HomeMy WebLinkAbout2021-1 - Approving Planned Community Development Plan Amendment No. PS2020-001 for the Residences at 4400 Von Karman Project Located at 4400 Von Karman Avenue (PA2020-061)ORDINANCE NO. 2021-1
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
NEWPORT BEACH, CALIFORNIA, APPROVING PLANNED
COMMUNITY DEVELOPMENT PLAN AMENDMENT NO.
PD2020-001 FOR THE RESIDENCES AT 4400 VON
KARMAN PROJECT LOCATED AT 4400 VON KARMAN
AVENUE (PA2020-061)
WHEREAS, Section 200 of the City of Newport Beach ("City") Charter vests the
City Council with the authority to make and enforce all laws, rules and regulations with
respect to municipal affairs subject only to the restrictions and limitations contained. in the
Charter and the State Constitution, and the power to exercise, or act pursuant to any and
all rights, powers, and privileges, or procedures granted or prescribed by any law of the
State of California;
WHEREAS, an application was filed by TPG (KCN) Acquisition, LLC ("Applicant")
with respect to property located at 4400 Von Karman Avenue, generally bounded by Birch
Street and Von Karman Avenue, and legally described in Exhibit "A" which is attached
hereto and incorporated. herein by reference ("Property");
WHEREAS, the Applicant is requesting approval for the development of 312
apartment units atop an 825 -space parking structure, a 284 -space free-standing parking
structure, one -acre public park, and reconfiguration of existing surface parking lots serving
existing office buildings ("Project") which require the following approvals from the City:
• Planned Community Development Plan Amendment (PD2020-001) ("PCDP
Amendment") - An amendment to Planned Community Development Plan #15
(Koll Center Newport Planned Community) for the creation of a residential overlay
zone and park overlay zone to allow for residential uses and a public park within
the Koll Center Newport Professional and Business Office Site B ("Office Site B");
• Major Site Development Review (SD2020-006) ("SD") - A site development review
in accordance with the amended Koll Center Newport Planned Community and
Section 20.52.080 (Site Development Reviews) of the Newport Beach Municipal
Code ("NBMC") for the construction of the Project;
• Traffic Study (TS2020-001) ("TS") - A traffic study pursuant to Chapter 15.40
(Traffic Phasing Ordinance) of the NBMC which is required for projects that
generate in excess of 300 new average daily trips;
• Lot Line Adjustment (LA2020-002) ("LA") - To adjust the lot lines of the two (2)
underlying parcels that comprise the Project;
Ordinance No. 2021-1
Page 2 of 6
• Affordable Housing Implementation Plan (AH -2020-003) ("AHIP") - A program
specifying how the Project meets the City's affordable housing requirements, in
exchange for a request of 20 percent increase in density and meets the criteria for
a development concession related to the mix of affordable units pursuant to
Chapter 20.32 (Density Bonus) of the NBMC and Government Code Section
65915 et seq.;
• Development Agreement (DA2020-002) ("Development Agreement") — A request
for a development agreement between the Applicant and the City, which would
provide vested rights to develop the Property, while also providing negotiated
public benefits, and
• Addendum No. ER2020-003 to the 2006 General Plan Update Environmental
Impact Report and the 2008-2014 City of Newport Beach Housing Element Update
Initial Study/Negative Declaration ("Addendum") — Pursuant to the California
Environmental Quality Act ("CEQA"), the Addendum will address reasonably
foreseeable environmental impacts resulting from the Project;
WHEREAS, the Property is designated MU -H2 (Mixed -Use Horizontal 2) by the
City of Newport Beach General Plan ("General Plan") Land Use Element and located
within the Airport Business Area, and the Airport Business Area Integrated Conceptual
Development Plan ("ICDP") which allocates a maximum of 260 residential units to be
developed on the Property;
WHEREAS, the Property is currently located within the PC -15 (Koll Center
Newport Planned Community Office Site B) Zoning District;
WHEREAS, the Project is not located in the coastal zone; therefore, amending the
Local Coastal Program or a coastal development permit is not required;
WHEREAS, a telephonic public hearing was held by the Planning Commission on
November 5, 2020, in the Council Chambers located at 100 Civic Center Drive, Newport
Beach, California, due to the Declaration of a State Emergency and Proclamation of Local
Emergency related to COVID-19. A notice of time, place and purpose of the public hearing
was given in accordance with California Government Code Section 54950 et seq. ("Ralph
M. Brown Act") and Chapter 20.62 (Public Hearings) of the Newport Beach Municipal
Code ("NBMC"). Evidence, both written and oral, was presented to, and considered by,
the Planning Commission at this public hearing,
WHEREAS, at the hearing, the Planning Commission adopted Resolution No.
PC2020-040 by a unanimous vote of (4 ayes, 0 nays) recommending approval of the
Project, and the land use entitlements referenced above, to the City Council;
Ordinance No. 2021-1
Page 3 of 6
WHEREAS, due to the proposed amendment to the Property's zoning regulations,
California Public Utilities Code Section 21676(b) requires the City to refer the Project to
the Orange County Airport Land Use Commission ("ALUC") for a determination of the
Project's consistency with the Airport Environs Land Use Plan ("AELUP") for John Wayne
Airport;
WHEREAS, on November 19, 2020, the ALUC found the Project consistent with
the AELUP for John Wayne Airport;
WHEREAS, telephonic public meetings were held by the Parks, Beaches and
Recreation ("PB&R") Commission on December 1, 2020 and January 25, 2021, in the
City Council Chambers located at 100 Civic Center Drive, Newport Beach, California, due
to the Declaration of a State Emergency and Proclamation of Local Emergency related to
COVID-19. A notice of time, place and purpose of the public hearings were given in
accordance with the Ralph M. Brown Act and by providing written notice to property
owners within a 300 foot radius of the Project;
WHEREAS, the PB&R Commission determined that the proposed amenities to be
provided within the proposed public park for the Project are practical, useable and feasible
for the general public, and provided additional recommendations to the City Council;
WHEREAS, at the January 12, 2021 City Council meeting, the City Council
continued the public hearing to January 26, 2021. A notice of time, place and purpose of
the public hearing was given in accordance with the Ralph M. Brown Act; and
WHEREAS, the continued public hearing was held telephonically by the City
Council on January 26, 2021, in the Council Chambers located at 100 Civic Center Drive,
Newport Beach, California, due to the Declaration of a State Emergency and
Proclamation of Local Emergency related to COVID-19. A notice of time, place and
purpose of the public hearing were given in accordance with California Public Utilities
Code Section 21676(b), the Ralph M. Brown Act, and Chapters 15.40 (Traffic Phasing
Ordinance), 15.45 (Development Agreements), 19.76 (Lot Line Adjustments), 20.56
(Planning Community District Procedures) and 20.62 (Public Hearings) of the NBMC.
Evidence, both written and oral, was presented to, and considered by, the City Council at
this public hearing.
NOW THEREFORE, the City Council of the City of Newport Beach ordains as
follows:
Ordinance No. 2021-1
Page 4 of 6
Section 1: The City Council has considered the recommendation of the
Planning Commission and the Parks, Beaches and Recreation Commission and
determined that modifications to the Project made by the City Council, if any, are not
major changes that require referral back to either commission for consideration and
recommendation.
Section 2: The City Council hereby approves Planned Community
Development Plan Amendment No. PD2020-001, an amendment to Planned Community
Development Plan #15 (Koll Center Newport Planned Community) as depicted in Exhibit
"B", which is attached hereto and incorporated herein by reference and finds that Planned
Community Development Plan Amendment No. PD2020-001 complies with the purpose
set forth in Section 20.56.010 (Purpose) of the NBMC.
The amendment to the Planned Community Development Plan #15 (Koll Center
Newport Planned Community) meets the intent and purpose of Section 20.56.010 in that
the Residential Overlay Zone provides for the classification and development of 260
additive residential units consistent with the goals and policies of the MU -H2 (Mixed -Use
Horizontal 2) land use designation and the ICDP along with a 20 percent density bonus
of 52 units for a total 312 residential units, while maintaining the business and professional
office park environment.
The Residential Overlay Zone is tailored for the Project and includes density,
intensity, and development standards such as building height, setbacks, and parking. It
also includes general provisions for on-site circulation, loading, landscaping, signage,
lighting, and recreation and open space requirements to ensure the Project will be
compatible with the existing office developments within Office Site B; and
Future development of the Property affected by the proposed amendment will be
consistent with the goals and policies of the Land Use Element of the General Plan along
with the purpose and intent of PCDP Amendment.
Section 3: The recitals provided in this ordinance are true and correct and are
incorporated into the substantive portion of this ordinance.
Section 4: 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 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, sentence, clause or phrase hereof, irrespective of the fact that any one or
more sections, subsections, sentences, clauses or phrases be declared invalid or
unconstitutional.
Ordinance No. 2021-1
Page 5 of 6
Section 5: Environmental Impact Report Addendum No. ER2020-03 was
prepared for the Project in compliance with California Public Resources Code Section
21000 et seq. ("CEQA"); CEQA Guidelines as set forth in California Code of Regulations,
Title 14, Division 6, Chapter 3; and City Council Policy K-3 (Implementation Procedures
for California Environmental Quality Act). On the basis of the entire environmental record,
the Project will not result in any new significant impacts that were not previously analyzed
in the PEIR for the General Plan 2006 Update (SCH No. 2006011119) and the City of
Newport Beach Housing Element Initial Study/Negative Declaration. The potential
impacts associated with this Project would either be the same or less than those
described in either the PEIR and the City of Newport Beach Housing Element Initial
Study/Negative Declaration that have been appropriately mitigated. In addition, there are
no substantial changes to the circumstances under which the Project would be
undertaken that would result in new or more severe environmental impacts than
previously addressed in either the PEIR and the City of Newport Beach Housing Element
Initial Study/Negative Declaration, nor has any new information regarding the potential
for new or more severe significant environmental impacts been identified. In accordance
with Section 15164 of the CEQA Guidelines, the City Council adopted Resolution No.
2021-2, thereby adopting an addendum to the previously adopted PEIR and the City of
Newport Beach Housing Element Initial Study/Negative Declaration. Resolution No.
2021-2, including all findings contained therein, is hereby incorporated by reference.
Section 6: Except as expressly modified in this ordinance, all other sections,
subsections, terms, clauses and phrases set forth in the NBMC shall remain unchanged
and shall be in full force and effect.
Section 7: The Mayor shall sign and the City Clerk shall attest to the passage
of this ordinance. The City Clerk shall cause the ordinance, or a summary thereof, to be
published pursuant to City Charter Section 414. This ordinance shall be effective thirty
(30) calendar days after its adoption.
Ordinance No. 2021-1
Page 6 of 6
This ordinance was introduced at a regular meeting of the City Council of the City of
Newport Beach held on the 26th day of January, 2021, and adopted on the 9th day of
February, 2021, by the following vote, to -wit:
AYES: Mayor Avery, Mayor Pro Tem Muldoon Council Member Blom Council
Member Brenner, Council Member Dixon Council Member Duffield
NAYS:
ABSENT:
RECUSED: Council Member O'Neill
ATTEST:
r
BRAD-AV)ERY, MAYOR
LEILANI I. BROVVN,LCITY CLERK 10
APPROVED AS TO FORM:
CITY ATTORNEY'S OFFICE
)0-v ' C ff CL
AAR N C. HARP, CITY AT ORNEY
NSW
�oRN1P
Attachments: Exhibit A - Legal Description
Exhibit B - Planned Community Development Amendment No. PD2020-
001
Exhibit "A"
Legal Description
PARCEL 1:
THAT CERTAIN PARCEL OF LAND SITUATED IN THE CITY OF NEWPORT BEACH,
COUNTY OF ORANGE, STATE OF CALIFORNIA, BEING THAT PORTION OF PARCEL
2 OF PARCEL MAP NO.91-155AS SHOWN ON A MAP THEREOF, FILED IN BOOK266,
PAGES 16 THROUGH 22 OF PARCEL MAPS IN THE OFFICE OF THE COUNTY
RECORDER OF SAID ORANGE COUNTY, DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEASTERLY CORNER OF SAID PARCEL 2 OF PARCEL
MAP NO. 91-155; THENCE ALONG THE NORTHEASTERLY LINE THEREOF NORTH
49021'34" WEST 584.54 FEET TO THE TRUE POINT OF BEGINNING; THENCE
LEAVING SAID NORTHEASTERLY LINE SOUTH 41005'02" WEST 54.87 FEET;
THENCE SOUTH 04016'29" EAST 257.91 FEET; THENCE SOUTH 85043'31" WEST
685.70 FEET TO A LINE PARALLEL WITH AND 1.00 FEET EASTERLY OF THE
EASTERLY RIGHT-OF-WAY LINE OF VON KARMAN AVENUE AS SHOWN ON SAID
PARCEL MAP NO 91-155; THENCE ALONG SAID PARALLEL LINE NORTH 06059'31"
WEST 296.00 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE
NORTHEASTERLY AND HAVING A RADIUS OF 549.00 FEET; THENCE ALONG SAID
CURVE NORTHEASTERLY 90.98 FEET THROUGH A CENTRAL ANGLE OF 09029'40"
TO THE NORTHWESTERLY PROLONGATION OF THE SOUTHWESTERLY LINE OF
THAT CERTAIN PARCEL LABELED N.A.P. OF SAID PARCEL MAP NO. 91-155 HAVING
A BEARING AND DISTANCE OF "NORTH 49021'34" WEST 204.00 FEET"; THENCE
ALONG THE NORTHWESTERLY PROLONGATION OF THE SOUTHWESTERLY LINE
AND THE SOUTHEASTERLY LINE OF SAID N.A.P. PARCEL AND ITS
NORTHEASTERLY PROLONGATION THROUGH THE FOLLOWING COURSES:
SOUTH 49021'34" EAST 274.72 FEET; THENCE NORTH 40038'26" EAST 156.94 FEET
TO THE SOUTHWESTERLY LINE OF THAT CERTAIN PARCEL LABELED N.A.P. OF
SAID PARCEL MAP NO. 91-155 HAVING A BEARING AND DISTANCE OF "NORTH
49021'34" EAST 204.44 FEET"; THENCE ALONG SAID SOUTHWESTERLY LINE AND
THE SOUTHEASTERLY LINE OF SAID N.A.P. PARCEL AND ITS NORTHEASTERLY
PROLONGATION THROUGH THE FOLLOWING COURSES: SOUTH 49°21'34" EAST
166.34 FEET; THENCE NORTH 40°38'26" EAST 284.73 FEET TO SAID
NORTHEASTERLY LINE OF PARCEL 2; THENCE ALONG SAID NORTHEASTERLY
LINE SOUTH 49°21'34' EAST 157.28 FEET TO THE TRUE POINT OF BEGINNING.
CONTAINING: 4.51 ACRES, MORE OF LESS.
PARCEL2:
THAT CERTAIN PARCEL OF LAND SITUATED IN THE CITY OF NEWPORT BEACH,
COUNTY OF ORANGE, STATE OF CALIFORNIA, BEING THAT PORTION OF PARCEL
2 OF PARCEL MAP NO. 91-155 AS SHOWN ON A MAP THEREOF, FILED IN BOOK 266,
PAGES 16 THROUGH 22 OF PARCEL MAPS, TOGETHER WITH PARCEL 1 OF
PARCEL MAP NO. 82-713 AS SHOWN ON A MAP THEREOF, FILED IN BOOK 181,
PAGES 13 THROUGH 19 OF PARCEL MAPS, BOTH IN THE OFFICE OF THE COUNTY
RECORDER OF SAID ORANGE COUNTY.
EXCEPTING THEREFROM THAT CERTAIN PARCEL DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEASTERLY CORNER OF SAID PARCEL 2 OF PARCEL
MAP NO. 91-155; THENCE ALONG THE NORTHEASTERLY LINE THEREOF NORTH
49021'34" WEST 584.54 FEET TO THE TRUE POINT OF BEGINNING; THENCE
LEAVING SAID NORTHEASTERLY LINE SOUTH 41005'02" WEST 54.87 FEET;
THENCE SOUTH 04016'29" EAST 257.91 FEET; THENCE SOUTH 85043'31" WEST
685.70 FEET TO A LINE PARALLEL WITH AND 1.00 FEET EASTERLY OF THE
EASTERLY RIGHT-OF-WAY LINE OF VON KARMAN AVENUE AS SHOWN ON SAID
PARCEL MAP NO 91-155; THENCE ALONG SAID PARALLEL LINE NORTH 06059'31"
WEST 296.00 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE
NORTHEASTERLY AND HAVING A RADIUS OF 549.00 FEET; THENCE ALONG SAID
CURVE NORTHEASTERLY 90.98 FEET THROUGH A CENTRAL ANGLE OF 09029'40"
TO THE NORTHWESTERLY PROLONGATION OF THE SOUTHWESTERLY LINE OF
THAT CERTAIN PARCEL LABELED N.A.P. OF SAID PARCEL MAP NO. 91-155 HAVING
A BEARING AND DISTANCE OF "NORTH 49021'34" WEST 204.00 FEET"; THENCE
ALONG THE NORTHWESTERLY PROLONGATION OF THE SOUTHWESTERLY LINE
AND THE SOUTHEASTERLY LINE OF SAID N.A.P. PARCEL AND ITS
NORTHEASTERLY PROLONGATION THROUGH THE FOLLOWING COURSES:
SOUTH 49021'34" EAST 274.72 FEET; THENCE NORTH 40°38'26" EAST 156.94 FEET
TO THE SOUTHWESTERLY LINE OF THAT CERTAIN PARCEL LABELED N.A.P. OF
SAID PARCEL MAP NO. 91-155 HAVING A BEARING AND DISTANCE OF "NORTH
49021'34" EAST 204.44 FEET"; THENCE ALONG SAID SOUTHWESTERLY LINE AND
THE SOUTHEASTERLY LINE OF SAID N.A.P. PARCEL AND ITS NORTHEASTERLY
PROLONGATION THROUGH THE FOLLOWING COURSES: SOUTH 49021'34" EAST
166.34 FEET; THENCE NORTH 40°3826" EAST 284.73 FEET TO SAID
NORTHEASTERLY LINE OF PARCEL 2; THENCE ALONG SAID NORTHEASTERLY
LINE SOUTH 49°21'34' EAST 157.28 FEET TO THE TRUE POINT OF BEGINNING.
CONTAINING: 20.09 ACRES, MORE OF LESS.
SUBJECT TO ALL COVENANTS, RIGHTS, RIGHTS-OF-WAY AND EASEMENTS OF
RECORD.
Exhibit "B"
Planned Community Development Plan Amendment No. PD2020-001
Document Attached.
PLANNED COMMUNITY DEVELOPMENT REGULATIONS AND STANDARDS
€of Koll Center Newport
Ordinance No. 1449, adopted by the City of Newport Beach August 14, 1972
(Amendment No. 313)
Original draft May 5, 1972
Amendment (1)
August 14, 1972
Amendment (2)
August 14, 1972
Amendment (3)
August 2, 1973
Amendment (4)
February 7, 1974
Amendment (5)
June 10, 1974
Amendment (6)
May 15, 1975
Amendment (7)
September 8, 1975
Amendment (8)
June 28, 1976
Amendment (9)
January 10, 1977
Amendment (10)
July 11, 1978
Amendment (11)
August 28, 1978
Amendment (12)
October 19, 1978
Amendment (13)
November 10, 1980
Amendment (14)
March 23, 1981
Amendment (15)
October 24, 1984
Amendment (16)
May 14, 1984
Amendment (17)
December 9, 1985
Amendment (18)
July 14, 1986
Amendment (19)
March 23, 1987
Amendment (20)
July 27, 1987
Amendment (2 1)
June 12, 1989
Amendment (22)
April 25, 1994
Amendment (23)
October 9, 1995
Amendment (24)
February 23, 1998
Amendment (25)
August 10, 1998
Amendment (26)
January 11, 2000
Amendment (27)
January 25, 2000
Amendment (28)
August 9, 2005
Ordinance No. 2006-19(29)
July 25, 2006
Ordinance No. 2006-21(30)
October 24, 2006
Ordinance No. 2011-3(31)
January 25, 2011
Ordinance No. 2011-8(32)
March 8, 2011
Ordinance No. 2013-5(33)
March 12, 2013
Ordinance No. (34)
, 20
NOTE: See Footnotes beginning on Page 49 for description of amendments.
CONTENTS
PAGE NO.
PREFACE I
DEVELOPMENT CONSIDERATIONS 2
GENERAL NOTES 6
DEFINITIONS 7
PARTI. INDUSTRIAL — Deleted (33)
PART II. COMMERCIAL
Section I.
10
Site Area and Building Area
Section II.
21
Permitted Uses
Section III.
25
General Development Standards for Commercial Land
PART III.
GENERAL PARKING REQUIREMENTS
Section 1.
29
PART IV.
GENERAL SIGN REQUIREMENTS
Section I.
32
Sign Standards
Section II.
35
Sign Area
Section III.
35
Maintenance
PART V.
GENERAL LANDSCAPE STANDARDS
Section 1.
36
General Statement
PART VI.
RESIDENTIAL OVERLAY
41
PART VII. FOOTNOTES 49
PART VIII. ATTACHED EXHIBITS (34) 54
Composite .............................................
For Information Only
ExhibitA ..............................................
Land Use
Exhibit B ...............................................
Grading and Roads
Exhibit C ...............................................
Storm Drain
Exhibit D ..............................................
Water & Sewer
Exhibit E ...............................................
Boundary and Topography
Exhibit F ..............................................
Residential Overlay Map — Office Site B
Exhibit G .............................................
Pedestrian Connection Diagram
PRF.FACF.
It is the intent of this Planned Community Development to provide comprehensive zoning for his
now the Collins Radie pr-opet4y Koll Center Newport while including provisions allowing for
residential development consistent with the City of Newport Beach General Plan and the
Integrated Conceptual Development Plan approved by the City of Newport Beach on December
10, 2010, within the Residential Overlay zone of Professional and Business Office Site B.
Residential uses are permitted in accordance with the provisions found in Part VI, herein.
Existing and planned uses within this development afe include a hotel with banquet and convention
facilities, a small retail and service center, restaurants, a private club, the Orange County Courthouse
with the balance of the acreage developed as a business and professional office park emphasizing open
space. (34)
DEVELOPMENT CONSIDERATIONS (1) (34)
This Planned Community Development is a project of The Koll Company. This area is most
appropriate for commercial and light industrial uses, and residential where specifically permitted
analysis to s„ b—sitt,„*:^to this a,.,.,,f, ent Attached drawings indicate land use, grading and roads, storm
drains, water and sewer, topography residential overlay zone, and pedestrian
connection diagram to Uptown Newport mixed-use development.
The site is comprised of approximately 154.0 acres and is generally bounded on the northeast by
Campus Drive, on the southeast by Jamboree Road and on the west by MacArthur Boulevard. (10)
(33)
In order to ensure development consistent with the master plan concept, a review shall be required.
Prior to the issuance of any building permits, a precise site development plarr review application shall
be submitted by the developer to the Planning Community Development Director for review. The
pipe application shall conform to the requirements of this Planned Community text and all
other applicable codes and regulations and shall be approved prior to submission by The Koll
Company. Included in the plan review material shall be:
Building Criteria
a. size
b. location
c. height
d. materials
e. number of residential units, if applicable
Parking Criteria
a. areas, including drives and accesses
b. quantity
c. size
Landscaped Areas
a. setbacks
b. walls
c. plazas
d. pools, fountains and/or other amenities
4. Signing Criteria
a. location
b. size
c. quantity
2
5. All other information as required by the City or as directed by the Community
Development Director and as recommended below. Items 5a through 5e inclusive.
a. Sewage System Criteria
The sewer system in the vicinity of the lake should be revised to
conform to the following criteria:
1. All sewer lines should be located such that they will not be
under water even when the lake is at its maximum level.
2. Sewer lines shall be located in 15 -foot wide (minimum)
easements and must be accessible to maintenance vehicles at
all times.
3. The depth of sewer lines should not exceed 15 feet, with the
possible exception of joining the existing system at MacArthur
Boulevard.
b. Pedestrian Circulation (34)
A pedestrian sidewalk system along the public streets shall be
constructed throughout the development. The adequacy of such system
shall be analyzed independently of any on-site pedestrian walkway
system proposed for a particular portion of the development. In
addition, connections between Uptown Newport and Koll Center
shall be consistent with the Integrated Conceptual Development
Plan.
C. Bicycle Circulation
A system of bicycle paths coordinated with the City's Master Plan of
Bicycle Trails and meeting the approval of the Community
Development Director and the Director of Parks, Beaches and
Recreation shall be developed and maintained within the planned
community.
d. Erosion Control
Landscaping plans shall incorporate provisions for Erosion Control on
all graded sites which will remain vacant for a considerable period of
time prior to commencement of building construction.
e. Traffic Considerations
Both MacArthur Boulevard and Jamboree Road shall be
widened to provide for 6 through lanes, double left turn lanes
.c3
at all intersections, and free right turning lanes at all
intersections.
ii. Von Karman shall be widened at the intersection with
MacArthur Boulevard to provide 6 lanes.
iii. All streets on the site except for Von Karman shall be flared to
provide at least 5 lanes at intersections with peripheral streets.
iv. Birch Street shall be flared to 5 lanes at the intersection with
Von Karman.
V. Campus Drive shall be widened to provide dual left turn lanes
at Von Karman.
vi. Von Karman shall be improved for its full length from
MacArthur Boulevard to Campus Drive in conjunction with
initial development of areas which do not take primary access
from Campus Drive or Jamboree Road.
vii. Access rights to MacArthur Boulevard shall be dedicated to the
City except for the Birch Street and Von Karman Avenue
intersections. Consideration may be given to providing
additional access points at a later date if more detailed traffic
studies demonstrate the desirability of such additional access
points. Consideration shall be limited to right turn egress and
right and left turn ingress. (11)
viii. Traffic signals shall be constructed at the intersections of
MacArthur Boulevard with Birch Street and with Von Karman
Avenue when the latter two streets are opened. The developer
shall be responsible for 50% of the cost of the signal at Von
Karman and 50% of the cost of the signal at Birch Street.
ix. A traffic signal shall be constructed at the intersection of
Campus Drive and Jamboree Road in conjunction with the
initial stages of development. The developer shall be
responsible for 25% of the cost of the signal.
X. A traffic signal shall be installed at the intersection of Von
Karman and Birch Street, with the developer to be responsible
for 100% of the cost. Construction shall be scheduled so that
the signal will be completed not later than June 30, 1977. (8)
xi. A traffic signal shall be installed at the intersection of Von
Karman and Campus Drive, with the developer to be
responsible for 50% of the cost. Construction shall be
4
scheduled so that the signal will be completed not later than
December 30, 1976. (8)
A traffic signal shall be installed at the intersection of Jamboree
Boulevard and Birch Street, with the developer to be
responsible for 50% of the cost. Construction shall be
scheduled so that the signal will be completed not later than
June 30, 1977. (8)
In order to accomplish the schedule for construction of these
two signals, a cooperative agreement may be entered into
between the developer and the City. The agreement shall
provide for the developer to advance the nondeveloper share of
the funding, if necessary; with provisions for reimbursement
by the City. The agreement may also provide for a credit to the
developer for funds advanced for the City's share of
construction costs for signals constructed elsewhere in the
project. (8)
xii. Provision for other traffic signals shall be investigated in
conjunction with the process of development at a later date.
xiii. Phasing of Development. 1,651,757 sq. ft. of development was
existing or under construction as of October 1, 1978. The
additional allowable development in the total approved
development plan is 1,058,863 sq. ft. Any further development
subsequent to October 1, 1978, in excess of 30% of the
additional allowable development, being 317,658 sq. ft., shall
be approved only after it can be demonstrated that adequate
traffic facilities will be available to handle that traffic generated
by the project at the time of occupancy of the buildings
involved. Such demonstration may be made by the
presentation of a phasing plan consistent with the Circulation
Element of the Newport Beach General Plan. (12)
f. Airport (2)
The following disclosure statement of the City of Newport Beach's
policy regarding the Orange County Airport shall be included in all
leases or subleases for space in the Planned Community Development
and shall be included in the Covenants, Conditions and Restrictions
recorded against the property.
Disclosure Statement (2)
The Lessee herein, his heirs, successors and assigns acknowledge that:
The n.., nge r ,trot. John Wayne Airport may not be able to
provide adequate air service for business establishments which
rely on such service;
ii. When an alternate air facility is available, a complete phase out
of jet service may occur at the Orange reunt5 John Wayne
Airport;
iii. The City of Newport Beach may continue to oppose additional
commercial air service expansion at the Orange County John
Wayne Airport;
iv. Lessee, his heirs, successors and assigns will not actively
oppose any action taken by the City of Newport Beach to phase
out or limit jet air service at tl3e Orange County John Wayne
Airport.
rol
GENERAL NOTES REQUIREMENTS
Water within the planned community area is will be furnished by the Irvine Ranch Water District.
Prior to or coincidental with the filing of any tentative map or use permit, the developer shall submit
a master plan of drainage to the Director of Public Works.
The height of all buildings and structures shall comply with Federal Aviation Administration
criteria.
Whenever development regulations or standards of this planned community development
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 planned community development plan shall have the same meaning and
definition as used in the City of Newport Beach Municipal Code unless defined differently
within the Koll Center Planned Community Development Plan.
The contents of this supplemental text notwithstanding, no construction shall be proposed within the
boundaries of this planned community district except that which shall comply with all applicable
provisions of the City -adopted California Building Code, Fire Code, and the various mechanical
and electrical codes related thereto.
DEFINITIONS
Advertising Surface:
The total area of the face of the structure, excluding supports.
Area of Elevation:
Total height and length of a building as projected to a vertical plane.
Building Line:
An imaginary line parallel to the street right-of-way line specifying the closest point from this street
right-of-way that a building structure may be located (except for overhangs, stairs and sunscreens).
Right -of -Waw
When reference is made to right-of-way line it shall mean the line which is then established on either
the adopted Master Plan of Streets and Highways or the filed Tract Map for Minor Roads as the
ultimate right-of-way line for roads or streets.
Side and Front of Corner Lots:
For the purpose of this ordinance, the narrowest frontage of a lot facing the street is the front, and the
longest frontage facing the intersecting street is the side, irrespective of the direction in which the
structures face.
Simon:
Any structure, device or contrivance, electric or non -electric and all parts thereof which are erected or
used for advertising purposes upon or within which any poster, bill, bulletin, printing, lettering,
painting, device or other advertising of any kind whatsoever is used, placed, posted, tacked, nailed,
pasted or otherwise fastened or affixed.
Commerce:
All those permitted uses as specified in Part II, Section II, Group I through VII, inclusive, in this text.
Commercial Land:
The site area upon which any or all commercial permitted uses would exist.
Site Area: (3)
The total land area of the land described in the use or other permit, including footprint lots.
Special Landscaped Street:
Special landscaped streets are designated as MacArthur Boulevard, Jamboree Boulevard and Campus
Drive. The landscaping requirements for special landscaped streets and for the remaining streets are
described in the following text.
Streets - Dedicated and Private:
Reference to all streets or rights-of-way within this ordinance shall mean dedicated vehicular rights-
of-way. In the case of private or non -dedicated streets, a minimum setback from the right-of-way line
of said streets of ten (10) feet shall be required for all structures. Except for sidewalks or access drives,
this area shall be landscaped according to the setback area standards from dedicated streets contained
herein.
Driveway:
Vehicular access ways onto or within private property exclusive of streets, dedicated or private. A
minimum separation of five (5) feet shall be maintained between all driveways and buildings.
Footprint Lot: (3)
The area of land required for the building pad, encompassing the peripheral area of the building.
Appurtenant and contiguous to the footprint lot shall be all parking, landscape, setbacks and other
areas as described and required by this text.
Landscape Area: (4)
The landscape area shall include walks, plazas, water and all other areas not devoted to building
footprints or vehicular parking and drive surfaces. In calculating area of required landscaping any off-
site landscaping such as landscaped medians or parkways in street rights-of-way shall not be included.
0
PART L INDUSTRIAL — Deleted. (33)
H
PART II
Section I.
COMMERCIAL
Site Area and Building Area
Group I PROFESSIONAL & BUSINESS OFFICES
Acreages shown are net buildable land area including landscape setbacks with property
lines. (4)
A. Building Sites (4)
B. Allowable Building Area
Office Acreage
30.939 acres *(29)
43.703 acres (11)
18.806 acres (10)
19.673 acres
2.371 acres
1.765 acres
5.317 acres (8)
117.114 acres(8)(10)(11)
Site A
Total Acreage
Site A
30.939 acres * (29)
Site B
43.703 acres (11)
Site C
18.806 acres (10)
Site D
19.673 acres
Site E
2.371 acres
Site F
1.765 acres
Site G
5.317 acres (8)
TOTAL
117.114 acres (8)(10)(11)
B. Allowable Building Area
Office Acreage
30.939 acres *(29)
43.703 acres (11)
18.806 acres (10)
19.673 acres
2.371 acres
1.765 acres
5.317 acres (8)
117.114 acres(8)(10)(11)
Site A
366,147 square feet (16)(26)(29)(30)
Site B
977,720 square feet (13)(16)(28)(30)(32)
Site C
674,800 square feet (I 0)(15)
Site D
240,149 square feet (8)(13)
Site E
32,500 square feet (4)
Site F
42,646 square feet (4)(3 1)
Site G
45,000 square feet (8)
TOTAL
2,378,962 square fee t_(I5)(*)(31)
C.
Statistical Analysis (4)
The following statistics are for information only.
Development may include but shall not be limited to the following:
Story heights shown are average heights for possible development. The
buildings within each parcel may vary.
Assumed Parking Criteria:
a. One (1) space per 225 square feet of net building area @ 120 cars per
acre for Sites C, D, E, F and G.
*(3)(4) In addition to 19.399 acres of office use, there is 9.54 acres for hotel and motel and
2.0 acres of lake within Office Site A. Therefore, there are 30.939 acres net within
Office Site A. (3)(4)(16)
1.
2.
b. One (1) space per 300 square feet of net building area @ 120 cars per
acre for Sites A, B and C. (11)
Site A
Allowable Building Area ....... 366,147 square feet (16)(26)(29)(30)
Site Area ...... 19.399 acres *(3)(4)(16)
a.
Building Height
Two story development
Three story development
Four story development
Five story development
Six story development
Seven story development
Eight story development
Nine story development
Ten story development
Eleven story development
Twelve story development
Parking
1,221 cars
Land Coverage (16)(29)(30)
............... 4.20 acres
............... 2.80 acres
............... 2.10 acres
............... 1.68 acres
............... 1.40 acres
............... 1.20 acres
............... 1.05 acres
............... 0.93 acres
............... 0.84 acres
............... 0.76 acres
............... 0.70 acres
Land Coverage
........... 10.18 acres (11,16,29,30)
C. Landscaped Open Space (4, 11,16) Land Coverage (29,30)
Two story development
............... 5.02 acres
Three story development
............... 6.42 acres
Four story development
............... 7.12 acres
Five story development
............... 7.54 acres
Six story development
............... 7.80 acres
Seven story development
............... 8.02 acres
Eight story development
............... 8.17 acres
Nine story development
............... 8.29 acres
Ten story development
............... 8.38 acres
Eleven story development
............... 8.46 acres
Twelve story development
............... 8.52 acres
Site B
Allowable Building Area ......
Site Area ......
12
977,720 square feet (13,16,28,30)
43.703 acres (4) (11)
a.
Building Height
Two story development
Three story development
Four story development
Five story development
Six story development
Seven story development
Eight story development
Nine story development
Ten story development
Eleven story development
Twelve story development
b. Parking
3-,2-5-9 3,261 cars (34)
C.
Landscaped Open Space (11)
Two story development
Three story development
Four story development
Five story development
Six story development
Seven story development
Eight story development
Nine story development
Ten story development
Eleven story development
Twelve story development
3. Site C (10)
Allowable Building Area
Site Area
a.
Building Height
Two story development
Three story development
Four story development
Five story development
Six story development
Seven story development
Eight story development
Nine story development
Ten story development
Eleven story development
Twelve story development
13
Land Coverage (16,28,30,32))
............... 11.22 acres
............... 7.48 acres
............... 5.61 acres
............... 4.49 acres
............... 3.74 acres
............... 3.21 acres
............... 2.81 acres
............... 2.49 acres
............... 2.24 acres
............... 2.04 acres
............... 1.87 acres
Land Coverage
(11,13,16,28,30)
............... 27.16 acres
Land Coverage (11,13,16,28,30,32))
............... 5.32 acres
............... 9.06 acres
............... 10.93 acres
............... 12.05 acres
............... 12.80 acres
............... 13.33 acres
............... 13.73 acres
............... 14.05 acres
............... 14.30 acres
............... 14.50 acres
............... 14.67 acres
......... 674,800 square feet (15) (17)*
......... 18.806 acres (4)
Land Coverage (15)
............... 7.75 acres
............... 5.16 acres
............... 3.87 acres
............... 3.10 acres
............... 2.58 acres
............... 2.21 acres
............... 1.94 acres
............... 1.72 acres
............... 1.55 acres
............... 1.41 acres
............... 1.29 acres
b. Parking
2,249 cars
Land Coverage (15)
............... 18.74 acres
* The square footage includes a maximum of 3,250 square feet for up to two (2)
restaurants, bars, or theater/nightclubs. Any portion or all of the floor area not utilized
for the purpose shall revert to professional and business office use. (17)
C. Landscaped Open Space
Land Coverage (4)(15)
Two story development
............... -7.68 acres
Three story development
............... -5.09 acres
Four story development
............... -3.80 acres
Five story development
............... -3.03 acres
Six story development
............... -2.51 acres
Seven story development
............... -2.14 acres
Eight story development
............... -1.87 acres
Nine story development
............... -1.65 acres
Ten story development
............... -1.48 acres
Eleven story development
............... -1.34 acres
Twelve story development
............... -1.24 acres
4. Site D
Allowable Building Area
......... 240,149 square feet (8)(13)
Site Area
......... 19.673 acres (4)
a. Building Height
Land Coverage(8) (13)
Two story development
............... 2.75 acres
Three story development
............... 1.84 acres
Four story development
............... 1.38 acres
Five story development
............... 1.10 acres
Six story development
............... 0.92 acres
Seven story development
............... 0.79 acres
Eight story development
............... 0.69 acres
Nine story development
............... 0.61 acres
Ten story development
............... 0.55 acres
Eleven story development
............... 0.50 acres
Twelve story development
............... 0.46 acres
b. Parking
Land Coverage (8) (13)
1,067 cars
............... 8.89 acres
14
C.
5. Site E
Landscaped Open Space
Two story development
Three story development
Four story development
Five story development
Six story development
Seven story development
Eight story development
Nine story development
Ten story development
Eleven story development
Twelve story development
Allowable Building Area
Site Area
a.
a
C.
Building Height
Two story development
Three story development
Four story development
Five story development
Six story development
Seven story development
Eight story development
Nine story development
Ten story development
Eleven story development
Twelve story development
Parkin
144 cars
Landscaped Open Space (4)
Two story development
Three story development
Four story development
Five story development
Six story development
Seven story development
Eight story development
Nine story development
Ten story development
Eleven story development
Twelve story development
15
Land Coverage (4) (8) (13)
............... 8.03 acres
............... 8.94 acres
............... 9.40 acres
............... 9.68 acres
............... 9.86 acres
............... 9.99 acres
............... 10.09 acres
............... 10.17 acres
............... 10.23 acres
............... 10.28 acres
............... 10.32 acres
....... 32,500 square feet (4)
....... 2.371 acres (4)
Land Coverage (4)
............... 0.37 acres
............... 0.25 acres
............... 0.19 acres
............... 0.15 acres
............... 0.12 acres
............... 0.11 acres
............... 0.10 acres
............... 0.09 acres
............... 0.08 acres
............... 0.07 acres
............... 0.06 acres
Land Coverage (4)
............. 1.20 acres
Land Coverage
............... 0.80 acres
............... 0.92 acres
............... 0.98 acres
............... 1.02 acres
............... 1.05 acres
............... 1.06 acres
............... 1.07 acres
............... 1.08 acres
............... 1.09 acres
............... 1.10 acres
............... 1.11 acres
6. Site F (4)(3 1)
Allowable Building Area
Site Area
a.
L
c
BuildiniHeig_ht
One story development
Two story development
Three story development
Four story development
Five story development
Six story development
Parking
190 cars
Landscaped Open Space
One story development
Two story development
Three story development
Four story development
Five story development
Six story development
7. Site G (8)
Allowable Building Area
Site Area
a.
LM
C.
Building Height
One story development
Two story development
Three story development
Four story development
Parking
200 cars
Landscaped Open Space
One story development
Two story development
Three story development
Four story development
16
......... 42,646 square feet
......... 1.765 acres
Land Coverage
............... 0.98 acres
............... 0.49 acres
............... 0.33 acres
............... 0.24 acres
...........0.20 acres
............0.16 acres
Land Coverage
............ 1.58 acres
Land Coverage
............... <0.80> acres
............... <0.31> acres
............... <0.15> acres
............... <0.06> acres
................<0.02> acres
............. <0.03> acres
...... 45,000 square feet
...... 5.317 acres
Land Coverage
............... 1.03 acres
............... 0.52 acres
............... 0.34 acres
............... 0.26 acres
Land Coverage
........... 1.67 acres
Land Coverage
............... 2.62 acres
............... 3.13 acres
............... 3.31 acres
............... 3.39 acres
Building Height
Maximum building height shall not exceed twelve (12) stories above ground level; and shall
in no way exceed the height limits set by the Federal Aviation Administration Auther-ity ref
Conclusions
The preceding figures indicate that within a fixed maximum density as the height of the
building increases the resulting open landscaped area also increases.
Group Il. HOTEL & MOTEL (1)
A. Building Sites
For the purposes of this statistical analysis, 9.54 acres have been allotted for
hotel and motel development. This acreage is for statistical purposes only. It
is necessary to allot a specific acreage within this analysis to secure office
building densities within their specific parcels. Development may include but
shall not be limited to this acreage. The hotel and motel site size shall be
determined at the time a use permit is secured.
B. Building Height
Maximum building height shall not exceed height limits set by the Federal
Aviation Administration � .uthaFity fer O fango Geufit , n irp ..
Group III. COURT HOUSE
A. Building Site
Site 1: 7.80 acres ..................................... 7.80 acres
B. Building Area
Site 1: 90,000 square feet ........................ 90,000 square feet
The following statistics are for information only. Development may include but
shall not be limited to the following.
C. Parking
400 Cars............................................................... 3.33 acres
D. Landscaped Open Space Land Coverage
Two story development ........................................ 3.44 acres
Three story development ...................................... 3.78 acres
Four story development ........................................ 3.95 acres
17
Five story development ......................................... 4.06 acres
Six story development ........................................... 4.13 acres
E. Building Height
Maximum building height shall not exceed height limits set by the Federal
Aviation Administration <^ utheri ty fef O .mage County n ifp
Group IV. SERVICE STATIONS
A. Building Sites (4) (5) (11)
Site 3: 1.765 acres ................................... 1.765 acres
Service station site 3 shall be located within Office Site F and shall not exceed
1.765 acres in size. Any portion or all of Site 3 not utilized for service station
use shall revert to either professional and business office use or restaurant use.
(4)
Group V. RESTAURANTS (1) (4)
A. Building Sites
Maximum acreages for Site 2 shall not exceed 1.25 (18) acres. Maximum
acreage for Site 3: 1.765 acres. Maximum acreages for Sites 4 and 5 shall not
exceed 3.0 acres. Maximum acreage for Sites 6 and 7 shall not exceed 2.2
acres. (8)
(The following acreages are for information only.)
Site 1 Deleted see Group VII.
.............. (18)
Site2 ....................................................
1.25 acres
Site3 ....................................................
1.765 acres
Site 4 Deleted......................................................(30)
Site 5 Deleted ....................................................
(30)
Site 6 ....................................................
1.50 acres (8)
Site 7 ....................................................
0.70 acres (8)
5.215 acres ...........5.215 acres (30)
Site 1 Deleted see Group VII Private Club (18)
Site 2 (4101 Jamboree — Taco Bell) located within Office Site `B" (4)(16)(30)
Site 3 located within Office Site "F". (4)
Site 4 (4300 Von Karman Avenue — Koto Restaurant) deleted and reverted
to Site B Professional and Business Office Allowable Building Area. (30)
Site 5 deleted from Office Site "B" and transferred to Office Site "A" as
Professional and Business Office Allowable Building Area (30)
Sites 6 and 7 located within Office Site "G". (8)
Any portion or all of the restaurant, bar, theater/nightclub acreage for Sites 2,
4, 5, 6 or 7 not utilized for that purpose shall revert to professional and business
office use. Any portion or all of the restaurant acreage for Site 3 not utilized
for that purpose shall revert to either professional and business office use or
service station use. (4) (8) (18)
19
The following statistics are for information only. Development may include but shall
not be limited to the following.
NO
C.
0
E.
Building Area (4)(8) (30)
Site 2 ................
2,397sq. ft.
...... 0.06 acres (30)
Site 3 ................
10,000 sq. ft.
...... 0.22 acres
Site 4 ................
Deleted
Site 6 (8) ....
Site 5 ................
Deleted
0.38 acres
Site 6 (8) ..........
7,000 sq. ft.
...... 0.16 acres
Site 7 (8) ..........
3,000 sq. ft.
...... 0.07 acres
22,397 sa. ft. ...... 0.51 acres .......0.51 acres (8, 18, 30)
Parkin
Criteria: 300 occupants/10,000 sq. ft.
1 space/3 occupants and 120 cars per acre.
Site 2 .......... 24 cars ............. 0.20 acres (30)
Site 3 .......... 100 cars ............... 0.84 acres
Site 4 .......... Deleted
Site 5 .......... Deleted
Site 6 (8) ... 70 cars ............... 0.58 acres
Site 7 (8) ... 30 cars ............... 0.25 acres
224 cars ............... 1.87 acres ....... 1.87 acres (8) (18)(30)
Landscaped Open Space (4) (30)
Site 2 ..........
0.99 acres (30)
Site 3 ..........
0.70 acres
Site 4 ..........
Deleted
Site 5 ..........
Deleted
Site 6 (8) ....
0.76 acres
Site 7 (8) ....
0.38 acres
2.83 acres .......
Building Height
..... 2.83 acres (8) (18)(30)
Building height of structures shall be limited to a height of thirty-five (35) feet.
P
Group VI. RETAIL & SERVICE CENTER
A. Building (4) (5)
Site 1 .......... 5.026 acres
Site 2 Deleted (30)
5.026 acres
...................................... 5.026 acres (30)
Site 2 shall be located within Office Site `B." Any portion or all of the retail and
service Site 2 acreage not utilized for that purpose shall revert to professional and
business office use. (4) (16)
Site 2 deleted from Office Site "B" and transferred to Office Site "A" as Professional
and Business Office Allowable Building Area. (30)
B. Allowable Building Area (5)
* Retail Site No. 1 .......... 120,000 sq. ft. (14)(27)
Retail Site No. 2 .......... Deleted (30)
* Retail Site No. 1 (sq. Ft.)
Parcel
Existing
Total
Parcel 1, R/S 588 (H) (H) 70,630
Parcel 3, R/S 506 (R) (R) 0
(0) (O) 22,000
Parcel 4, R/S 506 (R) 4,115 (R) 21,896
(0) 0 (0) 5,474
Subtotal (R) 12,315 (R) 21,896
(0) 0 (0) 27,474
(H) 70,630
Total 120,000 (14)(27)
(R) = Retail
C. Landscape Area (5)
(0) = Office (H) = Hotel
Twenty-five (25) percent of the 5.026 acres constituting retail and service
center Site No. 1 shall be developed as landscape area.
If twenty-five (25) percent of the 5.026 acres constituting retail and service
center Site No. 1 is not developed as landscape area, a specific site plan shall
be submitted to the City of Newport Beach Planning Commission for approval
prior to the issuing of a building permit.
21
D. Statistical Analysis (5)
The following statistics are for information only. Development may include
but shall not be limited to the following.
Assumed parking criteria: One (1) space per 200 square feet of net building
area at 120 cars per acre.
1. Site 1
Allowable Building Area .................................... 120,000 sq. ft. (14)(27)
SiteArea............................................................................. 5.026 acres
a. Building Height (14)
Two story development .......................................... 1.17 acres
Three story development ........................................ 0.78 acres
Four story development .......................................... 0.59 acres
Five story development ........................................... 0.47 acres
b. Parking (14)
460 cars................................................................... 3.83 acres
C. Landscaped Open Space (14)
Two story development .......................................... 0.03 acres
Three story development ........................................ 0.87 acres
Four story development ......................................... 0.61 acres
Five story development .......................................... 0.73 acres
2. Site 2 Deleted (30)
E. Building Height
Building height of structures shall be limited to a height of thirty-five (35) feet
above mean existing grade as shown on Exhibit "B." (5) Building height of
structures for Service Site I shall be limited to a height of sixty feet (27)
Group VII. PRIVATE CLUB (18)
A. Building Site
Site1 .......................... 2.0 acres ....................................... 2.0 acres
Site 1 shall be located within Office Site "A." Any portion or all of the private club
acreage not utilized for that purpose shall revert to professional and business office use.
1. Site 1
22
Allowable Building Area ........................................45,000 square feet (26)
B. Building Height
Building height of structures shall be limited to a height of fifty (50) feet.
Section II. Permitted Uses
Group L PROFESSIONAL AND BUSINESS OFFICES
To allow the location of commercial activities engaged in the sale of products or
services relating to and supporting the Development Plan, provided that such activities
are confined within a building or buildings.
A. Professional Offices similar in nature to but not limited to the following: (6)
1. Accountants
2. Attorneys
3. Doctors, dentists, optometrists, oculists, chiropractors and others
licensed by the State of California to practice the healing arts.
4. Engineers, architects, surveyors and planners.
B. Business Offices similar in nature to but not limited to the following: (6)
1. Advertising agencies
2. Banks
3. Economic consultants
4. Employment agencies
5. Escrow offices
6. Insurance agencies
7. Laboratories
a. Dental
b. Medical
c. X -Ray
d. Bio -chemical
e. Film, wholesale only
f. Optometrical
8. Stockbrokers
9. Studios for interior decorators, photographers, artists and draftsmen.
10. Telephone answering services
11. Tourist information and travel agencies
C. Hotel and Motel (1)
To allow for the location within Office Site "A" of a hotel or motel
development, subject to a use permit.
23
D. Restaurants, bars and theater/nightclubs subject to the procedures, regulations
and guidelines set forth in Title 20 of the Newport Beach Municipal Code, in
each case. (1) (3) (4) (7) (25)
1. Deleted (18)
* 2. To allow within the 43.703 acres of Office Site `B" three (3) restaurant,
bar or theater/nightclub sites. (16)
3. To allow within the 18.806 acres of Office Site "C" up to two (2) restaurant,
bar or theater/nightclub sites with a total area not to exceed 3,250 square
feet. Specific location of these restaurants, bars or theater/nightclubs to be
determined at a later date. The permitted professional and business offices'
allowable building area for the site will be reduced accordingly. (17)
4. To allow within the 1.765 acres of Office Site "F" two (2) restaurant, bar
or theater/nightclub sites. Specific location of these sites to be determined
at a later date. All other acreage shall be adjusted and shall not increase or
decrease the professional and business offices allowable building area for
the site.
5. To allow within the 5.317 acres of Office Site "G" three (3) restaurant, bar
or theater/nightclub sites. Specific location of these sites to be determined
at a later date. All other acreage shall not increase or decrease the
professional and business offices' allowable building area for the site. (8)
(25)
* E. Private Club (4) (18) (26)
To allow within Office Site "A" one (1) private club site at 4110 MacArthur
Boulevard.
F. Service Station (4)
To allow within Office Site "F" one (1) service station site. Specific location
to be determined at a later date. All other acreages shall be adjusted and shall
not increase or decrease the professional and business office allowable building
area for the site.
* (4) If restaurant, bar or theater/nightclub, or private club uses are developed, the allowable
building area for Office Site "B" shall be restricted by one of the following conditions:
1. The 963,849 square feet of allowable building area shall not increase or decrease so
long as twenty-five (25) percent of the 41.969 acres constituting Office Site "B" is
developed as landscaped area. (16)
24
2. If twenty-five (25) percent of the 42.709 acres constituting Office Site `B" is not
developed as landscape area, the 963,849 square feet of allowable building area shall
be reduced by the gross building area of the restaurants, bars or theater/nightclubs
and/or private club. The allowable building area shall be further reduced by the
number of additional parking spaces required to support a restaurant, bar or
theater/nightclub, or a private club beyond what would be required for an equivalent
area of office use. The reduction shall be 225 square feet per additional space. (16)
G. Support Commercial (20)
The uses permitted under this section are of a convenience nature ancillary to
the operation and use of office facilities. These uses shall be in addition to
those sites permitted under Part II. Section II. Group V (Restaurants). These
uses shall not increase the allowable building area for Professional and
Business Office.
1. Retail sales and services including tobacco stores, card shops,
confectionery and newspaper stands, and other uses which, in the
opinion of the Plafffling Community Development Director, are of a
similar nature. Retail uses shall be located in the basement or on the
first floor of a building. Storage for such uses shall be within a building.
2. Restaurants, including outdoor restaurants and take-out restaurants,
bars or theater/nightclubs shall be permitted subject to the procedures,
regulations and guidelines set forth in Title 20 of the Newport Beach
Municipal Code, in each case. (25)
Group II. HOTEL & MOTEL (1)
Subject to a use permit.
Group III. COURT HOUSE
State, County and/or City Facilities.
Group IV. SERVICE STATIONS & MECHANICAL CAR WASH (4)
A. Service stations subject to the City of Newport Beach service station standards.
B. Mechanical car wash, subject to a use permit. Mechanical car wash shall only
be allowed in conjunction with or in lieu of a permitted service station use.
Group V. RESTAURANTS (7)
A. Restaurants, including outdoor, drive-in or take-out restaurants, bars and
theater/nightclubs, shall be subject to the procedures, regulations and
guidelines set forth in Title 20 of the Newport Beach Municipal Code, in each
25
case. Facilities other than indoor dining establishments or those that qualify as
outdoor, drive-in or take-out establishments shall be subject to the City of
Newport Beach regulations covering drive-in and outdoor establishments. (25)
Group VI. RETAIL, & SERVICE CENTER (1)
A. Permitted Uses
1. Restaurants, including outdoor, drive-in or take-out restaurants, bars
and theater/nightclubs, shall be permitted subject to the procedures,
regulations and guidelines set forth in Title 20 of the Newport Beach
Municipal Code, in each case, except as noted under "a" and "b" below.
(7) (25)
a. Restaurants, other than outdoor, drive-in or take-out
restaurants, shall be permitted subject to the procedures,
regulations and guidelines set forth in Title 20 of the Newport
Beach Municipal Code, in each case. (25)
b. Outdoor, drive-in or take-out restaurants shall be subject to the
procedures, regulations and guidelines set forth in Title 20 of
the Newport Beach Municipal Code, in each case. (25)
2. Barber shop and beauty parlor
3. Book and stationery store
4. Blueprinting and photostatics
5. Camera Shop
6. Delicatessen store
7. Florist
8. Shoe store or repair shop
9. Tailor
10. Tobacco store
11. Office equipment rentable and repair
12. Pharmacies
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13. Tourist information, travel agencies, and ticket reservation services, but
not to include any airline terminal services or facilities for the transport
of passengers, baggage, or freight. (1)
14. Athletic club or health clubs (5)
* 15. Professional and Business Offices (5)
16. Other uses similar to the above listed
17. Hotel subject to approval of a Use Permit (27)
Group VII. LODGE HALLS, PRIVATE CLUBS, ATHLETIC CLUBS, UNION
HEADUARTERS (1) (4) (18)
Subject to use permit.
Group VIII. AUTO DETAILING (19)
A. All drainage shall be into the sanitary sewer system.
B. That all car wash and auto detailing operations shall be conducted within a
covered area.
C. This service shall be designed to serve building tenants and their patrons and
guests, and shall be ancillary to the primary use.
Section III. General Development Standards for Commercial Land
A. Site Area
Minimum site area shall not be less than thirty thousand (30,000) square feet.
Footprint lots shall have all required appurtenant areas contiguous thereto and
the sum of these areas shall not be less than thirty thousand (30,000) square
feet. (3)
* To allow, in addition to the 2,320,600 square feet of professional and business office use
permitted elsewhere in the text, a maximum of 38,022 net square feet of professional and
business office use within Retail and Service Center Site 1. (5) (14)
Exception: (9)
The Planning Commission may authorize an exception to the
minimum site area. Application for any such exception shall be made at the
time of the filing of a tentative map by the applicant. In order for an exception
to be granted, the Planning Commission shall find the following facts with
respect thereto:
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I . That the granting of the exception will not be
detrimental to the public welfare or injurious to other property in the
vicinity.
2. That the Development Considerations and intent of this
planned Community Development Standards are substantially met.
B. Building_Area
Maximum building area for professional and business offices
shall be as noted in Site Area and Building Area, Part II, Section I, Group 1.
C. Setbacks
All setbacks shall be measured from the property line. For the
purpose of this ordinance, a street side property line is that line created by the
ultimate right-of-way of the frontage street.
1. Front Yard Setback (10)
Thirty (30) feet minimum; except that
unsupported roofs or sunscreens may project six (6) feet into the
setback area. The setback for Site C from MacArthur Boulevard would
be at least thirty-six (36) feet except that unsupported roofs or sun-
screens any project six (6) feet into the setback.
2. Side Yard
Side yard setbacks will be required only when any one
of the following conditions exist:
a. Corner Lot: Thirty (30) feet (street side setback
only), except that unsupported roofs and sunscreens may
project three (3) feet into setback area.
b. Where property abuts other than commercially
zoned property, a ten (10) foot setback is required.
Unsupported roofs and sunscreens may project three (3) feet
into the setback area.
3. Rear Yard
None required except on a through -lot in which case the
required front yard setback shall be observed.
4. Footprint Lots (6)
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Except as required by the Uniform Building Code,
there shall be no additional setback requirements for buildings
within footprint lots. Provided, however, that buildings within
footprint lots shall be so located as to observe the setbacks from
streets and existing lot lines required under Part II, Section III,
C.1, 2 and 3.
D. Loading Areas
1. Street side loading on other than special landscaped
streets shall be allowed providing the loading dock is set back a
minimum of seventy (70) feet from the street right-of-way line, or one
hundred ten (110) feet from the street center line, whichever is greater.
Said loading area must be screened from view from adjacent streets.
E. Storage Areas
1. All outdoor storage shall be visually screened from
access streets, freeways and adjacent property. Said screening shall
form a complete opaque screen up to a point eight (8) feet in vertical
height, but need not be opaque above that point.
2. Outdoor storage shall be meant to include all company
owned and operated motor vehicles, with the exception of passenger
vehicles.
3. No storage shall be permitted between a frontage street
and the building line.
F. Refuse Collection Areas
1. All outdoor refuse collection areas shall be visually
screened from access streets, freeways and adjacent property. Said
screening shall form a complete opaque screen.
2. No refuse collection area shall be permitted between a
frontage street and the building line.
G. Telephone and Electrical Service
All "on-site" electrical lines (excluding lines in excess of
12KV) and telephone lines shall be placed underground. Transformer
or terminal equipment shall be visually screened from view from streets
and adjacent properties.
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H. Pedestrian Access (1)
It is required of all developments in the commercial areas to
submit a plan of pedestrian access to the Community Development
Department prior to the issuance of building permits. Said
plan will detail consideration for pedestrian access to the subject
property and to adjacent properties and shall be binding on subsequent
development of the property. The plan shall show all interior walkways
and all walkways in the public right-of-way, if such walkways are
proposed or necessary.
I. Parkin
All parking shall be as specified in the General Parking
Requirements, Part III.
J. Signs
All signing shall be as specified in the General Sign
Requirements, Part IV.
K. Landscape
All landscaping shall be as specified in the General Landscape
Requirements, Part V.
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PART III. GENERAL PARKING REQUIREMENTS
Section I A. Adequate off-street parking shall be provided to accommodate all parking
needs for the site. The intent is to eliminate the need for any on -street parking.
Required off-street parking shall be provided on the site of the use served, or
on a contiguous site, or within three hundred (300) feet of the subject site.
Where parking is provided on other than the site concerned, a recorded
document shall be approved by the City Attorney and filed with the
Community Development Department Building and Pla+ming r,o..,,.tment
and signed by the owners of the alternate site stipulating to the permanent
reservation of use of the site for said parking.
B. Parking requirements for specific sites shall be based upon the following
parking criteria. All parking shall be determined based upon building type and
the area within allotted to the following functions:
Business & Professional Offices
One (1) space for each 225 square feet of net floor area. The parking
requirement may be lowered to one (1) space for each 250 square feet
of net floor area upon review and approval of the modification
committee.
Company parking stalls shall not exceed twenty-five (25) percent of
the total number of required parking spaces. The number and design
of compact parking stalls shall be reviewed and approved by the
Plannitig Community Development Director. (11)
Exception: (11)
Parking Requirement for Business and Professional Office Buildings
based on Parking Pool. The parking requirements for office buildings
within a contiguous office site may be modified in accordance with the
following schedule when the net building area or areas served exceeds
100,000 square feet.
a. For the first 125,000 square feet, parking shall be provided at one
space per 250 square feet of net floor area.
For the next 300,000 square feet, parking shall be provided at one
space per 300 square feet of net floor area.
Any additional floor area, parking shall be provided at one space
per 350 square feet of net floor area.
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For pools based on more than 425,000 square feet of net floor
area, the Planning Commission may modify the parking formula
by use permit, based on a demonstrated formula.
2. Medical & Dental Offices
Five (5) spaces for each doctor or one (1) space for each 200 square
feet of gross floor area, whichever is greater.
3. Manufacture, Research and Assembly - Deleted. (33)
4. Warehouse - Deleted. (33)
Lodge Halls, Private Clubs, Athletic Clubs, Union Headquarters (1) (4)
(5)
a. One (1) space for each 75 square feet of gross floor area plus one
(1) space for each 250 square feet of gross office floor area.
b. Specific parking requirements shall be developed for private
clubs or athletic clubs based upon functions and occupancies
within this use. Parking shall be in conformance to existing City
of Newport Beach requirements for said occupancies or at a
demonstrated formula agreeable to the Ding Community
Development Director. (4) In the event that private clubs or
athletic clubs are converted to another use, parking requirements
for the new use shall be subject to review by the Planning
Community Development Director. (5)
6. Restaurants, Bars or Theater/Nightclubs, Outdoor, Drive -In and Take -Out
Restaurants (7)
a. Restaurant, bar or theater/nightclub parking shall be in
accordance with Title 20 of the Newport Beach Municipal Code,
except as noted under "b" and "c" below.
Restaurants, other than outdoor, drive-in or take-out restaurants,
within retail and service centers shall provide one (1) space for
each 200 square feet of net floor area and one (1) loading space
for each 10,000 square feet of gross floor area, to the extent that
the net floor area of all restaurants does not exceed twenty (20)
percent of the net floor area of the retail and service center. In
the event that any restaurant causes the total of all restaurant uses
in the retail and service center to exceed the twenty (20) percent
limitation noted above, that entire restaurant and any subsequent
restaurants shall provide parking as noted under "a" above.
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Parking for outdoor, drive-in and take-out restaurants shall be
provided in accordance with Section 20.53.060 of the Newport
Beach Municipal Code.
7. Commercial Retail and Service Center (5)
One (1) space for each 200 square feet of net floor area. One (1)
loading space for each 10,000 square feet of gross floor area.
Professional and business office parking shall be provided per Part III,
Section I.B.1. Athletic or health club parking shall be provided per Part
11I, Section 1.B.5b.
Hotels and Motels
One (1) space for each guest unit plus employees' parking on a
demonstrated formula. Parking for restaurants, bars, banquet rooms,
retail shops or service stores shall be as specified in the above
applicable section or on a demonstrated formula acceptable to the
ming Community Development Director.
Professional and business office net floor area shall be included in this provision.
Athletic and health club net floor area shall be excluded from this provision. (5)
9. Court House
Specific parking requirements shall be developed based upon functions
and occupancies within this zone. Parking shall be in conformance to
existing City of Newport Beach requirements for said occupancies, or
at a demonstrated formula agreeable to the lig Community
Development Director.
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PART IV. GENERAL SIGN REQUIREMENTS
Section I. Sign Standards
A. Signs visible from the exterior of any building may be lighted, but no
signs or any other contrivance shall be devised or constructed so as to
rotate, gyrate, blink or move in any animated fashion.
B. Signs shall be restricted to advertising only the person, firm, company
or corporation operating the use conducted on the site or the products
sold thereon.
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 surface mounted.
Group I. PERMANENT IDENTIFICATION SIGNS
A. Ground Siansns
Ground signs shall not exceed four (4) feet above grade in vertical
height. Also, ground signs in excess of one hundred and fifty (150)
square feet in area (double face) shall not be erected in the first twenty
(20) feet, as measured from the property line, of any street side setback.
Said sign shall not exceed a maximum area of two hundred (200)
square feet.
B. Wall Signs
In no event shall an identification sign placed on a wall comprise more
than ten (10) percent of the area of the elevation upon which the sign is
located. Said signs shall be fixture signs. Signs painted directly on the
surface of the wall shall not be permitted.
The following exceptions apply to industrial zoning only. In the
instance of a multiple tenancy building, each individual
industry may have a wall sign over the entrance to identify the
tenant. Said sign shall give only the name of the company and
shall be limited to six (6) inch high letters. Said signs must be
oriented toward the parking or pedestrian area for that building
and shall not exceed a maximum area of five (5) square feet.
Fascia mounted identification signs limited to two (2) facades
for each building and structure.
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No sign shall exceed an area equal to one and one-half (1 1/2)
square feet of sign for each one (1) foot of lineal frontage of the
building or store. However, no sign shall exceed two hundred
(200) square feet in area per face.
The following exceptions apply to Professional and Business
Offices and Retail and Service Center uses only. In the instance
of a multiple tenancy building, each individual ground floor
business may have signing in addition to permitted Building
Identification signs. (6)
Each individual ground floor business shall be limited to one
(1) sign per frontage not to exceed two (2) signs per business.
Said signs shall not be located above the ground floor fascia.
No sign shall exceed an area equal to ten (10) percent of the
business face upon which it is located. However, no sign shall
exceed thirty-five (35) square feet in area. (6).
In no event shall there be more than three (3) permitted ground
floor wall signs per building for Professional and Business
Offices. (6)
C. Pole Sims
One (1) identification pole sign per site will be allowed for the
following commercial businesses only:
a. Restaurant
b. Cocktail lounge and/or bar
C. Hotel
If a pole sign is utilized, it shall be in lieu of other identification signs
allowed by ordinance. Pole signs shall be limited to a maximum height
of twenty (20) feet and a maximum area of fifty (50) square feet per
face, double faced.
Group II. TEMPORARY IDENTIFICATION SIGNS
A. The following signs shall conform to all requirements for "Ground
Signs," Section I, Group I, Item A with General Sign standards above
unless specifically limited below.
Sale or Lease Sign
A sign, advertising the sale, lease or hire of the site shall be
permitted in addition to the other signs listed in this section.
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Said sign shall not exceed a maximum area of forty (40) square
feet.
2. Construction Sign
One (1) construction sign denoting the architects, engineers,
contractor, and other related subjects, shall be permitted upon
the commencement of construction. Said sign shall be
permitted until such time as a final inspection of the building(s)
designates said structure(s) fit for occupancy, or the tenant is
occupying said building(s), whichever occurs first. Said sign
shall not exceed a maximum area of forty (40) square feet.
3. Future Tenant Identification Sign
A sign listing the name of future tenant, responsible agent or
realtor, and identification of the industrial complex shall be
permitted. Said sign will be permitted until such time as a final
inspection of the building(s) designates said structure(s) fit for
occupancy or tenant is occupying said building(s), whichever
occurs first. Said sign shall not exceed a maximum area of forty
(40) square feet.
4. Directional Signs
Signs used to give directions to traffic or pedestrians or give
instructions as to special conditions shall not exceed a total of
six (6) square feet (double face) in area and shall be permitted
in addition to the other signs in this section.
Exceptions
Group II.A.1, 2 and 3: this information may be grouped on a
single sign when the aggregate surface area does exceed the
summation of the individual areas for each use. This area may
be distributed on all surfaces of the sign. This sign may not
exceed four (4) feet above grade.
Group III. SPECIAL PURPOSE SIGNS
A. The following permanent signs shall be permitted.
1. Permanent Directional Sign
Signs used to give directions to traffic or pedestrians as to
special conditions shall not exceed a total of six (6) square feet
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in area per face, double faced and shall be permitted in addition
to other signs permitted in these standards.
2. Community Directional and/or Identification Sign
Permanent directional and identification signs, not exceeding
two hundred fifty (250) square feet (per face), shall be
permitted but subject to use permit.
Section II. Sian Area
A. Industrial - Deleted. (33)
B. Industrial Support Facilities and — Deleted. (33) Business and
Professional Offices (33)
The following shall apply to Permitted Uses, Part I, Section III.
No sign shall exceed an area equal to one and one-half (1 1/2) square
feet of sign for each one (1) foot of lineal frontage of the building.
However, no sign shall exceed two hundred (200) square feet in area
per face.
C. Commercial
The following shall apply to Permitted Uses, Part II, Section II, Groups
II, III,Vand VI.
Building identification shall be limited to a single entity. Building
identification signs shall have an area not to exceed one and one-half
(1 1/2) square feet of surface for each one (1) foot of lineal frontage of
building. However, no sign shall exceed two hundred (200) square feet
per face. Building identification signs shall be limited to two (2)
facades.
D. Business and Professional Offices
The following shall apply to Permitted Uses, Part II, Section II, Group
I.
Building identification shall be limited to a single entity. Building
identification signs shall have an area not to exceed one and one-half
(1 1/2) square feet of surface for each one (1) foot of lineal frontage of
building. However, no sign shall exceed two hundred (200) square feet
per face. Building identification signs shall be limited to two (2)
facades.
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Section III. Maintenance
All signs indicated in this section shall be maintained in a neat and orderly
fashion. Periodic inspection shall be made as directed by the Planning
Community Development Director, City of Newport Beach or his designated
agent.
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PART V. GENERAL LANDSCAPE STANDARDS
Section I. General Statement (1)
Detailed landscape and irrigation plans, prepared by a registered Architect or
under the direction of a Landscape Architect, shall be submitted to and
approved by the Plapdiin Community Development Director and the
Director of Parks, Beaches and Recreation prior to issuance of a building
permit and installed prior to issuance of Certificate of Use and Occupancy.
Landscape in the public right-of-way shall be installed per plans and
specifications approved by the Parks, Beaches and Recreation Director and in
accordance with Parks, Beaches and Recreation Standards.
All landscaping in this section shall be maintained in a neat and orderly fashion.
Periodic inspections will be made as directed by the Planning Community
Development Director and reports submitted with regard to the condition of
maintenance. If suggestions of improvement are made, and are in the realm of
the Maintenance Standards, the work shall be corrected within thirty (30) days
of receipt of the report.
A. Maintenance
All planting areas to be kept free of weeds and debris.
Lawn and ground covers to be kept trimmed and/or mowed
regularly.
All plantings to be kept in a healthy and growing condition.
Fertilization, cultivation and tree pruning are to be carried out
as part of regular maintenance.
4. Irrigation systems are to be kept in working condition.
Adjustment and cleaning of system should be a part of regular
maintenance.
Stakes, guys and ties on trees should be checked regularly for
correct function; ties to be adjusted to avoid creating abrasions
or girdling to the stems.
Damage to plantings created by vandalism, automobile or acts
of nature shall be corrected within thirty (30) days.
B. Front Yard Setback Area
General Statement
39
Landscaping in these areas shall consist of an effective
combination of street trees, trees, ground cover and shrubbery.
All unpaved areas not utilized for parking shall be landscaped
in a similar manner. Full coverage of ground cover to be
expected in a minimum of three (3) months.
2. Special Landscaped Street
The entire area between the curb and the building setback line
shall be landscaped, except for any driveway in said area. Tree
size to be no less than 24 -inch box.
Other Streets
The entire area between the curb and a point ten (10) feet back
in the front property line shall be landscaped except for any
driveway in said area. Tree size to be no less than 24 inch box.
C. Side Yard and Rear Yard
General Statement
All unpaved areas not utilized for parking and storage, shall be
landscaped utilizing ground cover and/or shrub and tree
materials.
Undeveloped Areas
Undeveloped areas proposed for future expansion shall be
maintained in a weed free condition, but need not be
landscaped.
Screening
Areas used for parking shall be screened from view or have the
view interrupted by landscaping and/or fencing from access
streets, freeways and adjacent properties. Plant materials used
for screening purposes shall consist of lineal or grouped masses
of shrubs and/or trees of a sufficient size and height to meet this
requirement when initially installed.
4. Boundary Areas
Boundary landscaping is required on all interior property lines.
Said areas shall be placed along the entire length of these
property lines or be of sufficient length to accommodate the
number of required trees. Trees, equal in number to one (1)
40
tree per twenty-five (25) lineal feet of each property line, shall
be planted in the above defined areas in addition to required
ground cover and shrub material. Minimum width of property
line landscaping shall be three (3) feet.
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.
D. Parking Areas
Trees, equal in number to one (1) per each five (5) parking stalls, shall
be provided in the parking area. Planting area around building shall
not be included in parking area. Planting of trees may be in groups and
need not necessarily be in regular spacing.
E. Sloped Banks
All sloped banks greater than 5 to 1, or six (6) feet in vertical height
and adjacent to public right-of-way shall be stabilized, planted and
irrigated with full coverage in accordance with plans submitted and
approved by Plannin Community Development Director.
F. Loading Areas
Street side loading on other than special landscaped streets,
shall be allowed providing the loading dock is set back a
minimum of seventy (70) feet from the street right-of-way line
or one hundred ten (I 10) feet from the street center line,
whichever is greater. Said loading area must be screened from
view from adjacent streets.
G. Storage Areas
All outdoor storage shall be visually screened from access
streets, freeways and adjacent property. Said screening shall
form a complete opaque screen up to a point eight (8) feet in
vertical height but need not be opaque above that point.
2. Outdoor storage shall be meant to include all company owned
and operated motor vehicles, with the exception of passenger
vehicles.
3. No storage shall be permitted between a frontage street and the
building line.
H. Refuse Collection Areas
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All outdoor refuse collection areas shall be visually screened
from access streets, freeways and adjacent property. Said
screening shall form a complete opaque screen.
2. No refuse collection area shall be permitted between a frontage
street and the building line.
Minimum width for landscaping shall be three (3) feet around
refuse collection areas.
I. Telephone and Electrical Service
All "on-site" electrical lines (excluding lines in excess of 12 KV) and
telephone lines shall be placed underground. Transformer or terminal
equipment shall be visually screened from view from streets and
adjacent properties, or an approved method of display.
Pedestrian Access (1)
It is required of all developments in the commercial areas to submit a
plan of pedestrian access to the Community Development Department
prior to the issuance of building permits. Said plan will detail
consideration for pedestrian access to the subject property and to
adjacent properties, and shall be binding on subsequent development
of the property. The plan shall show all interior walkways and all
walkways in the public right-of-way, if such walkways are proposed or
necessary.
K. Landscape Plant Vocabulary (1)
It is the intent of this standard to provide flexibility and diversity in
plant selection yet maintain a limited variety to give greater unity to the
development. At the direction of the Director of Community
Development and the Director of Parks, Beaches and Recreation,
material lists and a street tree master plan shall be developed to aid in
this development.
All trees occurring in the ten (10) foot setback shall be no less than 24
inch box. The parking lot trees shall be no less than fifteen (15) gallon
size.
Shrubs to be planted in containers shall not be less than one (1) gallon
size. Ground covers will be planted from one (1) gallon containers or
from root cuttings.
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Every effort should be made to avoid using plants with invasive and
shallow root systems with fruit that would stain paving or automobiles.
L. Earth berms shall be rounded and natural in character, designed to
obscure automobiles and to add interest to the site. In cases where the
ratio of width and height of berm creates a bank greater than 3 to 1,
shrubs or walls can be used as shown in illustration (b) (c). Wheel stops
shall be so placed that damage to trees, irrigation units and shrubs is
avoided.
M. Trees in parking lots should be limited in variety. Selection should be
repeated to give continuity. Regular spacing is not required and
irregular groupings may add interest. Care should be exercised to allow
plants to grow and maintain their ultimate size without restriction.
N. Storage areas are to be provided with an opaque screen up to a point of
eight (8) feet in vertical height. Combination of plantings can be used
to further soften hard materials and give continuity to planting.
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PART VI. RESIDENTIAL OVERLAY (34)
Section I. Applicability and Purpose
A. Applicability. The Residential Overlay applies to an area within
Office Site B as shown on Exhibit F.
B. Purpose. The purpose of the overlay is to provide use and
development standards for the development multiple -family
residential development and its ancillary uses in Professional and
Business Office Site B.
Section II. Site Area
Site Area: 3.41 acres.
Section III. Density and Intensity
A. Density. The total maximum allowed number of residential units
is 260, exclusive of any density bonus units.
B. Commercial Intensity. The maximum allowed non-residential
floor area shall be as specified by corresponding base
commercial site regulations. There is no minimum amount of
commercial area that must be provided within the residential
overlay.
Section IV. Permitted Uses
A. Multi -unit residential development, subject to Site Development
Review pursuant to Newport Beach Municipal Code (NBMC)
Chapter 20.52 (Permit Review Procedures).
B. Any commercial use deemed to support residential or allowed
commercial uses pursuant to the applicable Koll Center Newport
commercial site regulations as determined by the Community
Development Director.
C. Any commercial or residential accessory uses pursuant to Title 20
of the Newport Beach Municipal Code.
Section V. Affordable HousinE
A. An Affordable Housing Implementation Plan (AHIP) shall be
prepared and submitted with any site development review
application seeking approval of a residential development within
the PC District. The AHIP shall clearly demonstrate how the
44
proposed residential development project will meet the
affordability requirements of this PCDP and any applicable
provisions of the State Density Bonus Law and the Newport Beach
Municipal Code. The AHIP shall specify eligible income
categories, the amount of the requested density bonus, any
concession/incentives requested, and any development standards
waivers or modifications sought and justifications for said
concessions/incentives or development standard relief.
B. Density bonuses/incentives or development standard concessions
shall be provided pursuant to NBMC Chapter 20.32 and
California Government Code Section 65915 et seq.
Section VI. Development Standards
A. Building Height
1. Maximum height of structures shall be 71 feet. No
building or any portion of any structure, architectural
feature or mechanical equipment shall exceed 71 feet as
measured from the established grade for the purpose of
measuring structure height pursuant to NBMC Section
20.30.050 (Grade Establishment).
2. Buildings and structures shall not penetrate Federal
Aviation Regulation (FAR) Part 77, Obstruction—
Imaginary Surfaces, for John Wayne Airport unless
approved by the Airport Land Use Commission (ALUC)
and determined not to be a hazard to air navigation by
the Federal Aviation Administration.
3. In compliance with FAR Part 77, applicant proposing
building or structure that penetrate the 100:1 Notification
Surface shall file a Form 7460-1, Notice of Proposed
Construction or Alteration with the Federal Aviation
Administration. A copy of the FAA application shall be
submitted to the ALUC and the applicant shall provide
the City with FAA and ALUC responses.
B. Building Setbacks
1. Above grade residential buildings shall be setback 10 feet
from property lines, EXCEPT WHERE ANY SUCH
BUILDING ABUTS THE PARK OVERLAY ZONE, IN
WHICH CASE NO SETBACK IS REQUIRED. Private
balconies may encroach up to four feet into the required
setback areas.
45
2. Fully subterranean parking structures may be located in
any setback area.
C. Parking
1. Residential: 2 covered spaces per dwelling unit, plus 0.5
space per dwelling unit for guest parking. Parking for
density bonus projects shall be consistent with NBMC
Section 20.32.040 or Government Code Section 65915 et
seq.
2. All Other Uses: Refer to NBMC Chapter 20.40 (Off -Street
Parking).
3. Enclosed or Structured Parking Enclosed or structured
parking shall be screened by building elements or exterior
landscaping to soften their exterior appearance. Uniform
interior and exterior lighting for comfort, convenience and
security shall be provided. Light standards on the roof of
the parking structure shall not exceed 25 feet in height from
the driving and parking surface. Stairways within any free-
standing parking structure shall be designed to be
completely visible from either the interior or exterior or
both, unless mandated by the Building Code to be enclosed.
D. Circulation
1. The site shall be designed to provide and enhance
pedestrian and vehicular circulation within Professional
and Business Office Site B connecting the residential
development to existing office buildings and
improvements with the goal of creating a well-connected,
pedestrian -friendly environment.
2. A privately -maintained street ("internal street")
connecting Von Karman Avenue and Birch Street shall
be provided. The internal street shall be open to the public
at all times and shall provide convenient pedestrian and
vehicular access for all users of the site including
emergency vehicles.
3. At least three pedestrian connections, as generally shown
on Exhibit G, connecting residential development within
the residential overlay to the Uptown Newport Planned
Community shall be provided and maintained by the
property owner or its assignee. The pathway connections
46
shall be improved with sidewalks and canopy trees and
may include enhanced pavement, seating areas or other
amenities to create a convenient, safe and pleasant
walkway subject to the review and approval of the
Community Development Director. All pedestrian
connections shall be improved and inspected by the
Community Development Department prior to issuance
of a Certificate of Occupancy for future residential
buildings.
E. Loading and Refuse Areas
1. Loading areas shall be provided in curb -side pullouts
along the spine street and/or within the residential
building footprints. Loading areas shall be designed to
accommodate moving, delivery and refuse collection
vehicles without blocking streets, driveways, parking
areas, or emergency access. Loading areas shall be clearly
marked and maintained.
2. Refuse collection areas shall be located within the parking
garage or within enclosed structures such that the interior
of these areas is concealed from view. Refuse collection or
service vehicles shall utilize the designated loading areas
provided by Section VI(E)(1).
F. Landscaping
1. Landscaping and irrigation systems shall be installed and
maintained in compliance with an approved landscape
and irrigation plan.
2. Landscaped areas shall be kept free of weeds, debris, and
other undesirable materials. Landscaping shall be
designed and maintained to not to interfere with traffic
safety visibility areas.
3. Landscape areas shall incorporate drought tolerant and
non-invasive plantings and shall conform with applicable
energy requirements as specified in Title 24 of the
California Code of Regulations.
G. Signs
1. Refer to Part IV General Signage Requirements.
HFA
2. A comprehensive sign program may be prepared if an
applicant wishes to deviate from the sign standards
identified herein. Comprehensive sign programs shall be
submitted for review and consideration in accordance with
the provisions of the NBMC Chapter 20.42.
H. Outdoor Lighting
1. Outdoor lighting shall comply with NBMC Section
20.30.070.
2. Detailed lighting plans and a photometric analysis shall
be prepared by qualified professionals and shall be
submitted for review and approval by the Community
Development Director prior to the issuance of a building
permit. All lighting shall be installed and inspected by the
Community Development Department prior to issuance
of the final Certificate of Occupancy.
3. Security lighting shall be provided throughout
development within the overlay.
4. Lighting shall be properly maintained by the property
owner. Any damaged or non -operational fixtures or
lighting elements shall be replaced and made operational
within a reasonable amount of time.
I. Recreation Amenities
1. On-site recreational amenities accessible to all residents
and their guests shall be provided in the residential
building. A minimum of forty-four (44) square feet of
area per dwelling unit shall be provided consistent with
General Plan Land Use Policy LU 6.15.16. Recreational
amenities may include, but are not limited to the
following:
a. Private Balconies
b. Swimming pools and spas
c. Exercise facilities
d. Multi-purpose/club rooms
e. Passive gathering spaces (garden and roof terraces)
f. Dog washing room
g. Bike shop
h. Other amenities deemed appropriate by the
Community Development Director and property
owner.
48
J. Buffering and Screening
1. _General Requirements. Mechanical equipment shall be
located so that the impact of noise on residential uses within
the development and on adjacent nonresidential uses is
minimized to the greatest extent feasible. Screening shall be
maintained in good condition at all times. Landscaping
used as screening shall provide a dense, year-round screen.
Roof -mounted Mechanical Equipment and
Appurtenances. Roof -mounted mechanical equipment and
appurtenances may not be visible in any direction (360
degrees) from a public right-of-way or adjacent property,
as may be seen from a point six feet above ground level.
Methods of screening may include mechanical roof wells
recessed below the roof line or by solid and permanent roof -
mounted screens. Screening must be compatible with the
architectural style, materials, and color of the building on
which the equipment is located. No setbacks are required
for rooftop mechanical equipment or appurtenances.
3. Ground -mounted Mechanical Equipment. Ground -
mounted mechanical equipment shall be screened from
public rights-of-way and/or adjacent property as seen from
a point six feet above ground level. Methods of screening
may include fences, walls, solid hedges, or other similar
methods. Chain link fencing shall not be permitted.
K. John Wayne Airport Proximity
1. Interior Noise Attenuation. The interior ambient noise level
of all new residential dwelling units shall meet applicable
standards of the City's Community Noise Ordinance
(NBMC Section 10.26.030). An acoustical analysis report,
prepared by an acoustical engineer, shall be submitted
describing the acoustical design features of the structure
that will satisfy and meet the applicable interior noise
standard. The residential units shall be constructed, and
noise attenuated in compliance with the report.
2. Notification to Residents. A written disclosure statement
shall be prepared prior to rental of every residential unit.
The disclosure statement shall indicate that the occupants
will be living in an urban environment in proximity to
John Wane Airport and that noise, odor, air quality,
outdoor activity levels, etc. may be different or higher
49
than typical suburban residential areas. The disclosure
statement shall include a written description of the
potential impacts to residents of both the existing
environment and potential impacts based upon the
allowed uses in the vicinity. Each and every renter shall
sign the statement acknowledging that they have received,
read, and understand the disclosure statement. The
project applicant shall covenant to include within all
contracts conveying any interest in a residential unit
within the residential building (1) the disclosure and
notification requirement as stated herein; (2) an
acknowledgment by all lessees that the property is located
within an urban type of environment and that the noise,
odor, air quality, outdoor activity levels, etc. may be
different or higher than typical suburban residential
areas; and (3) acknowledgment that the covenant is
binding for the benefit and in favor of the City of Newport
Beach.
50
PART VII. PUBLIC PARK OVERLAY (34)
Section I. Applicability and Purpose
A. Applicability. The Public Park Overlay applies to an area within
Professional and Business Office Site B as shown on Exhibit F.
B. Purpose. The purpose of the overlay is to provide for the orderly
development, maintenance and use of a public park within
Professional and Business Office Site B if a multiple -family
residential project is developed within the Residential Overlay
pursuant to Part VI.
Section II. Site Area
A. A minimum of 1.10 acres shall be dedicated in fee to the City of
Newport Beach if a multiple -family residential project is
developed within the Residential Mixed -Use Overlay pursuant to
Part VII.
B. The area excludes driveways and parking areas.
Section III. Allowed Uses and Activities
A. Any uses and activities allowed and regulated by NBMC
Chapter 11.04.
B. Any activities permitted pursuant to a Special Event Permit
pursuant to NBMC Chapter 11.03.
Section IV. Park Design and Amenities
A. The public park may include the following amenities:
1. Dog park
2. Seating & social gathering spaces with outdoor furniture
3. Shade structures
4. Multi-purpose lawn
5. Landscaped open spaces including shade trees provided
they do not interfere with Fire Department Access
6. Bocce court or similar activity
7. Other active or passive recreational amenities as
determined appropriate and necessary by the Parks
Beaches and Recreation Commission or Recreation and
Senior Services Director.
51
C. The design, amenities and regulations applicable to the public
park shall be subject the review of the Parks Beaches and
Recreation Commission and the approval of City Council.
D. Landscaped areas shall be maintained in a healthy and growing
condition and shall receive regular pruning, fertilizing, mowing,
trimming and maintenance. Irrigation systems shall be
routinely inspected and maintained. The park shall be kept free
of weeds, debris and other undesirable materials.
E. Notice Posted. The public park shall be posted with notification
signs to alert users of the proximity to John Wayne Airport and
the presence of operating aircraft.
F. ONLY LANDSCAPE AND HARDSCAPE (I.E., NO
PERMANENT IMPROVEMENTS OR ABOVE GROUND
STRUCTURES) SHALL BE LOCATED WITHIN 15 FEET OF
THE PROPERTY LINE WHICH ABUTS THE ADJACENT
RESIDENTIAL PARCEL.
52
PART V4 VII. FOOTNOTES
(1) Planned Community text revision incorporating Planning Commission revisions and
conditions of approval.
(2) Planned Community Text revision incorporating City Council conditions of approval
as adopted by the city of Newport Beach. (Amendment No. 313, adopted August 14,
1972).
(3) Planned Community Text revision July 6, 1973 incorporating the addition of footprint
lots and the addition of two (2) restaurant sites within Office Site "A". (Amendment
No. 381, adopted August 2, 1973).
(4) Planned Community Text revision (Amendment No. 420, adopted February 7, 1974)
incorporating the following changes:
a. Revised Planned Community Text site acreage figures to conform to the
recorded tract map.
b. Revised Exhibit "A" (land use map) to conform to recorded tract map.
C. Changed the size of Office Site "E" and created one parcel of land comprised
of Restaurant Site No. 3, Service Station Site No. 3 and the residual of Office
Site "C". This new site is designated as Office Site "F".
d. Revised Retail and Service Site No. 2 from a specific location to a floating
location within Office Site "A".
e. Added mechanical car wash subject to a use permit as a permitted use on the
service station sites.
f. Added private clubs or athletic clubs as a permitted use on Office Site "B".
g. Made provisions for three (3) additional restaurant sites, two sites within Office
Site "B: and one site within Office Site "F".
(5) Planned Community Text revision (Amendment No. 430, adopted June 10, 1974)
incorporating the following changes:
a. Eliminated Service Station Site No. 2.
b. Added health or athletic club as a permitted use within the Retail and Service
Center sites.
C. Added Professional and Business Office as a permitted use within the Retail
and Service Center sites.
d. Added a minimum twenty-five (25) percent landscape requirements or site plan
approval by the Planning commission to the development requirements of
retail Site No. 1.
(6) Planned Community Text revision (Amendment No. 444, adopted May 15, 1975)
incorporating the following changes:
a. Clarified the setback requirements for buildings within footprint lots.
b. Clarified Professional and Business Office permitted uses.
53
C. Added signing provision for ground floor businesses in multi -tenant building.
(7) Planned Community Text revision (Amendment No. 451, adopted September 8, 1975)
incorporating the following changes:
a. Added the requirement that all restaurants shall be subject to the securing of a
use permit with the exception of certain restaurant uses within Retail and
Service Centers.
(8) Planned Community Text revision (Amendment No. 466, adopted June 28, 1976)
incorporating the following changes:
a. Changed the size of Light Industrial Site No. 2.
b. Created Professional and Business Office Site "G".
C. Made provisions for two (2) restaurant sites within Office Site "G".
d. Reduced the allowable building area of Office Site "D".
e. Amended the construction timetable for traffic signals.
(9) Planned community Text revision (Amendment No. 475, adopted January 10, 1977)
incorporating the following changes:
a. Established guidelines for an exception to the minimum site area.
(10) Planned Community Text revision (Amendment No. 505, adopted July 11, 1978)
incorporating the following changes:
a. Increased the site area of Professional and Business Office Site
:4C»
b. Increased the allowable building area of Professional and Business Office Site
4:C,..
(11) Planned Community Text revision (Amendment No. 508, adopted August 28, 1978)
incorporating the following changes:
a. Made provision for consideration of additional left turn ingress from
MacArthur Boulevard.
b. Eliminated Service Station Site No. 1 and added the land area to Professional
and Business Office Site "B".
C. Reviewed the parking requirement for office buildings within Professional and
Business Office sites.
(12) Planned Community Text revision (Amendment No. 514, adopted October 19, 1978)
incorporating the following changes:
a. Established existing and additional allowable development as of October 1,
1978.
54
b. Established the requirement and criteria for phasing plan approval of
development beyond thirty (30) percent of the additional
(13) Planned Community text revision incorporating the transfer to allowable building area
from Professional and business Office Site "D: to Professional and Business Office
Site `B". (Amendment No. 550, adopted November 10, 1980).
(14) Planned Community Text revision for Retail and Service Site No. 1, which allocates
existing and permitted development. (Amendment No. 558 adopted March 23, 1981).
(15) Planned community Text revision increasing the allowable building area in Site C
(MacArthur Court). (Amendment No. 593, adopted October 24, 1983).
(16) Planned Community Text revision incorporating the transfer of allowable office,
restaurant and retail building area from Professional and Business Office Site "A" to
Professional and Business Office Site `B". (Amendment No. 606, adopted May 14,
1984).
(17) Planned Community Text revision to allow up to two restaurants with a total floor area
not to exceed 3,250 square feet within "Office Site C". (Amendment No. 626, adopted
December 9, 1985).
(18) Planned Community Text revision deleting restaurant Site 1 and substituting a private
club with a total floor area not to exceed 30,000 square feet within Office Site "A".
(Amendment No. 635, adopted July 14, 1986).
(19) Planned Community Text revision to allow auto detailing as a permitted use.
(Amendment No. 647, adopted March 23, 1987).
(20) Planned Community Text revision adding support commercial uses to the permitted
uses under Professional and Business Office permitted uses. (Amendment No. 649,
adopted July 27, 1987).
(21) Planned Community text revision combining Light Industrial Sites 1 and 2 into Light
Industrial Site 1, increasing the allowable building area for the combined site by 39,000
square feet, and increasing the permitted building height from 35 feet to 55 feet.
(Amendment No. 677, adopted June 12, 1989).
(22) Planned Community Text revision increasing the permitted building height in Light
Industrial Site 1 from 55 feet to 75 feet. (Amendment No. 799, adopted April 25, 1994).
(23) Title 20 amendment to reinstate notice and appeal procedures for specialty food service
applications. (Amendment No. 829, adopted September 11, 1995, Ordinance 95-39)
(24) Planned Community Text revision to increase the permitted height within "Light
Industrial Site 1" from 75 feet to 90 feet for a single vertical column. (Amendment
No. 867, adopted February 23, 1998, Ordinance 98-3).
55
(25) Planned Community Text revisions (Amendment No. 876, adopted August 10, 1998,
Ordinance 98-20) to allow the following changes:
a. Additional restaurant uses in Office Site "G" (the current limited of two
restaurants will be increased to three restaurant sites), and;
b. Permit eating and drinking establishments throughout the Koll Center Planned
Community as per Title 20 of the Municipal Code.
(26) Planned Community Text revisions (Amendment No. 890, adopted 01/11/2000,
Ordinance 99-28) to allow the following changes:
a. Increase the permitted level of development for Office Site A by 15,000 square
feet (4110 MacArthur Boulevard) and;
b. Establish the permitted level of development for Koll Center Newport Office
Site A at 418,346 gross square feet.
(27) Planned Community Text revisions (Amendment No. 897, adopted January 25, 2000,
Ordinance 2000-3) to allow the following changes:
a. Designate Parcel 1 of Koll Center Newport Retail and Service Site 1 for Hotel
Use, and;
b. Establish the permitted Gross Floor Area for Koll Center Newport Retail and
Service Site 1 at 120,000 square feet, and
C. Establish the permitted height for the site at 60 feet.
(28) Planned Community Text revisions (Ordinance No. 2005-014, adopted August 9,
2005) to allow the following changes:
a. Office expansion of 1,367 net square feet in the Koll Center Office Site B at
4200 Von Karman Avenue.
(29) Planned Community Text revisions (Ordinance No. 2006-19), adopted July 25, 2006
to allow the following changes:
a. To increase the development allocation for Professional and Business Offices
of Site A by 2,129 net square feet. (PA2005-293)
(30) Planned Community Text revisions (Ordinance No. 2006-21), adopted October 24,
2006 to allow the following changes:
a. To allow the transfer of 24,016 gross square feet of unused retail, restaurant and
office square footage from Office Site B to Office Site A resulting in the
elimination of the entire Retail Site #1, an undeveloped portion of Restaurant Site
#2 and the entire Restaurant Site #5.
56
(31) Planned Community Text revisions (Ordinance No. 2011-3), adopted January 25,
2011 to allow the following changes:
a. To allow building area for Professional & Business Site F to increase by 18, 346 net
square feet.
(32) Planned Community Text revisions (Ordinance No. 2011-8), adopted March 8, 2011
to allow the following changes:
a. To allow an increase to the Allowable Building Area for Professional &
Business Site B by 9,917 net square feet
(33) Planned Community Text revisions (Ordinance No. 2013-5), adopted March 12, 2013
to allow the following changes:
a. To delete Light Industrial Sites 1 and 2 from PC -15.
b. To delete Part I. Industrial uses in its entirety as an allowed use.
c. To revise the total acreage within PC -15 to 154.0 acres to reflect the deletion of
Light Industrial Sites 1 and 2 from PC -15.
d. To update the Composite exhibit and Exhibits A through E to reflect the deletion
of Light Industrial Sites 1 and 2 from PC -15.
Insert exhibits:
Composite .............................................
For Information Only (33)
Exhibit A ..............................................
Land Use (33)
Exhibit B ...............................................
Grading and Roads (33)
Exhibit C ...............................................
Storm Drain (33)
Exhibit D ..............................................
Water & Sewer (33)
Exhibit E ...............................................
Boundary and Topography (33)
(34) Planned Community Text revisions (Ordinance No.—), adopted to affect the
following changes:
a. Clarify that the Newport Beach Municipal Code applies to property within
the planned community.
b. Update title from Planning Director to Community Development Director
throughout document.
c. Made changes to Professional & Business Offices for Site B creating the
Residential Overlay allowing 260 (units exclusive of density bonus units) and
the Park Overlay allowing the one -acre public park.
d. These improvements impacted the following:
i. Increased parking for Professional and Business Office Site B
e. Made changes to Contents and Overall Document to allow the following:
i. New Residential Overlay as Part VI
ii. New Park Overlay as Part VII.
iii. Footnotes moved from Part VI to Part VIII
57
iv. Exhibits moved from Part VII to Part VIIII
Insert exhibits:
Exhibit F - Overlay Map — Office Site B (34)
Exhibit G - Pedestrian Connection Diagram (34)
58
PART VIII. EXHIBITS
Composite
For Information Only (33)
Exhibit A
Land Use (33)
Exhibit B
Grading and Roads (33)
Exhibit C
Storm Drain (33)
Exhibit D
Water & Sewer (33)
Exhibit E
Boundary and Topography (33)
Exhibit F
Overlay Map — Office Site B (34)
Exhibit G
Pedestrian Connection Diagram (34)
59
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FOR
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EXHIBIT G: PEDESTRIAN CONNECTION DIAGRAM
NEWPORT BEACH, CALIFORNIA
FOR
KOLL CENTER NEWPORT
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 the
whole number of members of the City Council is seven; that the foregoing ordinance, being Ordinance
No. 2021-1 was duly introduced on the 26th day of January, 2021, at a regular meeting, and adopted by
the City Council at a regular meeting duly held on the 91h day of February, 2021, and that the same was
so passed and adopted by the following vote, to wit:
AYES: Mayor Brad Avery, Mayor Pro Tem Kevin Muldoon, Council Member Noah Blom,
Council Member Joy Brenner, Council Member Diane Dixon, Council Member Duffy
Duffield
NAYS: None
RECUSED: Council Member Will O'Neill
IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the official seal of
said City this 101h day of February, 2021.
Wd(jaj
Leil ni I. Brown, MMC
City Clerk
City of Newport Beach, California
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. 2021-1 has been duly and regularly published according to law and the order of the City
Council of said City and that same was so published in The Daily Pilot, a newspaper of general circulation
on the following dates:
Introduced Ordinance: January 30, 2021
Adopted Ordinance: February 13, 2021
In witness whereof, I have hereunto subscribed my name this ! day of February, 2021.
jhJ917,J), I k AXVVA
JA 14 j yj i
Leilani r Brown, IVIIVIC
City Clerk
City of Newport Beach, California