HomeMy WebLinkAbout2004-13 - Approving Planned Community Development Plan Amendment No. 2004-002 Amending the Corporate Plaza Planned Community Development Plan and District Regulations (PA2004-073).ORDINANCE NO. 2004-13
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT
BEACH APPROVING PLANNED COMMUNITY DEVELOPMENT PLAN
AMENDMENT NO. 2004 -002 AMENDING THE CORPORATE PLAZA
PLANNED COMMUNITY DEVELOPMENT PLAN AND DISTRICT
REGULATIONS (PA2004 -073)
WHEREAS, as part of the implementation of the Land Use Element of the Newport
Beach General Plan, the City prepared and adopted a Planned Community Text and
implementing regulations known as the Corporate Plaza Planned Community which
establishes planning objectives and development standards for the orderly development of
Corporate Plaza consistent with the General Plan; and
WHEREAS, on May 20, 2004, the Planning Commission conducted a public
hearing at which Planned Community Development Plan Amendment No. 2004 -002 was
considered. A notice of time, place and purpose of the public hearing was given, and
evidence, both written and oral, was duly presented to and considered by the Planning
Commission at the public hearing. At the conclusion of said hearing, the Planning
Commission adopted Resolution No. 1637 that includes written findings and recommends
that the City Council adopt Planned Community Development Plan Amendment No. 2004-
002; and
WHEREAS, The Corporate Plaza Planned Community District Regulations are
not a model of organization since land use regulations are located within different
sections of the document creating difficulties in administration; the amendment will allow
the establishment of medical office uses at Building Site Nos. 2, 3, 8, 9, 11, 17 and 22,
without the need to request the approval of off - street parking waivers from the City and the
amendment to the "Parking Pool' regulations will make them consistent with the standard
parking pool regulations specified by the Zoning Code.
WHEREAS, pursuant to Section 20.94 of the Newport Beach Municipal Code,
the City Council held a noticed public hearing on June 8, 2004 to consider an
amendment to the Corporate Plaza Planned Community Development Plan and District
Regulations (Planned Community Development Amendment No. 2004 -002); and
WHEREAS, pursuant to the California Environmental Quality Act, this project
qualifies as categorically exempt pursuant to Section 15311 (Class 5 Minor Alterations
in Land Use Limitations) of the California Environmental Quality Act Implementing
Guidelines.
THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN
AS FOLLOWS:
SECTION 1: Corporate Plaza Planned Community (PC# 17) shall be revised as
provided in Exhibit "A ", with all other provisions of the existing Planned Community
Development Plan and District Regulations remaining unchanged and in full force and
effect.
SECTION 2: The Mayor shall sign and the City Clerk shall attest to the passage
of this Ordinance. This Ordinance shall be published once in the official newspaper of
the City, and the same shall become effective thirty (30) days after the date of its
adoption.
This Ordinance was introduced at a regular meeting of the City Council of the
City of Newport Beach held on June 8, 2004, and adopted on the 22nd day of June
2004, by the following vote, to wit:
AYES, COUNCIL MEMBERS Rosansky, Adams, Bromberg,
Webb, Nichols, Mayor Ridgeway
NOES, COUNCIL MEMBERS - --
ABSENT COUNCIL MEMBERS ---
ABSTAIN COUNCIL MEMBERS Heffernan
MAYOR
ATTEST:
ofd _ V4
CITY CLERK
CORPORATEPLAZA
PLANNED COMMUNITY DISTRICT REGULATIONS
Amendment No. 728
City Council Resolution No. 92 -4
January 13, 1992
Amendment No. 784
City Council Resolution No. 93 -96
December 13, 1993
Amendment No. 825
City Council Resolution No, 95 -115
October 9, 1995
Amendment No. 889
City Council Ordinance No. 99 -27
November 8, 1999
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TABLE OF CONTENTS
Introduction..................................................................................
...............................
Page 3
SECTION I
STATISTICAL ANALYSIS ......................
Page 4
SECTION II
GENERAL NOTES .... ...............................
Page 5
SECTION III
DEFINIITIONS ............. ...............................
Page 7
SECTION IV
BUSINESS, PROFESSIONAL,MEDICAL AND
COMMERCL4 L ......................
Page 8
Sub-Section A
Intent ............................... ...............................
Page 8
Sub - Section B
Permitted Uses .............. ...............................
Page 8
Sub - Section C
Building Location ......... ...............................
Page 8
Sub - Section D
Building Height ............. ...............................
Page 8
Sub - Section E
Parking ............................ ...............................
Page 9
Sub - Section F
Landscaping ................... ...............................
Page 9
Sub - Section G
Loading Areas ............... ...............................
Page 10
Sub - Section H
Storage Areas ................ ...............................
Page 10
Sub - Section I
Refuse Collection Areas .............................
Page 10
Sub - Section J
Telephone and Electrical Service .............
Page 10
Sub - Section K
Signs ................................ ...............................
Page 11
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INTRODUCTION
The Corporate Plaza Planned Community District for the City of Newport Beach is a part of the
Newport Center Development in conjunction with the South Irvine Ranch General Land Use Plan
and the Newport Beach General Plan which was adopted in December 1973.
The purpose of this PC (Planned Community) District is to provide a method whereby property
may be classified and developed for commercial activity, professional, business, and medical
offices. The specifications of th s district are intended to provide flexibility in both the land use and
development standards for the planned building groups.
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SECTION L STATISTICAL ANALYSIS
Corporate Plaza
Project Area
Gross Acreage 47.8
Net Acreage 40.4
2. Percentage of Site Coverage
a. Building Footprint 15 -20
b. Parking Area 40 -45
C. Landscape 40 -45
3. Maximum gross building floor area shall not exceed 477,320 square feet.
4. A maximum of 79,847 gross square feet of building floor area may be allocated for
medical/demal office uses on Building Sites No. 2, 3, 8, 9, 11, 17 and 22 only. Of this
79,847 gross square feet of building floor area, Building Site No. 2 is permitted a maximum
2,100 gross square feet for medical/dental office uses, Building Site No. 3 is permitted a
maximum 3,100 gross square feet for medical/dental office uses and Building Site No. 17 is
permitted a maximum of 11,200 square feet for medical/dental office uses on the first floor
only. There are no restrictions on how the remaining 63,447 gross square feet can be
distributed among Building Sites No. 8, 9, 11 and 22. No medical/dental office uses are
permitted on any other building site.
5. The square footage of individual building sites are tentative and subject to adjustment as
long as the limitations on total development are not violated. Any adjustment in the square
footages for each building site shall be reviewed and approved by the Planning Director.
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SECTION U. GENERAL NOTES
1. Grading outside an area submitted under the Planned Development Ordinance but within
the Planned Community area will be permitted upon securing of a grading permit.
2. Water within the Planned Community area will be furnished by the City of Newport Beach.
3. Sewage disposal facilities within the Planned Community will be provided by Orange
County Sanitation District No. 5.
4. The subject property is within the City of Newport Beach. The Developer will provide the
necessary flood protection facilities under the jurisdiction of the City of Newport Beach.
5. Erosion control provisions shall be carved out on all areas of the Planned Community in a
manner meeting the approval of the Director of Planning.
6. Except as otherwise stated in this Ordinance, the requirements of the Newport Beach
Zoning Code shall apply.
The contents of this supplemental text notwithstanding, no construction shall be proposed
within the boundaries of this Planned Community District except that which shall comply
with all provisions of Newport Beach's Uniform Building Code and the various mechanical
codes related thereto.
7. Parking lot lighting shall be subject to the review and approval of the Director of Planning.
Parking lot lighting shall be designed in a manner so as to minimize impacts on adjacent
residential areas.
8. All mechanical appurtenances on building roof tops and utility vaults shall be screened from
street level view in a manner meeting the approval of the Director of Planning.
9. Prior to the issuance of grading permits, the site shall be examined to determine the
existence and extent of archaeological and paleontological resources in accordance with
adopted City polices.
10. Any future signal light on East Pacific Coast Highway at the private street intersection will
be the responsibility of The Irvine Company.
11. The on -site parking, vehicular circulation and pedestrian circulation systems shall be
reviewed and approved by the Traffic Engineer.
12. The intersections at private streets and drives shall be designed to provide sight distance for
a speed of 30 miles per how. Slopes, landscaping, walls and other obstructions shall be
considered in the sight distance requirements. Landscaping within the sight line shall not
0
exceed twenty -four inches in height. The sight distance requirement may be modified at
non - critical locations, subject to approval of the Traffic Engineer.
13. Prior to occupancy of any structures, easements for public emergency and security ingress,
egress and public utility purposes shall be dedicated to the City over all private streets.
14. Prior to issuance of a grading permit, the master plans of water, sewer and stone drain
facilities shall be reviewed and updated to current standards and any modifications or
extensions to the existing storm drain, water and sewer systems shown to be required by the
review shall be the responsibility of the developer unless otherwise provided for through an
agreement with the property owner. The review of the storm drain master plan will require
the submittal of hydrology and hydraulic studies to the Public Works Department for review
and approval. The hydrology study shall include both on -site and off -site drainage to
determine the measures necessary to protect the subject development from flooding during a
100 year storm frequency. The developer may be required to install retention basins
upstream from the proposed development or enlarge the existing downstream storm drain
system to satisfy the requirement.
15. The northerly entrance /exit on Avocado Avenue shall be designed for a right turn in and
out, ONLY. The design shall provide for an island that restricts left turns. This requirement
may be waived if the driveway lines up with the access to the parcel easterly of Avocado
Avenue and the City incurs no additional costs to relocate their proposed access to the
library site.
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SECTION III. DEFINITIONS
Advertising Surface of a Sign
The total area of the face of the sign structure, excluding supports.
Area of Elevation
Total height and length of a building as projected to a vertical plane.
Setbacks from Street Comers
Setbacks from street comers shall be established as that point of intersection of the required setback
lines from access streets, prolonged to point of intersection.
Entitlement Gross Floor Area
The area of a building or portion thereof including the surrounding exterior walls.
Any finished portion of a building which measures more than 4 feet from finished floor to ceiling
and is accessible shall be included in calculations of gross floor area.
Areas utilized for stairwells and elevator shafts shall be counted towards gross floor area on only
the fast level.
Parking Gross Floor Area
The area included within the surrounding exterior walls of the building or portion thereof, exclusive
of vent shafts and courts. The floor area of a building, or portion thereof, not provided with
surrounding exterior walls shall be the usable area under the horizontal projection of the roof or
floor above.
Parking Net Floor Area
The area included within the surrounding walls of a building, exclusive of vent shafts, elevator
shafts, stairways, exterior corridors or balconies, rooms containing only mechanical and electrical
equipment used for service of the building, utility shafts and parking.
Note: Exterior roofed atrium areas open on two or more sides, and exterior roofed balconies or
walkways open on one side, shall not be included in Entitlement Gross Floor Area, Parking
Gross Floor Area or Parking Net Floor Area calculations.
SECTION IV. BUSINESS, PROFESSIONAL, MEDICAL AND COMMERCIAL
in
A. Intent
The intent of this district is to permit the location of a combination of business, professional
and medical office uses, and light general commercial activities engaged in the sale of
products to the general public.
B. Permitted Uses
The following shall be permitted:
Retail sales and service of a convenience nature.
2. A maximum of 79,847 gross square feet of building floor area may be allocated for
medical/dental office uses on Building Sites No. 2, 3, 8, 9, 11, 17 and 22 only. Of
this 79,847 gross square feet of building floor area, Building Site No. 2 is permitted
a maximum 2,100 gross square feet for medical/dental office uses, Building Site No.
3 is permitted a maximum 3,100 gross square feet for medical/dental office uses and
Building Site No. 17 is permitted a maximum of 11,200 square feet for
medical/dental office uses on the first floor only. There are no restrictions on how
the remaining 63,447 gross square feet can be distributed among Building Sites No.
8, 9, 11 and 22. No medical/dental office uses are permitted on any other building
site.
Restaurants, including outdoor, drive -in or take -out restaurants, bars and
theater /nightclubs shall be subject to the securing of a use permit in each case.
Facilities other than indoor dining establishments or those that qualify as outdoor,
drive -in or take -out establishments shall be subject to the City of Newport Beach
regulations covering drive -in and outdoor establishments.
4. Institutional, financial and governmental facilities.
5. Civic, cultural, commercial recreational and recreational facilities.
6. Parking lots, structures and facilities.
Drive -up teller units, subject to the review of the on -site parking and circulation plan
by the City Traffic Engineer and approved by the Director of Planning.
C. Building Location
All buildings shall be located in substantial conformance with the approved site plan.
D. Building Height
0
All buildings and appurtenant structures shall be limited to a maximum height of thirty -two
(32) feet, with the exception of Building "22" which shall be permitted up to the limit
established by the sight plane and the extension of the sight plane northerly to Farallon
Drive and southerly to Pacific Coast Highway.
E. 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 common
parking area in accordance with the off - street parking requirements as follows:
1. Office Buildings: One parking space for each 250 square feet of net floor area,
except as provided herein.
PARKING REQUIREMENT FOR OFFICE BUILDINGS BASED ON SIZE OF
PARKING POOL. The parking requirement for office buildings, as specified
above, may be modified in accordance with the following schedule:
(a) For the first 125,000 sq. ft., parking shall be provided at one space per 250
sq. ft. of net floor area.
(b) For the next 300,000 sq. ft., parking shall be provided at one space per 300
sq. ft. of net floor area.
(c) Any additional floor area, parking shall be provided at one space per 350 sq.
ft. of net floor area.
For pools based on more than 425,000 sq. ft. of net floor area, the Planning
Commission may modify the parking formula by Use Permit, based on a
demonstrated formula.
F. Landscauine
Detailed landscaping and irrigation plans, prepared by a licensed landscape architect,
licensed landscaping contractor, or architect shall be reviewed by the Director of Parks,
Beaches and Recreation. In no case shall any landscaping penetrate the sight plane
ordinance established by the sight plane for Harbor View Hills.
-lo-
All landscaping referred to in this section shall be maintained in a neat and orderly fashion.
Screening
Areas used for parking shall be screened from view or have the view interrupted by
landscaping, and/or fencing from access streets, and adjacent properties.
Plant materials used for screening purposes shall consist of lineal or grouped masses
of shrubs and/or trees.
2. Landscaping- Vehicle Separation
All landscaped areas shall be separated from adjacent vehicular areas by a wall or
curb, at least six (6) inches higher than the adjacent vehicular area.
3. Parking Areas
Trees, equal in number to one (1) per each five (5) parking stalls shall be provided
in the parking area
G. Loading Areas
Street side loading shall be allowed providing the loading dock is screened from
view from adjacent streets.
H. Storage Areas
1. All outdoor storage shall be visually screened from access streets, and adjacent
properly. Said screening shall form a complete opaque screen.
2. No storage shall be permitted between a frontage street and the building line.
I. Refuse Collection Areas
1. All outdoor refuse collection areas shall be visually screened from access streets,
and adjacent properly. Said screening shall form a complete opaque screen.
2. No refuse collection area shall be permitted between a frontage street and the
building line.
J. Telephone and Electrical Service
All "on site" electrical line (excluding transmission lines) and telephone lines shall be
placed underground. Transformer or terminal equipment shall be visually screened from
view from streets and adjacent properties.
K. Signs
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Building Address Sign
Building address numerals shall be a maximum of two (2) feet in height and shall be
consistent with the building identification signing.
Building address number shall face the street (and/or pedestrian walkways in the
case of necessity), and be located on the building so that they are visible from
adjacent frontage roads and designated parking areas.
2. Project/Building Identification Sign
Project and/or building identification signs are permitted at major entry access
drives from adjacent frontage streets, provided that they comply with the City of
Newport Beach site distance requirement 110 -L.
The identification signage is permitted in the form of a free - standing (single or
double faced) monument sign. The sign copy shall be restricted to the project or
building name and street address. Individual letter heights shall not exceed eighteen
(18) inches.
3. Tenant Identification Signs
Tenant identification signs are permitted and are divided into two (2) categories:
Primary Tenant
Secondary Tenant
Tenant identification signs are to be wall- mounted graphics, consisting of
individually fabricated letters. Box or "can" signs are not permitted.
The maximum number of primary tenant signs permitted on any one building
elevation is two (2).
Each secondary tenant shall be limited to one (1) identification sign.
The maximum letter height of a primary tenant sign shall not exceed twenty -four
(24) inches. The maximum letter height of a secondary tenant sign shall not exceed
sixteen (16) inches.
Sign copy shall be restricted to identification of the person, firm, company or
corporation operating the use conducted on the site.
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4. General Sign Standards
a. Signs (to include all those visible from the exterior of any building) may be
lighted but no sign or any other contrivance shall be devised or constructed
So as to rotate, gyrate, blink or move in any animated fashion.
5. Temporary Signs
The following guidelines are intended to produce a consistent sign design for
temporary signs within Newport Center. All temporary signs require the approvals
of the City of Newport Beach and The Irvine Company.
Temporary signs are to identify the future site, project or facility under development
on individual project sites.
Information on this sign is limited to:
- For Sale, For Lease, Future Home of, Building/Project Name, etc.
- Type or Name of Development
- Type and Area of Space Available
- Major Tenant or Developer
- Financial Institution
- General Contractor
- Architect
- Leasing Agent
- Occupancy Date
- Phone Number
- Irvine Company or Irvine Company Project Name and Logo
Location: One temporary sign is permitted on site for each frontage street.
These signs may be single or double -faced and parallel or
perpendicular to the roadway.
Design: All temporary signs are to be built in substantial conformance to The
Irvine Company corporate design standards as shown on the
following page.
Longevity: Signs can exist from the time of lease or sale of the parcel until
construction and/or leasing of the facility is complete.
STATE OF CALIFORNIA }
COUNTY OF ORANGE
CITY OF NEWPORT BEACH }
I, LAVONNE M. HARKLESS, City Clerk of the City of Newport Beach, California, do
hereby certify that the whole number of members of the City Council is seven; that the foregoing
ordinance, being Ordinance No. 2004 -13 was duly and regularly introduced before and adopted by
the City Council of said City at a regular meeting of said Council, duly and regularly held on the
22nd day of June 2004, and that the same was so passed and adopted by the following vote, to wit:
Ayes: Rosansky, Adams, Bromberg, Webb, Nichols, Mayor Ridgeway
Noes: None
Absent: None
Abstain: Heffernan
IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the
official seal of said City this 23rd day of June 2004.
(Seal)
City Clerk
City of Newport Beach, California
CERTIFICATE OF PUBLICATION
STATE OF CALIFORNIA }
COUNTY OF ORANGE
CITY OF NEWPORT BEACH }
I, LAVONNE M. HARKLESS, City Clerk of the City of Newport Beach, California, do hereby
certify that Ordinance No. 2004 -13 has been duly and regularly published according to law and the
order of the City Council of said City and that same was so published in The Daily Pilot, a daily
newspaper of general circulation on the following date, to wit: June 26, 2004.
In witness whereof, I have hereunto subscribed my name this /St- day of
31113!
I h4-c
City Clerk
City of Newport Beach, California