HomeMy WebLinkAboutCorporate Plaza PC Text Amendment (PA2004-073)CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 6
june 20, 2004
TO: PLANNING COMMISSION
FROM: Planning Department
Gregg B. Ramirez, Associate Planner
(949) 644 -3230, gram irez (a)citv.newport- beach.ca.us
SUBJECT: Proposed amendment to the Corporate Plaza Planned Community
Developement Plan to clarify the "Permitted Uses" section related to
medical office uses and to.amend the parking regulations section to
make them consistent with the parking pool regulations specified in
Title 20.
RECOMMENDATION:
Staff recommends the Planning Commission recommend approval of the proposed
amendments to the Corporate Plaza Planned Community District Regulations to the City
Council by adopting the attached draft resolution.
DISCUSSION:
Permitted Uses Amendment
The Corporate Plaza Planned Community covers an area of approximately 47.8 acres
and is allocated a maximum entitlement of 477,320 gross square feet of professional
office space of which, 79,487 square feet is allocated for medical office uses that may
be located at building sites 8, 9, 11 and 22 only. Of these, site 11 is currently a parking
lot and will never be built because there is only approximately 3,000 square feet of
entitlement remaining and the parking spaces located on that particular building site are
required to meet the required parking regulations.
The current organization of the document includes a Permitted Uses section (Section
IV) that includes a list of all permitted uses within the Corporate Plaza development.
Administrative, Professional and Medical offices are listed as a permitted use with no
discretionary approval required. This however, is misleading, as a previous section
(Section I. Statistical Analysis) goes into specific detail as to the maximum medical
office use entitlement and where those uses can be located. Common practice in these
Corporate Plaza PC Amendment
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VICINITY MAP
CORPORATE PLAZA
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Corporate Plaza PC Amendment
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types of documents is to have the permitted uses section be comprehensive, indicating
what specific uses are permitted, any limitations on specific use or at a minimum
reference other sections of the document where permitted uses or pertinent regulations
are discussed. Unfortunately, this illogical organization has ultimately led to approvals
being granted allowing medical office uses to go into locations not specified by the PC
regulations and the square footage of those uses not being tracked. Currently, there are
no less than five uses in the Corporate Plaza campus that are defined as medical uses.
Staff believes that these uses occupy between 9,500 and 12,000 square feet, which is
well under the 79,487 square foot maximum, but all are located at building sites other
than those specified for medical office use by Section I, Statistical Analysis. Additionally,
at least one other medical office use is well into plan check, has signed leases,
prepared plans and purchased expensive medical equipment based on information
received by the City confirming that medical office uses are permitted at 3 Corporate
Plaza. All of these situations are a result of the poor organization of the development
regulations and the Planned Community document as a whole.
Staff believes that reorganizing the Permitted Uses regulations to indicate the maximum
amount of medical office square footage and removing the restriction on where medical
office uses can be located will create regulations that are easier to administer and
resolve the issue of medical office uses being located where current regulations do not
allow. Additionally, it is probable that new medical office uses will be dispersed
throughout the development which will reduce the likelihood that individual parking
areas will be overburdened by any increased parking demand created by new medical
office uses. If approved, the amendment will also provide greater flexibility for the
current property owners of building sites should they desire to have medical office
tenants.
Parking Amendment
Corporate Plaza parking regulations are based on a parking pool concept. The required
parking for the development is as follows:
Office Buildings (except where any portion is used as a medical or dental
office): One parking space for each 250 square feet of net floor area, except
as provided herein.
PARKING REQUIREMENT FOR OFFICE BUILDINGS BASED ON SIZE
OF PARKING POOL. The parking requirement for office buildings, as
specified above, may be modified in accordance with the following schedule:
(a) For the first 125,000 sq. ft., parking shall be provided at one space
per 250 sq. ft, of net floor area.
Corporate Plaza PC Amendment
May 20, 2004
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(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.
2. Medical and Dental Office Buildings: One parking space for each 250
square feet of gross floor area.
Parking for the entire Corporate Plaza development is based on the 'Parking Pool"
formula. Based on a review of City records, of the existing 474,320 gross square feet,
there is a total of 448,272 net square feet of office space and 1,568 parking spaces.
Required parking for 448,272 net square feet of office space is calculated as follows:
125,000 square feet (net) at 1/250: 500 spaces
300,000 square feet (net) at 1/300: 1,000 spaces
23,272 square feet (net) at 1/350: 67 spaces
448,272 square feet (net) 1,567 spaces required.
As the above calculation indicates, there is a surplus of one parking space. However,
the regulations require medical uses and buildings to be parked at a flat rate of 1 space
per each 250 square feet of gross floor area. Based on these calculations the
development of the remaining 3,000 gross square feet of entitlement or the use of any
of the office spaces for medical office uses would not be permitted as required parking
could not be provided or, a waiver of a portion of the required parking would have to be
approved by the Planning Commission.
Based on the existing 474,320 gross square feet, the 448,272 net square feet equates
to approximately 94% of the gross. Using that same calculation, the 79,487 gross
square feet of medical office space entitlement equates to approximately 74,717 net
square feet. The 4,770 square foot difference results in an additional 20 parking spaces
(1/250) required for the medical office uses above what is required for general office
uses.
A parking analysis done in 1999 in conjunction with a request for a transfer of
development intensity and prior to the construction of 22 Corporate Plaza found that of
the parking spaces provided at Corporate Plaza at that time the maximum utilized was
68 %. The construction of 22 Corporate Plaza added an additional 120 parking spaces
and 39,907 net square footage of the development resulting in the existing condition as
described in the calculations above.
Corporate Plaza PC Amendment
May 20, 2004
Page 5
Staff believes that amending the parking regulations to eliminate the separate
requirements for medical office use is appropriate given the relatively low overall
parking utilization documented in the 1999 parking analysis and low proportion of
medical office allowed in the complex. It will also make the Planned Community easier
to administer for City staff, provide increased flexibility for property owners and tenants,
legitimize those existing medical office uses that are currently non - conforming, allow the
dispersion of medical office uses and allow new medical office tenants, as permitted by
the existing Planned Community Regulations, to be established without the requirement
of obtaining approval of a parking waiver from the Planning Commission. Finally, this
amendment will make the Corporate Plaza parking pool regulations consistent with the
parking pool regulations specified by the Zoning Code.
Conclusion:
Staff believes that amending the permitted uses section to clarify the limitations on the
maximum square footage of medical office space provided along with eliminating the
restrictions on where medical offices can be located within Corporate Plaza will create
regulations that allow building owners flexibility by allowing both general and medical
office uses throughout the entire development. Additionally, amending the "Parking
Pool' section of the regulations will eliminate the need for future medical office users to
request the approval of a parking waiver from the Planning Commission and make the
'Parking Pool' regulations consistent with those specified by the Zoning Code. The
proposed amendments have been included as noted by str+keeet and underline in
Exhibit No. 2, Corporate Plaza Planned Community District Regulations (Amended) and
can be found on pages 4, 8 and 9 of that document.
Environmental Review:
This project has been reviewed and it has been determined that it is categorically
exempt from the requirements of the California Environmental Quality Act under Class 5
(Minor Alterations in Land Use Limitations).
Public Notice:
Notice of this hearing was published in the Daily Pilot, mailed property owners within
300 feet of the affected properties (excluding roads and waterways) and posted at the
site a minimum of 10 days in advance of this hearing consistent with the Municipal
Code. Additionally, the item appeared upon the agenda for this meeting, which was
posted at City Hall and on the city website.
Prepared by:
Gregg B. R mirez
Associate Planner
Exhibits:
Corporate Plaza PC Amendment
May 20, 2004
Page 6
Submitted by:
Patricia L. Temple
Planning Director
1. Resolution
2. Corporate Plaza Planned Community District Regulations (Amended)
EXHIBIT NO. 1
Resolution
q
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
NEWPORT BEACH RECOMMENDING APPROVAL OF AN
AMENDMENT TO THE CORPORATE PLAZA PLANNED COMMUNITY
DISTRICT REGULATIONS TO THE CITY COUNCIL
WHEREAS, the proposed Planned Community District Regulations amendments
would allow medical office uses, up to the existing maximum 79,847 gross square feet
of building area, to be permitted on any Building Site where the current regulations limit
medical office uses to Building Site Nos. 8, 9, 11 and 22 only; would clarify the
'Permitted Uses" section of the Regulations by indicating the maximum gross square
footage permitted for medical office uses; and would amend the Parking regulations
section by requiring off - street parking to provided according net floor area instead of
gross floor area for medical office uses.
WHEREAS, The Planning Commission initiated the proposed amendments on
April 8, 2004.
WHEREAS, A public hearing was held on May 20, 2004 in the City Hall Council
Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time,
place and purpose of the meeting was given in accordance with the Municipal Code.
Evidence, both written and oral, was presented to and considered by the Planning
Commission at this meeting.
WHEREAS, The Planning Commission finds as follows:
The proposed amendments to the Corporate Plaza Planned Community
District Regulations are consistent with the intent of the Planned
Community District Regulations.
2. The proposed amendments to the Corporate Plaza Planned Community
District Regulations are consistent with the General Plan and will not be
detrimental to the City of Newport Beach.
3. The Corporate Plaza Planned Community District Regulations are not a
model of organization since land use regulations are located within
different sections of the document creating difficulties in administration.
4. The present organization of the document has led to miss - communications
between property owners, the City and the public that has led to the miss -
application of the regulations where medical office uses are operating where
they are not permitted.
5. An organizational change in the regulations is necessary to reduce the
likelihood of future errors.
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City of Newport Beach
City Council Resolution No. _
Paqe 2 of 2
6. A traffic impact analysis done in 1999 found that the maximum utilization of
the parking spaces provided at Corporate Plaza was 68 %.
7. It is probable that new medical office uses will be dispersed throughout the
development which will reduce the likelihood that individual parking areas
will be overburdened by any potential increase in parking demand caused
by a concentration of medical office uses.
8. The amendment to the "Parking Pool" regulations will make them consistent
with the standard parking pool regulations specified by the Zoning Code.
9. The amendment will provide flexibility to property owners allowing them to
establish medical office uses, as permitted by the existing Planned
Community District Regulations, without the need to request the approval of
off - street parking waivers from the City.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the
City of Newport Beach hereby recommends approval of the proposed amendments to
the Corporate Plaza Planned Community District Regulations pertaining to medical and
dental office uses and parking space requirements pertaining to medical and dental office
uses as proposed in Exhibit W'.
PASSED, APPROVED AND ADOPTED THIS 20th DAY OF May, 2004.
AYES:
NOES:
BY:
Earl McDaniel, Chairman
BY:
Michael Toerge, Secretary
0
EXHIBIT NO. 2
Corporate Plaza Planned Community
District Regulations (Amended)
Ib
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
DEFINITIONS ............. ...............................
Page 7
SECTION N
BUSINESS, PROFESSIONAL,MEDICAL AND
COMMERCIAL ......................
Page 8
Sub - Section A
Intent ............................... ...............................
Page 8
Sub - Section B
Permitted Uses .............. ...............................
Page 8
Sub - Section C
Building Location ......... ...............................
Page 8
Sub - Section D
Building Height ............. ...............................
Page 8
Sub - Section E
Parking ............................ ...............................
Page 9
Sub - Section F
Landscaping ................... ...............................
Page 9
Sub - Section G
Loading Areas ............... ...............................
Page 10
Sub - Section H .
Storage Areas ................ ...............................
Page 10
Sub - Section I
Refuse Collection Areas .............................
Page 10
Sub - Section J
Telephone and Electrical Service .............
Page 10
Sub - Section K
Signs ................................ ...............................
Page 11
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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 this district are intended to provide flexibility in both the land use and
development standards for the planned building groups.
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SECTION I. STATISTICAL ANALYSIS
Corporate Plaza
Proiect Are a
Gross Acreage 47.8
Net Acreage 40.4
2. Percentage of Site Coverage
a. Building Footprint 15 -20
b. Parking Area 40 -45
C. Landscape 40 -45
Maximum gross building floor area shall not exceed 477,320 square feet.
4. A maximum of 79,847 gross square feet of building floor area may be allocated for medical
office uses en Building Sites w a n r r a 22 only. N a l offieeiases am pefmi#ed
on aay othef 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 H. 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 floodprotection facilities under the jurisdiction of the City of Newport Beach.
5. Erosion control provisions shall be carried out on all areas of the Planned Community in a
manner meeting the approval of the Director of Planning.
6. Except as otherwise stated in this Ordinance, the requirements of the Newport Beach
Zoning Code shall apply.
The contents of this supplemental text notwithstanding, no construction shall be proposed
within the boundaries of this Planned Community District except that which shall comply
with all provisions of Newport Beach's Uniform Building Code and the various mechanical
codes related thereto.
Parking lot lighting shall be subject to the review and approval of the Director of Planning.
Parking lot lighting shall be designed in a manner so as to minimize impacts on adjacent
residential areas.
8. All mechanical appurtenances on building roof tops and utility vaults shall be screened from
street level view in a manner meeting the approval of the Director of Planning.
9. Prior to the issuance of grading permits, the site shall be examined to determine the
existence and extent of archaeological and paleontological resources in accordance with
adopted City polices.
10. Any future signal light on East Pacific Coast Highway at the private street intersection will
be the responsibility of The Irvine Company.
11. The on -site parking, vehicular circulation and pedestrian circulation systems shall be
reviewed and approved by the Traffic Engineer.
12. The intersections at private streets and drives shall be designed to provide sight distance for
a speed of 30 miles per hour. Slopes, landscaping, walls and other obstructions shall be
considered in the sight distance requirements. Landscaping within the sight line shall not
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In
exceed twenty-four inches in height. The sight distance requirement may be modified at
non - critical locations, subject to approval of the Traffic Engineer.
13. Prior to occupancy of any structures, easements for public emergency and security ingress,
egress and public utility purposes shall be dedicated to the City over all private streets.
14. Prior to issuance of a grading permit, the master plans of water, sewer and storm drain
facilities shall be reviewed and updated to current standards and any modifications or
extensions to the existing storm drain, water and sewer systems shown to be required by the
review shall be the responsibility of the developer unless otherwise provided for through an
agreement with the property owner. The review of the storm drain master plan will require
the submittal of hydrology and hydraulic studies to the Public Works Department for review
and approval. The hydrology study shall include both on -site and off -site drainage to
determine the measures necessary to protect the subject development from flooding during a
100 year storm .frequency. The developer may be required to install retention basins
upstream from the proposed development or enlarge the existing downstream storm drain
system to satisfy the requirement.
15. The northerly entrance/exit on Avocado Avenue shall be designed for a right turn in and
out ONLY. The design shall provide for an island that restricts left turns. This requirement
may be waived if the driveway lines up with the access to the parcel easterly of Avocado
Avenue and the City incurs no additional costs to relocate their proposed access to the
library site.
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SECTION HL 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 corners shall be established as that point of intersection of the required setback
lines from access streets, prolonged to point of intersection.
Entitlement Gross Floor Area
The area of a building or portion thereof including the surrounding exterior walls.
Any finished portion of a building which measures more than 4 feet from finished floor to ceiling
and is accessible shall be included in calculations of gross floor area.
Areas utilized for stairwells and elevator shafts shall be counted towards gross floor area on only
the first level.
Parking Gross Floor Area
The area included within the surrounding exterior walls of the building or portion thereof, exclusive
of vent shafts and courts. The floor area of a building, or portion thereof, not provided with
surrounding exterior walls shall be the usable area under the horizontal projection of the roof or
floor above. ,
Parking Net Floor Area
The area included within the surrounding walls of a building, exclusive of vent shafts, elevator
shafts, stairways, exterior corridors or balconies, rooms containing only mechanical and electrical
equipment used for service of the building, utility shafts and parking.
Note: Exterior roofed atrium areas open on two or more sides, and exterior roofed balconies or
walkways open on one side, shall not be included in Entitlement Gross Floor Area, Parking
Gross Floor Area or Parking Net Floor Area calculations.
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SECTION W. BUSINESS, PROFESSIONAL, MEDICAL AND COMMERCIAL
A. Intent
The intent of this district is to permit the location of a combination of business, professional
and medical office uses, and light general commercial activities engaged in the sale of
products to the general public.
B. Permitted Uses
The following shall be permitted:
Retail sales and service of a convenience nature.
2. Administrative, professional and medical offices: however, medical/dental offices
are limited to 79,847 gross square feet.
3. Restaurants, including outdoor, drive -in or take -out restaurants, bars and
theater /nightclubs shall be subject to the securing of a use permit in each case.
Facilities other than indoor dining establishments or those that qualify as outdoor,
drive -in or take -out establishments shall be subject to the City of Newport Beach
regulations covering drive -in and outdoor establishments.
4. histitutional, 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
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.
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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
is used as —a
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. Landscaping
Detailed landscaping and irrigation plans, prepared by a licensed landscape architect,
licensed landscaping contractor, or architect shall be reviewed by the Director of Parks,
Beaches and Recreation. In no case shall any landscaping penetrate the sight plane
ordinance established by the sight plane for Harbor View Hills.
All landscaping referred to in this section shall be maintained in a neat and orderly fashion.
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1. Screening
Areas used for parking shall be screened from view or have the view interrupted by
landscaping, and/or fencing from access streets, and adjacent properties.
Plant materials used for screening purposes shall consist of lineal or grouped masses
of shrubs and/or trees.
2. Landscaping- Vehicle Separation
All landscaped areas shall be separated from adjacent vehicular areas by a wall or
curb, at least six (6) inches higher than the adjacent vehicular area.
3. Parking Areas
Trees, equal in number to one (1) per each five (5) parking stalls shall be provided
in the parking area.
G. Loading Areas
1. Street side loading shall be allowed providing the loading dock is screened from
view from adjacent streets.
H. Storage Areas
1. All outdoor storage shall be visually screened from access streets, and adjacent
property. Said screening shall form a complete opaque screen.
2. No storage shall be permitted between a frontage street and the building line.
I. Refuse Collection Areas
1. All outdoor refuse collection areas shall be visually screened from access streets,
and adjacent property. Said screening shall forma 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 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.
M
K. Sighs
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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.
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