HomeMy WebLinkAboutPA2019-010COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
(949) 644-3200
www.newportbeachca.gov
ZONING COMPLIANCE LETTER
(VIA EMAIL)
February 13, 2019
Reference No.PA2019-010
National Zoning Consultants
Attn: Mary Bickerton
PO Box 211
Pinetop, AZ 85935
RE:1401 Avocado Avenue, Newport Beach, CA 92660
APN 442 082 14
Dear Ms. Bickerton:
The above referenced property is currently located within the Block 400 Planned
Community (PC28)and designated as CO-M Medical Commercial Office within
the Land Use Element of the General Plan.Block 400 is the Newport Center
Medical Building Complex consisting of four existing buildings and an adjacent
parking structure.Building 2 has the subject address.The remainder of the site is
divided between surface parking and landscaping. The Block 400 Planned
Community Development plan which includes development standards and use
restrictions was established in 1984 in conjunction with the original medical office
development.
The intent in development of Planned Community 28 (Block 400 Newport Center)
is to permit the location of Commercial,Professional. Institutional, Business and
Medical and Dental Office uses and a limited amount of commercial support
activities involving sales to the general public of products related to the operation
and use of such office facilities.Please refer to Planned Community 28 for list of
permitted uses and development standards including sign,parking, and
landscaping requirements for the subject property (provide the link here).
At the time the building permits were finaled, the building and parking requirements
were in substantial conformance with the Planned Community 28 (Block 400
Newport Center) development standards.If the subject property does not comply
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Zoning Compliance –PA2019-010
Tmplt: 08-15-176
with the current regulations, it is considered to be nonconforming and is subject to
Chapter 20.38 (Nonconforming Uses and Structures) of the Newport Beach
Municipal Code.
Research of the permit and entitlement history of the property verifies that
discretionary approvals were acquired from the City of Newport Beach Planning
Division for development of the property. With the exception of the discretionary
approvals for signs, copies of those approvals are attached.
Please contact the Planning Division for further details on any discretionary
application:
Code Amendment No. CA2009-005 and Planned Community
Development Plan No. PD2009-003 (PA2009-111)–adopted November
24, 2009, by the City Council to incorporate several properties into the North
Newport Center Planning Community and change the zoning classification
of these properties (Ordinance No. 2009-28).
The subject property does not have any active complaints on record.For
information regarding code violations, please contact the Code Enforcement
Division at (949) 644-3215 and the Building Division at (949) 644-3200.
Please contact the Building Division to obtain copies of Certificates of Occupancy.
For information regarding plat maps or public rights-of way, please contact the
Public Works Department at (949) 644-3311.
Should you have any further questions, please contact me at 949-644-3312 or
jperez@newportbeachca.gov.
Sincerely,
Joselyn Perez, Planning Technician
Enclosures:Aerial Map
Table LU1 of the Land Use Element of the General Plan
Block 400 Planned Community Plan
Discretionary Approvals
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Feet
Every reasonable effort has been made to assure the accuracy of the
data provided, however, The City of Newport Beach and its
employees and agents disclaim any and all responsibility from or
relating to any results obtained in its use.
Disclaimer:
2/8/2019
0 400200
PA2019-010
PA2019-010
BLOCK 400 PLANNED COMMUNITY DISTRICT
Newport Center
December 1983
Newport Beach, California
Ordinance 88-119
Adopted December 12, 1988
Amendment No. 672
Resolution No. 95-115
Adopted October 9, 1995
Amendment No. 825
Ordinance No. 2009-28
Adopted November 24, 2009
Amendment No. 2009-111
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TABLE OF CONTENTS
Page
Introduction 1
Figure 1. General Site Location 2
Section I. Statistical Analysis – Block
400 Planned Community District 3
Section II. General Notes 4
Section III. Commercial, Professional, Institutional,
Business and Medical Offices 5
Figure II. Ground Level Plan 8
Figure III. Parking Deck Level Plan 9
Amendments 10
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INTRODUCTION
The Block 400 Planned Community District for the City of Newport Beach is a part of the Newport
Center Development and is in conformance with the Newport Beach General Plan adopted in March
1983 and as amended.
The subject property, known as Block 400, consists of approximately 11.92 acres and is adjacent to
Newport Center Drive on the west, San Miguel Drive on the south, Avocado Avenue on the east and
San Nicolas Drive on the north.
The purpose of this Planned Community (PC) District is to provide for the Zoning Classification and
Development of the subject property in accordance with the Development Standards set forth herein.
Block 400 is the Newport Center Medical Building Complex consisting of 4 existing buildings (1
9-story, 1 8-story and 2 7-story with a One-Level parking structure adjacent). The buildings contain
commercial, professional, institutional, business office, medical and dental office, and support
commercial uses ancillary to the office uses. The remainder of the site is divided between surface
parking and landscaping with an area containing a parking deck.
The General Site location and the Land Use Plan for the subject property are set forth in Figure I.
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FIGURE I – GENERAL SITE LOCATION
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SECTION I. STATISTICAL ANALYSIS
1. Areas of Development:
11.924 Acres
2. Area Summary:
Gross Floor Area
Building #1 (Existing) - 80,000 S.F.
Building #2 (Existing) - 100,497 S.F.
Building #3 (Existing) - 91,448 S.F.
Building #4 (Existing) - 80,000 S.F.
TOTAL 351,945 S.F.
Percentage of Site Coverage
Building Footprint - 10%
Parking Area - 65%
Landscape and Pedestrian Circulation - 25%
3. Intensity of Developed Areas:
Maximum Floor Area for Commercial, Professional, Institutional, Business and Medical
Office Uses - 351,945 S.F.
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SECTION II. GENERAL NOTES
1. Water service to the Planned Community District will be provided by the City of Newport
Beach.
2. Development of the subject property will be undertaken in accordance with the flood
protection policies and requirements of the City of Newport Beach.
3. Grading and erosion control provisions shall be carried out on all areas of the Planned
Community in a manner meeting the approval of the Planning Director.
4. Except as otherwise stated in this Ordinance, the requirements of the Newport Beach Zoning
Ordinance shall apply. The contents of this text notwithstanding, all construction within the
boundaries of this Planned Community District shall comply with all provisions of the City
of Newport Beach's Uniform Building Code and the various mechanical codes related
thereto.
5. All parking lot lighting shall be subject to the review and approval of the Planning Director.
6. All mechanical appurtenances on building roof tops and utility vaults shall be screened from
view in a manner meeting the approval of the Planning Director.
7. Prior to the issuance of grading permits for Block 400such area shall be examined to
determine the existence and extent of archaeological and paleontological resources in
accordance with adopted policies of the City of Newport Beach.
8. Building No. 4 shall be subject to the issuance of a Use Permit.
9. Sewage disposal service facilities to the Planned Community District will be provided by
Orange County Sanitation District No. 5.
10. Building No. 4 shall pay its "fair-share" of Circulation Systems Improvements for the
ultimate circulation system prior to the issuance of any building and/or grading permits.
11. Building No. 4, prior to the issuance of any building and/or grading permits, shall deposit
with the EIR Finance Director the sum proportional to the percentage of future additional
traffic related to said building in the subject area, to be used for the construction of a sound
attenuation barrier on the southerly side of West Coast Highway in the West Newport, and in
the Irvine Terrace, and in the Jamboree Road areas.
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SECTION III. COMMERCIAL, PROFESSIONAL, INSTITUTIONAL,
BUSINESS AND MEDICAL OFFICES
1. Intent: The intent in development of Block 400 is to permit the location of Commercial,
Professional. Institutional, Business and Medical and Dental Office uses and a limited
amount of commercial support activities involving sales to the general public of products
related to the operation and use of such office facilities.
2. Permitted Uses:
A. Administrative, Professional, Institutional, Financial, Business, Medical and Dental
Offices.
B. Retail Sales and Services of a convenience nature, ancillary to the operation and use
of the office facilities, located on the first floor of the buildings. Examples of such
uses include without limitation pharmacy, optical, surgical and orthopedic supply,
hearing aid sales, dental or clinical laboratory, medical accounting business,
telephone answering service, barber shop, tobacco store, card shop, confectionery and
newspaper stands.
C. Medical Clinic
D. Parking Lots, Structures and Facilities.
E. Restaurants, bars and theater/nightclubs subject to the approval of a use permit.
3. Building Location: All buildings shall be located in substantial conformance with this
Ground Level plans (Figure II) and Parking Deck Level plan (Figure III).
4. Building Height: Building No. 4 shall be limited to a maximum height of 113'-6" above
approved finished floor elevation as shown on the grading plan to be prepared in accordance
with the provisions of paragraph 12 of this Section.
5. Signs:
A. Building Address Sign. Building address numerals and street name shall be a
maximum of two (2) feet in height. Building address signs for Building No. 4 shall be
located on the east and west elevations on the sign band at the First Level and shall
conform to the signage on existing buildings No. 3 and No. 4.
B. Project Identification Signs.
i. Monument Signs identifying the entire complex contained in Block 400
Planned Community District are proposed in two (2) locations:
a) Newport Center Drive in landscaping in front of Building No. 1.
b) San Miguel Drive in landscaping just east of Building No. 4.
ii. Project identification signs shall be of a standard type to be constructed
according to criteria furnished by the Irvine Company and approved by the
Planning Director.
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C. Tenant Identification Signs. Tenant identification signs are divided into three (3)
categories which are:
i. Regular Tenant
ii. Major Tenant
iii. Special Category Tenant
The above mentioned signs are oriented to a standard legibility scale for pedestrian
and vehicle recognition, and will be designed and constructed in accordance with the
Newport Center criteria of the Irvine Company.
6. Sign Standards:
A. Signs (to include all those visible from the exterior of any building) may be lighted
but not signs or any other contrivance shall be devised or constructed so as to rotate,
gyrate, blink, or more in any animated fashion.
B. Signs shall be restricted to advertising only the person, firm, company or corporation
operating the uses conducted on the subject property.
C. 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.
D. All signs attached to the building shall be flush mounted and located on the sign
panel above the first level.
7. Parking:
Adequate off-street parking shall be provided to accommodate the parking needs for the
development of Block 400. 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 applicable off-street parking requirements of the City of
Newport Beach Zoning Ordinance. On-Site parking spaces for all uses in Area One will not
exceed a maximum of the number required by the City of Newport Beach zoning Ordinance,
provided that a maximum of twenty-five percent (25%) and two percent (2%) respectively, of
such total parking spaces may be limited to use for compact cars and for handicapped persons
respectively, upon approval of parking plan approved by the Planning Director and City
Traffic Engineer. The requirement for parking supporting a medical office use shall be 3.5
parking spaces per 1,000 s.f. of Gross Building Area.
8. Landscaping:
Detailed landscaping and irrigation plans, prepared by a licensed landscape architect or
architect, shall be reviewed by the Director of Parks, Beaches and Recreation. All
landscaping referred to in this paragraph shall be maintained in a neat and orderly fashion.
A. 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.
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B. 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.
C. Parking Areas. Trees, equal in number to one (1) per each seven (7) surface parking
stalls shall be provided in the parking area of Block 400.
9. Loading Areas: Streetside loading shall be visually screened from view from access streets
and adjacent property. Said screening shall form a complete opaque screen.
10. Refuse Collection Areas:
A. All outdoor refuse collection areas shall be visually screened from access streets and
adjacent property. Said screening shall form a complete opaque screen.
B. No refuse collection area shall be permitted between a frontage street and the
building line.
11. Telephone, Gas and Electrical Service:
All "on-site" gas lines, electrical lines and telephone lines shall be placed underground.
Transformer or terminal equipment shall be visually screened from view from streets and
adjacent properties.
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8 FIGURE II – GROUND LEVEL PLAN PA2019-010
9 FIGURE III – PARKING DECK LEVEL PLAN PA2019-010
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AMENDMENTS
Establish restaurants as a permitted use within Block 400, subject to the securing of a use permit in
each case. (Amendment No. 672, adopted December 12, 1988.)
Establish bars and theater/nightclubs as permitted uses within Block 400, subject to the securing of a
use permit in each case. (Amendment No. 825, adopted October 9, 1995.)
Remove northwest corner at Newport Center Drive and San Nicolas Drive, and open space corners
from Avocado from the Block 400 Planned Community District. (Ordinance No. 2009-28, adopted
November 24, 2009.)
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II 1111111111111111 II
*NEW FILE*
PA2009-111
PA2019-010
01_Resolution_Ordinance_Action
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• CITY OF NEWPORT BEACH
PLANNING DEPARTMENT
NOTICE OF FINAL APPROVAL
DATE: r 111111? ·-.
TO:
November 24, 2009
Shawna L. Schaffner
Planning Director
i FILE COPY
FROM: l
SUBJECT: PD2009-003 and CA2009-005 (PA2005-196)
Please be advised that the City Council at their meeting of November 10, 2009 approved PA
2009-111.
The effective date of this decision is November 24, 2009. Any deviation to the application and
plans on file in the Planning Department may require an amendment to the application(s)
mentioned above for the project.
Applicant: The Irvine Company
Location: Block 100, Block 400 and Block 800 (portion) in the Newport Center
Should you have any questions, please contact our office at 644-3235.
Very truly yours,
PLANNING DEPARTMENT
inger rin
Administrative Assistant Planning Department
Enclosure: Resolution No. 1793 and Ordinance No. 2009-28
cc: Property Owner
Applicant
3300 Newport Boulevard · Post Office Box 1768 , Newport Beach, California 92658-8915
Telephone: (949) 644-3200 · Fax: (949) 644-3229. www.city.newport-beach.ca.us
PA2019-010
ORDINANCE NO. 2009-28
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
NEWPORT BEACH, CALIFORNIA APPROVING AN
AMENDMENT TO THE NORTH NEWPORT CENTER
PLANNED COMMUNITY DEVELOPMENT PLAN AND A
CODE AMENDMENT TO DISTRICTING MAPS NO. 48,
NO. 49, AND NO. 50 (PA2009-111}
WHEREAS, an application was filed by the Irvine Company (Applicant) with
respect to properties located in Block 100, Block 400, and Block 800 of Newport Center
Drive and at the southwest corner of San Joaquin Hills Road and MacArthur Boulevard,
and legally described in Exhibit A, which is incorporated by reference herein, requesting
approval of Planned Community Development Plan Amendment No. PD2009-003 and
Code Amendment No. CA2009-005; and
WHEREAS, Applicant proposes to incorporate properties located in Block 100,
Block 400, and Block 800 of Newport Center Drive and at the southwest corner of San
Joaquin Hills Road and MacArthur Boulevard, and legally described in Exhibit A, which
is incorporated by reference herein, into the North Newport Center Planned Community
and to change the zoning classification of these properties from Administrative,
Professional, Financial (APF), and Planned Community (PC-28, PC-23, and PC-27) to
Planned Community (PC-56); and
WHEREAS, the Planning Commission of the City of Newport Beach, California
held duly noticed public hearings on the application on October 8, 2009, and on October
22, 2009, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach,
California; and
WHEREAS, the Planning Commission considered evidence, both written and
oral, at these meetings; and
WHEREAS, the Planning Commission recommended approval of the proposed
amendment to the City Council with minor changes to the text relating to the screening
of rooftop appurtenances; and
WHEREAS, the City Council of the City of Newport Beach, California, finds as
follows:
1. The Planned Community Development Plan Amendment is consistent with the
Land Use Element of the General Plan as the proposed land use regulations are
consistent with Regional Commercial Office (CO-R), Commercial Office Medical
(CO-M), Regional Commercial (CR), Multiple Unit Residential (RM), Mixed Use
Horizontal 3 (MU-H3), and Open Space (OS) land use categories designated on
the subject properties.
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2. The Planned Community Development Plan Amendment is consistent with
Section 20.35.050.C of the Municipal Code, which establishes the requirements
of a Planned Community Development Plan.
3. The Planned Community Development Plan Amendment will not increase the
intensity or density of allowable land uses or change the types of allowable uses
on properties located in Block 100, Block 400, and Block 800 of Newport Center
Drive and at the southwest corner of San Joaquin Hills Road and MacArthur
Boulevard, and legally described in Exhibit A, which is incorporated by reference
herein; in the areas already covered by the Development Plan; or on any other
properties.
4. The properties located in Block 100, Block 400, and Block 800 of Newport Center
Drive and at the southwest corner of San Joaquin Hills Road and MacArthur
Boulevard, and legally described in Exhibit A, which is incorporated by reference
herein, are fully developed, the open space parcel in the northern portion of
Newport Village shall remain designated as open space, and the applicant does
not seek any further entitlements through this Planned Community Development
Plan Amendment or Code Amendment.
5. Muzzy Ranch v. Solano County Airport Land Use Commission (2007) 41 Cal.4th
372, 389the California Supreme Court held that the CEQA common sense
exemption applied to the approval of a land use compatibility plan that merely
extended existing land use restrictions to a greater geographical area.
NOW THEREFORE, the City Council of the City of Newport Beach, California,
hereby ordains as follows:
SECTION 1: Districting Maps No. 48, No. 49, and No. 50 shall be amended as provided
in Exhibit B, which is incorporated by reference herein.
SECTION 2: The North Newport Center Planned Community Development Plan and
Design Regulations shall be amended as provided in Exhibit C, which is incorporated by
reference herein.
SECTION 3: The Block 400 Planned Community Development Plan shall be amended as
provided in Exhibit D, which is incorporated by reference herein.
SECTION 4: The Block 800 Planned Community Development Plan shall be amended as
provided in Exhibit E, which is incorporated by reference herein.
SECTION 5: The Newport Village Planned Community Development Plan shall be
amended as provided in Exhibit F, which is incorporated by reference herein.
SECTION 6: If any section, subsection, sentence, clause or phrase of this ordinance is,
for any reason, held to be invalid or unconstitutional, such decision shall not affect the
2
PA2019-010
validity or constitutionality of the remaining portions of this ordinance. The City Council
hereby declares that it would have passed this ordinance, and each section, subsection,
clause or phrase hereof, irrespective of the fact that any one or more sections,
subsections, sentences, clauses and phrases be declared unconstitutional.
SECTION 7: It can be seen with certainty that there is no possibility that the Planned
Community Development Plan Amendment and Code Amendment will result in any
environmental impacts because the Planned Community Development Plan
Amendment simply extends the existing zoning restrictions to include the properties
located in Block 100, Block 400, and Block 800 of Newport Center Drive and at the
southwest corner of San Joaquin Hills Road and MacArthur Boulevard, and legally
described in Exhibit A, which is incorporated by reference herein. The Code Amendment
will amend Districting Maps No. 48, No. 49, and No. 50 to reflect the zoning
reclassification of the subject portions of Block 100 (APF District), Block 400 (PC-28
District), Block 800 (PC-23 District), and Newport Village (PC-27 District) to the North
Newport Center Planned Community (PC-56) District. Thus, the Planned Community
Development Plan Amendment and Code Amendment are exempt from further
environmental review consistent with the common sense exemption under CEQA
Guidelines section 15061(b)(3) (Cat. Code Regs. tit. 14, § 15061(b)(3)).
SECTION 8: The City Council of the City of Newport Beach, California, finds that
judicial challenges to the City's CEQA determinations and approvals of land use
projects are costly and time consuming. In addition, project opponents often seek an
award of attorneys' fees in such challenges. As project applicants are the primary
beneficiaries of such approvals, it is appropriate that such applicants should bear the
expense of defending against any such judicial challenge, and bear the responsibility for
any costs, attorneys' fees, and damages which may be awarded to a successful
challenger.
Therefore, to the fullest extent permitted by law, applicant and property owner shall
defend, indemnify, release and hold harmless the City, its City Council, its boards and
commissions, officials, officers, employees, and agents from and against any and all
claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs and expenses (including without limitation,
attorney's fees, disbursements and court costs) of every kind and nature whatsoever
which may arise from or in any manner relate (directly or indirectly) to the project, the
project's approval based on the City's CEQA determination and/or the City's failure to
comply with the requirements of any federal, state, or local laws, including, but not
limited to, CEQA, General Plan and zoning requirements. This indemnification shall
include, but not be limited to, damages awarded against the City, if any, costs of suit,
attorneys' fees, and other expenses incurred in connection with such claim, action, or
proceeding whether incurred by applicant, City, and/or the parties initiating or bringing
such proceeding.
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PA2019-010
SECTION 9: The Mayor shall sign and the City Clerk shall attest to the passage of this
ordinance. The City Clerk shall cause the same to be published once in the official
newspaper of the City, and it shall be effective thirty (30) days after its adoption.
SECTION 10: This ordinance was introduced at a regular meeting of the City Council of
the City of Newport Beach, held on the 10th day of November 2009, and adopted on the
24th day of November 2009, by the following vote, to wit:
AYES, COUNCILMEMBERS Henn, Rosansky, Curry, Webb, Gardner,
Daigle, Mayor Selich
NOES, COUNCILMEMBERS_N_on_e __________ _
ATTEST:
CITYCLERK 1
APPROVED AS TO FORM: o~-David R. Hunt, City Attorney
For the City of Newport Beach
4
PA2019-010
•
e
STATE OF CALIFORNIA
. COUNTY OF ORANGE
CITY OF NEWPORT BEACH
}
}
}
ss.
I, Leilani I. Brown, 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. 2009-28 was duly and regularly introduced on the 10th day of November, 2009,
and adopted by the City Council of said City at a regular meeting of said Council, duly and regularly
held on the 24th day of November, 2009, and that the same was so passed and adopted by the
following vote, t.o wit:
Ayes: Henn, Rosansky, Curry, Webb, Gardner, Daigle, Mayor Selich
Noes: None
Absent: None
Abstain: None
IN WITNESS WHEREOF, I have hereunt.o subscribed my name and affixed the·
(Seal)
CERTIFICATE OF PUBLICATION
STATE OF CALIFORNIA }
COUNTY OF ORANGE } ss.
CITY OF NEWPORT BEACH }
I, LEILANI I. BROWN, City Clerk of the City of Newport Beach, California, do hereby certify
that Ordinance No. 2009-28 bas been duly and regularly published according t.o 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, t.o wit: November 28, 2009.
In witness whereof, I have hereunt.o subscribed my name this __ day of-----
2009.
City Clerk
City of Newport Beach, California
PA2019-010
' RESOLUTION NO. 1793
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH RECOMMENDING APPROVAL OF
AN AMENDMENT TO THE NORTH NEWPORT CENTER
PLANNED COMMUNITY DEVELOPMENT PLAN AND A CODE
AMENDMENT TO DISTRICTING MAP NO. 48, NO. 49, AND NO.
50 (PA2009-111)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by the Irvine Company with respect to properties located in Block
100, Block 400, and Block 800 of Newport Center Drive and at the southwest corner and
San Joaquin Hills Road and MacArthur Boulevard, and legally described in Exhibit A,
requesting approval of Planned Community Development Plan Amendment No.
PD2009-003 and Code Amendment No. CA2009-005.
2. The applicant proposes to incorporate portions of Block 100, Block 400, Block 800, and
Newport Village into the North Newport Center Planned Community and to change the
zoning classification of these properties from Administrative, Professional, Financial
(APF), and Planned Community (PC-28, PC-23, and PC-27) to Planned Community
(PC-56).
3. The subject properties are located within the APF, PC-28, PC-23, and PC-27 Zoning
Districts and the General Plan Land Use Element categories are Regional Commercial
Office (CO-R), Medical Commercial Office (CO-M), Multiple Unit Residential (RM) and
Open Space (OS).
4. The subject properties are not located within the coastal zone.
5. Public hearing were held on October 8, 2009, and on October 22, 2009, in the City Hall
Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of
time, place and purpose of these meetings were given in accordance with the Newport
Beach Municipal Code. Evidence, both written and oral, was presented to, and
considered by, the Planning Commission at these meetings.
SECTION 2. FINDINGS.
1 . The Development Plan Amendment, with the recommended text changes, is
consistent with the Land Use Element of the General Plan as the proposed land use
regulations are consistent with the Regional Commercial Office (CO-R), Medical
Commercial Office (CO-M), Multiple Residential (RM), and Open Space (OS) land use
categories designated on the subject properties.
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2.
3.
4.
Planning clmission Resolution No. 1793
Pa e 2 of 4
The Development Plan Amendment, with the recommended text changes, is
consistent with Section 20.35.050.C of the Municipal Code, which establishes the
requirements of a Planned Community Development Plan.
The Development Plan Amendment, with the recommended text changes, wi II not
increase the intensity or density of allowable land uses or change the types of
allowable uses in the subject portions of Blocks 100, 400, and 800 or the open space
parcel in the northern portion of Newport Village; in the areas already covered by the
Development Plan; or on any other properties.
The subject portions of Blocks 100, 400, and 800 are fully developed, the open space
parcel in the northern portion of Newport Village shall remain designated as open
space, and the applicant does not seek any further entitlements through this
Development Plan Amendment or Code Amendment.
SECTION 3. CEQA DETERMINATION.
1. It can be seen with certainty that there is no possibility that the Development Plan
Amendment, with the recommended text changes, and Code Amendment will result in
any environmental impacts because the Development Plan Amendment, with the
recommended text changes, simply extends the existing zoning restrictions to include
the subject portions of Blocks 100, 400, and 800 and the open space parcel in the
northern portion of Newport Village. The Code Amendment will amend Districting
Maps No. 48, No. 49, and No. 50 to reflect the zoning reclassification of the subject
portions of Block 100 (APF District), Block 400 (PC-28 District), Block 800 (PC-23
District), and Newport Village (PC-27 District) to the North Newport Center Planned
Community (PC-56) District. Thus, the Development Plan Amendment, with the
recommended text changes, and Code Amendment are exempt from further
environmental review consistent with the common sense exemption under CEQA
Guidelines section 15061(b)(3) (Cal. Code Regs. tit. 14, § 15061(b)(3)).
2. Muzzy Ranch v. Solano County Airport Land Use Commission (2007) 41 Cal.4th 372,
389the California Supreme Court held that the CEQA common sense exemption
applied to the approval of a land use compatibility plan that merely extended existing
land use restrictions to a greater geographical area.
3. The Planning Commission finds that judicial challenges to the City's CEQA
determinations and approvals of land use projects are costly and time consuming. In
addition, project opponents often seek an award of attorneys' fees in such challenges.
As project applicants are the primary beneficiaries of such approvals, it is appropriate
that such applicants should bear the expense of defending against any such judicial
challenge, and bear the responsibility for any costs, attorneys' fees, and damages
which may be awarded to a successful challenger.
Therefore, to the fullest extent permitted by law, applicant and property owner shall
defend, indemnify, release and hold harmless the City, its City Council, its boards and
commissions, officials, officers, employees, and agents from and against any and all
PA2019-010
Planning cclmission Resolution No. 1793
Page 3 of 4
claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs and expenses (including without limitation,
attorney's fees, disbursements and court costs) of every kind and nature whatsoever
which may arise from or in any manner relate (directly or indirectly) to the project, the
project's approval based on the City's CEQA determination and/or the City's failure to
comply with the requirements of any federal, state, or local laws, including, but not
limited to, CEQA, General Plan and zoning requirements. This indemnification shall
include, but not be limited to, damages awarded against the City, if any, costs of suit,
attorneys' fees, and other expenses incurred in connection with such claim, action, or
proceeding whether incurred by applicant, City, and/or the parties initiating or bringing
such proceeding.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby recommends approval of
Planned Community Development Plan Amendment No. PD2009-003 and Code
Amendment No. CA2009-005 to the City Council.
2. The Planning Commission recommends to the City Council that Districting Maps No. 48,
No. 49, and No. 50 be amended as provided in Exhibit B.
3. The Planning Commission recommends to the City Council that the North Newport
Center Planned Community Development be amended as provided in Exhibit C with the
following revisions:
• List Medical Retail as "Not Permitted" in Block 800 in Table 1 in Section IIA1.
• Revise Section IIIA2c and Section IIIA2d:
c. Rooftop Appurtenances
Rooftop appurtenances are permitted and may exceed the maximum building
height up to 20 feet. Rooftop Appurtenances shall demonstrate compliance with
conditions related to the Airport Environs Land Use Plan (AELUP) for the John
Wayne Airport, consistent with Section Ill (A) (2) (a)Rooftop appurtenances must
be below the top of parapet or adjacent screen. Supports for window washing
equipment are permitted, and are not required to be screened from view. No
setbacks are required. The Planning Director shall notify the Planning Commission
and City Council if rooftop appurtenances above the height limit are approved,
consistent with Section IV (A)(3).
d. Architectural Features
Architectural features are permitted and may exceed the maximum building
height up to 20 feet. Such features must be an extension of the architectural
PA2019-010
•
Planning c&ission Resolution No. 1793
Page4 of 4
style of the building in terms of materials, design and color. Architectural
features shall demonstrate compliance with conditions related to the Airport
Environs Land Use Plan (AELUP) for the John Wayne Airport, consistent with
Section Ill (A) (2) (a). The Planning Director shall notify the Planning
Commission and City Council if architectural features above the height Jim it are
approved, consistent with Section IV (A)(3).
PASSED, APPROVED AND ADOPTED THIS 22ND DAY OF OCTOBER, 2009.
AYES: Unsworth, Peotter, McDaniel and Toerge
NOES: Eaton and Hawkins
ABSTAIN: Hawkins
~~-·-, . -"-, ..... -·
'---,. .. ..\~-" '
BY:~~
Earl McDamel, Acting Chairman
BY:_Q)h~12.-.....;Lww;..;.2•....;....::;;~=· ~-
Charles Unsworth, Secretary
PA2019-010
RESOLUTION NO. 2009-~
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF NEWPORT BEACH APPROVING THE TRANSFER OF
DEVELOPMENT RIGHTS IN THE NORTH NEWPORT
CENTER PLANNED COMMUNITY (TD 2009-001, PA 2009-
073)
WHEREAS, The Irvine Company has applied to the City of Newport Beach for
approval of a transfer of development rights as follows:
( 1 ) The transfer to North Newport Center Block 600 of development rights
for development of 241,711 square feet currently assigned to San Joaquin
Plaza.
(2) The transfer to North Newport Center Block 600 of development rights
for development of 85,756 square feet currently assigned to North
Newport Center Block 500.
WHEREAS, The Irvine Company has also proposed to re-assign 430 residential
units previously approved in North Newport Center Block 600 to San Joaquin Plaza.
WHEREAS, General Plan Policy LU 6.14.3 permits development rights to be
transferred within Newport Center as long as the transfer is consistent with the intent of
the General Plan and will not result in any adverse traffic impacts.
WHEREAS, the North Newport Center Planned Community Development Plan
provides that the City Council shall approve a transfer of development rights if it finds
that the transfer will result in no more trips and no greater intensity of land use than the
development allowed without the transfer.
WHEREAS, the Zoning Implementation · and Public Benefit Agreement
(Development Agreement) granted The Irvine Company development rights to 430 of
the 450 residential units allocated in the General Plan for MU-H3 properties in Newport
Center.
WHEREAS, the North Newport Center Planned Community Development Plan
and the Development Agreement permit the development of the 430 residential units
within either Block 500, Block 600, or San Joaquin Plaza; however, the traffic study
prepared in conjunction with the Development Agreement anticipated the units to be
constructed within Block 600.
WHEREAS, Section 6.3 of the Development Agreement states that should The
Irvine Company desire to develop any of the residential units in Newport Center Block
500 or San Joaquin Plaza, compliance with the Traffic Phasing Ordinance is required
relative to potential impacts associated with such change in location.
1
PA2019-010
WHEREAS, a traffic analysis entitled North Newport Center Transfer of
Development Rights (Austin-Foust Associates, Inc., June 3, 2009) was prepared for the
application for the transfer of development rights in compliance with General Plan Policy
LU 6.14.3 and the North Newport Center Planned Community Development Plan.
WHEREAS, the traffic analysis found that, consistent with General Plan Policy
LU 6.14.3 and the North Newport Center Planned Community Development Plan, the
transfer of development rights will not result in any adverse traffic impacts.
WHEREAS, the traffic analysis found that, consistent with Section 6.3 of the
Development Agreement, the proposed change in location of the residential units from
Block 600 to San Joaquin Plaza does not result in any change to the PM peak hour trip
generation (trip neutral) and is not expected to change the resulting trip patterns;
therefore, the City Traffic Engineer has determined that a new traffic study is not
required to be prepared pursuant to the City's Traffic Phasing Ordinance.
WHEREAS, the transfer of development rights does not involve a conversion of
land uses and will not result in greater intensity than development allowed without the
transfer.
WHEREAS, the City Council considered the application at a public meeting on
June 9, 2009, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport
Beach, California, at which time the City Council considered the transfer of development
rights and the traffic analysis.
WHEREAS, the City Council finds that:
(1) Consistent with General Plan Policy LU 6.14.3 and the North Newport
Center Planned Community Development Plan, the transfer of
development rights will not result in any adverse traffic impacts, as
documented in the traffic study.
(2) Consistent with General Plan Policy LU 6.14.3 and the North Newport
Center Planned Community Development Plan, the transfer of
development rights will not result in greater intensity than that which is
allowed without the transfer, and is consistent with the intent of the
General Plan.
(3) Consistent with Section 6.3 of the Development Agreement, the
proposed change in location of the residential units from Block 600 to San
Joaquin Plaza does not result in any change to the PM peak hour trip
generation (trip neutral) and is not expected to change the resulting trip
patterns, as documented in the traffic analysis, and does not warrant the
preparation of a new traffic study pursuant to the Traffic Phasing
Ordinance.
2
PA2019-010
\ •
NOW, THEREFORE, BE IT RESOLVED that the City Council approves the
transfer of development rights (TD 2009-001, PA 2009-073), based on the weight of the
evidence in the administrative record, including the traffic and intensity studies.
PASSED AND ADOPTED on the 9th 2r1;· 2009
I
ATTEST:
3
PA2019-010 •
STATE OF CALIFORNIA
COUNTY OF ORANGE
CITY OF NEWPORT BEACH
}
}
}
ss.
I, Leilani I. Brown, 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 resolution,
being Resolution No. 2009-38 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 9th day of
June, 2009, and that the same was so passed and adopted by the following vote, to wit:
Ayes: Henn, Rosansky, Curry, Webb, Gardner, Daigle, Mayor Selich
Noes: None
Absent: None
Abstain: None
IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the
official seal of said City this 10th day of June, 2009.
City Clerk v
Newport Beach, California
(Seal)
PA2019-010
North Newport Center
Planned Community
Development Plan
Land Uses,
Development Standards &
Procedures
Adopted December 18, 2007, Ordinance No. 2007-20 (PA 2007-151)
Amended November 24, 2009, Ordinance No. 2009-28 (PA 2009-111)
PA2009-111 for PD2009-003
Newport Center Drive (various)
The Irvine Company
PA2019-010
Land Uses, Development Standards & Procedures
Contents
I. Introduction and Purpose of Development Plan ................................................................................... 2
A. Sub-Area Purpose ............................................................................................................................. 2
B. Relationship to Municipal Code ..................................................................................... _ ................ 11
C. Relationship to North Newport Center Design Regulations ........................................................... 11
II. Land Use and Development Regulations ........................................................................................... 13
A. Permitted Uses ................................................................................................................................ 13
B. Development Limits ........................................................................................................................ 15
C. Transfer of Development Rights ..................................................................................................... 16
III. Site Development Standards .............................................................................................................. 1 7
A. Permitted Height of Structures ........................................................................................................ 17
B. Setback Requirements ..................................................................................................................... 18
C. Parking Requirements ..................................................................................................................... 19
D. Landscaping .................................................................................................................................... 21
E. Lighting ........................................................................................................................................... 21
F. Signs ................................................................................................................................................ 21
G. Residential Compatibility ................................................................................................................ 25
H. Residential Open Space Requirements ........................................................................................... 25
IV. Planned Community Development Plan Administration ................................................................... 27
A. Process for New Structures ............................................................................................................. 27
B. Process for New Signs .................................................................................................................... 28
C. Transfer of Development Rights ..................................................................................................... 28
V. Definitions ......................................................................................................................................... 30
Appendix A -Design Regulations
North Newport Center Planned Community Development Plan
08/14/09
PA2019-010
Land Uses, Development Standards & Procedures
Section I. Introduction and Purpose of Development Plan
I. Introduction and Purpose of Development Plan
The North Newport Center Planned Community district is comprised of seven sub-areas that include
Fashion Island and Block 600 and portions of Block 100, Block 400, Block 500, Block 800, and San
Joaquin Plaza. The sub-areas that comprise North Newport Center shall be governed by the North
Newport Center Planned Community ("PC") Development Plan set forth herein, which includes land
uses, development standards, and administration.
The City of Newport Beach Municipal Code allows a Planned Community Development Plan to
address land use designations and regulations in Planned Communities. The North Newport Center
PC Development Plan serves as the controlling zoning ordinance for the sub-areas identified in the
Planned Community Development Plan and is authorized and intended to implement the provisions of
the Newport Beach General Plan.
A. Sub-Area Purpose
Newport Center is a regional center comprised of major retail, professional office, entertainment,
recreation, and residential development within the City of Newport Beach. The North Newport Center
site comprises approximately 158.4 acres along San Joaquin Hills Road and Newport Center Drive.
The seven sub-areas that make up the site including Fashion Island (75 acres), Block 100 (10 acres),
Block 400 (4 acres), Block 500 (15 acres and 0.4 acre open space area at comer of MacArthur
Boulevard and San Joaquin Hills Road), Block 600 (25 acres), Block 800 (6 acres), and San Joaquin
Plaza (23 acres) are shown on Figure 1 and are described below.
The General Plan identifies the goal of creating a successful Mixed-Use district that integrates
economic and commercial centers serving the needs of Newport Beach residents and the sub-region,
with expanded opportunities for residential development.
Fashion Island is the primary retail hub within Newport Center and is developed with retail, dining,
and commercial entertainment uses. Permitted uses for Fashion Island include uses in support of the
existing retail, dining, and commercial entertainment uses. Fashion Island is intended to be a vibrant
regional retail and entertainment center and a day/evening destination with a wide variety of uses that
will serve visitors, residents, and employees of the area. Figure 2, Fashion Island Sub-Area, shows the
boundary of Fashion Island.
The Commercial Office blocks include Block 100 (Figure 3) and Block 400 (Figure 4). Block 100 is
generally comprised of administrative and professional offices that serve local and regional markets.
Other uses permitted in the block include limited accessory retail, financial, service and entertainment
uses. Block 400 is generally comprised of commercial office, with medical related offices and retail
use.
The Mixed-Use blocks include Block 500 (Figure 5), Block 600 (Figure 6), and San Joaquin Plaza
(Figure 8). The Mixed-Use blocks are generally comprised of administrative, professional, and
financial office uses. Block 600 contains hotel and related ancillary uses as well. This Development
Plan allows for the diversification of land uses in order to encourage new and original uses consistent
with the Mixed-Use concept as established in the General Plan. Permitted uses for the Mixed-Use
blocks include offices, light general commercial, hotel, residential and other mixed uses in accordance
with the General Plan MU-H3 land use designation. Block 800 (Figure 7) allows for multi-family
residential or senior citizen housing uses. The boundaries of the Mixed-Use blocks included in this
North Newport Center Planned Community Development Plan
08/14/09
2
PA2019-010
Land Uses, Development Standards & Procedures
Section I. Introduction and Purpose of Development Plan
Development Plan are shown in Figure 5, Block 500 Sub-Area, Figure 6, Block 600 Sub-Area, and
Figure 8, San Joaquin Plaza Sub-Area, respectively.
D North Newport Center Planned
Community [i]
Figure 1-North Newport Center Planned Community
North Newport Center Planned Community Development Plan
08/14/09
3
PA2019-010
Land Uses, Development Standards & Procedures
Section I. Introduction and Purpose of Development Plan
Planned Community
t I Not induded in Planned Community
North Newport Center Planned Community Development Plan
08/14/09
t
Figure 2 -Fashion Island Sub-Area
4
PA2019-010
Land Uses, Development Standards & Procedures
Section I. Introduction and Purpose of Development Plan
Drive
Planned Community
D Not included in Planned Community
North Newport Center Planned Community Development Plan
08/14/09
t
Figure 3-Block 100 Sub Area
5
PA2019-010
Land Uses, Development Standards & Procedures
Section I. Introduction and Purpose of Development Plan
• Planned Community
D Not included in Planned Community
t
Figure 4-Block 400 Sub Area
North Newport Center Planned Community Development Plan
08/14/09
6
PA2019-010
Land Uses, Development Standards & Procedures
Section I. Introduction and Purpose of Development Plan
l
Planned Community
D Not included in Planned Community
t
Figure 5 -Block 500 Sub-Area
North Newport Center Planned Community Development Plan
08/14/09
7
PA2019-010
Land Uses, Development Standards & Procedures
Section I. Introduction and Purpose of Development Plan
North Newport Center Planned Community Development Plan
08/14/09
Planned Community
Not included in Planned Community
t
Figure 6 -Block 600 Sub-Area
8
PA2019-010
Land Uses, Development Standards & Procedures
Section I. Introduction and Purpose of Development Plan
San Clemente Drive
Planned Community
D Not included in Planned Community
North Newport Center Planned Community Development Plan
08/14/09
t
Figure 7 -Block 800 Sub Area
9
PA2019-010
Land Uses, Development Standards & Procedures
Section I. Introduction and Purpose of Development Plan
J
San ,-
1 't, '
f\,-/
""'-I
North Newport Center Planned Community Development Plan
08/14/09
Hills Rd
. Planned Community
D Not included in Planned Community
t
Figure 8 -San Joaquin Plaza Sub-Area
10
PA2019-010
Land Uses, Development Standards & Procedures
Section I. Introduction and Purpose of Development Plan
B. Relationship to Municipal Code
Whenever the development regulations of this plan conflict with the regulations of the Newport Beach
Municipal Code, the regulations contained herein shall prevail. The Municipal Code shall regulate this
development whenever regulations are not provided within these district regulations. All words and
phrases used in this North Newport Center PC Development Plan shall have the same meaning and
definition as used in the City of Newport Beach Municipal Code unless defined differently in
Section V -Definitions.
The Municipal Code referred to herein is the version of the Code in effect on the date December 18,
2007 and specifically includes Title 15 of the Municipal Code (Buildings and Construction), Title 19
of the Municipal Code (Subdivisions) and Title 20 of the Municipal Code (Planning and Zoning) but
specifically excluding all other sections of the Municipal Code including Title 5 of the Municipal
Code (Business Licenses and Regulations).
C. Relationship to North Newport Center Design Regulations
Development in North Newport Center shall be regulated by both the Development Plan and the
Design Regulations, which is provided as Appendix A.
North Newport Center Planned Community Development Plan
08/14/09
11
PA2019-010
Land Uses, Development Standards & Procedures
Section II. Land Use and Development Regulations
II. Land Use and Development Regulations
A. Permitted Uses
1. General
Permitted uses are those uses set forth in this Section for each sub-area as shown on Table 1. The uses
identified within the table are not comprehensive but rather major use categories. Specific uses are
permitted consistent with the definitions provided in Section V of this Development Plan. Uses
determined to be accessory or ancillary to permitted uses, or residential support uses to permitted uses
are also permitted. The Planning Director may determine other uses not specifically listed herein,
provided they are consistent with the Commercial Office, Regional Commercial, Mixed-Use, and
Residential General Plan districts, the purpose of this Planned Community Development Plan, and the
purpose of the sub-area in which the property is located.
North Newport Center Planned Community Development Plan
08/14/09
13
PA2019-010
Land Uses, Development Standards & Procedures
Section II. Land Use and Development Regulations
Table 1-North Newport Center Land Use Regulation Table
Uses
Banks/Savings and Loans
-With drive through services
Business, Government and
Professional
-Emergency Healthcare
-Management and Leasing
Offices
-Office, Medical and Dental
-Public Safety Facilities
-Convalescent Facilities
Commercial Recreation and
Entertainment
Cultural and Institutional
Day Care
Day Spas
Eating and Drinking
Establishments
-Bars/Cocktail Lounges
Personal Improvement
-Health/Fitness Clubs
Personal Services
Residential
-Seniors Housing, Congregate Care
Retail Sales
-Animal Sales and Services
-Medical Retail
Visitor Accommodations
P = Pennitted
UP = Use Penni!
Fashion
Island
p
MUP
--
--
p
--
p
--
p
UP
p
MUP
p•
MUP
MUP
MUP
p
--
--
p
MUP
p
UP
MUP = Minor use Penni! Issued by the Planning Director
Block Block
100 400
p p
MUP MUP
p p
p p
p p
p p
p p
--p
MUP --
UP UP
MUP MUP
MUP MUP
P** P**
UP UP
MUP MUP
MUP MUP
MUP MUP
----
----
p-p
MUP MUP
P-p
UP UP
• = A Minor Use Penni! Issued by the Planning Director is required for the sale of alcohol
.. = A Use Penni! is Required for the Sale of Alcohol
+ = Intended for Residential Support Use
++=Retail sales limited to 10,000 sq.ft.
+++ = Accessory and ancillary medical retail, including stand-alone use subordinate to principal use
--= Not Pennitted
2. Open Space Corners
Block
500
p
MUP
p
p
p
p
p
p
MUP
p
p
MUP
p••
UP
p
p
p
p
p
p
MUP
p
UP
Block Block San Joaquin
600 800 Plaza
p --p
MUP --MUP
p --p
p --p
p --p
p --p
p --p
p p p
MUP MUP MUP
p --p
p --p
MUP --MUP
p•• p•• p••
UP --UP
p p+ p
p p+ p
p p p
p p p
p p p
p p+ p
MUP --MUP
p MUP p
UP --UP
The passive landscape areas on the following comers shall be limited to landscaping, and permitted
signage.
San Joaquin Hills Road and Avocado, Avocado and San Nicolas Drive (northwest and
southwest comers), Avocado and San Miguel (northwest), San Joaquin Hills Road and Santa
Rosa Drive (northwest and southwest), San Joaquin Hills Road and Santa Cruz Drive
(northwest and southwest comers), San Joaquin Hills Road and Jamboree Road and San
Joaquin Hills Road and MacArthur Boulevard.
North Newport Center Planned Community Development Plan
08/14/09
14
PA2019-010
Land Uses, Development Standards & Procedures
Section 11. Land Use and Development Regulations
3. Special Events
The general regional Mixed-Use nature of North Newport Center results in a variety of special events
and temporary uses throughout the year. Special community events, such as parades, trade shows, car
shows, pageants, community concerts, outdoor displays, recreation/entertainment events and
temporary structures are permitted within the North Newport Center Planned Community consistent
with the following provisions:
a. If the event takes place on private property within Fashion Island the event is not
regulated so long as it does not displace required parking. Such events must comply
with the City's Municipal Code related to noise control and other pertinent standards.
b. If the event takes place anywhere else within North Newport Center or the public right-
of-way, such events are permitted as long as they comply with the Municipal Code.
B. Development Limits
The development limits in this Development Plan are consistent with those established by the General
Plan and are identified in Table 2 below. Development limits may be modified through the approval
of a Transfer of Development Rights. Carts, kiosks, temporary and support uses are permitted and are
not counted towards square footage development limits.
Table 2 -Development Limits
Fashion Block Block Block Block Block San Joaquin
Land Use Island 100 400 500 600 800 Plaza Total
Regional 1,619,525 sq. 0 0 0 0 0 0 1,619,525 sq. ft.
Commercial ft.
Movie 1,700 seats 0 0 0 0 0 0 1,700 seats
Theater (27,500 (27,500 sq. ft.)
sq. ft.)
Hotel (A) 0 0 0 295 0 0 295
Residential 0 0 0 (B) (B) 245 (C) (B) 675 (C)
Office/ 0 121,114sq. ft. 91,727 sq. ft. 526,517 sq. ft. 1,292,637 sq. ft. 0 95,550 sq. ft. 2,127,545 sq. ft.
Commercial
A. Hotel rooms are permitted in Fashion Island through the transfer of development rights.
B. Residential units are permitted in Block 500, Block 600 and San Joaquin Plaza if the total number of units does not exceed 430 units.
C. Additional residential units may be permitted for senior citizen housing.
1. Fashion Island
The total gross floor area for Fashion Island is 1,619,525 square feet plus the 1,700-seat movie
theater. The movie theater building area is equivalent to and may be converted to 27,500 square feet
of retail development. The conversion of the movie theater to retail space shall not require any
additional parking. The gross floor area for Regional Commercial development is the total horizontal
floor area of all floors of a building within the exterior walls thereof, measured in square feet,
exclusive of common areas such as, but not limited to: covered malls and walkways, carts, kiosks,
open or roofed patio areas (defined by planters, awnings, shade structures, fences or rails), covered
entries, covered parking, driveways or loading areas.
North Newport Center Planned Community Development Plan
08/14/09
15
PA2019-010
Land Uses, Development Standards & Procedures
Section II. Land Use and Development Regulations
2. Mixed-Use Sub-Areas
The Mixed-Use blocks include Block 500, Block 600 and San Joaquin Plaza. Up to 430 residential
units and 295 hotel rooms are permitted within the Mixed-Use blocks. Residential and hotel uses are
measured on a per unit basis. The gross floor area for all other permitted uses is the total enclosed
area of all floors of a building measured to the outside face of the structural members in exterior
walls, including halls, stairways, elevator shafts at each floor level, service and mechanical equipment
rooms and basement or attic areas having a height of more than seven feet. Excluded are covered
porches, walkways and loading docks, service tunnels, and mechanical shafts. Mechanical spaces on
roofs, which are inaccessible to tenants, are not counted as square footage. Development limits for
residential uses are based on unit counts, and are not within square footage limits. Support uses are
not included in the square footage development limits and shall not require parking.
3. Commercial Office Blocks
The maximum development limit for Block 100 is 121,114 square feet and Block 400 is 91,727
square feet. The gross floor area for all permitted uses is the total enclosed area of all floors of a
building measured to the outside face of the structural members in exterior walls, including halls,
stairways, elevator shafts at each floor level, service and mechanical equipment rooms and basement
or attic areas having a height of more than seven feet. Excluded are covered porches, walkways and
loading docks, service tunnels, and mechanical shafts. Mechanical spaces on roofs, which are
inaccessible to tenants, are not counted as square footage. Support uses are not included in the square
footage development limits and shall not require parking.
4. Block 800
The maximum number of dwelling units for multi-family residential use shall not exceed 245. For
senior citizen housing, including congregate care and skilled nursing, the maximum number of
dwelling units may exceed 245 based on comparative analysis of peak hour traffic generation of
senior citizen housing and standard multi-family residential use on site.
C. Transfer of Development Rights
The transfer of development rights among sub-areas of this Planned Community and to/from other
areas in the Newport Center/Fashion Island District identified in the General Plan is allowed in
accordance with the General Plan.
Development rights may be transferred through a change in location of use(s) and/or a conversion of
non-residential use to any other non-residential use allowed by the General Plan and this Planned
Community Development Plan or applicable zoning at the receiving site(s). Residential use may be
relocated, but may not be converted to or from another use.
The transfer of development rights shall be approved, as specified in Section IV. C. below, if the
transfer will not result in any adverse traffic impacts and will not result in greater intensity than
development allowed without the transfer.
North Newport Center Planned Community Development Plan
08/14/09
16
PA2019-010
Land Uses, Development Standards & Procedures
Section 111. Site Development Standards
III. Site Development Standards
The following site development standards shall apply to the North Newport Center Planned
Community.
A. Permitted Height of Structures
1. Standards for Allowable Heights
Allowable heights are determined by sub-area. All building heights are measured at finished grade.
Fashion Island: The maximum heights of structures within Fashion Island are depicted in
Table 3, Fashion Island Height Limits.
Table 3 -Fashion Island Height Limits
Building Type Height
Major Buildings 125'
Mall Buildings 75'
Parking Structures 55'
Periphery Buildings 40'
Block 100: The maximum height of all structures shall be 50 feet as measured from finished
grade.
Blocks 400, 500, and 600: The maximum height of all structures shall be 295 feet as
measured from finished grade.
Block 800: The maximum height of all structures shall be 200 feet as measured from finished
grade.
San Joaquin Plaza: The maximum height of all structures in San Joaquin Plaza shall be 65
feet as measured from finished grade.
2. Standards for Buildings Over 200 Feet in Height
a. Aviation Compatibility
Prior to issuance of building permits, the project applicant must demonstrate that the following
conditions have been satisfied. New development shall be required to comply with the following
conditions related to the Airport Environs Land Use Plan (AELUP) for the John Wayne Airport:
1. For development of structures that exceed 200 feet in height above ground level at a
development site, applicants shall file a Notice of Proposed Construction or Alteration
with the Federal Aviation Administration (FAA) (FAA Form 7460-1). Following the
FAA's Aeronautical Study of the project, projects must comply with conditions of
approval imposed or recommended by the FAA. Subsequent to the FAA findings, the
North Newport Center Planned Community Development Plan
08/14/09
17
PA2019-010
Land Uses, Development Standards & Procedures
Section Ill. Site Development Standards
City shall refer the project to the Airport Land Use Commission (ALUC) of Orange
County for consistency analysis.
2. No buildings within the North Newport Center Planned Community area shall penetrate
the FAA Federal Aviation Regulations (FAR) Part 77 imaginary obstruction surface for
John Wayne Airport.
3. Applicants shall file a Notice of Proposed Construction or Alteration with the FAA
(Form 7460-1) for any construction cranes that exceed 200 feet in height above ground
level.
b. Shade Standards
Prior to issuance of a building permit for a structure over 200 feet in height that has the potential to
shade residential areas north of San Joaquin Hills Road, a shade study shall be prepared by the
applicant and submitted to the City. The shade study shall demonstrate that the new development will
not add shade to the designated residential areas beyond existing conditions for more than three hours
between the hours of 9:00 a.m. and 3:00 p.m. Pacific Standard Time, or for more than four hours
between the hours of 9:00 a.m. and 5 :00 p.m. Pacific Daylight Time.
The shade study shall be prepared to the satisfaction of the Planning Director and the Planning
Director shall determine conformance with the standards identified herein as part of the plan review
process.
c. Rooftop Appurtenances
Rooftop appurtenances are permitted and may exceed the maximum building height up to 20 feet.
Rooftop appurtenances must be screened from view from ground level adjacent to building. Supports
for window washing equipment are permitted, and are not required to be screened from view. No
setbacks are required.
d. Architectural Features
Architectural features are permitted and may exceed the maximum building height up to 20 feet. Such
features must be an extension of the architectural style of the building in terms of materials, design
and color.
B. Setback Requirements
Setbacks for the seven sub-areas are listed below. Setbacks for surface parking must be screened
using hedges, landscaping or other similar methods. Setbacks are the minimum distance from the
property line to building, parking structure, or parking lot. This is not intended to apply to interior lot
lines or property lines.
Fashion Island
Newport Center Drive: 10 feet; may be reduced to O feet by the Planning Director
through the plan review process.
Block 100
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Newport Center Drive: 15 feet
Anacapa Drive: 15 feet
Farallon Drive: 15 feet
Block400
Newport Center Drive: 15 feet
San Nicolas Drive: 15 feet
Block500
Newport Center Drive: 15 feet
Santa Rosa: 15 feet
San Joaquin Hills: 15 feet
San Nicolas: 15 feet
Block600
Newport Center Drive: 15 feet
Santa Cruz: 15 feet
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Section Ill. Site Development Standards
San Simeon: 15 feet -setbacks for parking structure access points may be reduced by
the Planning Director through the plan review process
San Joaquin Hills: 15 feet-setbacks for parking structure access points may be reduced
by the Planning Director through the plan review process
Santa Rosa: 15 feet
Center Drive (e/w): 0 feet
Center Drive (n/s): 0 feet
Block800
Santa Barbara Drive: 15 feet
San Clemente Drive: 15 feet
Santa Maria Road: 0 feet
San Joaquin Plaza
San Joaquin Hills: 15 feet
Santa Cruz: 15 feet
San Clemente: 15 feet
Santa Barbara: 15 feet
C. Parking Requirements
1. General Standards
Parking requirements are based on gross floor area (as defined in the Development Limits for Fashion
Island) for regional commercial uses, net floor area for office/commercial uses, and unit counts for
hotel rooms and residential units. Kiosks for retail sales, covered or uncovered, shall not be included
in the calculation of required parking. Accessory, ancillary and support uses for hotel and residential
developments shall not be included in the calculation of required parking. For office developments
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Section Ill. Site Development Standards
within a block, accessory, ancillary and support uses less than 5,000 square feet shall not be included
in the calculation of required parking.
Parking requirements for North Newport Center are shown below on Table 4, North Newport Center
Parking Requirements.
Table 4 -North Newport Center Parking Requirements
Land Use Parking Requirement
Regional Commercial 3 spaces per 1,000 square feet1
Movie Theater 3 spaces per 1,000 square feet
Office 1 space per 375 square feet
Medical Office Municipal Code
Hotel Municipal Code
Residential 2 spaces per unit includes 1 covered; plus 0.5 spaces per unit up
to 50 units, then 0.25 spaces per unit thereafter for guest parking
Other Municipal Code
For Block 800, parking standards for senior citizen housing, congregate care, and skilled nursing
residential, inclusive of ancillary uses and employee and guest parking, shall be established subject to
a parking study reviewed and approved by the Planning Director. For San Joaquin Plaza, a parking
management plan shall be required to utilize the parking ratios identified in Table 4 to demonstrate
provision of adequate parking. If a parking management plan is not prepared for Block 100, Block
400, and San Joaquin Plaza, parking shall be provided per the Municipal Code.
2. Valet Parking
Valet parking and satellite parking with shuttle service that involves use of the public right-of-way
shall require approval by the City Traffic Engineer.
3. Parking Management Plan
Parking management plans may be prepared if the applicant wishes to deviate from the parking
standards identified above.
Parking management plans may address issues such as modified parking requirements based upon
complimentary peak hour demand of uses, off peak shared parking between sub-areas, drop off and
valet services on private property, and tandem parking. The parking management plan shall take into
account properties that are not part of the Planned Community district, but that are served by parking
located within the district, and shall ensure that no detrimental effects to the existing parking for such
properties occur. Parking management plans shall be prepared by an independent traffic engineer at
the applicant's expense. Parking management plans shall be approved by the City Traffic Engineer
prior to the issuance of building permits.
1 The parking requirement during the peak seasonal period is 4 spaces per 1,000 square feet per an existing parking management plan.
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Land Uses, Development Standards & Procedures
Section Ill. Site Development Standards
D. Landscaping
Landscaping shall be installed subject to the following standards and maintained in a healthy, weed-
free condition, free of litter and so as not to interfere with traffic safety
1. Surface Parking Lot Landscaping: Parking lots shall be landscaped at a minimum of 1
tree per 5 parking spaces. The minimum size of trees shall be 24-inch box.
2. Water Conservation: Satellite linked irrigation controllers or appropriate best manage-
ment practices shall be incorporated into landscape design for new construction.
E. Lighting
Parking lots and walkways accessing building and parking areas shall be illuminated with a minimum
maintained 0.5 foot-candle on the driving or walking surface during the hours of operation and one
hour thereafter. If the applicant wishes to deviate from this lighting standard, a lighting plan may be
prepared by the applicant and submitted to the Planning Director for review and approval.
Indirect, decorative halo banding along the top of buildings is permitted.
F. Signs
1. General Sign Standards
All permanent and temporary signs in North Newport Center that are visible from public right-of-
ways and public property shall be consistent with the provisions of these sign standards, unless
otherwise approved by the Planning Director. All permanent and temporary signs that are not visible
from public right-of-ways are not limited in quantity, size, location, or design. Sign illumination is
permitted for all sign types.
Wall signs that are visible from public right-of-ways must consist of individual fabricated letters; or
routed-out letters in an opaque background. Enclosed "box" or "can" signs are not permitted, unless
they are logos.
All commercial uses are permitted to place at each entry an incidental sign located at or below eye
level to be visible to pedestrians, and shall not exceed six square feet.
In addition to other signs permitted in this section, signs used to give direction to vehicular or
pedestrian traffic are permitted. Directional signs oriented to vehicular or pedestrian traffic within
internal drives or walkways of a development block are not regulated. Directional signs oriented to
vehicular or pedestrian traffic in the public right of way are regulated as follows. Sign content shall
not be limited. Signs shall be subject to the review of the City Traffic Engineer to ensure adequate
sight distance in accordance with the provisions of the Municipal Code. Directional signs are limited
to a maximum of 10 square feet in size but are not limited in quantity, location, or design. Temporary
signs that are intended to be displayed for 60 days or less are permitted for purposes related to special
events, holiday activities and store openings. Detailed standards for temporary signs are contained
below.
A comprehensive sign program may be prepared if the applicant wishes to deviate from the sign
standards identified herein. Comprehensive sign programs shall be submitted for review and
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Section Ill. Site Development Standards
consideration in accordance with the provisions of the Municipal Code. Sign programs in place prior
to this writing including the Island Hotel and Leasing Sign Programs shall remain in place.
2. Restricted Sign Types
Signs visible from public right-of-ways are subject to the following restrictions:
a. No rotating, flashing, blinking, or signing with animation shall be permitted on a
permanent basis.
b. No signs shall be permitted which imitate or resemble official traffic signs or signals.
c. No wind signs or audible signs are permitted.
Animated signs visible from public streets are not allowed unless otherwise permitted by the
Municipal Code.
3. Sign Standards for Fashion Island
In addition to the general sign standards identified above, specific sign standards for Fashion Island
are provided in Table 6, Fashion Island Sign Standards below.
Table 6 -Fashion Island Sign Standards
Sign Type Location Maximum Number
Shopping Center Each vehicle entry drive 2 per entry drive
Identification Sign location (one on each side)
Major Tenant Sign Exterior walls or parapets 1 sign per building
of buildings elevation (maximum
4 signs for each
major tenant)
Freestanding Exterior walls or parapets 1 sign per building
Commercial of buildings elevation (maximum
4 signs for each
building or structure)
Monument 1 per building
Tenant Sign Exterior elevations of --
shopping center and
parking structures facing
Newport Center Drive
Theater Signs Facing Newport Center 1
Drive ( exterior wall or
parapet of building which
theater occupies, free
standing, or on adjacent
parking structure)
Store Address Signs Each entry to store 1 per store entry
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Maximum Sign Maximum Letter/
Size Logo Height
100 square feet --
10 feet high
--10 feet
--3 feet
50 square feet --
5 feet high
1 square foot per --
each lineal foot of
storefront (not to
exceed 100 square
feet)
--Theater name:
5 feet
Each show title:
3 feet high
15 feet wide
6 square feet --
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Section Ill. Site Development Standards
Maximum Sign Maximum Letter/
Sign Type Location Maximum Number Size Logo Height
Entry Marker Signs To be approved by 7 signs 36 square feet (with --
Planning Director 2-foot overhang)
15 feet high
•• = Not Restricted
4. Sign Standards for Mixed-Use and Commercial Office Blocks
In addition to the general sign standards identified above, specific sign standards for the Mixed-Use
blocks, Block 100, Block 400 and Block 800 are provided in Table 7 below.
Primary building address numbers shall be visible from 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, except for the buildings at 500 and 550 Newport Center Drive, which
have their primary address numbers on the cubes along Newport Center Drive. Secondary address
signs may be located where appropriate for on-site orientation and safety. All address signs shall have
a consistent color, design, and material for any given building. A single letter style is recommended.
Table 7 -Sign Standards for Blocks 100,400,500,600,800 and San Joaquin Plaza
Sign Type Description Location
A Large cube or Santa Rosa Drive
blade sign at San Joaquin Hills Road
located at entries Santa Cruz Drive
to Newport Center at San Joaquin Hills Road
Block 500:
at San Joaquin Hills Road /
Avocado
Block 500:
at San Nicolas/ Avocado
MacArthur Boulevard
at San Joaquin Hills Road
San Joaquin Plaza:
at Jamboree I San Joaquin Hills
Road
B Small cube San Nicolas Drive
located along at Newport Center Drive
Newport Center Newport Center Drive
Drive and Santa Rosa
Block 600:
Along Newport Center Drive
C Other Block 100
Freestanding
Signs Block 400:
Avocado at San Miguel
Along San Nicolas
Between 500 and 550 Newport
Center Drive
Block 600:
Along Santa Cruz Drive
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Maximum Sign
Maximum Number Size
2 15 feet high
( 1 per corner) 15feetwide
2 15 feet high
( 1 per corner) 15 feet wide
1 15 feet high
15 feet wide
1 15 feet high
15 feet wide
1 15 feet high
15 feet wide
1 15 feet high
15 feet wide
2 5 feet high
( 1 per corner) 5feet wide
2 5 feet high
( 1 per corner) 5feet wide
5 5 feet high
5feet wide
1 per frontage 5 feet high
10feetwide
2 5 feet high
1 6feet wide
1 4 feet high
12 feet wide
2 7 feet high
22 feet wide
Maximum
Letter/ Logo
Height
24 inches
24inches
24inches
24inches
24inches
24inches
5inches
5inches
5inches
10 inches
13 inches
18 inches
18 inches
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Sign Type Description Location
Santa Cruz Drive
at Newport Center Drive
San Joaquin Plaza:
Along San Joaquin Hills Road;
Santa Cruz Drive;
San Clemente Drive
San Clemente Drive
at Santa Cruz Drive
San Clemente Drive
at Santa Barbara
Q Signs mounted Block 400:
on landscape facing Newport Center Drive
walls Block 500:
facing Newport Center Drive
Block 600:
facing streets
Block 800:
at San Clemente project entry
Block 800:
at San Clemente / Santa Barbara
.5 Building Sign On building elevation
E Building Address On building elevation
Signs
9 Freestanding Santa Rosa Drive at Newport
Building Address Center Drive; San Nicolas Drive at
Signs Newport Center Drive; Santa Cruz
at Newport Center Drive;
San Joaquin Hills Road
.tl Advisory Signs Parking Lots
1 Drive Through --
Signs
4 Apartment Block800
Leasing Signs
~ Office Blocks 100,400,500,600, and
Leasing Signs San Joaquin Plaza
--= Not Restricted
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Section Ill. Site Development Standards
Maximum
Maximum Sign Letter/ Logo
Maximum Number Size Height
1 15 feet high 24inches
15 feet wide
1 each 6 feet high 5 112 inches for
{3 signs along 12 feet wide Tenant
San Clemente Drive) Identification
18 inches for
Project
Identification
1 5 feet high 18 inches
12feet wide
1 Sfeet high 18 inches
16feetwide
1 --18 inches
----26inches
2 facing San Joaquin --18 inches
Hills;
5 facing Newport Center
Drive;
1 facing Santa Rosa
2 --36inches
1 --36 inches
2 per Primary Tenant --Primary
1 per Secondary Tenant Tenant-
24inches
Secondary
Tenant-
16 inches
1 each --24inches
(additional address signs
may be located where
appropriate for on-site
orientation)
1 each --18inches
2 28inches
As appropriate for safety 4feet high --
and orientation
1 per tenant per 8 feet wide 15inches
elevation, up to 2 on
walls of structure
1 per frontage 5 feet high by 3 24inches
feet wide panel
on post
1 per frontage 4.5 feet high by 5 7inches
feet wide
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Section Ill. Site Development Standards
--= Not Restricted
5. Temporary Signs
The following standards are intended to produce consistent sign design for temporary signs within
Newport Center. Temporary signs are to identify a future site or project; or a facility under develop-
ment or offered for lease. Temporary signs that are visible from public right-of-ways and identify new
construction or remodeling may be displayed for the duration of the construction period beyond the
60-day limit. Signs mounted on a construction fence are allowed during construction and may be rigid
or fabric. The top of the sign must be no greater than 20 feet above grade.
Maximum Number: One (1) temporary sign is permitted on a site for each frontage street, up
to two (2) signs per building, but not at the same comer of the building.
Type: Single-or double-faced ground signs or wall signs.
Location: If ground signs, they may be parallel or perpendicular to the roadway. If wall signs,
they must be located below the sill of second floor windows.
Design: Rectangular shape; rigid, permanent material; not fabric.
Mounting Technique: Flush with building; entirely on glass or entirely on a wall surface; not
overlapping glass or wall surface.
Duration: Signs may exist from the time of lease or sale of the parcel until the construction
and/or leasing of the facility is complete.
G. Residential Compatibility
In keeping with the purpose of Fashion Island and the Mixed-Use sub-areas, permitted uses in North
Newport Center include uses and events that have the potential to generate noise. Due to the
day/evening use of Fashion Island in particular, noise generating activities, lighting, odors from
restaurants, and similar occurrences are produced and take place during all hours of operation. Such
uses and events are required to comply with the City's Municipal Code regulating these uses.
Disclosures shall be made to prospective buyers/tenants of residential developments that there is an
expectation for noise levels higher than in typical suburban residential areas as part of the Mixed-Use
concept within North Newport Center. Additionally, the disclosure shall indicate that there is an
expectation for lighting, odors and similar occurrences in a Mixed-Use setting as compared to
suburban residential areas.
H. Residential Open Space Requirements
The following open space standards shall apply to residential development projects:
1. Common Outdoor Open Space
Each project shall provide common outdoor open space either at grade, podium level, or roof level.
Common outdoor open space areas shall have a minimum dimension of 30 feet and may contain
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Section Ill. Site Development Standards
active and/or passive areas and a combination of hardscape and landscape features, but a minimum of
10 percent of the common outdoor open space must be landscaped. All common outdoor open space
must be accessible to all residents. Projects shall provide a minimum of 5 percent common outdoor
open space based on the residential lot area.
2. Common Indoor Space
Each project shall provide at least one community room of at least 500 square feet for use by all
residents of the project. The area should be located adjacent to, and accessible from, common outdoor
open space. This area may contain active or passive recreational facilities or meeting space, and must
be accessible through a common corridor.
3. Private Open Space
At least 50 percent of all dwelling units shall provide private open space, on a balcony, patio, or roof
terrace, with a minimum area of 30 square feet each and an average horizontal dimension of 6 feet.
Balconies should be proportionately distributed throughout the project in relationship to floor levels
and sizes of units. For any project 8 acres or larger, open space shall be provided in accordance with
the General Plan.
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Section IV. Planned Community Development Plan Administration
IV. Planned Community Development Plan Administration
A. Process for New Structures
1. Purpose and Intent
The purpose of the Plan Review process is to provide for review of development proposals for new
structures within the North Newport Center Planned Community district. Prior to the issuance of a
building permit, all development proposals shall be subject to a Plan Review by the Planning Director
for review to determine compliance with the Planned Community Development Plan and North
Newport Center Design Regulations. Signs, tenant improvements, carts, kiosks, temporary structures
and uses are exempt from this provision.
2. Submittal Contents
Each Plan Review submittal or amendment thereof shall contain sufficient details for a thorough
review of the relationships between uses on the site and on adjacent sites consistent with the
Development Plan and the Design Regulations. At the discretion of the Planning Director, the
requirements for submittal of a Plan Review may be altered from those set forth below when the
Director determines that other information will be sufficient to allow a thorough review of the project
by the approving authority.
Submittals for Plan Review shall include plans that contain the following elements in addition to the
City's submittal requirements for plan check:
a. Existing Conditions including adjacent structures and proposed improvements
b. Floor Plans
c. Elevations that clearly demonstrate the architectural theme of each face of all structures,
including walls and signs, illustrating the following:
1) All exterior materials
2) All exterior colors
3) Building heights
d. Parking management plan (where applicable)
e. Preliminary Landscape Plan, illustrating:
1) General location of all plant materials, by common and botanical names
2) Size of plant materials
3) Irrigation concept
f. Lighting Plan, including: locations, fixture height, lighting fixture product type and
technical specification
g. Permitted and proposed floor area, number of hotel rooms, theater seats, and/or
residential units
h. Statement of consistency with the General Plan, Planned Community Development Plan
and Design Regulations
i. Any additional background and supporting information, studies or materials that the
Planning Director deems necessary for a clear representation of the projects
j. Shade analysis if required
k. Open Space Plans for residential projects
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Section IV. Planned Community Development Plan Administration
3. Review and Action
Submittals shall be reviewed by the Planning Director, and the Planning Director shall approve the
project if he/she makes the following findings:
a. The proposed use and/or development is consistent with the General Plan.
b. The proposed use and/or development is consistent with the North Newport Center PC
Development Plan and Design Regulations.
The Planning Director action is the final action unless appealed in accordance with the Municipal
Code.
B. Process for New Signs
Applications for new signs shall follow the process identified in the Municipal Code. Submittal shall
be reviewed for consistency with the Development Plan and Design Regulations.
C. Transfer of Development Rights
The following procedure shall be used for the transfer of development rights.
1. The project applicant shall submit an application to the Planning Director, which
identifies the quantity of entitlement (floor area, hotel rooms, theater seats) to be
relocated, and the sending and receiving sites. If the requested transfer includes the
conversion of non-residential uses, the application shall also identify the quantity of
entitlement, by use category, before and after the transfer.
2. The City Traffic Engineer shall perform a traffic analysis to determine the total number
of PM peak hour trips that would be generated by development allowed with and
without the transfer. Trip generation rates shall be based on standard trip generation
values in the current version of ITE's "Trip Generation," unless the Traffic Engineer
determines that other rates are more valid for the uses involved in the transfer.
3. Depending on the location of the sending and receiving sites, the Traffic Engineer may
determine that a more detailed traffic analysis is required to determine whether adverse
traffic impacts will result from the transfer. This analysis shall demonstrate whether
allowed development, with and without the transfer, would either cause or make worse
an unsatisfactory level of service at any primary intersections for which there is no
feasible mitigation. This analysis shall be consistent with the definitions and procedures
contained in the Traffic Phasing Ordinance of the Municipal Code, except that
"unsatisfactory level of service" shall be as specified in the General Plan.
4. If the transfer request involves the conversion of uses, the Planning Director shall
perform a land use intensity analysis to determine the floor area that could be developed
with and without the transfer. For purposes of this analysis, theater use shall be
allocated 15 square feet per seat. Hotel use shall be allocated the number of square feet
per room at which it is included in the General Plan. When the General Plan does not
specify intensity for hotel rooms, it shall be as determined by the Planning Director.
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Section IV. Planned Community Development Plan Administration
5. Applications for transfer of development rights shall be considered by the City Council
as a ministerial action. The City Council shall approve a transfer of development rights
if it finds that the transfer will result in no more trips and no greater intensity of land use
than the development allowed without the transfer. In addition, if the traffic study in
Subsection c. is required, the City Council shall approve the transfer if it results in no
greater traffic impact than the development allowed without the transfer.
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Section V. Definitions
V. Definitions
All words and phrases used in this North Newport Center PC shall have the same meaning and
definition as used in the City of Newport Beach Municipal Code unless defined differently in this
section.
Architectural Features: A prominent or significant part or element of a building, structure,
or site. Such features must be an extension of the architectural style of the building in terms of
materials, design and color. Examples may include, but are not limited to: [to be provided].
Advisory Sign: Any sign that contains directional or safety information; does not contain
advertisements.
Audible Signs: Any sign that uses equipment to communicate a message with sound or
music.
Banks/Savings & Loans: Establishments that provide a full range of retail banking and
mortgage loan services to individuals and businesses. Includes only those institutions engaged
in the on-site circulation of cash money. Also includes businesses offering check-cashing
services. Drive-through or drive-up service included.
Bars and Cocktail Lounges: Establishments engaged in selling or serving alcoholic
beverages for consumption on the premises or establishments having any of the following
characteristics:
Licensed as a "public premises" by the California Department of Alcoholic
Beverage Control.
Provides an area for serving alcoholic beverages that is operated during hours not
corresponding to regular meal service hours. Food products sold or served
incidentally to the sale or service of alcoholic beverages shall not be deemed as
constituting regular food service.
Building Elevation: The exterior wall surface formed by one (1) side of the building.
Building Height: Building height is measured from the corresponding point on the roof to the
exterior finished grade. If the building is on a sloping surface, the height measurement is
taken from the building entrance. Exceptions include but are not limited to below grade
parking structure entrances, motor courts, and retaining walls. See Graphic 1 on page 35.
Business, Government and Professional: Offices of firms, individuals or organizations that
provide professional, executive, management or administrative services ( e.g., architectural,
engineering, government, insurance, investment, legal, planning). Includes administrative,
clerical or public contact offices of a government agency, including incidental storage and
maintenance of vehicles. Support retail and service uses also allowed.
Carts and Kiosks: Carts and kiosks are small, freestanding structures used for retail sales and
services. Generally mobile in terms of ease of relocation, the structures can be seasonal,
temporary or for a more permanent use.
Commercial, Recreation and Entertainment: Establishments providing participant or
spectator recreation or entertainment, either indoors or outdoors, for a fee or admission
charge. Illustrative examples of these uses include:
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Section V. Definitions
arcades or electronic games centers having three or more coin-operated game
machines
bowling alleys
billiard parlors
cinemas
ice/roller skating rinks
live entertainment
pool rooms
tennis/racquetball courts
theaters
Congregate Care: Age-segregated housing specifically for the elderly that provides services
to its residents, the minimum of which is usually an on-site meal program, but which may also
include housekeeping, laundry, social activities, counseling, and transportation ( sometimes
referred to as "assisted living facilities").
Convalescent Facility: An establishment that provides care on a 24-hour basis for persons
requiring regular medical attention (may also be referred to as "nursing home" or "hospice").
Does not include facilities providing emergency medical services or surgical services
("Emergency Health Facilities," "Hospitals," or "Outpatient Surgery Facilities").
Cultural Institutions: Public or private institutions that display or preserve objects of
community, or cultural interest in one or more of the arts or sciences.
Day Care: Non-medical care and supervision of children or adults on a less than 24 hour
basis, including nursery schools, preschools, and day care centers.
Day Spas: Establishments that specialize in the full complement of body care including, but
not limited to, body wraps, facials, pedicures, make-up, hairstyling, nutrition, exercise, water
treatments and massage which is open primarily during normal daytime business hours and
without provisions for overnight accommodations.
Department Store: A store selling a wide variety of goods or services arranged in several
departments.
Eating and Drinking Establishments: Establishments engaged in serving prepared food or
beverages for consumption on or off the premises.
Emergency Health Care: Establishments that provide emergency medical service with no
provision for continuing care on an inpatient basis.
Entry Marker Sign: Sign used to provide information on activities and events, as well as
advertise stores and shops within a shopping center.
Eye Level: The height of 5 feet measured from grade.
Freestanding Commercial: Any building with a commercial use which is separated from
other commercial uses by parking and/or streets.
Internal Pedestrian Street: Any walkway, path, plaza, arcade or corridor, either covered or
open to the sky, which is primarily for use by people on foot and is not adjacent to the
frontage road or common parking areas.
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Section V. Definitions
Major Building: A mall building over 50,000 square feet.
Major Tenant: A store or restaurant having a minimum of 10,000 square feet of floor space,
which is located within or between other commercial buildings.
Mall Building: Retail buildings where stores front a pedestrian walkway, which may be
enclosed or open.
Medical Retail: Sales of medical goods or services that are retail oriented. Illustrative
examples of these uses include:
eye exam, eyeglass/contact lens sales
skin treatments
body scanning
dental enhancement treatments
Minor Use Permit: Use permit issued by the Planning Director.
Monument Sign: Any sign that is supported by its own structure and is not part of or
attached to any building.
Parking Structure: Structures containing more than one story principally dedicated to
parking. Parking structures may contain accessory, ancillary and resident support uses.
Periphery Building: Building located along the ring of Fashion Island adjacent to Newport
Center Drive.
Personal Improvement: Includes those services that are personal and that promote the health
and well-being of an individual.
Personal Services: Establishments that provide recurring services of a personal nature.
Illustrative examples of these uses include:
barber and beauty shops
clothing rental shops
dry cleaning pick up store with limited equipment
dry cleaning with no on-site equipment
home electronics and small appliance repair
postal services
locksmiths
self-service laundries
shoe repair shops
tailors and seamstresses
tanning salons
-printing & duplicating
-travel agencies/services
nail salon
Podium Level:A superposed terrace conforming to a building's plan, a continuous pedestal; a
level of vertical segregation linking separate areas.
Primary Tenant: The largest tenant of a building.
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Section V. Definitions
Project Identification Sign: A free-standing (single or double faced) monument sign
containing the project name.
Public Safety Facilities: Police, fire, paramedic and emergency service facilities.
Regional Commercial Gross Floor Area: Refer to Section II.B.1 above.
Residential: An area within a structure on a parcel that contains separate or independent
living facilities for one or more persons, with area or equipment for sleeping, sanitation or
food preparation.
Retail Sales: Stores and shops which sell various lines of merchandise for profit. This
includes the sales of non-durable and durable goods to customers. Illustrative examples of
these stores and lines of merchandise include:
antiques
appliances
artists supplies
automotive accessories (no installation)
animal sales and services
bakeries
bicycles
books
cameras and photographic supplies
carpeting and floor covering
clothing and accessories
convenience markets/stores
department stores
drug and discount stores
dry goods
electronic equipment (including automotive installation)
food and beverages
gift shops
handcrafted items
hardware
hobby materials
jewelry
real estate information center
luggage and leather goods
medical supplies and equipment
musical instruments, parts and accessories
office supplies
paint and wallpaper
pharmacies
shoe stores
specialty shops
sporting goods and equipment
supermarkets
tobacco
toys and games
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Section V. Definitions
Rooftop Appurtenance: Rooftop appurtenances include, but are not limited to, mechanical
equipment, stairwell and elevator shaft housing, antennae, window washing equipment, and
wireless communication facilities. See Graphic 1 on page 35.
Secondary Tenant: A small tenant; not the primary tenant of an office building.
Senior Citizen Housing: A residential development for senior citizens (i.e. persons 55 years
of age or older) that has at least 35 dwelling units and conforms to Civil Code 51.3(b )( 4).
Service Tunnels: An area for building supply and maintenance personnel and equipment
including horizontal and vertical tunnels and shafts, and freight elevators, not intended for
pedestrian circulation or access.
Sign: Any media, including their structure and component parts which are used or intended to
be used out-of-doors to communicate information to the public.
Sign Area: The area enclosed by a rectangle drawn around the working, numbers or images
composing the sign.
Sign Face: The physical plane and/or surface upon which the working or images are applied.
Sign Letter: The individual symbols of the alphabet used in forming the words of a message.
Shopping Center Identification Sign: A monument sign identifying a shopping center.
Support Uses: Uses within residential developments, offices and hotels, and parking
structures designed, oriented, and intended to primarily serve building occupants. This
includes uses such as dry cleaners, coffee vendors, and sundry shops. Such uses must be
consistent with the pertinent regulations in Table 1.
Tenant Sign: Any permanent sign of an establishment that is located on or attached to the
storefront elevation, a covered walkway, or an awning for the purpose of communicating the
name of the tenant.
Temporary Sign: Any sign, banner, pennant, valance, or advertising display constructed of
cloth, canvas, plywood, light fabric, cardboard, wallboard or other light materials, with or
without frames, intended to be displayed for a limited period of time.
Theater Sign: Any permanent sign used to communicate to the public the name of a theater
and the show(s) or movie(s) that are offered.
Vehicle Entry: Any intersection points along the public right-of-way that provide access for
automobiles.
Visitor Accommodations: Establishments offering lodging rooms, including bed and
breakfasts, inns, hotel, and motels. Incidental support facilities are included within these uses.
Wind Sign: A series of similar banners or objects of plastic or other light material more than
2 inches in diameter which are fastened together at intervals by wire, rope, cord, string or by
any other means, designed to move and attract attention upon being subjected to pressure by
wind or breeze.
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Section V. Definitions
MECHANICAL PENTHOUSE EL!VAroft.OVERuN
·.----. --, ... -~···-· «PP·
Graphic 1, Example of Building Height and Rooftop Appurtenances
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NORTH
NEWPORT CENTER
DESIGN
REGULATIONS
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Appendix -Design Regulations
I. Introduction .......................................................................................................................................... 1
A. Purpose of Design Regulations ......................................................................................................... 1
B. Newport Center Design Framework ................................................................................................. 1
C. North Newport Center ....................................................................................................................... 4
II. Design Regulations .............................................................................................................................. 7
Using these Regulations .............................................................................................................................. 7
A. Building Location and Massing ........................................................................................................ 7
1. Site Planning Elements ........................................................................................................... 7
2. Building Envelope .................................................................................................................. 9
3. Building Character and Style .................................................................................................. 9
4. Building Materials and Colors .............................................................................................. 12
5. Parking Structures ................................................................................................................. 12
B. Landscape ....................................................................................................................................... 13
1. Overall Landscape ................................................................................................................ 13
2. Perimeter and Street Landscape ............................................................................................ 14
3. Parking Lot Landscape ......................................................................................................... 15
4. Internal Landscape ................................................................................................................ 16
C. Circulation ...................................................................................................................................... 16
1. Streets and Pedestrian Activity ............................................................................................. 16
2. Service and Emergency ......................................................................................................... 19
3. Parking Lots .......................................................................................................................... 20
D. Orientation and Identity .................................................................................................................. 21
1. Gateways and Entrances ....................................................................................................... 21
2. View Corridors ..................................................................................................................... 22
3. Landmarks ............................................................................................................................ 24
4. Signage ................................................................................................................................. 25
5. Lighting ................................................................................................................................. 26
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Appendix -Design Regulations
I. Introduction
A. Purpose of Design Regulations
The Design Regulations expand upon the regulations set forth in the Planned Community
Development Plan. The Design Regulations are intended to be used for reference by the City of
Newport Beach as part of the plan review process. It is recognized that North Newport Center
will be built and redeveloped over time and that not all regulations may be achieved nor are
applicable for any given project.
All new commercial and residential development shall be subject to the North Newport Center
Design Regulations. Review for compliance of projects under this section shall occur through
the plan review process, as defmed in the Development Plan, prior to building permit issuance.
B. Newport Center Design Framework
Newport Center is a 600-acre master planned area. Development within Newport Center began
in the 1960s and generally has followed the following guiding principles:
1. Strong physical urban design framework which provides structure and character yet
allows flexibility
2. Synergistic mix of land uses, market driven to insure economic vitality
3. Balanced and dispersed auto access
4. Organized in "blocks" and districts to break down scale and provide identity
5. Pedestrian Orientation
6. Building massing that responds to topography, with taller buildings located along San
Joaquin Hills Road
7. Unifying architectural and landscape character
Aerial view of bluff (circa 1960)
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Early Newport Center Planning Diagrams and Sketches (circa 1960)
The design regulations provide standards that govern future development so that, to the extent
fe asible, the initial design fram e work is carri ed forward and the desi gn and development
policies from the Land Use E lement of the General Plan are implemented.
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General Plan Policies
Newport Center
Land Uses, Development Standards & Procedures
Appendix -Design Regulations
The following policies from the Land Use Element are for Newport Center as a whole.
Development within North Newport Center should contribute toward the policies whenever
possible.
• Development Scale: Reinforce the original design concept for Newport Center by
concentrating the greatest building mass and height in the northeasterly section along
San Joaquin Hills Road, where the natural topography is highest and progressively
scaling down building mass and height to follow the lower elevations toward the
southwesterly edge along East Coast Highway.
• Urban Form: Encourage that some new development be located and designed to orient
to the inner side of Newport Center Drive, establishing physical and visual continuity
that diminishes the dominance of surface parking lots and encourages pedestrian
activity.
• Pedestrian Connectivity and Amenity: Encourage that pedestrian access and uses within
the district be improved with additional walkways and streetscape amenities concurrent
with the development of expanded and new uses.
• Fashion Island Architecture and Streetscape: Encourage that new development in
Fashion Island complement and be of equivalent or higher design quality than existing
buildings. Reinforce the existing promenades by encouraging retail expansion that
enhances the storefront visibility to the promenades and provides an enjoyable retail
and pedestrian experience. Additionally, new buildings shall be located on axes
connecting Newport Center Drive with existing building to provide visual and physical
connectivity with adjoining uses, where practical.
Mixed-Use District and Neighborhood
The following policies from the Land Use Element are City-wide in orientation. Development
within North Newport Center should contribute toward the policies whenever possible.
• Mixed-Use Buildings: Require that Mixed-Use buildings be designed to convey a high
level of architectural and landscape quality and ensure compatibility among their uses in
consideration of the following principles:
Design and incorporation of building materials and features to avoid conflicts
among uses, such as noise, vibration, lighting, odors, and similar impacts
Visual and physical integration ofresidential and non-residential uses
Architectural treatment of building elevation and modulation of their massing
Separate and well-defined entries for residential units and non-residential
businesses
Design of parking areas and facilities for architectural consistency and
integration among uses
Incorporation of extensive landscape appropriate to its location; urbanized
streetscapes, for example, would require less landscape along the street
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frontages but integrate landscape into interior courtyards and common open
spaces
• Mixed-Use Building Location and Size of Non-Residential Uses: Require that 100
percent of the ground floor street frontage of Mixed-Use buildings be occupied by retail
and other compatible non-residential uses , unless specified otherwise by policies for a
district or corridor.
• Parcels Integrating Residential and Non-Residential Uses : Require that properties
developed with a mix of residential and non-residential uses be designed to achieve
high levels of architectural quality in accordance with policies related to the character
and quality of multi-family residential and the architecture and site design of
commercial districts, be planned to assure compatibility among the uses , and provide
adequate circulation and parking. Residential uses should be seamlessly integrated with
non-residential uses through architecture, pedestrian walkways, and landscape. They
should not be completely isolated by walls or other design elements.
• Districts Integrating Residential and Non-Residential Uses: Require that sufficient
acreage be developed for an individual use located in a district containing a mix of
residential and non-residential uses to prevent fragmentation and assure each use 's
viability , quality, and compatibility with adjoining uses.
Aerial of Newport Center -2007
C. North Newport Center
North Newport Center consists of properties on the higher elevations of Newport Center
between San Joaquin Hills Road and the Newport Center ring road (Blocks 400, 500, 600 and
800 and San Joaquin Plaza), as well as the core of Newport Center, Fashion Island, and Block
100.
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To the northeast is San Joaquin Hills Road, a wide boulevard on the ridge that forms the upper
edge of Newport Center. To the south and southeast are office buildings, movie theaters,
restaurants, service retail, the Newport Transportation Center, the Newport Beach Central
Library, and Corona del Mar Plaza, a community retail center. Adjacent uses within Newport
Center are office buildings, an apartment community, a resort hotel, art museum, police station,
fire station, auto dealership, service station, and the Newport Beach County Club.
North Newport Center is a mixed-use district that features an open-air regional shopping center,
Fashion Island; a resort hotel; and a variety of office buildings that help form the skyline of
Newport Beach; connected by a network of tree-lined streets and sidewalks, within a master
planned environment featuring a consistent landscape.
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II. Design Regulations
Using these Regulations
These regulations are intended to be used in conjunction with other applicable codes, documents, and
ordinances to assess compliance of proposed projects. Each category of regulations begins with the
intent, which describes the overall character that is envisioned and what objectives are necessary to
attain the desired effect.
A. Building Location and Massing
Intent
The intent of the building massing and location standards is to ensure that new development has
an appropriate scale, is related to its use and location , and is properly integrated with adjoining
land uses and features.
1. Site Planning Elements
a. New commercial and residential buildings should respect the existing urban form ,
which generally consists of buildings that are organized orthogonally to create
pedestrian-friendly courtyards and promenades that visually link the buildings into
clusters , as seen in the diagrams below.
/
i
Pedestrian promenade at
Fashion Island
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/ / I ,
I I
// • t
Pedestrian courtyard at
550 Newport Center Drive
Building interface at
San Joaquin Plaza
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b. 1n Mixed-Use sub-areas, the development of a complex of buildings is preferable to
a single large structure because the varied massing provides visual interest and a
human scale. Additionally, the spaces created between the various buildings
provide opportunities for pedestrian plazas, courtyards and other outdoor gathering
areas.
c. New buildings should be oriented to and have features which reinforce and enhance
the existing pedestrian experience. Mixed-Use sub-areas should emphasize
pedestrian orientation by utilizing features such as plazas, courtyards, interior
walkways, trellises, seating, fountains and other similar elements.
d. New retail buildings should be located to enhance tenant visibility and identity,
while maintaining compatible relationships with adjacent structures and street
frontages.
e. New buildings should be arranged to provide convenient access to entrances and
efficient on-site circulation for vehicles and pedestrians. Projects should develop a
comprehensive open space network that uses plazas and other open space elements
to connect uses . Open space areas and the paths that link them should facilitate the
integration of adjacent land uses on the site.
f. New buildings with a strong street presence are encouraged in Fashion Island.
g. Residential development shall provide common outdoor open space areas for
residents. These areas should be configured and designed so as to address privacy
for residential uses while also providing linkages to the public open space
components of the project.
h. Planning and de veloping shared facilities such as driveways, parking areas,
pedestrian plazas and walkways, with adjoining properties, including those outside
of the North Newport Center Development Plan, is strongly encouraged .
Example of resid ent open s pace
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Example of office courtyard
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2. Building Envelope
a. New buildings should respect the existing development scale, which generally
consists of high-rise buildings (10+ stories) clustered along the northerly section at
the highest point in Newport Center. Mid-rise office buildings (5-10 stories), low-
rise office buildings, and retail development are generally located at lower
elevations towards Pacific Coast Highway.
3. Building Character and Style
a. The character and style of new buildings located in Fashion Island should be
compatible with the classically inspired architecture of the existing buildings in
Fashion Island. The character and style of new commercial and residential buildings
located in the mixed-use sub-areas should be compatible with the existing
contemporary architecture or the classically inspired architecture of the existing
buildings.
b. New buildings within Fashion Island should continue and enhance the existing
pedestrian experience by promoting storefront visibility.
c. New buildings should reflect a timeless architecture with straightforward geometry,
a unified composition, the expression of floor levels and structure, and solid
parapets. Trendy, short-lived, idiosyncratic architectural styles are not appropriate;
although retail storefronts may reflect the design theme of the merchant.
d. The top of all roof-mounted equipment and communications devices should be
below the building parapet or equipment screens in a manner that hides them from
ground level adjacent to the building.
e. Ground level equipment, refuse collection areas, storage tanks and infrastructure
equipment should be screened from public right-of-ways views with dense
landscaping and/or walls of materials and finishes compatible with adjacent
buildings.
f. Above grade equipment, including backflow preventers at domestic water meters,
irrigation controllers, and cable television pedestals should not be visible from
public right-of-ways, when feasible.
g. Chain link fencing is not allowed, except to screen construction areas.
h. A void long, continuous blank walls, by incorporating a variety of materials and
design treatments and/or modulating and articulating elevations to promote visual
interest.
i. Architectural features should accomplish the architectural goal of extending the
design elements of the building.
j. New buildings on sites with sloping surfaces should be encouraged to utilize the
existing terrain. Entrances to motor courts and parking structures are not included in
the measurement of building height.
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Example of appropriate high-rise
architecture
Examples of classically inspired architecture
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Appendix -Design Regulations
Example of straight forward geometry and
expression of floor levels
Example of appropriate low-rise form
Example of retail storefront visibility to pedestrians
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(Not to Scale)
Example of architectural feature
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Example of architectural feature
MECHANICAL PENTHOUSE
ELEVATOR 0\/ERUN
ROOF OF LAST OCCUPIEO SPACE
Example of building height measurement on sloping terrain
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4. Building Materials and Colors
a. Colors, materials, and finishes should be coordinated on all exterior elevations to
achieve continuity of design. Stripes and patterns are not appropriate; although
retail storefronts may reflect the design theme of the merchant.
b. Clay tile, concrete tile, metal, and fabric are acceptable materials for low-and mid-
rise roofs.
c. Stone, metal, exterior plaster, exterior insulated finishing systems (EIFS), brick,
concrete, wood, and glass are acceptable materials for building walls.
d. Stone, metal, exterior plaster, exterior insulated finishing systems (EIFS), brick,
concrete, wood, and glass are acceptable materials for railings.
e. Service door and mechanical screen colors should be the same as, or compatible to,
the adjacent wall colors.
Example ofappropriate retail finishes Example of appropriate low-rise finishes
5. Parking Structures
a. The architecture of new parking structures should be compatible, complementary,
and secondary to principal buildings.
b. The design of new parking structures in Fashion Island shall incorporate elements
(including landscaping) to soften their visual impact.
c. New parking structures in Fashion Island shall be located and designed in a manner
that is compatible with the existing pedestrian scale and open feeling of Newport
Center Drive.
d. Simple, regular forms are encouraged.
e. Views of parked vehicles should be screened.
f. The visual appearance of sloping floors should be minimized.
g. Interiors should be designed to promote a safe vehicular and pedestrian experience.
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h. Vehicular entries for non-residential parking structures should be obvious and
inviting.
1. Vehicular entries to exclusively residential structures should be incorporated into
the structure so as to minimize the street presence of the parking structure entrance
and to avoid interrupting the continuity of the street facing building elevations.
Block 600 parking structure demonstrating
rectangular form and vines to soften visual
impact
B. Landscape
Intent
West parking structure at Fashion Island
demonstrating rectangular form and varied
landscape to soften visual impact
The intent of the landscape standards is to ensure that new commercial and residential
development preserves and enhances the existing landscape character of North Newport Center.
1. Overall Landscape
a. New development should promote an evergreen plant palette that is appropriate in
the Mediterranean climate of Southern California. Plant materials should be of a
native or drought-tolerant species where appropriate and provide variety, while
being consistent with the existing landscape pattern and architectural design of the
building.
b. Landscape and site design will incorporate Best Management Practices (BMPs) to
address low-flow runoff and storm water runoff. Landscaped areas within the
project will be provided and used to treat runoff from impervious surfaces and roof
drains prior to being discharged into the storm drain system.
c. The landscape palette should consist of two distinct groups of plant materials:
Accent planting, including palms , cypress, and color accents
Background planting, including evergreen canopy trees and shrubs
d. The overall landscape should be dominated by background planting with accent
planting in key areas corresponding to the land use and development intensity.
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e. Planting should be organized in layers of plant size and variety such as flowering ,
cascading, or climbing plants. Contrasts in color and texture should be used to
enhance the layering of plants.
Example of appropr iate landscape variety
complementing the building fonn
Example of layering principles
Example of vertical and horizontal plant fonns
2. Perimeter and Street Landscape
a. The landscape on the perimeter of sub-areas and along streets of new commercial
and residential development should complement the street tree pattern , enhance the
pedestrian experience, screen parked vehicles, and soften the view of parking
structures .
b. Existing trees along public streets should be preserved , and new trees should be
installed to fill in gaps .
c. Evergreen hedges should be used to screen the lower portions of parked cars.
d. Evergreen planting should be used to screen parking structures.
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Newport Center Drive landscape variety
San Joaquin Hills Road landscape
3. Parking Lot Landscape
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Appendix -Design Regulations
San Nicolas landscape showing screening of
parked cars
Landscape adjacent to 888 San Clemente
parking structure
a. New surface parking lots should have evergreen canopy trees to provide shade.
b. A unifonn evergreen tree type should be used for parking lot fields, with a different
uniform evergreen tree type used to highlight the major parking aisles.
c. Evergreen hedges should be used to screen parked cars.
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Fashion Island parking lot tree placement
4. Internal Landscape
Land Uses , Development Standards & Procedures
Appendix -Design Regulations
San Joaquin Plaza evergreen hedges that
screen parked cars
a. New courtyards and promenades should continue the existing pedestrian experience
by promoting visual continuity, shade and an evergreen landscape.
b. Trees should be installed to shade appropriate walkways and cause an interesting
and varied pedestrian experience.
Ex ample of trees adding vari ety to
pedestrian ex perie nce
C. Circulation
Intent
Ex ampl e of landsca pin g cre ating strong
vis ual co ntinui ty
T he intent of the circulation crite ria is to en s ure that new comm e rcial and res id ential
development enhances ex isting circulation patterns by maintaining existin g, upg rading ex ist in g
and providing new street and walkway connections .
1. Streets and Pedestrian Activity
a. N ew d evelopment should preserv e a nd enhance th e existing attractive street sce ne,
prom ote safe and conv enie nt driving practices, a nd e ncourage street leve l ped estri a n
activity.
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b. All buildings should be publicly accessible via a path or walkway from a public
sidewalk.
c. The crescent walk linking Block 400, Block 500 and Block 600 along Newport
Center Drive and pedestrian connections to/in Fashion Island should be preserved
and enhanced where feasible. Connections from the crescent walk into courtyards,
plazas, and other gathering areas in Block 400, Block 500 and Block 600 should be
provided where possible.
d. Each sub-area should demonstrate an internal pedestrian network of walks and
paseos that connect to the larger Newport Center pedestrian system.
e. Strong pedestrian connectivity, reinforced by protected walkways and landscaping,
should occur between Newport Center Drive and the retail core of Fashion Island.
f. Amenities such as benches, plazas and other pedestrian-oriented facilities should be
provided at pedestrian destinations.
g. To promote the vitality of the public street scene, pedestrian bridges and tunnels
which remove pedestrians from the street level are not allowed.
h. New benches, street trees , directional signs , trash receptacles , and exterior lighting
are encouraged in the public right-of-ways to reinforce pedestrian activity .
i. Enhanced paving in crosswalks to highlight pedestrian pathways is allowed if it is
compatible with the character of the existing development.
Pedestrian walkway from Newport
Center Drive to Fashion Island
Example of pedestrian connectivity to the street
(between 500 and 550 Newport Center Drive)
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Example of pedestrian amenities
Example of the crescent walk design
framework
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Pedestrian amenities in Fashion Island
Pedestrian amenity in Fashion Island
Example of a strong pedestrian pathway
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Example of pedestrian oriented enhancement
Storefront interface with pedestrians
Fashion Island paseo
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-Crescent Walk -Vehicular Circulation -Pedestrian Connection to Fashion Island
2. Service and Emergency
a. New commercial and residential development should promote efficient circulation
for service and emergency vehicles.
b. Major loading docks should be located away from front doors and from residential
areas to separate service traffic from other traffic .
c. Loading bays should be designed to minimize their visual prominence and any
interference with pedestrian and vehicular flows.
d. Turf-block may be used in landscape areas where fire access is necessary .
e . Truncated domes should be a contrasting color, other than yellow, and should be
coordinated with the paving material unless otherwise required by federal or state
standards.
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Fashion Island loading dock Fashion Island loading dock
3. Parking Lots
a. Parking areas should not create a separation between adjacent land uses and
buildings.
b. Parking lots at new development should promote efficient circulation for vehicles
and pedestrians.
c. Convenient, well marked and attractive pedestrian access should be provided from
parking lots to buildings.
d. The use of permeable surfaces is encouraged.
Pedestrian entrance from surface parking at
680 Newport Center Drive demonstrating flow
from parking to building
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Well-defined pedestrian walkway in 500/550
Newport Center Drive parking lot
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Well-defined walkway from Newport Center
Drive into Fashion Island at San Nicolas
D. Orientation and Identity
Intent
T he intent of the standards for orientation , identity, and safety is to ensure that new commercial
and residential development promotes wayfinding for residents and visitors , strengthens North
Newport Center's sense of place, and produces a safe environment.
1. Gateways and Entrances
a. New development should respect ex isting entries and , if entry modifications are
required , should integrate with the ex isting vehicular and pedestrian circulation
system.
b. Key landscape elements at the "landscape comers" should be retained.
San Joaquin Hills Road and Jamboree Road
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San Joaquin Hills Road and MacArthur
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San Joaquin Hills Road and Santa Cruz San Joaquin Hills Road and Santa Cruz
2. View Corridors
a. New development should preserve views of major retail tenants in Fashion Island
from Newport Center Drive.
b. New development should capture views of the ocean from windows and decks at
new restaurants, offices, and residences, where feasible.
Fashion Island major tenant visibility
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Fashion [sland major tenant visibility
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Balconjes at 888 San Clemente featuring ocean views
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3. Landmarks
a. As appropriate, major new development may be positioned and designed to serve as
a landmark within North Newport Center.
b. Landmark elements may be included in building design to distinguish individual
buildings and enhance wayfinding.
The Island Hotel as a landmark building Wind chime as a landmark at Macy's
Palms as a landmark at the southern entry into Fashion Island
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4. Signage
a. New development should have signs that promote identity and wayfinding.
b. Signs should be designed to clearly communicate their messages.
c. Signs should be designed to complement the architecture and landscape.
d. Identification signs should be designed to convey the image of the project or
business.
e. Wayfinding signs should be unified within each sub-area.
f. Simplicity and legibility are encouraged.
g . Ample blank space around sign copy is encouraged.
h. Animated signs visible from public streets are not allowed unless otherwise
permitted by the Municipal Code.
i. Signs may be internally-illuminated , halo-illuminated , externally-illuminated, or
non-illuminated.
j. Sign types A-K and their corresponding locations are shown on the following
pages .
Project identification sign
Directional sign
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Business identification sign
Temporary signs mounted on construction fence
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5. Lighting
a. The exterior lighting at new commercial and residential development should be
compatible with and enhance the existing lighting of the sub-area.
b. Light fixtures at walkways and parking lots should be coordinated in height, color,
and style.
c. Light fixtures should not cast off-site glare.
d. Building walls may be illuminated by downlights and uplights; light sources should
not be visible from public view.
e. Tops of buildings may be highlighted with bands of light.
f. Utilitarian light fixtures, such as floodlights and wallpacks, may only be used in
service areas.
g. Low sodium lighting is not allowed.
h. A TM lighting shall conform to state code without causing offsite glare, such as
through the use of bollards, tree lights , pole lights, and soffit lights, rather than
floodlights and wallpacks.
i. In pedestrian areas such as courtyards, plazas, and walkways, lighting fixtures
should be pedestrian scale.
Appropriate light bollard at Block 600
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Non-glare producing lights at 888 San Clemente
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BLOCK 400 PLANNED COMMUNITY DISTRICT
Newport Center
December 1983
Newport Beach, California
Ordinance 88-119
Adopted December 12, 1988
Amendment No. 672
Resolution No. 95-115
Adopted October 9, 1995
Amendment No. 825
Ordinance No. 2009-28
Adopted November 24, 2009
Amendment No. 2009-111
PA2019-010
TABLE OF CONTENTS
Page
Introduction 1
Figure 1. General Site Location 2
Section I. Statistical Analysis -Block
400 Planned Community District 3
Section II. General Notes 4
Section III. Commercial, Professional, Institutional,
Business and Medical Offices 5
Figure II. Ground Level Plan 8
Figure III. Parking Deck Level Plan 9
Amendments 10
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PA2019-010
INTRODUCTION
The Block 400 Planned Community District for the City of Newport Beach is a part of the Newport
Center Development and is in conformance with the Newport Beach General Plan adopted in March
1983 and as amended.
The subject property, known as Block 400, consists of approximately 11.92 acres and is adjacent to
Newport Center Drive on the west, San Miguel Drive on the south, Avocado A venue on the east and
San Nicolas Drive on the north.
The purpose of this Planned Community (PC) District is to provide for the Zoning Classification and
Development of the subject property in accordance with the Development Standards set forth herein.
Block 400 is the Newport Center Medical Building Complex consisting of 4 existing buildings (1
9-story, I 8-story and 2 7-story with a One-Level parking structure adjacent). The buildings contain
commercial, professional, institutional, business office, medical and dental office, and support
commercial uses ancillary to the office uses. The remainder of the site is divided between surface
parking and landscaping with an area containing a parking deck.
The General Site location and the Land Use Plan for the subject property are set forth in Figure I.
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t
Block 400 Planned Community
~__, District
FIGURE I -GENERAL SITE LOCATION
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SECTION I. STATISTICAL ANALYSIS
1. Areas of Development:
11.924 Acres
2. Area Summary:
Gross Floor Area
Building #1 (Existing) -80,000 S.F.
Building #2 (Existing) -100,497 S.F.
Building #3 (Existing) -91,448 S.F.
Building #4 (Existing) -80,000 S.F.
TOTAL 351,945 S.F.
Percentage of Site Coverage
Building Footprint -10%
Parking Area -65%
Landscape and Pedestrian Circulation -25%
3. Intensity of Developed Areas:
Maximum Floor Area for Commercial, Professional, Institutional, Business and Medical
Office Uses -351,945 S.F.
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SECTION II. GENERAL NOTES
1. Water service to the Planned Community District will be provided by the City of Newport
Beach.
2. Development of the subject property will be undertaken in accordance with the flood
protection policies and requirements of the City of Newport Beach.
3. Grading and erosion control provisions shall be carried out on all areas of the Planned
Community in a manner meeting the approval of the Planning Director.
4. Except as otherwise stated in this Ordinance, the requirements of the Newport Beach Zoning
Ordinance shall apply. The contents of this text notwithstanding, all construction within the
boundaries of this Planned Community District shall comply with all provisions of the City
of Newport Beach's Uniform Building Code and the various mechanical codes related
thereto.
5. All parking lot lighting shall be subject to the review and approval of the Planning Director.
6. All mechanical appurtenances on building roof tops and utility vaults shall be screened from
view in a manner meeting the approval of the Planning Director.
7. Prior to the issuance of grading permits for Block 400such area shall be examined to
determine the existence and extent of archaeological and paleontological resources in
accordance with adopted policies of the City of Newport Beach.
8. Building No. 4 shall be subject to the issuance of a Use Permit.
9. Sewage disposal service facilities to the Planned Community District will be provided by
Orange County Sanitation District No. 5.
10. Building No. 4 shall pay its "fair-share" of Circulation Systems Improvements for the
ultimate circulation system prior to the issuance of any building and/or grading permits.
11. Building No. 4, prior to the issuance of any building and/or grading permits, shall deposit
with the EIR Finance Director the sum proportional to the percentage of future additional
traffic related to said building in the subject area, to be used for the construction of a sound
attenuation barrier on the southerly side of West Coast Highway in the West Newport, and in
the Irvine Terrace, and in the Jamboree Road areas.
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SECTION III. COMMERCIAL, PROFESSIONAL, INSTITUTIONAL,
BUSINESS AND MEDICAL OFFICES
1. Intent: The intent in development of Block 400 is to permit the location of Commercial,
Professional. Institutional, Business and Medical and Dental Office uses and a limited
amount of commercial support activities involving sales to the general public of products
related to the operation and use of such office facilities.
2. Permitted Uses:
A. Administrative, Professional, Institutional, Financial, Business, Medical and Dental
Offices.
B. Retail Sales and Services of a convenience nature, ancillary to the operation and use
of the office facilities, located on the first floor of the buildings. Examples of such
uses include ,without limitation pharmacy, optical, surgical and orthopedic supply,
hearing aid sales, dental or clinical laboratory, medical accounting business,
telephone answering service, barber shop, tobacco store, card shop, confectionery and
newspaper stands.
C. Medical Clinic
D. Parking Lots, Structures and Facilities.
E. Restaurants, bars and theater/nightclubs subject to the approval of a use permit.
3. Building Location: All buildings shall be located in substantial conformance with this
Ground Level plans (Figure 11) and Parking Deck Level plan (Figure III).
4. Building Height: Building No. 4 shall be limited to a maximum height of 113'-6" above
approved finished floor elevation as shown on the grading plan to be prepared in accordance
with the provisions of paragraph 12 of this Section.
5. Signs:
A. Building Address Sign. Building address numerals and street name shall be a
maximum of two (2) feet in height. Building address signs for Building No. 4 shall be
located on the east and west elevations on the sign band at the First Level and shall
conform to the signage on existing buildings No. 3 and No. 4.
B. Project Identification Signs.
i. Monument Signs identifying the entire complex contained in Block 400
Planned Community District are proposed in two (2) locations:
a) Newport Center Drive in landscaping in front of Building No. l.
b) San Miguel Drive in landscaping just east of Building No. 4.
ii. Project identification signs shall be of a standard type to be constructed
according to criteria furnished by the Irvine Company and approved by the
Planning Director.
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C. Tenant Identification Signs. Tenant identification signs are divided into three (3)
categories which are:
i. Regular Tenant
ii. Major Tenant
iii. Special Category Tenant
The above mentioned signs are oriented to a standard legibility scale for pedestrian
and vehicle recognition, and will be designed and constructed in accordance with the
Newport Center criteria of the Irvine Company.
6. Sign Standards:
A. Signs (to include all those visible from the exterior of any building) may be lighted
but not signs or any other contrivance shall be devised or constructed so as to rotate,
gyrate, blink, or more in any animated fashion.
B. Signs shall be restricted to advertising only the person, firm, company or corporation
operating the uses conducted on the subject property.
C. 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.
D. All signs attached to the building shall be flush mounted and located on the sign
panel above the first level.
7. Parking:
Adequate off-street parking shall be provided to accommodate the parking needs for the
development of Block 400. 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 applicable off-street parking requirements of the City of
Newport Beach Zoning Ordinance. On-Site parking spaces for all uses in Area One will not
exceed a maximum of the number required by the City of Newport Beach zoning Ordinance,
provided that a maximum of twenty-five percent (25%) and two percent (2%) respectively, of
such total parking spaces may be limited to use for compact cars and for handicapped persons
respectively, upon approval of parking plan approved by the Planning Director and City
Traffic Engineer. The requirement for parking supporting a medical office use shall be 3.5
parking spaces per 1,000 s.f. of Gross Building Area.
8. Landscaping:
Detailed landscaping and irrigation plans, prepared by a licensed landscape architect or
architect, shall be reviewed by the Director of Parks, Beaches and Recreation. All
landscaping referred to in this paragraph shall be maintained in a neat and orderly fashion.
A. 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.
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B. 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.
C. Parking Areas. Trees, equal in number to one (1) per each seven (7) surface parking
stalls shall be provided in the parking area of Block 400.
9. Loading Areas: Streetside loading shall be visually screened from view from access streets
and adjacent property. Said screening shall form a complete opaque screen.
10. Refuse Collection Areas:
A. All outdoor refuse collection areas shall be visually screened from access streets and
adjacent property. Said screening shall form a complete opaque screen.
B. No refuse collection area shall be permitted between a frontage street and the
building line.
11. Telephone, Gas and Electrical Service:
All "on-site" gas lines, electrical lines and telephone lines shall be placed underground.
Transformer or terminal equipment shall be visually screened from view from streets and
adjacent properties.
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FIGURE II -GROUND LEVEL PLAN
8
SITE PLAN
-------... ............... ,. ---~ ...................... ............. .......... --H .:.a..-: ... ---;-Ji,at~
n•-...... at._.,iaMIIIM•ltltlHCII ,.,..~.
tallWN 1 ... t,AQI
,.,::::-PNMIU ~-· DMC1.-.11ttaPACf.,_•IUI• -·---·--•l'ID• ....
"" ...............
PA2019-010
PARKING DECK LEVEL PLAN
~
FIGURE III -PARKING DECK LEVEL PLAN
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AMENDMENTS
Establish restaurants as a permitted use within Block 400, subject to the securing of a use permit in
each case. (Amendment No. 672, adopted December 12, 1988.)
Establish bars and theater/nightclubs as permitted uses within Block 400, subject to the securing of a
use permit in each case. (Amendment No. 825, adopted October 9, 1995.)
Remove northwest corner at Newport Center Drive and San Nicolas Drive, and open space corners
from Avocado from the Block 400 Planned Community District. (Ordinance No. 2009-28, adopted
November 24, 2009.)
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BLOCK 800 PLANNED COMMUNITY DISTRICT
NEWPORT CENTER
Newport Beach, California
Adopted April 23, 1979, Ordinance No. 1799
Amended October 13, 1981, Resolution No. 11065
Amended January 23, 1984, Resolution No. 84-8
Amended February 9, 1987, Resolution No. 87-23
Amended August 24, 1992, Resolution No. 92-91
Amended October 9, 1995, Resolution No. 95-115
Amended November 24, 2009, Ordinance No. 2009-28
PA2019-010
Introduction
Section I
Section II
Section III
List of Figures
Figure I
Figure II
Figure III
Figure IV
TABLE OF CONTENTS
BLOCK 800 PLANNED COMMUNITY DISTRICT
Statistical Analysis -Block 800 Planned
Community District
General Notes
Commercial, Professional, Institutional and Business Offices
Land Use Plan
Vicinity Map
Plaza Level Plan
Ground Level Plan
11
1
4
5
6
2
3
7
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PA2019-010
INTRODUCTION
The Block 800 Planned Community District for the City of Newport Beach is a part of the Newport
Beach Center Development and is in conformance with the Newport Beach General Plan adopted in
December, 1973, and as amended.
The subject property, known as Block 800, consists of approximately 11 acres and is adjacent to
Newport Center Drive on the east, Santa Barbara Drive on the south, San Clemente Drive on the west
and an existing private road lying adjacent to the Pacific Mutual Life Insurance Company building in
Block 700 on the north.
The purpose of this Planned Community (PC) District is to provide for the zoning classification and
development of the subject property in accordance with the development standards set forth herein.
The Block 800 development is the Pacific Mutual Plaza which consists of two seven story buildings
containing commercial, professional, institutional and business office uses, support commercial uses
ancillary to the office uses, a restaurant, landscaping, surface parking and deck parking.
The general site location and land use plan for the subject property are set forth in Figure I.
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t
San Clemente Drive
Block 800 Planned Community
District
Figure I -LAND USE PLAN
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PACIFIC OCEAN
VICINITY MAP
BLOCK BOO
SAN
PLANNED COMMUNITY DISTRICT.
Figure II -VICINITY MAP
3
IRVINE
Rd.
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SECTION I:
STATISTICAL ANALYSIS
1. Areas of Development
Total Area: 11.0 acres
2. Percentage of Site Coverage
1)
2)
3)
Building Footprint:
Parking Areas:
Landscape and Pedestrian Circulation:
3. Intensity of Developed Areas
10%
45%
45%
1) Maximum floor area for commercial, professional, institutional, business
office and restaurant uses:
286,166 sq. ft.
2) Maximum floor area for restaurant facility
13,200 gross sq. ft.
(6,000 sq. ft. net public area)1
1 Calculations based on applicable definitions in City ofNewport Beach Zoning Ordinance.
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SECTION II:
GENERAL NOTES
1. Water service to the Planned Community District will be provided by the City of
Newport Beach.
2. Sewage disposal service facilities to the Planned Community District will be
provided by Orange County Sanitation District No. 5.2
3. Development of the subject property will be undertaken in accordance with the flood
protection policies and requirements of the City of Newport Beach.
4. Grading and erosion control provisions shall be carried out on all areas of the Planned
Community in a manner meeting the approval of the Director of Community
Development.
5. Except as otherwise stated in this Ordinance, the requirements of the Newport Beach
Zoning Ordinance shall apply. The contents of this text notwithstanding, all
construction within the boundaries of this Planned Community District shall comply
with all provisions of the City of Newport Beach's Uniform Building Code and the
various mechanical codes related thereto.
6. All parking lot lighting shall be subject to the review and approval of the Director of
Community Development. Parking lot lighting shall be designed in a manner so as to
minimize impacts on adjacent residential uses.
7. All mechanical appurtenances on building roof tops and utility vaults shall be
screened from view in a manner meeting the approval of the Director of Community
Development.
8. Prior to the issuance of grading permits Block 800 shall be examined to determine the
existence and extent of archaeological and paleontological resources in accordance
with adopted policies of the City of Newport Beach.
9. Grease interceptors shall be installed on all fixtures where grease may be introduced
into the drainage systems in accordance with the provisions of the Uniform Plumbing
Code.
2 It is anticipated that sewage disposal services to Area One of the Planned Community District will be provided by
connection to sewer facilities under Newport Center Drive. In the event such sewer disposal services are provided to
Area One by connection to sewer facilities under Jamboree Road, no improvements in Area One shall be occupied
until contracts are entered into by Orange County Sanitation District No. 5 for the improvement and expansion of
such facilities under Jamboree Road.
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SECTION III:
COMMERCIAL, PROFESSIONAL, INSTITUTIONAL AND BUSINESS OFFICES
1. Intent
The intent in development of Block 800 is to permit the location of commercial,
professional, institutional and business office uses, a restaurant and a limited amount
of commercial support activities involving sales to the general public of products
related to the operation and use of such office facilities.
2. Permitted Uses
A. Administrative, professional, institutional, financial and business offices.
B. Retail sales and services of a convenience nature ancillary to the operation
and use of the office facilities located on the first floor of the buildings.
Examples of such uses include without limitation tobacco store, card shop,
confectionery and newspaper stands.
C. Restaurant, bar and theater/nightclub (Subject to use permit)
D. Parking lots, structures and facilities.
E. Car Wash
1. All drainage shall be into the sanitary sewer system.
2. This service shall be for building tenants and patrons of the Ritz
Restaurant only.
3. Building Location
All buildings shall be located in substantial conformance with the Ground Level
Plan (see figure II and Plaza Level Plan (see figure III).
4. Building Height
All buildings shall be limited to a maximum eight of 125 feet above approved pad
elevation as shown on the grading plan prepared in accordance with the provision of
paragraph 12 of this Section.
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\
I
I
/ .,,--...
PACtAC MUTUAL PLAZA ...... ,.,,,u.,.-e:•~"0"""'
Figure III -PLAZA LEVEL PLAN
7
I
· Compact
Handicap
Standard
TOTAL
288
23
......!!iL
1155 Cars
REQUIRED 1005 Cars
/
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( . PACIFIC MUTUAL PLAZA
"i•Nl«I ,tU.CI! Ul.lf~I~
Figure IV -GROUND LEVEL PLAN
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5. Signs
A. Building Address Sign. Building address numerals shall be a maximum of
two (2) feet in height. Building address numerals shall face Newport Center
Drive (and/or pedestrian walkways in the case of necessity) and will be
located on the building in an area most conveniently adjacent to or at the
main entrance to any building. Building address numerals shall be of a form
cons'istent with surrounding identification signing.
B. Building Identification Sign.
1. Building Identification is allowed at the following three (3) locations
within the Block 800 Planned Community District:
(a) Frontage on Newport Center Drive
(b) Frontage on Santa Barbara Drive
(c) Frontage on the private street between Block 800 and Block
700 of Newport Center.
2. Building Identification is permitted in form of hedge signing.
3. Building Identification signs shall be of a standard type to be
constructed according to criteria furnished by the Irvine Company and
approved by the Planning Director.
C. Tenant Identification Signs. Tenant identification signs are divided into three
(3) categories which are:
1. Regular Tenant
2. Major Tenant
3. Special Category Tenant
The above mentioned signs are oriented to a standard legibility scale for
pedestrian and vehicle recognition, and will be designed and constructed in
accordance with the Newport Center Signing Criteria of the Irvine Company.
6. Sign Standards
A. Signs (to include all those 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.
B. Signs shall be restricted to advertising only the person, firm, company or
corporation operating the uses conducted on the subject property and to
designating the overall development in Block 800 as Pacific Mutual Plaza.
C. 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.
D. All signs attached to the building shall be flush mounted.
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7. Parking
Adequate off-street parking shall be provided to accommodate the parking needs for
the development of Block 800. 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 applicable off-street parking requirements
of the City of Newport Beach Zoning Ordinance.
On site parking spaces for all uses in Block 800 will not exceed a maximum of the
number required by the City of Newport Beach Zoning Ordinance.
8. Landscaping
Detailed landscaping and irrigation plans, prepared by a licensed landscape architect
or architect, shall be reviewed by the Director of Parks, Beaches and Recreation and
the Public Works Department. All landscaping referred to in this paragraph shall be
maintained in a neat and orderly fashion.
A. 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. Landscaping along streets
and at drive entrances shall be designed to provide sight distance per City
Standard Drawing 110-L unless otherwise approved by the City Traffic
Engineer.
B. Landscaping -Vehicle Separation. All landscaped areas shall be separated
from adjacent vehicular areas by a wall of curb, at least six (6) inches higher
than the adjacent vehicular area.
C. Parking Areas. Trees, equal in number to one (1) per each five ( 5) surface
parking stalls and/or parking stalls located on the upper deck of a parking
structure shall be provided in the parking area in Block 800.
9. Loading Area Street side loading shall be visually screened from view from access
streets and adjacent property. Said screening shall form a complete opaque screen.
10. Refuse Collection Area
A. All outdoor refuse collection areas shall be visually screened from access
streets and adjacent property. Said screening shall form a complete opaque
screen.
B. No refuse collection area shall be permitted between a frontage street and the
building line.
11. Telephone, Gas and Electrical Service
All "on site" gas lines, electrical lines and telephone lines shall be placed
underground. Transformer or terminal equipment shall be visually screened from
view from streets and adjacent properties.
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12. Grading
Grading of Block 800 shall be conducted and undertaken in a manner both consistent
with applicable grading standards and ordinances of the City of Newport Beach and
in accordance with a grading plan to be approved by the Director of Community
Development.
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NEWPORT VILLAGE
PLANNED COMMUNITY TEXT
Amendment No. 594
City Council Ordinance 83-27
October 24, 1983
Amendment No. 728
City Council Resolution No. 92-4
January 13, 1992
Amendment No. 729
City Council Resolution No. 92-5
January 13, 1992
AmendmentNo. 746
City Council Resolution No. 92-6
January 13, 1992
Amendment No. 835
City Council Resolution No. 95-130
November 27, 1995
Amendment No. PA 2009-111
City Council Ordinance No. 2009-28
November 24, 2009
PA2019-010
INTRODUCTION
SECTION I.
Statistical Analysis
SECTION II.
General Notes
SECTION III.
CONTENTS
Governmental/Institutional (Areas 1 and 4)
SECTION IV.
Open Space (Areas 2 and 3)
SECTIONV.
Retail (Area 5)
APPENDIX
EXHIBITS
Land Use Plan, Exhibit A
Signage Plan, Exhibit B
ii
Page 1
Page2
Page 3
Page 5
Page 7
Page 8
Page 19
Page 20
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INTRODUCTION
The Newport Village Planned Community District, a portion of the Newport Center planning area, has
been developed in accordance with the Newport Beach General Plan.
The purpose of this Planned Community is to provide a method whereby property may be classified
and developed for retail, governmental, institutional, and open space uses. The specifications of this
district are intended to provide land use and development standards supportive of the development
proposal contained herein while insuring compliance with the intent of all applicable regulatory codes.
(A594)
Whenever the regulations contained herein conflict with the regulations of the Newport Beach
Municipal Code, the regulations contained herein shall take precedence. The Municipal Code shall
regulate this development when such regulations are not provided within these district regulations. All
development within the Planned Community boundaries shall comply with all provisions of the
Uniform Building code and various mechanical codes related thereto.
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SECTION I. STATISTICAL ANALYSIS
Newport Village
DEVELOPMENT
LAND USE AREA ACRES UNITS
Governmental/Institutional/Retail
Transit Facility 2.0
Library 4 4.0 65,000 sq.ft.
Retail 5 10.0 100,000 sq.ft.
SUBTOTAL 16.4 170,000 sq.ft.
Open Space 2,3 17.3 4 acre public park'
TOTAL 33.3
1 A 4 acre public park is contemplated by the General Plan in the area north of the Library site and south of San
Miguel Drive (Area 3).
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SECTION II. GENERAL NOTES
1.
2.
Project Description
The Planned Community District encompasses 33.3 acres. 10 acres are designated for retail
use and 6.0 acres are designated for governmental/institutions use. 17.3 acres are designated
for open space use, including a 4-acre public park.
Water Service
Water within the Planned Community area will be furnished by the City of Newport Beach.
3. Sewage Disposal
Sewage disposal facilities within the Planned Community will be provided by Orange County
Sanitation District No.5. Prior to the issuance of any building permits, it shall be demonstrated
to the satisfaction of the Planning Department that adequate sewer facilities will be available.
Prior to the occupancy of any structure it shall be further demonstrated that adequate sewer
facilities exist.
4. Grading and Erosion
5.
Grading and erosion control shall be carried out in accordance with the provisions of the City
of Newport Beach Grading Ordinance and shall be subject to permits issued by the Building
and Planning Departments.
Screening
All mechanical appurtenances on building roof tops and utility vaults shall be screened from
view in a manner compatible with the building materials; and noise associated with said noise
generators shall be attenuated to acceptable levels in receptor areas. The latter shall be based
upon the recommendations of a qualified acoustical engineer, and be approved by the
Planning Department.
6. Archaeological/Paleontological
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
policies.
7. Any fire equipment access shall be approved by the Fire Department.
8. The final design of on-site pedestrian and bicycle circulation in any tract shall be reviewed and
approved by the Public Works Department and the Planning Department.
9. All buildings shall meet Title 24 requirements. Design of buildings shall take into account the
location of building air intake to maximize ventilation efficiency, the incorporation of natural
ventilation, and implementation of energy conserving heating and lighting systems.
10. Water conservation design features shall be incorporated into building construction.
11. Exposed slopes, if any, shall be stabilized as soon as possible to reduce erosion.
12. Public or private streets shall meet City standards.
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13. The maximum height of all buildings shall be forty-five (45) feet and shall be measured in
accordance with the Newport Beach Municipal Code, except that no building shall extend
higher than the extension of the plane established by Ordinance No. 1596 for Corporate Plaza.
14. Crown Drive will not be extended across MacArthur Boulevard.
15. Harbor View Drive shall not be extended across MacArthur Boulevard.
16. All utilities shall be underground.
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SECTION Ill. GOVERNMENTAL AND INSTITUTIONAL (AREAS 1 and 4)
A. Permitted Uses
1. Transit Facility (Area 1 ), including parking of Orange County Transit District
buses and vehicles, bus shelter structures, including restrooms, and public
parking.
2. Public Library (Area 4), including appurtenant facilities such as public meeting
rooms.
3. Signs in accordance with the City of Newport Beach Municipal Code.
B. Uses Requiring a Use Permit
C.
1. Restaurants.
2. Retail uses such as gift shop, book store.
Development Standards
1. Floor Area and Development Limits. The total floor area shall be as provided
in Section I Statistical Analysis, consistent with the Newport Beach General
Plan.
2. Building Height. Buildings shall be subject to the height regulations specified
in Section 20.87.205 of the Newport Beach Municipal Code, except that no
building shall extend higher than the extension of the sight plane established
by Ordinance No. 1596 for the Corporate Plaza Planned Community.
3. Setback Requirements. The following building setback requirements,
measured from the property line, shall apply:
Avocado A venue 20 feet
Coast Highway 40 feet
MacArthur Boulevard 40 feet
San Miguel 20 feet
4. Off-Street Parking. Off-street parking shall be provided on-site in surface lots or in
parking structures.
5.
Parking for the transit facility shall be in accordance with Use Permit No. 3286.
Parking for public library shall be provided at a ratio of one parking space for each
250 square feet.
The design and layout of all parking areas and loading areas shall be subject to the
review and approval of the City Traffic Engineer and the Public Works Department.
Lighting. Lighting of building interiors and exteriors and parking lots shall be
developed in accordance with City Standards and shall be designed and maintained in
a manner which minimizes impacts on adjacent land uses including Harbor View
Hills. Nighttime lighting shall be limited to that necessary for security and shielded
from any adjacent residential area. The plans for lighting shall be prepared and signed
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by a licensed electrical engineer, and shall be subject to review and approval of the
City Planning Department.
6. Landscaping. A minimum of 5% of the paved surface parking areas shall be devoted
to planting areas. A landscaping program shall be reviewed and approved by the
Parks, Beaches and Recreation Department, and the Planning and Public Works
Departments. In no case shall any landscaping penetrate the Sight Plane established by
Ordinance No. 1596 for Corporate Plaza.
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SECTION IV. OPEN SPACE (AREAS 2 and 3)
A. Permitted Uses
Open Space, including public parks.
B. Development Standards
As provided by Chapter 20.52, Open Space District, of the Newport Beach Municipal
Code.
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SECTIONV. RETAIL (AREA 5)
LOCATION
Area 5 (aka Corona del Mar Plaza) is located at the northwest comer of East Coast Highway
and MacArthur Boulevard within the area defined as Newport Center as shown on the Planned
Community Development Plan.
INTENT
It is intended that Area 5 be developed as a specialty retail commercial center. These
regulations will permit a broad range of commercial uses appropriate to a retail commercial
center. These uses include retail uses, restaurants, and uses which are service in nature.
DEFINITIONS
Bar -The term "bar" shall mean a place of business with the principle purpose to sell or serve
alcoholic beverages for consumption on the premises and may include live entertainment
and/or dancing as accessory uses to the primary sale and service of alcoholic beverages,
provided further that such live entertainment and/or dancing shall occupy less than twenty
percent (20%) of the "net public area."
Gross Floor Area -Gross floor area is the area included within the walls of the building,
exclusive of mechanical shafts and related appurtenances. The floor area shall also include the
areas which are defined by planters, awnings, shade structures, fences or rails and are for the
exclusive and permanent use for display or seating by a use permitted by this text. Exterior
covered walkways between or in front of retail buildings shall not be included in gross floor
area.
Restaurant -The term "restaurant" shall mean a place of business with the principal purpose
to sell or serve food products and beverages for consumption on the premises within a
building consisting of a permanent structure that is fully enclosed with a roof and walls, and
where incidental dining to the extent of not more than 25% may be permitted out-of-doors on
a patio, deck or terrace that is integrated into the building design, and where the area devoted
to live entertainment and/or dancing does not exceed twenty percent (20%) of the "net public
area.".
A. PERMITTED USES
1. Retail stores, including clothing store, bakeries, bookstores, food shops, pet stores,
shoe shops, candy shops, card shops, florists, record stores, audio and video stores,
camera shops, luggage stores, furniture stores, art galleries, jewelry stores, athletic
stores, china and gift shops, specialty food service, specialty stores and other uses
which are of similar nature.
Page 8
PA2019-010
B.
2. Personal services establishments, including barber shops, beauty parlors, tailor shops,
opticians, dry cleaning establishments (with plant on site, subject to the requirements
included in these development standards), postal service facilities, enclosed bicycle
storage lockers and other uses which are of a similar nature.
3. Outdoor sales establishments, carts and kiosks, and outdoor special events and
structures, subject to the approval of the Planning Director.
4. Temporary structures and uses. Regulations are as specified in the Newport Beach
Municipal Code.
5. Office uses, only when such offices are ancillary to a permitted use located in the
complex (Area 5).
SITE PLAN REVIEW REQUIRED
A site plan review shall be approved by the Planning Commission and the City Council, for
the siting of buildings, setbacks, landscaping and other development standards, in accordance
with the Newport Beach Municipal Code site plan review procedure; prior to issuance of any
building permits. Minor changes made after or during construction, but in substantial
conformance with the original plans approved by the Planning Commission and the City
Council, shall be reviewed and approved by the Planning Director.
C. USES REQUIRING A USE PERMIT
The following uses shall be permitted subject to the securing of a use permit in each case:
1. Bars and restaurants, other than a use which can be categorized as a "Specialty Food
Service" use as defined in Title 20 of the City of Newport Beach Municipal Code.
2. Drive-in facilities (excluding food uses).
3. Uses as specified in the RSC District of Chapter 20.33 (more specifically, Table 20.33,
exclusive of arcades, recreational establishments; and drive-in, take-out restaurants) of
the Newport Beach Municipal Code, unless otherwise permitted by these planned
community regulations.
D. DEVELOPMENT STANDARDS
1. Floor Area and Development Limits: The total gross floor area permitted, shall not
exceed 105,000 gross feet. Of this floor area limitation a maximum of 15% (15,750
sq.ft.) may be devoted to restaurant uses (including bars and restaurants). Outdoor
areas which are defined by fences or rails and are for the exclusive and permanent use
for display or seating by a retail or food use shall be calculated as floor area, except as
otherwise permitted by the Newport Beach Municipal Code. Incidental outdoor
seating, covered or uncovered, which is not for the exclusive use of any retail or
restaurant establishment shall not be calculated as floor area as entitled by this section.
Loading docks, covered trash areas, common electrical/utility rooms shall not be
calculated as floor area as entitled by this section.
Page 9
PA2019-010
2. Building Height: Buildings shall be subject to the height regulations specified in
Section 20.87.205 of the Newport Beach Municipal Code, except that no building
shall extend higher than the extension of the Sight Plane established by Ordinance No.
1596 for the Corporate Plaza Planned Community.
3. Setback Requirements: The following building setbacks shall be maintained from the
streets with dimensions measured from the property lines:
Avocado A venue
East Coast Highway
MacArthur Boulevard
20 feet
No Setback
35 feet with the following projections:
a. The MacArthur Boulevard setback shall be reduced to 15 feet for a distance of
135 feet as measured along the MacArthur property line northerly from the
intersection of the prolongation of the property lines of MacArthur Boulevard
and East Coast Highway.
b. The MacArthur Boulevard setback shall be reduced by the width of the
required acceleration and deceleration lanes resulting from the MacArthur
access (if entitled), with a maximum reduction of 15 feet. The reduced setback
shall be limited to the length of the combined acceleration and deceleration
lanes as approved by the City Traffic Engineer.
No setbacks are required from any internal parcel lines, except as may be required by
the Building Code.
4. Off-Street Parking: A minimum of 4.9 off-street parking spaces for every 1,000 square
feet of gross floor area for Area 5 (Corona del Mar Plaza) shall be provided on-site for
all uses, including food service uses (includes required parking for bars, restaurants,
and specialty food service uses). Parking stall size shall be in accordance with City of
N~wport Beach Standards unless otherwise approved by the City Traffic Engineer.
5. Lighting: Parking lot lighting shall be developed in accordance with City standards
and shall be designed in a manner which minimizes impacts on adjacent land uses.
The plans shall be prepared and signed by a licensed electrical engineer; with a letter
from the engineer stating that this requirement has been met. The lighting plan shall
comply with the following criteria:
Parking Lot Lighting Design:
Type of Light
Pole Height
Light Intensity
Combined high pressure sodium and metal halide
25 feet maximum, in no case shall the pole
height extend higher than the extension of the
sight plane established by Ordinance No. 1596
for the Corporate Plaza Planned Community.
Minimum one (1) footcandle per the City of
Newport Beach Police Department.
Page 10
PA2019-010
6.
Direction of Light
Visible Light Source
Building Lighting Design:
Type of Light
Visible Light Source
Down only.
The light source for each luminaire shall not be
visible above the horizontal plane.
Down lighting in arcades and along sidewalks
will use a combination of incande~cent and
fluorescent sources. Perimeter building lights
will use a combination of incandescent and high
pressure sodium sources.
The light source for each luminaire shall be
directed away from adjacent properties and not
visible from beyond the project site.
Restaurants: All bars, restaurants, including specialty food uses shall be subject to the
following requirements.
a. Parking shall be provided as specified in these development standards, more
specifically in Section V, (D) 4.
b. Kitchen exhaust fans are required and shall be designed to control odors and
smoke, unless otherwise approved by the Newport Beach Building
Department.
c. A washout area or areas is/are required and shall be provided in such a way as
to insure direct drainage into the sewer system and not into the bay or the
storm drains, unless otherwise approved by the Newport Beach Building
Department.
d. Grease interceptors shall be installed on all fixtures in any restaurant facility
where grease may be introduced into the drainage systems in accordance with
the provisions of the Uniform Plumbing Code, unless otherwise approved by
the Newport Beach Building Department and Public Works Department.
Grease interceptors shall be located in such a way as to be easily accessible for
routine cleaning and inspection.
7. Dry Cleaning Facilities: All dry cleaning facilities shall be subject to the following
requirements:
a. Any boilers shall be isolated in accordance with the requirements of the
Uniform Building Code.
b. The use of chemicals shall be reviewed and approved by the Fire Prevention
Bureau.
c. There shall be no outside storage of materials, supplies or other paraphernalia.
d. The proposed dry cleaning equipment shall be installed and operated in
conformance with the requirements of the South Coast Air Quality
Management District.
Page 11
PA2019-010
8. Landscaping: A minimum of 5% of the paved surface parking areas shall be devoted
to planting areas. In no case shall any landscaping penetrate the Sight Plane
established by Ordinance No. 1596 for the Corporate Plaza Planned Community.
E. SIGNS
1. Definitions: The following terms used III this section shall have the meanings
indicated below:
a. Anchor Tenant. The term "Anchor Tenant" means a store having a
minimum of twenty thousand (20,000) square feet of floor space,
which is located within or between other commercial buildings.
b. Audible Signs. The term "Audible Sign" means any sign which uses
equipment to communicate a message with sound or music.
c. End Cap Tenant. The term "End Cap Tenant" means a store having
three building elevations with a minimum of four thousand (4,000)
square feet of floor area.
d. Building Elevation. The term "Building Elevation" means the exterior
wall surface formed by one (1) side of the building.
e. Eye Level. The term "Eye Level" means at the height of five (5) feet
measured from grade.
f. Freestanding Commercial. The term "Freestanding Commercial"
means any building with a commercial use which is separated from
other commercial uses by parking and/or streets.
g. Major Tenant. The term "Major Tenant" means a store or restaurant
having a minimum of eight thousand (8,000) square feet of floor space,
which is located within or between other commercial buildings.
h. Monument Sign. The term "Monument Sign" means any sign that is
supported by its own structure and is not part of or attached to any
building.
1. Sign. The term "Sign" means any media, including their structure and
component parts which are used or intended to be used out-of doors to
communicate information to the public.
j. Sign Area. The term "Sign Area" means the area enclosed by a
rectangle drawn around the wording, numbers or images composing
the sign.
k. Sign Face. The term "Sign Face" means the physical plane and/or
surface upon which the wording or images are applied.
1. Sign Letter. The term "Sign Letter" means the individual symbols of
the alphabet used in forming the words of a message.
m. Tenant Sign. The term "Tenant Sign" means any permanent sign of an
establishment which is located on or attached to the storefront
elevation, covered walkway or awning for the purpose of
communicating the name of the tenant.
Page 12
PA2019-010
n. Temporary Signs. The term "Temporary Sign" means any sign, banner,
pennant, valance or advertising display constructed of cloth, canvas,
plywood, light fabric, cardboard, wallboard or other light materials,
with or without frames, intended to be displayed for a limited period of
time.
2. Permitted Signs
Subsection 1 -Site Identification Signage
a. Shopping Center Identification Signs: In addition to other signs
permitted by this section, monument signs identifying the shopping
center and tenants are permitted at the vehicle entry on MacArthur
Boulevard, the vehicle entry on Avocado A venue, the intersection of
East Coast Highway and Avocado and the project's main pedestrian
entrance from East Coast Highway. The location of the signs shall be
approved by the City Traffic Engineer to ensure adequate sight
distance. The sign area of each sign is as follows:
MacArthur Boulevard Entrance
Maximum Sign Area
Maximum Sign Height
Identification
Maximum Letter Height
Letter Style/Illumination
100 Square Feet
8 feet
Name of Shopping Center, Logos and Tenant
names
Shopping Center Identification -24"
Tenant Identifications -12"
Shopping Center Identification and Logo shall
be individual letters either spot lit or reverse
channel halo lit.
Tenant Identification shall be individual letters similarly lit or routed out letters
backlit in an opaque background.
Avocado A venue Entrance
Maximum Sign Area
Maximum Sign Height
Identification
Maximum Letter Height
Letter Style/Illumination
100 Square Feet
8 feet
Name of Shopping Center, Logos and Tenant
names
Shopping Center Identification -24"
Tenant Identifications -12"
Shopping Center Identification and Logo shall
be individual letters either spot lit or reverse
channel halo lit.
Tenant Identification shall be individual letters similarly lit or routed out
letters backlit in an opaque background.
Intersection of East Coast Highway & Avocado A venue
Maximum Sign Area
Maximum Sign Height
120 Square Feet
10 feet
Page 13
PA2019-010
Identification Name of Shopping Center, Logos and Tenant
Maximum Letter Height
Letter Style/Illumination
names
Shopping Center Identification -24"
Tenant Identifications -12"
Shopping Center Identification and Logo shall
be individual letters either spot lit or reverse
channel halo lit.
Tenant Identification shall be individual letters similarly lit or routed out
letters backlit in an opaque background.
Main Pedestrian Entrance from East Coast Highway
An arch or pedestrian gateway shall be allowed at the main pedestrian entry
off of East Coast Highway, subject to review and approval of the City of
Newport Beach Modification Committee. The arch may be freestanding
between buildings or may span and connect to the buildings. The project name
and project logo may appear on the gateway as individual letters spot lit or
reverse channel halo lit.
b. Library Link Feature: Sculptural or decorative elements may be used to
help define the pedestrian link between the project and the library.
c. Graphic Light Sconce: Feature light sconces shall be used to create
pedestrian scale and character. Sconces shall either be internally or
indirectly lit to back light graphic patterns that may contain elements of
the project logo.
d. Project Directory: No more than three (3) project directories may be
located near the major pedestrian intersections of the project.
Directories will consist of a site map and a listing of project tenants.
Maximum width of the directory shall be four feet ( 4') and the
maximum height shall be eight feet (8'). Directory may be internally
illuminated.
Subsection 2 -Tenant Identification Signage
a. Tenant Signage: In addition to other signs permitted by this section,
signs identifying the major tenants are permitted on the exterior walls
or parapets of the building which they occupy. Within this category,
one (1) sign per building elevation is permitted, unless noted
otherwise. However, more than one (1) wall sign per Tenant is
permitted on the same elevation, if the aggregate sign area of all signs
for the same Tenant on the same elevation is equal to or less than the
maximum permitted sign area. Tenant sign criteria is segregated into
zones based on their proximity and sensitivity to adjacent residential
communities.
1. Zone One -Building elevation directly fronting MacArthur
Boulevard. No tenant signage of any kind will be permitted in
this zone.
Page 14
PA2019-010
2. Zone Two -West elevation (parking lot side) of the buildings
along MacArthur Boulevard. The following tenant signage
will be permitted:
Letter Style
Letter Height
Individual letters either spot lit from above or
below, halo lit with neon or open channel with
exposed neon.
Anchor Tenants -48" maximum
Major Tenants -24" maximum
End Cap Tenants -18" maximum
Other Tenants-12" maximum
Allowable Area Anchor Tenants -150 square feet
Major Tenants -three square feet for every
lineal foot of store frontage with a maximum of
120 square feet.
End Cap and Other Tenants -two square feet
for every lineal foot of store frontage with a
maximum of 90 square feet for end cap Tenants
and 60 square feet for other Tenants.
Sign Location Sign to be located no closer than 4 feet from
Tenant demising wall.
Miscellaneous Tenant names may also be silkscreened onto
canvas awnings where awnings occur with a
maximum letter height of eight inches (8").
3. Zone Three -North wall of Major Tenant Building along MacArthur
Boulevard. The name of the Shopping Center, Logo and a maximum
of three (3) tenant signs shall be permitted. The maximum letter
heights shall be as follows:
a. Shopping Center
Name and Logo 6" larger than largest Tenant Sign
b. Three (3) Tenant Signs 18" maximum letter height
c. Two (2) Tenant Signs 24" maximum letter height
d. One (1) Tenant Sign 30" maximum letter height
The signs shall be either spot lit from above or below.
4. Zone Four -North elevation (parking lot side) of the building along
East Coast Highway and east elevation (parking lot side) of the
building along Avocado A venue. The following tenant signage will be
permitted:
Letter Style
Letter Height
Anchor Tenants
Major Tenants
End Cap Tenants
Other Tenants
Allowable Area
Anchor Tenants
Major Tenants
Individual letters either spot lit from above or
below.
36" maximum
24" maximum
18" maximum
12" maximum
150 square feet
three square feet for every lineal foot of store
Page 15
PA2019-010
End Cap and
Other Tenants
Sign Location
Miscellaneous
frontage with a maximum of 120 square feet
two square feet for every lineal foot of store
frontage with a maximum of 90 square feet for
end cap Tenants and 60 square feet for other
Tenants.
Sign to be located no closer than 4 feet from
Tenant demising wall.
Tenant names may also be silkscreened onto
canvas awnings where awnings occur with a
maximum letter height of eight inches (8").
5. Zone Five -East Coast Highway elevation. The following tenant
signage will be permitted:
Letter Style
Letter Height
Allowable Area
Major Tenants
Individual letters either spot lit from above or
below, halo lit with neon, or open channel with
exposed neon.
Major Tenants -24" maximum
End Cap Tenants-18" maximum
Other Tenants-12" maximum
three square feet for every lineal foot of store
frontage with a maximum of 60 square feet
End Cap and Other Tenants
Sign Location
Miscellaneous
two square feet for every lineal foot of store
frontage with a maximum of 60 square feet for
end cap Tenants and 40 square feet for other
Tenants.
Sign to be located no closer than 4 feet from
Tenant demising wall.
Tenant names may also be silkscreened onto
canvas awnings where awnings occur with a
maximum letter height of eight inches (8").
6. Zone Six -Avocado Avenue elevation. The following tenant signage
will be permitted:
Letter Style Individual letters either spot lit from above or
below, halo lit with neon, or open channel with
exposed neon.
Letter Height
Anchor Tenants 36" maximum
Major Tenants 24" maximum
End Cap Tenants 18" maximum
Other Tenants 12" maximum
Page 16
PA2019-010
Allowable Area
Anchor Tenants
Maj or Tenants
150 square feet
three square feet for every lineal foot of store
frontage with a maximum of 120 square feet.
End Cap and Other Tenants
Sign Location
Miscellaneous
two square feet for every lineal foot of store
frontage with a maximum of 90 square feet for
end cap Tenants and 60 square feet for other
Tenants.
Sign to be located no closer than 4 feet from
Tenant demising wall.
Tenant names may also be silkscreened onto
canvas awnings where awnings occur with a
maximum letter height of eight inches (8").
7. Zone Seven -Restaurant pad building. Tenant signage of the
following type only may be permitted for this Zone; Individual letters,
illuminated with a maximum letter height of24". Up to a maximum of
three (3) signs shall be permitted.
b. Tenant Blade Signs. One (1) blade sign per Tenant shall be located under the
pedestrian arcade along the storefronts. The blade signs to consist of a
suspended "framework" with a thirty-six inch (36") maximum length and
twenty-four inch (24") maximum height. Tenants to apply their name and/or
logo within this "framework" with no type or images protruding beyond the
prescribed borders. Signs may be spot lit.
c. All stores are permitted to place on glass storefront at each entry a decal sign
identifying the store name and services, store address, hours of business and
emergency telephone numbers. This sign shall be located at or below eye level
to be visible to pedestrians, and shall not exceed two (2) square feet in area.
Color of decal to be white.
d. Building Address: Building addresses shall be located on buildings as directed
by the City of Newport Beach Fire Department. Letter height to be a
maximum of eighteen inches (18").
3. General Provisions:
a. Temporary Signs: In addition to other signs permitted in this section,
temporary signs, intended to be displayed for sixty (60) days or less, are
permitted for purposes related to special events, seasonal activities and store
openings. Temporary signs, identifying new construction or remodeling, may
be displayed for the duration of the construction period beyond the sixty (60)
day limit. Real Estate signs shall be erected in accordance with the Newport
Beach Municipal Code.
Page 17
PA2019-010
b.
C.
d.
Maintenance: Signs, together with all of their supports, braces, guys and
anchors, shall be properly maintained with respect to appearance, structural
and electrical features.
Restricted Sign Types: Rotating, flashing, blinking signs or signing with
animation shall not be allowed. No signs shall be permitted which imitate or
resemble official traffic signs or signals. No wind signs or audible signs are
permitted.
Exceptions: Relief from the restrictions noted in this section require the review
and approval of the Modification Committee of the City of Newport Beach.
Page 18
PA2019-010
A594
APPENDIX
City Council approved 10/24/1983 Ordinance 83-27
Request to consider the adoption of a Planned Community Development Plan for the
Newport Village area in Newport Center.
A 728 City Council adopted 01-13-92 Resolution 92-4
Request to amend the Corporate Plaza Planned Community Development Plan so as to
permit 85,000 sq. ft. of additional office development transferred from the Newport
Village Planned Community. The proposal also includes a request to amend the Planned
Community sign provisions so as to be consistent with the proposed sign provisions of the
Corporate Plaza West Planned Community.
A 729 City Council adopted 01-13-92 Resolution 92-5
Request to amend the Civic Plaza Planned Community Development Plan so as to add
57,150-sq. ft. of additional office development, 35,000 sq. ft. of which would be trans-
ferred from the Newport Village Planned Community and 22,150 sq. ft. of which is new
development entitlement, and to delete 14,000 sq. ft. of library entitlement, which would
be transferred to the Newport Village Planned Community. The proposal also includes: a
request to amend the existing Planned Community sign standards; and a change to require
the approval of a use permit for restaurants rather than a site plan review.
A 746 City Council adopted 01-13-92 Resolution 92-6
Request to amend the Newport Village Planned Community Development Plan so as to:
expand the boundary of the Planned Community so as to include the land bounded by
Avocado A venue, San Miguel Drive, MacArthur Blvd. and San Joaquin Hills Road; revise
the land use plan so as to identify five statistical development areas which are distributed
between two land use designations of Governmental/Institutional and Open Space, and
delete the multiple family residential and retail designations; add development standards
for the development of a65,000 sq. ft. library, a 100,000 sq. ft. museum, and a 4 acre
public park; and the addition of a General Notes Section.
A835 City Council adopted 11-27-95 Res. 95-130
Request to amend the Newport Village P-C to permit the construction of a 105,000-sq. ft.
specialty retail shopping center.
City Council adopted 11-24-09 Ordinance No. 2009-28 (PA 2009-111)
Request to amend the Newport Village P-C to remove from Area 1 the open space
frontage on San Joaquin Hills Road and the open space comer portion at San Joaquin Hills
Road and MacArthur. Said area to be incorporated into the North Newport Center Planned
Community District (PC-56).
Page 19
PA2019-010
NEWPORT VILLAGE
PLANNED COMMUNITY DISTRICT
~ OPEN SPACE
al GOVERNMENTAL/INSTITUTIONAL
111111 RETAIL
WbJ NOT A PART
Exhibit A -Land Use Plan
s
Page 20
PA2019-010
Corona del Mar Plaza
Tenant Identification Sign Zones
Exhibit B -Signage Plan
Page 21
PA2019-010
Zoning Compliance Application
. ~WED Sy Community Development Department ~«-c rn'
Plann_i~g Division . cot.J.M U;ME.NT
100 C1v1c Center Drive/ P.O. Box 1768 / Newport Beach , CA 926581r8~'51
(949)644-3204 Telephone/ (949)644-3229 Facsimile 1~N '2 62, 'l.0\9
www .newportbeachca.gov J
PROPERTY OWNER(S) err< oF
NAME '?-v' 1v€°Wpoo, re,~
ADDRESS CITY, STATE I ZIP CODE
EMAIL PHONE NO. I FAX NO.
CITY, ATE IA ?; fle_-,., v-
ZIP CODE
~ 35
PHONE NO .
41~~ .jo$-l'f ,~
SITE/PROJECT
ADDRESS j I J ,,, {
ll/lJ/ ~oetttlo a.Jt'. /Vt!w ..,..~
INFORMATION REQUEST
p~ Che;:r::~t::~~ns~/~::~;a~h;;~::es~::da;:~r;:~:nproperty
~ Overlay district
D Abutting Zoning/General Plan designation
~ Discretionary Approvals
~ Legal nonconforming uses or structures
~ Developed with Site Plan approval
D Other (attach additional sheet(s)) if necessary: _______________ _
Date Received:
Fee Paid:
Form of Payment:
Receipt No .
DO NOT COMPLETE APPLICATION BELOW THIS LINE -FOR OFFICE USE ONLY
I Check No .
Planner I Ext. Remarks :
Target Date :
Date Completed
Date Mailed:
F:\Users\CDD\Shared\Admin\Planning_Division\Applications\Zoning Compliance\lnfo&A pp .docx
Updated 3/11 /13
PA2019-010
NATIONAL
ZONING
CONSULTANTS
THE STANDARD IN CUSTOMER SERVICE
I Mary Bickerton
Research Coordinator
National Zoning Consultants
P.O . Box 211
P inetop , AZ 85935
Phone : (928) 205-1492
Fax: (480) 907-1739
Email :
mbickerton@prozoningreports .com
Date January 17, 2019
City of Newport Beach
Community Development Department
Planning Division
100 Civic Center Drive
PO Box 1768
Newport Beach, Ca. 92658-8915
Re 1401 Avocado Avenue, Newport Beach Ca 92660 aka Newport Center
Medical Building #2
To Whom it May Concern:
This is a Request for a Zoning Verification Letter, copies of building
permits, certificates of occupancy, site plan, variances and use permits and
building, fire and zoning code violations.
PLEASE ADVISE BY E MAIL IF ANY OF THE REQUESTED ITEMS HEREIN
SHOULD BE REQUESTED FROM ANOTHER DEPARTMENT.
I have been retained to do a full property report on the property referenced
above, which is located within your jurisdiction . I will pay your fee in the amount
of $372.00 per your request if you send me instruction on how to do so (Please
of any fees and where to send payment).
Please address and send the above requested letter to:
Michelle Dahlke
Zoning Manager
National Zoning Consultants
940 West Fairway Drive
Mesa, AZ 85201
mdahlke@prozoningreports.com
(480) 907-1739 -Fax
The following information should be addressed in the letter:
PA2019-010
1. What is the current zoning designation? Has the designation changed since
the property was constructed? If the property is a planned development, please
include a copy of the approved bulk requirements.
2. Does the jurisdiction consider this property to be nonconforming?
3. Are there any open code violations (Zoning, Building and Fire Code
vi~lations) on file? If so, please provide copies.
4. Were there any special permits, variances or site plans issued? If so, please
provide copies.
5. Please attach any site plans, ordinances, or final building permits on file.
6. Please attach copies of the Certificates of Occupancy that have been issued
for the property. If there are none available, please explain and state the number
of approved units. Final permits will suffice if copies of Certificates cannot be
found.
7. Please state in the letter how many units that were approved to be
constructed. Are there any known ille.gally built units?
Please email (mbickerton@prozoningreports.com) a copy of the letter prior
to mailing once it is completed.
If your zoning code is not accessible online, please remit a copy of the relevant
sections.
If you have any questions or need further information from me regarding this
request, please let me know immediately.
Sincerely,
Mary Bickerton
Research Coordinator
National Zoning Consultants, LLC
P.O. Box 211
Pinetop, AZ 85935
Phone: (928) 205-1492
Fax: (480) 907-1739
mbickerton@prozoningreports.com