 11, 1977 by ResolutionNo. 9050 (A -488)
• AmendmentNo. 10 Approved on May 23, 1977 by ResolutionNo. 9091 (A -490)
AmendmentNo. 11 Approved on April 10, 1978 by ResolutionNo. 1003 (A -504)
AmendmentNo. 12 Approved on July 11, 1978 by ResolutionNo. 9393 (A -510)
AmendmentNo. 13 Approved on November 27,1978 by ResolutionNo. 9472 (A-514)
AmendmentNo. 14 Approved on June 11, 1979 by ResolutionNo. 9563 (A -530)
AmendmentNo. 15 Approved on March 23, 1982 by ]ResolutionNo. 10003 (A -560)
AmendmentNo. 16 Approved on March 26, 1984 by ResolutionNo. 84 -22 (A -604)
AmendmentNo. 17 Approved on April 23, 1984 by ResolutionNo. 84 -30 (A -597)
AmendmentNo. 18 Approved on June 25, 1984 by ResolutionNo. 84 -58 (A -607)
AmendmentNo. 19 Approved on July 23, 1984 by ResolutionNo. 84 -79 (A -608)
isAmendmentNo. 20 Approved on January 12, 1987 by ResolutionNo. 87 -1 (A -637)
iv
• AmendmentNo. 21 Approved on March 9, 1987 by ResolutionNo. 87 -30 (A -638)
AmendmentNo. 22 Approvedon March 14, 1988 by ResolutionNo. 88 -17 (A -658)
AmendmentNo. 23 Approved on August 14, 1989 by Resolution No. 89 -94 (A -684)
AmendmentNo. 24 Approved on July 22, 1991 by ResolutionNo. 91 -83 (A -740)
AmendmentNo. 25 Approved on March 9, 1992 by ResolutionNo. 92 -20 (A -749)
AmendmentNo. 26 Approved on June 8, 1992 by ResolutionNo. 92 -58 (A -745)
AmendmentNo. 27 Approved on September 13, 1993 by ResolutionNo. 93 -69 (A -783)
AmendmentNo. 28 Approved on January 22, 1996 by ResolutionNo. 96- (A- )
AmendmentNo. 29 Approved on February 8, 1999 by Ordinance No. 99 -4 (A -880)
•
•
u
• GENERALNOTES
The Newport Project, a planned community development is a project of Emkay
Development Company, Inc., a subsidiary of Morrison- Knudsen Company, Inc. The area
is most appropriate for commercial and light :industrial use because of its central location,
ideal topography, availability to four freeways, accessibility to two railroads and its
relation to the Orange County Airport. Attached drawings indicate land use, grading and
roads, storm drains, water and sewer, topography and traffic analysis.
2. Water within the Planned Community area will be furnished by the City of Newport
Beach.
Sewerage Disposal facilities within the Planned Community area are by the City of
Newport Beach.
4. Prior to or coincidental with the filing of any tentative map or use permit, the developer
shall submit a master plan of drainage to the Director of Public Works.
The height of all buildings and structures shall comply with FAA criteria.
• 6. Except as otherwise stated in this ordinance, the requirements of the Zoning Code, City of
Newport Beach, shall apply.
•
The contents of this supplemental text notwithstanding, no construction shall be proposed
within the boundaries of this Planned Community District except that which shall comply
with all provisions of the Building Code and the various mechanical and electrical codes
related thereto.
7. Phasing of Development
1,799,941 sq. ft. of development was existing or under construction as of October 1, 1978. The
additional allowable development in the total approved development plan is 566,423
square feet. Any further development subsequent to October 1, 1978, in excess of 30% of
the additional allowable development, being 169,927 sq. ft. shall be approved only after it
can be demonstrated that adequate traffic facilities will be available to handle that traffic"
generated by the project at the time of occupancy of the buildings involved. Such
demonstration may be made by the presentation of a phasing plan consistent with the
Circulation Element of the Newport Beach General Plan. (Phasing Plan approved by City
Council March 12, 1979 for all development subject to this regulation)(13)
1
• DEFINITIONS
Advertising Surface:
The total area of the face of the structure, excluding supports.
Area of Elevation:
Total height and length of a building as projected to a vertical plane.
Building Line:
An imaginary line parallel to the street right -of -way line specifying the closest point from this street
right -of -way line that a building structure may be located (except for overhangs, stairs and
sunscreens).
Public Safety
A strip of land twenty (20) feet in width and running parallel with street rights -of -way.
• Right -of -Way Line:
•
When reference is made to right -of -way line it shall mean the line which is then established on
either the adopted Master Plan of Streets and Highways or the filed Tract Map for Minor Roads as
the ultimate right -of -way line for roads or streets.
Side and Front of Corner Lots:
For the purpose of this ordinance, the narrowest frontage of a lot facing the street is the front, and
the longest frontage facing the intersecting street is the side, irrespective of the direction in which
structures face.
Sign:
Any structure, device or contrivance, electric or non - electric and all parts thereof which are erected
or used for advertising purposes upon or within which any poster, bill, bulletin, printing, lettering,
painting, device or other advertising of any kind whatsoever is used, placed, posted, tacked, nailed,
pasted or otherwise fastened or affixed.
2
. Site Area:
•
•
The total land area of the land described in the use or other permit.
Special Landscaped Street:
Special landscaped streets are designated as MacArthur Boulevard, Jamboree Road, Bristol Street
North and Birch Street. The landscaping requirements for special landscaped streets and for the
remaining streets are described in the following text.
Streets - Dedicated and Private:
Reference to all streets or rights -of -way within this ordinance shall mean dedicated vehicular
rights -of -way. In the case of private or non - dedicated streets, a minimum setback from the
right -of -way line of said streets of ten (10) feet shall be required for all structures. Except for
sidewalks or access drives, this area shall be landscaped according to the setback area standards
from dedicated streets herein.
9
® STATISTICAL ANALYSIS
PART I. INDUSTRIAL*
A. Building Sites
Site IA..
2.0 acres (3)(9)
Site 3A
21.3 acres (2.4)
Site 4
16.9 acres ....................43.9acres
(9)
B. Building Area
Site IA
34,130 sq. 11 .................0.8ac.
(3)(9)
* *Site 3A
296,208 sq. ft ...............6.8ac.
(2,4,14)
Site 4
288,264 sq. ft ...............6.6ac.
584,472 sq. ft ...........
13.4ac. (9,14,29)
The following statistics are for information only. Development may include but shall not be
limited to the following.
• C. Parking (Criteria: 3 spaces /1000 sq, ft. na, 363 sq. ft/space)
Site IA 102 cars .......... 0.9acres (3)(9)
Site 3A 889 cars......... 7.4 ac. (2,4,14)
Site 4 865 cars......... 7.2 ac.
1,754 cars....... 14.6ac.(9,14,29)
0
0 D.
Site 1 A ..................0.30acres (3)(9)
Site 3A ..................6.6acres (2,4,14)
Site 4 ................... 3.1 acres (9)
9.7 acres (9,14,29) Net Open
-3.8 acres .............. Space ..... 5.9ac. *(14,29)
* 3.8 acres have been allotted for service stations exclusive of permitted building acres and
subject to use permit.
** Industrial site 3A has been reduced by 20,000 sq. ft. with the reduction allocated to the
allowable building area for Parcel No. 3 of Resubdivision 529. The allowable building area
for Parcel No. 3 of Resubdivision529 is now 61,162 sq. ft. (14).
•
C�
® STATISTICAL ANALYSIS
PART II. COMMERCIAL/PROFESSIONAL& BUSINESS OFFICES
A. Building Site
Site 1 & 2 ....... 38.5acres
Site 2A.........3.9
acres (29)
Site 3A ...............5.2acres
(5)
Site 4 ..................9.Oacres
115,530 square feet(5)
Site 5 ..................7.4acres
feet
Site 6 ..................1.9acres
feet (16)(19)(21)(24)(25)
Site 7 ..................2.5acres
feet
Site 8 ..................
1.64acres......
B. Building Area
..............66.14acres (20)
1. Site 1 & 2 .......
734,502 square feet(5)(14)(17)
Site 2A .........
109,200 square feet (29)
Site 3A ............
115,530 square feet(5)
• Site 4 ...............201,180square
feet
2. Site 5 ...............268,743square
feet (16)(19)(21)(24)(25)
Site 6 ................42,420square
feet
Site 7 ...............55,860square
feet
Site 8 ...............54,OOOsquare
feet (20)
1,581,435 square feet (21,29)
The following statistics
are for information only. Development may include, but shall not be
limited to the following.
C. Building Area
Story heights shown are on average building height. The buildings within each parcel may vary
within these ranges.
Site 1 &2 ................
734,502 square feet (5)(14)(17)
a.
Two Story .................8.42acres
b.
Three Story ..............5.6lacres
C.
Four Story ................4.2lacres
d.
Five Story .................337
acres
• e.
Six Story ...................2.8lacres
11
0
•
•
1. Commercial /Professional and Business Office Site 1 and 2 have been reduced by 36,119 feet
with the reduction allocated to the allowed building area for Parcels 1 & 2 of Resubdivision 585.
The allowable building area for Parcel 1 & 2 of Resubdivision585 is now 272,711 square feet.(14)
2. If commercial uses are constructed on Commercial/Professional and Business Office Site 5
which are ancillary to and in the same building as office uses, additional development up to a
maximum of 294,600 sq. ft. may be developed, so long as office use does not exceed 268,743 sq.ft.
(21)(24)(25)
Site 2A ............ 109,200 square feet (29)
a. Two Story .....................1.25acres
b. Three Story ....................84
acres
c. Four Story ....................
.63 acres
d. Five Story ......................51
acres
Site 3A....... 115,530 square feet (5)
a. Two Story .......
b. Three Story .....
c. Four Story ......
d. Five Story .......
e. Six Story .........
f Seven Story .....
g. Eight Story .....
....................1.33 acres
......................... 8 8acre s
. ........................6Eacres
. ........................53acres
. ........................44acres
. ........................37acres
.........................3 3acre s
Site 4........ 201,180 square feet
a. Two Story ........
b. Three Story ......
c. Four Story ........
d. Five Story ........
e. Six Story ..........
.................. 2.3 lacre s
.................1.54acres
................. 1.15acre s
..................... 92acre s
....................77acres
Site 5........ 268,743 square feet (16)(19)(21)(25)
a. Two Story ..........
b. Three Story ........
c. Four Story ..........
d. Five Story ..........
e. Six Story ............
f Nine Story ..........
..............1.9Oacres
..............1.27acres
................95acres
................76 acres
................. 63acre s
.................50acres
7
Site 6 ...... 42,420 square feet
a. Two Story ..... ........................49acres
b. Three Story ... ........................32acres
c. Four Story .... ........................24acres
d. Five Story ..... ........................19acres
e. Six Story ...... .........................16acre
Site 7 ........... 55,860 square feet
a.
Two Story ..... ........................64acres
Four Story .........................0.30
b.
Three Story .. ........................43acres
D.
c.
Four Story .... ........................32acres
(5)
d.
Five Story ..... ........................26acres
7.45acres
e.
Six Story ...... .........................2lacres
6.13 acres (21)
Site 8 ............. 54,000 square feet (20)
•
a.
Four Story .........................0.30
acres
474 cars *........
D.
Parking (Criteria:
1 space /225 sg.ft.na, 363 sq.ft/sp ice
Site 1 & 2.....
3,260 cars.........
27.17 acres (5) (14)
Site 2A .........
474 cars *........
1.26 ** acres (29)
Site 3A...........
514 cars ..............4.28acres
(5)
Site 4 ..............
894 cars ..............
7.45acres
Site 5...........
1,234 cars...........
6.13 acres (21)
Site 6............
188 cars..........
1.57 acres
Site 7............
248 cars...........
2.07 acres
Site 8............
231 cars...........
1.34 acres (20)
7,043 cars ...........
51.27 acres* (21,29)
* Based on net square footage of 106,455. (29).
* * Includes surface parking and first floor of existing parking structure only, does not include
upper levels of parking structure. (29)
is
t:3
• E. Landscaped - Open Space
Site 1 & 2 (5,14) Gross Site........ 38.5 acres
Parking .......... 2.7.17 acres
Net .................11.3 3 acre s
Two Story ......... 8.42acres ....... 2.91 acres
Three Story ....... 5.61 acres ....... 5.72acres
Four Story ......... 4.21 acres ....... 7.12acres
Five Story ......... 3.37acres ........ 7.96acres
Six Story ........... 2.81 acres ........ 8.52acres
Site 2A (29) Gross Site ....... 3.9 acres
Parking .......... 1.26 acres
Net ............... 2.68 acres
Two Story ....... 1.25 acres ... 1.43 acres.
Three Story ...... .84 acres ... 1.84 acres
Four Story ........ .6.f acres ... 2.05 acres
Five Story ......... .51 acres ... 2.17 acres
. Site 3A (5) Gross Site......... 5.2 acres
Parking ............4.28acres
Net ....................92 acres
Two Story ..........
1.33acres......
N/A
Three Story ........
. 88 acres ......
.04 acres
Four Story .........
. 66 acres ......
.26 acres
Five Story .........
.53 acres ......
. 39 acres
Six Story ..........
.44 acres ......
.48 acres
Seven Story .........
37 acres ......
. 55 acres
Eight Story .........
33 acres ......
. 59 acre
Site 4 Gross Site ........ 9.0 acres
Parking ........... .7.45 acres
Net ..................1.55acres
Two Story .......... 2.31 acres...... N/A
Three Story
........ 1.54acres .......
.01 acres
Four Story ..........
1.15acres ......
.40 acres
Five Story .............92
acres ......
. 63 acres
• Six Story ..............77
acres ......
.78 acres
O7
•
•
Site 5 Gross Site........ 7.4 acres
Parking ........... 6.13 acres
Net ..................1.27acres
Two Story ..........
1.90acres......
N/A
Three Story ........
1.27acres ......
.00 acres
Four Story ...........
95 acres ......
.32 acres
Five Story .........
. 76 acres . .....
.51 acres
Six Story ..........
.63 acres ......
.64 acres
Nine Story ..........
50 acres ......
.77 acres (2 1)
Site 6 Gross Site .........
1.90acres
Parking ............
1.57 acres
Net ...................0.33acres
24acres ...... .09 acres
Two Story .......... .49
acres...... N/A
Three Story .........
32 acres ...... .01 acres
Four Story ............
24acres ...... .09 acres
Five Story .......... .19
acres ...... .14 acres
Six Story .............
16acres ....... .17 acres
Site 7 Gross Site
......... 2.50acres
Parking ...........
2.07 acres
Net .................13
acres
Two Story ........... .64 acres...... N/A
Three Story ..........
43 acres ......
.00 acres
Four Story ...........
.32 acres ......
.11 acres
Five Story .............26
acres .....
.17 acres
Six Story ..............21
acres ......
.22 acres
Site 8 Gross Site ......... 1.64acres
Parking ............ 1.34 acres
Net .....................30 acres
Four Story ......................30 acres...... N/A (20)
10
® F. Building Height (5)(12)(15)(21)(29)
•
0
Maximum building height shall not exceed six (6) stories above ground level, except for Site
3A which shall have a maximum building height of eight (8) stories above ground level, and for
Parcel No. 1 of Resubdivision No. 585 which shall have a maximum building height of ten (10)
stories above ground level and Parcel No. 2 of ResubdivisionNo. 585 which shall have a maximum
building height of seven (7) stories above ground level; and except for Site 5 which shall have a
maximum of nine (9) stories /167 feet above ground level. Maximum building height for
Professional & Business Office Site 2A shall not exceed 95 feet above ground level.
11
® STATISTICAL ANALYSIS
PART II RETAIL COMMERCIAL /PERMITTEDUSES - Part 11, Section II, Group ILE
A. Building Sites
Site 1......5.8 acres (25)
Site 2......1.4 acres
7.2 acres .... .......................7.2acres
The following statistics are for information only. Development may include but shall
not be limited to the following.
B. Building Area
Site 1 ...... 50,000 square feet .... 1.14 acres
Site 2 ...... 10,000 square feet..... 22 acres
60,000 square feet .... 1.36 acres...1.36 acres
. C. Parking (Criteria: 5 /spaces /1000 sci ft g 363 sq. ft./ space)
Site 1......250 cars............ 2.08 acres
Site 2.......50 cars ............. .41 acres
300 cars .............2.49 acres ... 2.49 acres
D. Landscaped- Open Space
Site 1........ 2.58 acres
Site 2.........77 acres
3.35 acres ........... 3.35 acres
E. Building Height
Building height of structures shall be limited to a height of thirty -five (35) feet.
•
12
• STATISTICAL ANALYSIS
PART II COMMERCIAL/RESTAURANTS
A. Building Sites
Site 1...... 2.9 acres
2.9 acres .......................2.9acres (5) (20)
The following statistics are for information only. Development may include but shall
not be limited to the following.
B. Buildina Area
Site 1 .... 15,000 square feet ...... 34 acres
15,000 square feet....... 34 acres (5) (20)
C. Parking (Criteria: 300 occupants /10,000sq.8.
1 space /3 occupants
363 sq.ft. /space
• Site 1......150 cars ....................1.25 acres
150 cars ....................1.25 acres (5)(20)
D. Landscaped- Open Snace
Site 1...1.31 acres
1.31 acres ...................... 1.31 acres (5)(20)
E. Building Heieht
Building height of structures shall be limited to a height of thirty -five (35) feet.
w
13
• STATISTICAL ANALYSIS
PART II COMMERCIAL /HOTEL& MOTEL
A. Building Site (26,29)
Site 1 - 6.35 acres
Site 2B - 3_7 acres (29)
10.05 acres (29)
B. Hotel Room Limit (18,25,29)
Site 1 - 349 rooms'
Site 213- 304 rooms(29)
The following statistics are for information only. Development may include but
shall not be limited to the following.
C. Building Area (Site 1 - 349 units nn 400 sq.ft. /unit) (Site 2B — 304 units (7a
517 net sg.ft./unit).0 8)(25)(29)
Site 1 - 3.2 acres 3.2 acres
Site 2B - 3.6 acres (total enclosed area is 4.5 acres)
D. Parking (Criteria: 1 space /unit (Z> 363 5g.ft./space)(18)(26)(29)
Site 1 - 349 parking spaces 2.9 acres
Site 2B - 152 parking spaces' 2.5 acres (total)
E. Landscaping- Open Space (18)
'Use permits approved as of November 14, 1983, allow 468 hotel rooms with related
restaurant, conference area, and other support facilities. Hotel suites included as part of the
hotel room count may be converted to standard hotel rooms consistent with the specified
hotel room limit, so long as the approved site plan is maintained. Location and size of
restaurant, conference area, and other support facilities may also be revised if the plans meet
the intent of the approved site plan and other conditions of approval.(1)(18)
2Based on one space /2 guest rooms per Page 20.66 -8, Off - Street Parking and Loading
• Requirements, of the City of Newport Beach Planning and Zoning Code. (29)
14
•
The following is intended to show some of the variations possible.
Site 1
One Story Development
0.92 acres
Two Story Development
2.98 acres
Three Story Development
3.67 acres
Four Story Development
4.02 acres
Five Story Development
- 4.22 acres
Six Story Development
4.36 acres
Seven Story Development
- 4.46 acres
Eight Story Development
- 4.53 acres
Nine Story Development
- 4.59 acres
Ten Story Development
4.64 acres
Eleven Story Development -
4.67 acres
Twelve Story Development -
4.71 acres
Thirteen Story Development -
4.73 acres
• The above analysis does not include support facilities utilized in many hotel
operations. These facilities would also require parking not reflected in
the parking requirement criteria.
F. Building Hei hg t (29)
Building height on Site 2B shall not exceed 60 feet. (29)
C J
15
1J
•
•
STATISTICAL ANALYSIS
PART II AUTO CENTER AND GENERAL COMMERCIAL (8)(9) PERMITTED USES
Part II, Section II, Group II A & F
A. Auto Center Building Sites (29)
Site lb - 3.0 acres
3.0 acres (29)
B. General Commercial Building Sites (f426)
Site 1 -
3.0 acres
Site 2 -
1.0 acres (9)
Site 3 -
3.9 acres (9)
Site 4 -
2.0 acres (9)
Site 5 -
2.45 acres' (26)
12.35 acres
C. Building Area (26)(27)
Site 1 -
* Site 2 -
* Site 33 -
** Site 4 -
* Site 5 -
35,000 sq.ft. -
11,700 sq.ft. -
49,380 sq.ft. -
20,870 sq.ft.(19)-
31,362 sa.ft. -
148,312 sq.ft. -
0.80 acres
0.27 acres (9)
1.13 acres (27)
0.57 acres (9)
0.72 acres (26)
3.47 acres (26)(27)
* Restaurantsare permitteduses in sites 1, 2, 3 and 5, subject to a use permit. (9)(23)(26)(27)
** If the development of General Commercial Site 4 is limited solely to Professional and
Business Office use, then the allowable Building Area shall not exceed 30,000
sq.ft. (19)
lA recorded reciprocal easement shall be provided for ingress, egress and parking for mutual
benefit between Hotel Site 1 and General Commercial Site 5.
16
• The following statistics are for information only. Development may include, but shall not be
limited to the following. (8)
D. Parking (Criteria4 spaces/ 1,000 sq.ft. @ 363 sq.ft. /space)(9)(26)
Site 1 -
140 cars
- 1.17 acres
Site 2 -
47 cars
- 0.39 acres
Site 3 -
193 cars -
1.61 acres
Site 4 -
100 cars -
0.83 acres
Site 5 -
167 cars -
1.39 acres
647 cars -
5.39 acres
E. Landscaping- Open Space (9)(26)
Site 1 - 1.03 acres
Site 2 - 0.34 acres
Site 3 - 1.18 acres
Site 4 - 0.60 acres
• Site 5 (1 & 2 story) - 0.24 acres
Total 3.39 acres
Site 5 (3 story) 0.49 acres
Total 3.64 acres
Site 5 (4 story) - 0.75 acres
Total 3.90 acres
•
F. Building Height (8)(9)(26)(29)
Building height of structures on Auto Center Site 1 a shall be limited to a height of
thirty-five feet (35 ft.).
Building height of structures on General Commercial Site 1,2,3, and 4 shall be
limited to a height of thirty -five (35 ft.) and on General Commercial Site 5 shall be
limited to a height of fifty feet (50 ft.).
17
•
•
PART II COMMERCIAL /SERVICE STATION"
A. Building Site
Site 1 1.2 acres
PART I. INDUSTRIAL
Section I. Minimum Site Area
A. Thirty Thousand (30,000) square feet.
B. Exception: (1 11
1.2 acres
The Planning Commission may authorize an exception to the minimum site area.
Application for any such exception shall be made at the time of the filing of a tentative
map by the applicant. In order for an exception to be granted, the Planning Commission
shall find the following facts with respect thereto:
That the granting of the exception will not be detrimental to the public welfare or
injurious to other property in the vicinity.
That the development considerations and intent of this Planned Community
Development Standards are substantially met.
Section II. Permitted Uses
Group I. Light Industrial
A. To allow uses primarily engaged in research activities, provided that such activities are
confined within a building or buildings that do not contribute excess noise, dust, smoke,
vibration, odor, toxic, or noxious matter to the surrounding environment nor contain a
high hazard potential, due to the matter of the product material or processes involved.
Such activities may include but shall not be limited to research laboratories and
facilities, developmental laboratories and facilities and compatible light manufacturing
related to the following list of examples:
Bio- Chemical
Chemical
Film and Photography
Medical and Dental
Metallurgy
Pharmaceutical
X -Ray
18
• * *Reference Page 4, Part I, Item D.
2. Manufacture, research assembly, testing and repair of components, devices,
equipment and systems and parts and components such as but not limited to the
following list of examples:
Coils, Tubes, Semi - Conductors
Communication, Navigation Control„ Transmission and Reception Equipment,
Control Equipment and Systems, Guidance Equipment and Systems
Data Processing Equipment and Systems
Glass Edging, Beveling, and Silvering
Graphics, Art Equipment
Metering Instruments
Optical Devices, Equipment and Systems
Phonographs, Audio Units, Radio Equipment and Television Equipment
Photographic Equipment
Radar, infra -red and Ultra- Violet Equipment and Systems
Scientific and Mechanical Instruments
Testing Equipment
•
E
19
• B. To allow the location of offices and areas associated with and accessory to the permitted
uses listed under A.
1. Administrative, professional and business offices.
2. Regional or home offices of industries which are limited to a single use.
3. Blueprinting, photostating, photo engraving, printing, publishing and bookbinding,
provided that no on -site commercial services is associated with said uses.
4. Cafeteria, cafe, restaurant or auditorium.
5. Service stations will be permitted, subject to a use permit provided that no on -site
commercial service is associated with said uses.
C. Service stations subject to a use permit.
Group II. Medium Industrial and Industrial Service and Support Facilities.
A. To allow the location of general manufacturing activities, provided that such activities
• are confined within a building or buildings and do not contribute excessive noise, dust,
smoke, vibration, odor, toxic or noxious matter to the surrounding environment nor
contain a high hazard potential due to the nature of the products, material or processes
involved.
Manufacture and/or assembly of the following or similar products:
Aircraft and Related Components
Clocks and Watches
Coffins
Ceramic Products
Concrete Products
Electrical Appliances
Farm Equipment
Heating & Ventilating Equipment
Linoleum
Machinery & Machine Tools
Musical Instruments
Neon Signs
Novelties
Oil Well Valves & Repairs
• Optical Goods
Refrigeration
•
Screw Machine Products
Sheet Metal Products
Shoes
Silk Screens
Sporting Goods
Springs
Stencils
Toys
Trailers
Trucks
2. The manufacture of products or products made from the following or similar
materials:
Aluminum Iron
Bags, except Burlap Bags or Linoleum
Sacks Matches
Batteries Mattresses
Boxes, Paper Paper
Brass Steel
Cans Tin
•
Copper Tools
Glass Wool
Grinding Wheels Yarn
3. The manufacturing, compounding, processing or treatment of the following or
similar items:
Acids, Non - Corrosive Lubricating Oil
Candles Pharmaceutical
Cigarettes& Cigars Products
Detergents Plastics
Disinfectants Toiletries
Dye Vitamin Products
Food Products Waxes and Polishes
4. Woodworking Shops, such as: (Provided that, if a planer, router, sticker or
moulder is maintained, all doors and windows in the outside walls of the room in
which said machinery is located shall be kept closed while said machinery is in
use.)
• Box
21
• Furniture
Wood Products
5. Distribution and Warehousing Plants
B. To allow the location of general manufacturing activities, service industry and activities
related to contractor and construction industry, provided that such activities are confined
within a building or buildings and do not contribute excessive noise, dust, smoke,
vibration, odor, toxic or noxious matter to the surrounding environment nor contain a
high hazard potential due to the nature of the products, materials or processes involved.
1. Service industries or those industries providing a service as opposed to the man-
ufacture of a specific product, such as the repair and maintenance of appliances or
component parts, tooling, printers, testing shops, small machine shops, shops
engaged in the repair, maintenance and servicing of items excluding automobile
repair, providing that such industries are not the point of customer delivery or
collection.
2. Contractor and construction industries relating to building industry, such as
• general contractors, electrical contractors, plumbing contractors.
C. To allow a combination of general industry, business and professional offices, and
industrial support activities, provided that such activities are confined within a building
or buildings, and do not contribute excessive noise, dust, smoke, vibration, odor, toxic
or noxious matter to the surrounding environment nor contain a high hazard potential
due to the nature of the products, materials or processes involved.
•
The industrial support activities shall be defined as and limited to the sale of products or
services relating only to the immediate industrial complex. Any activity which could be
classified as retail commercial shall be restricted to activities strictly accessory and/or
supplementary to the industrial community.
22
• 1. All uses permitted under A, B, and D.
a. Business and Professional Offices.
b. Industrial Support Facilities, to include activities limited to the sale of
products or services related to only the industrial complex. Activities of a
commercial nature shall be restricted in scope so as to service and to be
accessory and /or supplementary to the industrial complex.
C. Service stations subject to a use permit.
2. Except as herein indicated, the General Development Standards for Industry shall
apply.
a. Sian Area
Industry Support Facilities and Business and Professional Offices.
Only one (1) facia mounted identification sign shall be permitted per street
frontage for each individual business or office.
• No sign shall exceed an area equal to one and one -half (1 -1/2) square feet
of sign for each one (1) foot of lineal frontage of the building or store.
However, no sign shall exceed two hundred (200) square feet in area per
face.
•
b. Site Identification Ground Sian
One (1) site identification sign listing only the name of the site or major
tenant on the site shall be allowed. Said sign shall be limited to a
maximum height of four (4) feet and a width of eight (8) feet and may be
double faced.
23
• C. Pedestrian Access
It is required of all developments in the industrial support facility area to
submit a plan of pedestrian access to the Planning Department prior to the
issuance of building permits. Said plan will detail consideration for
pedestrian access to the subject property and to adjacent properties, and
shall be binding on subsequent development of the property. The plan
shall show all interior walkways and all walkways in the public right of
way, if such walkways are proposed or necessary.
D. To allow for the location of a storage facility for new car inventory. Located within
Industrial Site IA between Quail Street on the east, adjacent to Auto Center Sites 2A
and 213 on the south, and Bristol Street on the west This use shall be subject to a use
permit. (3)
E. (Deleted)(2,4)
•
24
• Section III. General Development Standards for Indus
Maximum building areas shall be as noted in the Statistical Analysis, Part LA and
Part I.B.
A. Building Height (22)
Building heights of structures shall be limited to a height of thirty -five (35) feet;
provided, however, that on Parcel 1 and Parcel 2 of Parcel Map 86 -33 -34
(ResubdivisionNo. 529) in Industrial Site 3A, the Planning Commission or the City
Council on review or appeal may approve a structure up to a maximum height of 50
feet after the approval of a use permit.
The Planning Commission or City Council in granting any use permit for structures
in excess of thirty-five (35) feet shall find that each of the following four points
have been complied with:
(a) The increased building height would result in more public visual open space
and views than is required by the basic height limit. Particular attention
shall be given to the location of the structure on the lot, the percentage of
• ground cover, and the treatment of all setback and open areas.
(b) The increased building height would result in a more desirable architectural
treatment of the building and a stronger and more appealing visual character
of the area than is required by the basic height limit.
(c) The increased building height would not result in undesirable or abrupt scale
relationships being created between the structure and existing developments
or public spaces. Particular attention shall be given to the total bulk of the
structure including both horizontal and vertical dimensions.
(d) The structure shall have no more floor area than could have been achieved
without the use permit. (22)
25
• B. Setbacks
All setbacks shall be measured from the property line. For the purpose of this
ordinance, a street side property line is that line created by the ultimate right -of -way
line of the frontage street.
Front Yard Setback
Thirty (30) feet minimum, except that unsupported roofs or sun- screens may
project six (6) feet into the setback area.
Side Yard Setback
Ten (10) feet, except that unsupported roofs and sun- screens may project
three (3) feet into the setback area.
In the case of a corner lot, the street side setback shall be thirty (30) feet,
except that unsupported roofs. and sun - screens may project six (6) feet into
the setback area. Interior lot lines for a corner lot shall be considered side lot
lines.
• 3. Rear Yard Setback
•
No rear yard setback is required except on a through -lot in which case the
required front yard setback shall be observed.
C. Site Coverage
Maximum building coverage of fifty (50) percent is allowed. Parking
structures shall not be calculated as building area, however, said structures
shall be used only for the parking of company vehicles, employee's vehicles,
or vehicles belonging to persons visiting the subj ect firm.
26
• D. Signs
Sign Area
Only one (1) single faced or double faced signs shall be permitted per street
frontage. No sign or combination of signs shall exceed one (1) square foot
in area for each six hundred (600) square feet of total site area. However, no
sign shall exceed two hundred (200) square feet in area per face. An
additional twenty (20) square feet shall be allowed for each additional
business conducted on the site.
2. Sale or Lease Sign
A sign, advertising the sale, lease, or hire of the site shall be permitted in
addition to the other signs listed. in this section. Said sign shall not exceed a
maximum area of thirty -two (32) square feet.
Ground Sign
All ground signs shall not exceed four (4) feet above grade in vertical
. height. Also, ground signs in excess of one - hundred fifty (150) square feet
in area (single face) shall not be erected in the first twenty (20) feet, as
measured from the property line, of any street side setback area. However,
the above standards shall not apply to the Community Directional Sign and
Special Purpose Sign.
•
4. Special Purpose Sign
Signs used to give directions to traffic or pedestrians or give instructions as
to special conditions shall not exceed a total of six (6) square feet (single
face) in area and shall be permitted in addition to the other signs listed in
this section.
5. Wall Signs
Wall signs shall not comprise more than ten (10) percent of the area of the
elevation upon which the sign is located. Said signs shall be fixture signs;
signs painted directly on the surface of the wall shall not be permitted.
22
In the instance of a multiple tenancy building, each individual industry may
have a wall sign over the entrance to identify the industry. Said sign shall
give only the name of the company and shall be limited to four (4) inch high
letters. Said sign must be oriented toward the parking area for that building.
6. ConstructionSi¢n
One (1) construction sign denoting the architects, engineers, contractor, and
other related subjects, shall be permitted upon the commencement of
construction. Said sign shall conform with the requirements of Item 3
above, Ground Sign, and will be permitted until such time as a final
inspection of the building(s) designates said structure(s) fit for occupancy, or
the tenant is occupying said building(s), whichever occurs first.
7. Future Tenant Identification Siag
A sign listing the name of the fixture tenant, responsible agent or realtor, and
identification of the industrial complex shall be permitted. Said sign shall
conform with the requirements of Item 3 above, Ground Sign, and will be
permitted until such time as a final inspection of the building(s) designates
said structure(s) fit for occupancy or tenant is occupying said building(s),
whichever occurs first.
8. Community Directional and /or Identification Sig
Permanent directional and identification signs, not exceeding two- hundred
fifty (250) square feet (single face), shall be permitted but subject to use
permit.
E. Sian Standards
Signs visible from the exterior of any building may be lighted, but no signs
or any other contrivance shall be devised or constructed so as to rotate,
gyrate, blink or move in any animated fashion.
Signs shall be restricted to advertising only the person, firm, company or
corporation operating the use conducted on the site or the products or sold
thereon.
23
• 3. A wall sign with the individual letters applied directly shall be measured by
a rectangle around the outside of the lettering and/or the pictorial symbol
and calculating the area enclosed by such line.
4. All signs attached to the building shall be flush mounted.
F. Parkine
Adequate off - street parking shall be provided to accommodate all parking needs for
the site. The intent is to eliminate the need for any on -street parking.
Required off - street parking shall be provided on the site of the use served, or on a
contiguous site or within three hundred (300) feet of the subject site. Where parking
is provided on other than the site concerned, a recorded document shall be approved
by the City Attorney and filed with the Building and Planning Departments and
signed by the owners of the alternate site stipulating to the permanent reservation of
use of the site for said parking.
The following guide shall be used to determine parking requirements:
• Office
One (1) space for each 225 square feet of net floor area. The parking requirement
may be lowered to one (1) space for each 250 square feet of net floor area upon
review and approval of the modification committee.
Manufacture. Research and Assembly
Two (2) parking spaces for each three (3) employees, but in no event less than three
(3) spaces for each one thousand (1000) square feet of gross floor area.
Warehouse
Two (2) parking spaces for each three (3) employees, but in no event less than one
(1) space for each one thousand (1000) square feet of gross floor area for the first
twenty thousand (20,000) square feet; one (1) space for each two thousand (2,000)
square feet of gross floor area for the second twenty thousand (20,000) square feet;
one (1) space for each four thousand (4,000) square feet of gross floor area for areas
in excess of the initial forty thousand (40,000) square feet of floor area of the
building.
. If there is more than one shift, the number of employees on the largest shift shall be
used in determining parking requirements.
24
•
G. Landscaping
Detailed landscaping and irrigation plans, prepared by a landscaping architect,
licensed contractor of architect shall be submitted to and approved by the Planning
Director prior to issuing of building permit and installed prior to issue of Certificate
of Use and Occupancy.
All landscaping referred to in this section shall be maintained in a neat and orderly
fashion.
1. Front Yard Setback Area
a. General Statement
Landscaping in these areas shall consist of an effective combination
of street trees, trees, ground cover and shrubbery. All unpaved areas
not utilized for parking shall be landscaped in a similar manner.
b. Special Landscaped Street
The entire area between the curb and the building setback line shall
be landscaped, except for any access driveway in said area.
C. Other Streets
The entire area between the curb and a point ten (10) feet in back of
the front property line shall be landscaped, except for any access
driveway in said area.
2. Side and Rear Yard Setback Area
a. General Statement
All unpaved areas not utilized for parking and storage, shall be
landscaped utilizing ground cover and /or shrub and tree materials.
b. Undeveloped Areas
Undeveloped areas proposed for future expansion shall be
maintained in a weed free condition but need not be landscaped.
•C. Screening
25
• Areas used for parking shall be landscaped and/or fenced in such a
manner as to interrupt or screen said areas from view from access
streets, freeways, and adjacent properties. Plant materials used for
this purpose shall consist of lineal or grouped masses of shrubs
and /or trees.
3. Parking Areas
Trees, equal in number to one (1) per each five (5) parking stalls shall be
provided in the parking area.
4. Sloped Banks
All sloped banks greater than 5 -1 or 6 feet in vertical height and adjacent to
public right -of -way shall be stabilized, planted and irrigated in accordance
with plans submitted and approved by Planning Director.
H. Loading Area
• 1. On other than special landscaped streets street side loading shall be allowed
provided the loading dock is set: back a minimum of seventy (70) feet from
the street right -ofway line or one hundred ten (110) from the street
centerline, whichever is greater. Said loading area must be screened from
view from adjacent streets.
I. Storage Area
1. All outdoor storage shall be visually screened from access streets, freeways,
and adjacent property. Said screening shall form a complete opaque screen
up to a point eight (8) feet in vertical height but need not be opaque above
that point.
2. Outdoor storage shall be meant to include all company owned and operated
motor vehicles, with the exception of passenger vehicles.
3. No storage shall be permitted between a frontage street and the building line.
J. Refuse Collection Areas
1. All outdoor refuse collection areas shall be visually screened from access
• streets, freeways, and adjacent property by a complete opaque screen.
2. No refuse collection areas shall be permitted between a frontage street and
the building line.
26
•
K. Telephone and Electrical Service
All "on- site" electrical lines (excluding; lines in excess of 12 KV) and telephone
lines shall be placed underground. Transformers or terminal equipment shall be
visually screened from view from streets and adjacent properties.
L. Sidewalks
The requirement for sidewalks in the Planned Community District may be waived
by the Planning Director if it is demonstrated that such facilities are not needed.
However, the City retains the right to require installations of sidewalks if, in the
future, a need is established by the City.
M. Nuisances
• No portion of the property shall be used is such a manner as to create a nuisance to
adjacent sites, such as but not limited to vibration, sound, electro-mechanical
disturbance and radiation, electro-magnetic disturbance, radiation, air or water
pollution, dust, emission of odorous, toxic or noxious matter.
u
27
• PART II. COMMERCIAL
Section I. Minimum Site Area
A. Thirty Thousand (30,000) square feet
B. Exception: (1 11
The Planning Commission may authorize an exception to the minimum site area.
Application for any such exception shall be made at the time of the filing of a
tentative map by the applicant. In order for an exception to be granted, the Planning
Commission shall find the following facts with respect thereto:
1. That the granting of the exception will not be detrimental to the public
welfare or injurious to other property in the vicinity.
2. That the development considerations and intent of this Planned Community
Development Standards are substantially met.
® Section II. Permitted Uses
Group I. Professional and Business Offices.
To allow the location of commercial activities engaged in the sale of products or
services relating to and supporting the Development Plan, provided that such
activities are confined within a building; or buildings.
A. Professional Offices
1. Accountants
2. Attorneys
3. Doctors, dentists, optometrists, oculists, chiropractors and others licensed by
the State of California to practice the healing arts.
4. Engineers, architects, surveyors and planners.
5. Any other general professional offices. (29)
Q]
• B. Business Offices
1.
Advertising agencies
2.
Banks
3.
Economic consultants
4.
Employment agencies
5.
Escrow offices
6.
Insurance agencies
7.
Laboratories:
a. Dental
b. Medical
c. X -Ray
d. Biochemical
e. Film, wholesale only
f Optometrical
8.
Stock Brokers
9.
Studios for interior decorators, photographers, artists and draftsmen.
10.
Telephone answering services
11.
Tourist information and travel agencies and ticket reservation services but
not to include any airline terminal services or facilities for the transport of
passengers, baggage or freight. (2)
• 12.
Any other general business offices. (29)
•
B. Support Commercial (2 1)
Retail sales and services, so long as said retail sales are of a convenience
nature ancillary to the operation and use of office facilities including tobacco
stores, card shops, confectionery and newspaper stands, and other uses
which, in the opinion of the Planning Commission are of a similar nature.
Retail uses shall be located in the basement or on the first floor of a
building. Storage for such uses shall be within a building.
2. Service uses which are for building tenants and patrons, such as a car wash
and gymnasium/health club facilities. Car washes shall drain into the
sanitary sewer system.
3. Restaurants - outdoor restaurants and take -out restaurants - subject to
securing a use permit in each case.
29
• Group II. Commercial Uses
A. Automobile Center, subject to a use permit. (2 8)
1. Automobile dealership selling only new cars. The sale of used cars,
automobile repair, and automobile detailing may be permitted in conjunction
with the sales of new vehicles but only accessory uses.
2. Service stations subject to the issuance of the use permit and a finding that the
use is supportive of the principal uses permitted in the Newport Place Planned
Community text.
B. Hotels and Motels, subject to a use permit.
C. State. County and Municipal Facilities (2)
D. Service Stations & Mechanical Car Wash within Service Station Site #1, subject to
a use permit. (4)
• E. Retail Commercial uses such as:
1. Restaurants, including outdoor, drive -in or take -out restaurants shall be
permitted subject to the securing of a use permit except as noted under "a"
and "b" below: (7)
a. Restaurants, other than outdoor, drive -in or take -out restaurants,
shall be permitted in Retail- Commercial Site lwithout a use permit
provided that the net floor area of all restaurant uses does not exceed
20% of the net floor area of the retail- commercial center.
b. Outdoor, drive -in or take -out restaurants shall be designed and
located so as to be an integral element of the retail - commercial
center and shall not be permitted as a free - standing independent use
in any case.
2. Barber shop and beauty parlor
3. Book and stationery store
4. Blueprinting and photostatics
Revisions of "Retail Commercial' land uses contained on pages 31 (E-1 -a) and -32 (b -14), 3/27/97
•
5. Camera shop
6. Delicatessen store
397
• 7. Florist
8. Shoe store or repair shop
9. Tailor
10. Tobacco store
11. Office equipment retail and repair
12. Pharmacies
13. Tourist information and travel agencies and ticket reservation services, but
not to include any airline terminal services or facilities for the transport of
passengers, baggage or freight
14. Instructional dance facility for adults and related retail sales. Subject to a
use permit
15. Other uses similar to the above list
F. General Commercial (8)(9)(23)(26)
1.
New car dealership, subject to a use permit, including ancillary uses listed
under Part II, Section II, Group :Q,A.
2.
Service stations subject to a use permit.
3.
Restaurants, including outdoor, drive -in or take -out restaurants, shall be
subject to a use permit. Restaurant uses are permitted within General
•
Commercial Sites 1, 2, 3, 5 and 6 not permitted within General Commercial
Site 4.
4.
Hobby, Arts and Crafts, including:
a. Sporting goods store
b. Camera store
C. Art gallery
d. Craft store
e. Pet store
f. Bicycle store
g. Other uses of similar nature
5.
Book and Office Support Stores, including:
a. Book store
b. Office supplies
C. Other uses of similar nature
6.
Retail stores and professional service establishments, including:
a. Pharmacies
b. Specialtyfood
C. Fabric shops
d. Jewelry shops
e. Furrier
•
f. Formal Wear
g. Barber and hair styling
h. Clothing store
i. Liquor store
31
•
j. Tourist information and travel agencies and ticket reservation
services, but not to include any airline terminal services or facilities
for the transport of passengers, baggage or freight.
k. Other uses of similar nature
7.
Home and Office Furnishings, including:
a. Home furniture store
b. Office furniture store
C. Interior decorators
d. Home appliances
e. Antique store
f. Other uses of similar nature
8.
Athletic Clubs, including:
a. Spa
b. Health club
C. Recreation facility
d. Other uses of similar nature
9.
Home improvement stores, including:
a. Hardware store
b. Paint store
C. Wallcovering store
•
d. Other uses of similar nature
10.
Retail nursery subject to a use permit
11.
Institutional, instructional and educational uses, subject to a use permit in
each case.
*12.
Professional and Business Offices - see Part II, Section II, Group I for
permitted uses.
*Office uses are permitted within General Commercial Sites 3, 4 and 6 and not
permitted within General Commercial Sites 1 and 2. (9)(26)(29)
WK
• Section III.
0
r1
LJ
•
General Development Standards for Commerce
Maximum building areas and building heights shall be noted in the Statistical
Analysis, Part II.A and Part II.B.
Setbacks
All setbacks shall be measured from the property line. For the purpose of this
ordinance, a street side property line is that line created by the ultimate right -of -way
line of the frontage street.
Front Yard Setback
Thirty (30) feet minimum; except that unsupported roofs or sun - screens may
project six (6) feet into the setback area.
Hotel /Motel uses: Seventeen (17) feet and six (6) inches minimum,
provided that the average setback for all buildings along the linear street
frontage is thirty (30) feet. (29)
2. Side Yard
Side yard setbacks will be required only when any one of the following
conditions exist:
a. Corner lot: Thirty (30) feet (street side setback only), except that
unsupported roofs and sun - screens may project three (3) feet into
setback area.
Hotel /Motel uses: Fourteen (14) feet and six (6) inches minimum,
provided that the average setback for all buildings along the linear
street frontage is twenty- seven(27) feet. (29)
b. Where property abuts other than commercially zoned property, a ten
(10) foot setback is required. Unsupported roofs and sun - screens
may project three (3) feet into the setback area.
Hotel/Motel uses: Ten (10) feet minimum setback for all buildings
along the property line. (29)
3. Rear Yard
None required except on a through -lot in which case the required front yard
setback shall be observed.
33
• B. Signs
1. Sign Area: General Standard
Building identification shall be limited to a single (1) entity. Building
identification signs shall have an area not to exceed 1 1/2 square feet of
surface for each one (1) foot of lineal frontage of building. However, no
sign shall exceed two hundred (200) square feet per face. Building identi-
fication signs shall be limited to two (2) facades.
2. Pole Sign:
One (1) identification pole sign site will be allowed for the following
commercial businesses:
a. Restaurant
b. Cocktail lounge and /or bar
C. Motel and hotel
• If a pole sign is utilized, it shall be in lieu of other identifications signs
allowed by ordinance. Pole signs shall be limited to maximum height of
twenty (20) feet and a maximum area of fifty (50) square feet per face,
double faced.
3. Wall Sign:
In no event shall an identification sign placed on a wall comprise more than
ten (10) percent of the area of the elevation upon which the sign is located.
Said signs shall be fixture signs. Signs painted directly on the surface of the
wall shall not be permitted.
4. Ground Sign:
An identification ground sign shall not exceed four (4) feet above grade in
vertical height. Also, ground signs in excess on one - hundred and fifty (150)
square feet in area (single face) shall not be erected in the first twenty (20)
feet, as measured from the property line, of any street side setback.
However, the above standards shall not apply to the Community Directional
Sign and Special Purpose Sign.
•
34
• 5. Multi- Tenant Directory Sign:
One (1) directory sign listing only the name of the firms or businesses on a
site shall be allowed. Said sign shall be limited to a maximum height of
twenty (20) feet. Panels identifying each individual story shall be no longer
than one (1) foot in width and five (5) feet in length.
6. Special Purpose Sign:
Subject to the standards established in Part I, SectionIII, Item DA
7. Construction Sign:
Subjectto the standards established in Part I, Section III, Item D.6.
8. Future Tenant Identification
Subject to the standards established in Part I, Section III, Item D.7.
9. Community Direction and /or Identification Sign:
• Subject to the standards established in Part I, Section III, Item C.B.
u
C. Sign Standards
Except as noted above, the same sign standards as outlined in Sub - Section D,
Section III, Part I of this ordinance, shall prevail for developments in this area.
D. Parking
1. Medical and Dental
Five (5) spaces for each doctor or one (1) space for each 200 square feet of
gross floor area whichever is greater.
2. Professional Offices
One (1) space for each 225 square feet of net floor area. The parking
requirement may be lowered to one (1) space for each 250 square feet of net
floor area upon review and approval of the modification committee.
35
• 3. Lodee, Halls, Private Clubs, Union Headquarters
One (1) space for each 75 square feet of gross floor area plus one (1) space
for each 250 square feet of gross office floor area.
4. Restaurants, Outdoor, Drive -In and Take -Out (7) Restaurants
a. Restaurant parking shall be in accordance with Section 20.38.030(d)
of the Newport Beach Municipal Code, except as noted under "b"
and "c" below.
b. Restaurants other than outdoor, drive -in or take -out restaurants
within Retail - Commercial Sites 1 and 2 shall provide one (1) space
for each 200 square feet of net floor area and one (1) loading space
for each 10,000 square feet of gross floor area, to the extent that the
net floor area of all restaurants does not exceed 20% of the net floor
area of the retail - commercial center. In the event that any restaurant
causes the total of all restaurant uses in the retail - commercial center
to exceed 20% limitation noted above, that entire restaurant and any
subsequent restaurants shall provide parking as noted under "a"
• above.
C. Parking for outdoor, drive -in and take -out restaurants shall be
provided in accordance with Section 20.53.060 of the Newport
Beach Municipal Code.
5. Retail Commercial
One (1) space for each 200 square feet of net floor area. One (1) loading
space for each 10,000 square feet of gross floor area.
6. Hotels and Motels (6)
Parking for Hotel and Motel guest rooms; all related restaurants, cocktail
lounges, banquet and meeting rooms, retail shops; and all employees shall
be based on a demonstrated formula to be reviewed and approved by the
Planning Commission.
The parking formula shall contain the minimum parking which would be
required for each of the separate uses evaluated independently. Any
reductions from this minimum parking requirement must be based on the
• joint usage of the facilities by hotel and motel patrons. (10)
W
•
7. General Commercial (8)(9)
a. One (1) space for each 250 sq.fl. of net floor area. One (1) loading
space for each 10,000 sq.ft. of gross floor area.
b. If the development of General Commercial Site 3 or 4 is limited
soley to Professional and Business Office use, the parking shall be:
One (1) space for each. 225 sq.ft. of net floor area. The parking
requirements maybe lowered to one (1) space for each 250 sq.ft. of
net floor area upon review and approval of the modifications
committee.
C. Specific parking requirements shall be developed for uses such as
furniture stores, athletic clubs, theaters, bowling alleys, home
improvement stores, retail nurseries or tire stores based upon
functions and occupancies within these uses. Parking shall be in
conformance to existing, City of Newport Beach requirements for
said occupancies, or at a demonstrated formula agreeable to the
• Director of Community Development. In the event that any use
described above is converted to another use parking requirements for
the new use shall be subject to review by the Director of Community
Development.
d. For restaurant parking see Part II, Section III, DA.
E. Landscaping
Detailed landscaping and irrigation plans, prepared by a landscaping architect,
licensed landscaping contractor or architect shall be submitted to and approved by
the Planning Director prior to issuing of Building Permits and installed prior to issue
of Certificate of Use and Occupancy.
All landscaping referred to in this section shall be maintained in a neat and orderly
fashion.
1. Front Yard Setback Area
a. General Statement
• Landscaping in these areas shall consist of an effective combination
of street trees, trees, ground cover and shrubbery.
b. Special Landscaped Street
37
•
•
E
The entire area between the curb and the building setback line shall
be landscaped, except for any driveway in said area.
C. Other Streets
The entire area between
the front property line s.
in said area.
2. Side Yard and Rear Yard
a. General Statement
All unpaved areas not
landscaped utilizing gro
b. Undeveloped Areas
Undeveloped areas prc
maintained in a weed free
C. Screening
Areas used for parking A
interrupted by landscap
freeways, and adjacent pr
purposes shall consist of
trees.
d. Boundary Areas
Boundary landscaping is rc
areas shall be placed along
be of sufficient length to ac
Trees, equal in number to c
of each property line, shal.
addition to required grotmc
e. All landscaped areas shall
by a wall or curb, at Ic
vehicular area.
3. Parking Areas
curb and a point ten (10) feet in back of
I be landscaped except for any driveway
ized for parking and storage, shall be
cover and/or shrub and tree materials.
for future expansion shall be
m, but need not be landscaped.
be screened from view or have the view
and /or fencing from access streets,
;rties. Plant materials used for screening
eal or grouped masses of shrubs and /or
luired on all interior property lines. Said
he entire length of these property lines or
ommodate the number of required trees.
to (1) tree per twenty -five (25) lineal feet
be planted in the above defined areas in
eover and shrub material.
separated from adjacent vehicular areas
(6) inches higher that the adjacent
MI
• Trees, equal in number to one (1) per each five (5) parking stalls shall be
provided in the surface parking area (29).
F. Loading Area
1. Street side loading on other than special landscaped streets, shall be allowed
providing the loading dock is set back a minimum of seventy (70) feet from
the street right -of -way line, or one hundred ten (I 10) feet from the street
center line, whichever is greater. Said loading area must be screened from
view from adjacent streets.
G. Storage Area
1. All outdoor storage shall be visually screened from access streets, freeways
and adjacent property. Said screening shall form a complete opaque screen
up to a point eight (8) feet in vertical height but need not be opaque above
that point.
2. Outdoor storage shall be meant to include all company owned and operated
motor vehicles, with the exception of passenger vehicles.
3. No storage shall be permitted between a frontage street and the building line.
H. Refuse Collection Areas
1. All outdoor refuse collection areas shall be visually screened from access
streets, freeways and adjacent property. Said screening shall form a
complete opaque screen.
2. No refuse collection area shall be permitted between a frontage street and
the building line.
I. Telephone and Electrical Service
All "on- site" electrical lines (excluding lines in excess of 12KV) and telephone lines
shall be placed underground. Transformer or terminal equipment shall be visually
screened from view from streets and adjacent properties.
J. Pedestrian Access
• It is required of all developments in the commercial areas to submit a plan of
pedestrian access to the Planning Department prior to the issuance of building
permits. Said plans will detail consideration for pedestrian access to the subject
39
40
property and to adjacent properties:, and shall be binding on subsequent
development of the property. The plan shall show all interior walkways and all
walkways in the public right -of -way, if such walkways are proposed or necessary.
WI
• FOOTNOTES
(1) Planned Community Text Amendment No. 1, dated December 13, 1971, incorporating a
revised land use plan.
(2) Planned Community Text Amendment No. 2, dated June 12, 1972, incorporating the following
changes:
a. Relocation of Fire Station site.
b. Limitation of tourist information, travel agencies and ticket reservations within Retail
Commercial sites.
C. Addition of specific restaurant density within Retail Commercial sites.
(3) Planned Community Text AmendmentNo. 3, dated October 24, 1972, permitting Auto Centers
as an additional use within Industrial Site 2B.
(4) Planned Community Text Amendment No. 4, dated January 8, 1973, incorporating the
following changes:
• a. Provision for a Mechanical Car Wash within Service Station Site No. 1.
b. Eliminate provision for a Fire Station within Industrial Site 3A.
(5) Planned Community Text Amendment No. 5, dated July 23, 1973, incorporating the following
changes:
a. Rearrangement of Office Site 3 and Restaurant Site 2 and reapportionment of land
allotted to each.
b. Reduce allowable building area in Office Sites 1 and 2 and increase allowable building
area in Office Site 3A.
C. Increase allowable building height in O ffice Site 3A to 8 stories.
(6) Planned Community Text Amendment No. 6, dated June 10, 1974, establishing parking
requirements for Hotels and Motels based on a demonstrated formula.
(7) Planned Community Text Amendment No. 7, dated September 8, 1975, revising off - street
parking requirements for restaurants to conform with existing City Standards.
(8) Planned Community Text Amendment No. 8, dated February 9, 1976, permitting General
Commercial uses on Auto Center Site 1 a and 2b.
41
FOOTNOTES (Cont.)
(9) Planned Community Text Amendment No. 9, dated April 11, 1977, incorporating the following
changes:
a. Expand the permitted uses for General Commercial.
b. Re- designate General Commercial Site 1 -A and 2 -13 to General Commercial Sites 1, 2
and 3.
C. Expand General Commercial Site 3 to include one half of Industrial Site IA.
d. Convert Industrial Site 2A to General Commercial Site 4.
e. Restrict the allowable building area and the permitted uses for General Commercial
Sites 1, 2, 3 and 4.
(10) Planned Community Text Amendment No. 10, dated May 23, 1977, incorporating the
following change:
a. Delete the provision added by Resolution No. 8261 adopted by the City Council on
June 10, 1974 from Section III, D, 6.
(11) Planned Community Text Amendment No. 11, dated April 10, 1978, incorporating the
following change:
a. Establish guidelines for an exceptionto the minimum site area.
(12) Planned Community Text AmendmentNo. 12, dated July 11, 1978, incorporating the following
change:
a. Revised the allowable building height for Parcel No. 1 of ResubdivisionNo. 585.
(13) Planned Community Text Amendment No. 1:3, dated November 27, 1978, incorporating the
following change:
a. Requirement that a Phasing Plan be approved by the Planning Commission for seventy
(70) percent of the undeveloped allowable building area existing as of October 1, 1978.
(14) Planned Community Text Amendment No. 14, dated June 11, 1979, incorporating the
following changes:
0, a. Reduce the allowable building area of Industrial Site 3A.
42
b. Reduce the allowable building area of CommercialIProfessionaland Business
ID Office Site l and 2.
•
0
43
• FOOTNOTES (Cont.)
(15) Planned Community Text Amendment No. 15, dated March 23, 1981, incorporating the
following changes:
a. Specification of a maximum building height of seven (7) stories on Parcel No. 2 of
ResubdivisionNo. 585.
(16) Planned Community Text Amendment No. 16, dated March 8, 1984 incorporating the
following change:
a. Increase of 16,154 square feet of office space in Professional and Business Offices Site
5.
(17) Planned Community Text Amendment No. 17, dated April 23, 1984, incorporating the
following change:
a. Increase of 1,091 square feet of office space in Professional and Business Offices Sites
1 and 2.
(18) Planned Community Text Amendment No. 18, dated June 25, 1984, incorporating the
following changes:
a. Establish a specific limit on hotel rooms in Hotel Sites IA and 1 B.
(19) Planned Community Text Amendment No. 19, dated July 23, 1984, incorporating the
following changes:
a. Transfer of 4,130 square feet of allowable building area from General Commercial Site
4 to Professional and Business Offices Site 5.
(20) Planned Community Text Amendment No. 20, dated January 12, 1987, incorporating
the following changes:
a. Add Professional and Business Offices Site 8, with 54,000 square feet allowed.
b. Delete Restaurant Site 2A, with 8,400 square feet deleted.
(21) Planned Community Text Amendment No. 21, dated March 9, 1987, incorporating the
following change:
a. Increase allowed development in Professional and Business Offices Site 5 to 241,570
square feet; allow additional support retail uses up to 294,600 square feet total; add
support commercial as permitted land use. (2 1)
44
FOOTNOTES (Cont.)
(22) Planned Community Text Amendment No. 22, dated February 4, 1988,
incorporatingthe following change:
a. Allow structures located within a portion of Industrial Site 3A to be
constructed in excess of the 35 foot height limit up to a maximum of 50 feet,
subject to the approval of a use permit.
(23) Planned Community Text Amendment No. 23, dated July 6, 1989 incorporating the
following change:
a. Allow restaurant uses on General Commercial Site 1, subject to the approval
of a use permit in each case.
(24) Planned Community Text Amendment. No. 24, dated June 6, 1991, incorporating
the following change:
• a. Increase the allowable office development in Professional Business Offices,
Site No. 5 to 257,287 square feet, and reduce the allowable retail
developmentto 37,315 square feet.
(25) Planned Community Text Amendment, No. 25, approved by the City Council on
March 9, 1992, incorporating the following change:
a. Increase the allowable office development in Professional Business Offices,
Site No. 5 to 268,743 square feet, and reduce the allowable retail
development to 25,857 square feet.
(26) Planned Community Text Amendment No. 26, approved by the City Council on
June 8, 1992, incorporating the following changes:
a. Redesignate the Sheraton Hotel Site from Hotel Site IA and 1B to Hotel
Site 1 and General Commercial Site 5.
b. Reduce the hotel room entitlement on Hotel Site 1 by 119 rooms and
establish a development entitlement of 31,362 square feet for General
Commercial Site 5.
• C. Establish a height limit of 50 feet within General Commercial Site 5.
45
• d. The Requirement for a reciprocal easement to provide ingress, egress, and
parking for mutual benefit between Hotel Site 1 and General Commercial
Site 5.
FOOTNOTES (Cont.)
(27) Planned Community Text Amendment No. 27, approved by the City Council on
September 13, 1993, incorporating the fbllowingchanges:
a. Increase the allowable commercial developmentin General Commercial Site
3 from 48,300 square feet to 49,380 square feet.
b. Delete the provision which counts one square foot of floor area devoted to
restaurants as two square feet ol'permitted commercial floor area in General
Commercial Sites 2, 3, and 5.
C. Delete the provision which restricts the maximum amount of gross floor
area devoted to restaurants to 8,000 square feet each in General Commercial
Sites 3 and 5.
• (28) Planned Community Text AmendmentNo. 28, approved by the City Council on
January 22, 1996, incorporating the following changes.
a. Restricting automobile repair and detailing as an accessory use only in
conjunction with sales of new vehicles.
b. Eliminate other permitted uses.
(29) Planned Community Text Amendment No. 29, approved by the City Council on
February 8, 1999, incorporating the following changes:
a. Redesignating Auto Center Site 2A to Commercial /Professional& Business
Offices Site 2A.
b. Redesignating Industrial Site 2B to Commercial /Hotel & Motel Site 2B.
C. Expand the permitted uses for Professional & Business Offices to include
general professional and general business offices.
d. Establish a height limit of 95 feet within Professional & Business Office Site
• 2A.
e. Establish a height limit of 60 feet within Hotel & Motel Site 2B.
• £ Establish a front yard setback for Hotel/Motel "uses a 17 %: foot minimum,
provided that the average setback for all buildings along the linear street
frontage is 30 feet.
g. Establisha side yard, corner lot setback for Hotel/Motel uses of a 14 1/2 foot
minimum, provided that the average setback for all buildings along the
linear street frontage is 27 feet.
h. Establish a side yard setback for Hotel/Motel uses of a ten (10) foot
minimum.
L Provide that landscaping in parking areas be provided in surface parking
areas.
f. \planning \gvarin \pctext \NP Place
u
•
•
J
STATE OF CALIFORNIA }
COUNTY OF ORANGE } ss.
CITY OF NEWPORT BEACH }
I, LAVONNE M. HARKLESS, City Clerk of the City of Newport Beach, California, do
hereby certify that the whole number of members of the City Council is seven; that the foregoing
ordinance, being Ordinance No. 99 -4 was duly and regularly introduced before and adopted by the
City Council of said City at a regular meeting of said Council, duly and regularly held on the 8th day
of February, 1999, and that the same was so passed and adopted by the following vote, to wit:
Ayes: Adams, Glover, Thomson, Ridgeway, Noyes, Mayor O'Neil
Noes: None
Absent: Debay
Abstain: None
IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the
official seal of said City this 9th day of February, 1999.
(Seal)
MM. 1,a",
City Clerk of the City of
Newport Beach, California
CERTIFICATE OF PUBLICATION
STATE OF CALIFORNIA 1
COUNTY OF ORANGE ) ss.
CITY OF NEWPORT BEACH }
I, LAVONNE M. HARKLESS, City Clerk of the City of Newport Beach, California, do hereby
certify that Ordinance No. 99 -4 has been duly and regularly published according to law and the order
of the City Council of said City and that same was so published in The Daily Pilot, a daily newspaper
of general circulation on the following date, to wit: February 13, 1999.
In witness whereof, I have hereunto subscribed my name this q day of
"�, 1999.
City Clerk of the City of
Newport Beach, California