HomeMy WebLinkAboutPA2019-168COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
(949) 644-3200
www.newportbeachca.gov
ZONING COMPLIANCE LETTER
September 4, 2019
Reference No. PA2019-168
AEI Consultants Attn: Liz Pongratz
112 Water Street
Boston, MA 02109
RE: 4611 Teller Avenue, Newport Beach, CA 92660 445-141-28
Dear Ms. Pongratz:
The above referenced property is currently located within the Koll Center Planned Community (PC-15) and designated as Mixed Use Horizontal (MU-H2) within the
Land Use Element of the General Plan. The property is located within a Planned
Unit Development or an overlay district.
For the abutting properties to the north, the Zoning District is PC-15 and the General Plan land use designation is MU-H2. For the abutting properties to the
south, the Zoning District is PC-15 and the General Plan land use designation is
MU-H2. For the abutting properties to the east, the Zoning District is PC-15 and
the General Plan land use designation is Public Facilities (PF). For the abutting
properties to the west, the Zoning District is PC-15 and the General Plan land use designation is MU-H2.
At the time the building permits were finaled, the building and parking requirements
were in substantial conformance with the development standards of the City of
Newport Beach Municipal Code. If the subject property does not comply with the current regulations, it is considered to be nonconforming and is subject to Chapter
20.38 (Nonconforming Uses and Structures) of the Newport Beach Municipal
Code.
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Zoning Compliance - PA2019-168 Tmplt: 08-15-176
Research of the permit and entitlement history of the property verifies there have been no discretionary approvals acquired from the City of Newport Beach Planning
Division.
The subject property does not have any active complaints on record. For information regarding code violations, please contact the Code Enforcement Division at (949) 644-3215 and the Building Division at (949) 644-3200. Please
contact the Building Division to obtain copies of Certificates of Occupancy. For
information regarding plat maps or public rights-of way, please contact the Public
Works Department at (949) 644-3311. Should you have any further questions, please contact me at (949) 644-3225, dlee@newportbeachca.gov.
Sincerely,
__________________________
David S. Lee, Assistant Planner
Enclosures:
Aerial Map Sections of PC-15 (Koll Center Planned Community) text
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Every reasonable effort has been made to assure the accuracy of the data provided, however, The City of Newport Beach and its employees and agents disclaim any and all responsibility from or relating to any results obtained in its use.
Disclaimer:
9/4/2019
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PLANNED COMMUNITY DEVELOPMENT STANDARDS
For 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 (21) 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
PA2019-168
NOTE: See Footnotes beginning on Page 47 for description of amendments.
PA2019-168
CONTENTS
PAGE NO.
PREFACE 1
DEVELOPMENT CONSIDERATIONS 2
GENERAL NOTES 6
DEFINITIONS 7
PART I. 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 I. 29 PART IV. GENERAL SIGN REQUIREMENTS
Section I. 32
Sign Standards
Section II. 35
Sign Area
Section III. 36 Maintenance
PART V. GENERAL LANDSCAPE STANDARDS
Section I. 37 General Statement
PART VI. FOOTNOTES 42
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PART VII. ATTACHED EXHIBITS
Composite ............................................. For Information Only
Exhibit A .............................................. Land Use
Exhibit B............................................... Grading and Roads
Exhibit C............................................... Storm Drain
Exhibit D .............................................. Water & Sewer
Exhibit E ............................................... Boundary and Topography
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PREFACE
It is the intent of this Planned Community Development to provide comprehensive zoning for what is now the Collins Radio property. Planned within this development are a hotel with banquet and
convention facilities, a small retail and service center, service stations, restaurants, bars and
theater/nightclubs, a site for the proposed Orange County Courthouse with the balance of the acreage
developed as a business and professional office park emphasizing open space.
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DEVELOPMENT CONSIDERATIONS (1)
This Planned Community Development is a project of The Koll Company. This area is most
appropriate for commercial and light industrial uses, and therefore we submit the enclosed air traffic analysis, vehicular analysis, land use analysis and market analysis to substantiate this document.
Attached drawings indicate land use, grading and roads, storm drains, water and sewer, topography
and traffic analysis.
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 insure development consistent with the master plan concept, a review shall be required.
Prior to the issuance of any building permits, a precise development plan shall be submitted by the developer to the Planning Director for review. This precise plan 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:
1. Building Criteria
a. size
b. location
c. height d. materials
2. Parking Criteria
a. areas, including drives and accesses b. quantity
c. size
3. Landscaped Areas
a. setbacks
b. walls
c. plazas
d. pools, fountains and/or other amenities
4. Signing Criteria
a. location
b. size
c. quantity
5. All other site improvements as directed by the Planning Director and as
recommended below. Items 5a through 5e inclusive.
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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
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.
c. Bicycle Circulation
A system of bicycle paths coordinated with the City's Master Plan of
Bicycle Trails and meeting the approval of the Planning 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
i. Both MacArthur Boulevard and Jamboree Road shall be
widened to provide for 6 through lanes, double left turn lanes
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.
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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 scheduled so that the signal will be completed not later than
December 30, 1976. (8)
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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:
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i. The Orange County 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 County Airport;
iii. The City of Newport Beach may continue to oppose
additional commercial air service expansion at the Orange County 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 the Orange County Airport.
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GENERAL NOTES
Water within the planned community area 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 Authority criteria.
Except as otherwise stated in this ordinance, the requirements of the zoning code, City of Newport
Beach, shall apply.
The contents of this supplemental text notwithstanding, no construction shall be proposed within the
boundaries of this planned community district except that which shall comply with all provisions of the Building Code and the various mechanical and electrical codes related thereto.
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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-Way Line:
When reference is made to right-of-way line it shall mean the line which is then established on either
the adopted Master Plan of Streets and Highways or the filed Tract Map for Minor Roads as the ultimate right-of-way line for roads or streets.
Side and Front of Corner Lots:
For the purpose of this ordinance, the narrowest frontage of a lot facing the street is the front, and the
longest frontage facing the intersecting street is the side, irrespective of the direction in which the
structures face.
Sign: Any structure, device or contrivance, electric or non-electric and all parts thereof which are erected
or used for advertising purposes upon or within which any poster, bill, bulletin, printing, lettering,
painting, device or other advertising of any kind whatsoever is used, placed, posted, tacked, nailed,
pasted or otherwise fastened or affixed. Commerce:
All those permitted uses as specified in 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.
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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.
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PART I. INDUSTRIAL – Deleted. (33)
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PART II COMMERCIAL
Section I. 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)
Total Acreage Office Acreage
Site A 30.939 acres * (29) 30.939 acres *(29)
Site B 43.703 acres (11) 43.703 acres (11) Site C 18.806 acres (10) 18.806 acres (10)
Site D 19.673 acres 19.673 acres
Site E 2.371 acres 2.371 acres
Site F 1.765 acres 1.765 acres
Site G 5.317 acres (8) 5.317 acres (8) 122.574 acres (8)(10)(11) 122.574 acres(8)(10)(11)
B. Allowable Building Area
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 (10)(15)
Site D 240,149 square feet (8)(13)
Site E 32,500 square feet (4) Site F 42,646 square feet (4)(31)
Site G 45,000 square feet (8)
2,378,962 square feet (15)(*)(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.
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*(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)
b. One (1) space per 300 square feet of net building area @
120 cars per acre for Sites A, B and C. (11)
1. Site A
Allowable Building Area ....... 366,147 square feet (16)(26)(29)(30)
Site Area ...... 19.399 acres *(3)(4)(16)
a. Building Height Land Coverage (16)(29)(30)
Two story development ............... 4.20 acres Three story development ............... 2.80 acres
Four story development ............... 2.10 acres
Five story development ............... 1.68 acres
Six story development ............... 1.40 acres
Seven story development ............... 1.20 acres Eight story development ............... 1.05 acres
Nine story development ............... 0.93 acres
Ten story development ............... 0.84 acres
Eleven story development ............... 0.76 acres Twelve story development ............... 0.70 acres
b. Parking Land Coverage
1,221 cars .............. 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
2. Site B
Allowable Building Area ......... 977,720 square feet (13,16,28,30)
Site Area ......... 43.703 acres (4) (11)
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a. Building Height Land Coverage (16,28,30,32))
Two story development ............... 11.22 acres
Three story development ............... 7.48 acres
Four story development ............... 5.61 acres Five story development ............... 4.49 acres
Six story development ............... 3.74 acres
Seven story development ............... 3.21 acres
Eight story development ............... 2.81 acres
Nine story development ............... 2.49 acres Ten story development ............... 2.24 acres
Eleven story development ............... 2.04 acres
Twelve story development ............... 1.87 acres
b. Parking Land Coverage (11,13,16,28,30,32) 3,259 cars ............... 27.16 acres
c. Landscaped Open Space (11) Land Coverage (11,13,16,28,30,32))
Two story development ............... 5.32 acres
Three story development ............... 9.06 acres Four story development ............... 10.93 acres
Five story development ............... 12.05 acres
Six story development ............... 12.80 acres
Seven story development ............... 13.33 acres Eight story development ............... 13.73 acres
Nine story development ............... 14.05 acres
Ten story development ............... 14.30 acres
Eleven story development ............... 14.50 acres
Twelve story development ............... 14.67 acres
3. Site C (10)
Allowable Building Area ......... 674,800 square feet (15) (17)*
Site Area ......... 18.806 acres (4)
a. Building Height Land Coverage (15)
Two story development ............... 7.75 acres
Three story development ............... 5.16 acres
Four story development ............... 3.87 acres Five story development ............... 3.10 acres Six story development ............... 2.58 acres
Seven story development ............... 2.21 acres
Eight story development ............... 1.94 acres
Nine story development ............... 1.72 acres Ten story development ............... 1.55 acres Eleven story development ............... 1.41 acres
Twelve story development ............... 1.29 acres
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b. Parking Land Coverage (15)
2,249 cars ............... 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
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c. Landscaped Open Space Land Coverage (4) (8) (13)
Two story development ............... 8.03 acres
Three story development ............... 8.94 acres
Four story development ............... 9.40 acres Five story development ............... 9.68 acres
Six story development ............... 9.86 acres
Seven story development ............... 9.99 acres
Eight story development ............... 10.09 acres
Nine story development ............... 10.17 acres Ten story development ............... 10.23 acres
Eleven story development ............... 10.28 acres
Twelve story development ............... 10.32 acres
5. Site E
Allowable Building Area ......... 32,500 square feet (4)
Site Area ......... 2.371 acres (4)
a. Building Height Land Coverage (4) Two story development ............... 0.37 acres
Three story development ............... 0.25 acres
Four story development ............... 0.19 acres
Five story development ............... 0.15 acres Six story development ............... 0.12 acres
Seven story development ............... 0.11 acres
Eight story development ............... 0.10 acres
Nine story development ............... 0.09 acres
Ten story development ............... 0.08 acres Eleven story development ............... 0.07 acres
Twelve story development ............... 0.06 acres
b. Parking Land Coverage (4)
144 cars ............... 1.20 acres
c. Landscaped Open Space (4) Land Coverage
Two story development ............... 0.80 acres
Three story development ............... 0.92 acres
Four story development ............... 0.98 acres Five story development ............... 1.02 acres Six story development ............... 1.05 acres
Seven story development ............... 1.06 acres
Eight story development ............... 1.07 acres
Nine story development ............... 1.08 acres Ten story development ............... 1.09 acres Eleven story development ............... 1.10 acres
Twelve story development ............... 1.11 acres
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6. Site F (4)(31)
Allowable Building Area ......... 42,646 square feet
Site Area ......... 1.765 acres
a. Building Height Land Coverage
One story development ............... 0.98 acres
Two story development ............... 0.49 acres
Three story development ............... 0.33 acres Four story development ............... 0.24 acres
Five story development ………..0.20 acres
Six story development …………0.16 acres
b. Parking Land Coverage 190 cars ............... 1.58 acres
c. Landscaped Open Space Land Coverage
One story development ............... <0.80> acres
Two story development ............... <0.31> acres Three story development ............... <0.15> acres
Four story development ............... <0.06> acres
Five story development .................<0.02> acres
Six story development .............. <0.03> acres
7. Site G (8)
Allowable Building Area ......... 45,000 square feet
Site Area ......... 5.317 acres
a. Building Height Land Coverage
One story development ............... 1.03 acres
Two story development ............... 0.52 acres
Three story development ............... 0.34 acres Four story development ............... 0.26 acres
b. Parking Land Coverage
200 cars ............... 1.67 acres
c. Landscaped Open Space Land Coverage
One story development ............... 2.62 acres
Two story development ............... 3.13 acres
Three story development ............... 3.31 acres
Four story development ............... 3.39 acres
Building Height
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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 Authority for Orange County
Airport.
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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 II. 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 Authority for Orange County Airport.
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
Five story development ......................................... 4.06 acres Six story development ........................................... 4.13 acres
E. Building Height
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Maximum building height shall not exceed height limits set by the Federal
Aviation Authority for Orange County Airport.
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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) Site 2 .................................................... 1.25 acres
Site 3 .................................................... 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)
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The following statistics are for information only. Development may include but shall
not be limited to the following.
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B. 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 5 ................ Deleted
Site 6 (8) .......... 7,000 sq. ft. ...... 0.16 acres
Site 7 (8) .......... 3,000 sq. ft. ...... 0.07 acres 22,397 sq. ft. ...... 0.51 acres .......0.51 acres (8, 18, 30)
C. Parking
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)
D. 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 ......................................... 2.83 acres (8) (18)(30)
E. Building Height
Building height of structures shall be limited to a height of thirty-five (35)
feet.
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Group VI. RETAIL & SERVICE CENTER
A. Building Site (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
(O) (O) 22,000
Parcel 4, R/S 506 (R) 4,115 (R) 21,896
(O) 0 (O) 5,474
Subtotal (R) 12,315 (R) 21,896
(O) 0 (O) 27,474
(H) 70,630
Total 120,000 (14)(27)
(R) = Retail (O) = Office (H) = Hotel
C. Landscape Area (5)
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.
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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)
Site Area ............................................................................. 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 1 shall be limited to a height of sixty feet (27)
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Group VII. PRIVATE CLUB (18)
A. Building Site
Site 1 .......................... 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
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 I. PROFESSIONAL AND BUSINESS OFFICES
To allow the location of commercial activities engaged in the sale of products or services relating to and supporting the Development Plan, provided that such
activities are confined within a building or buildings.
A. Professional Offices 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
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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.
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)
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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)
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 Planning 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.
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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.
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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
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
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11. Office equipment rentable and repair
12. Pharmacies
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
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time of the filing of a tentative map by the applicant. In order for an
exception to be granted, the Planning Commission shall find the following
facts with respect thereto:
1. That the granting of the exception will not be
detrimental to the public welfare or injurious to other property in the
vicinity.
2. That the Development Considerations and intent of this planned Community Development Standards are substantially met.
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.B. Parking basements or parking structures shall not be calculated as
building area; however, said structures shall be used only for the parking of
company vehicles, employee vehicles, or vehicles belonging to persons
visiting the subject firm. (4)
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.
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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)
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.
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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.
H. Pedestrian Access (1)
It is required of all developments in the commercial areas to
submit a plan of pedestrian access to the Planning Department prior to
the issuance of building permits. Said 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. Parking
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 Building
and Planning Departments and signed by the owners of the alternate site
stipulating to the permanent reservation of use of the site for said parking.
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:
1. 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
Planning 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.
b. For the next 300,000 square feet, parking shall be provided at
one space per 300 square feet of net floor area.
c. Any additional floor area, parking shall be provided at one
space per 350 square feet of net floor area.
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d. 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.
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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)
5. 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 Planning 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 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.
* b. 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.
c. Parking for outdoor, drive-in and take-out restaurants shall be
provided in accordance with Section 20.53.060 of the Newport
Beach Municipal Code.
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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 III, Section 1.B.5b.
8. 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
Planning 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 Planning
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 Signs
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.
1. 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.
2. 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.
3. 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 Signs
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.
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1. Sale or Lease Sign
A sign, advertising the sale, lease or hire of the site shall be
permitted in addition to the other signs listed in this section. Said sign shall not exceed a maximum area of 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.
5. 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.
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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 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. Sign 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, V and 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
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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
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 Planning 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
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
1. All planting areas to be kept free of weeds and debris. 2. Lawn and ground covers to be kept trimmed and/or mowed
regularly.
3. 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.
5. 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.
6. Damage to plantings created by vandalism, automobile or acts
of nature shall be corrected within thirty (30) days.
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B. Front Yard Setback Area
1. General Statement
Landscaping in these areas shall consist of an effective
combination of street trees, trees, ground cover and shrubbery.
All unpaved areas not utilized for parking shall be landscaped
in a similar manner. 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.
3. 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
1. General Statement
All unpaved areas not utilized for parking and storage, shall be landscaped utilizing ground cover and/or shrub and tree
materials.
2. Undeveloped Areas
Undeveloped areas proposed for future expansion shall be
maintained in a weed free condition, but need not be
landscaped.
3. 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
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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) 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.
5. 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 Planning Director.
F. 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.
G. 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.
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3. No storage shall be permitted between a frontage street and
the building line.
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H. Refuse Collection Areas
1. All outdoor refuse collection areas shall be visually screened from access streets, freeways and adjacent property. Said
screening shall form a complete opaque screen.
2. No refuse collection area shall be permitted between a
frontage street and the building line.
3. 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.
J. 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. 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.
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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
“C”. b. Increased the allowable building area of Professional and Business Office
Site “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.
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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)
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(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).
(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
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56
elimination of the entire Retail Site #1, an undeveloped portion of Restaurant Site
#2 and the entire Restaurant Site #5.
(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)
PA2019-168
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PA2019-168
Zoning Compliance Application
PROPERTY OWNER(S)
NAME N/A
Community Development Department
Planning Division
100 Civic Center Drive/ P.O. Box 1768 / Newport Beach, CA 92658-8915
(949)644-3204 Telephone/ (949)644-3229 Facsimile
www.newportbeachca.gov
ADDRESS CITY, STATE I ZIP CODE
EMAIL PHONE NO. I FAX NO.
APPLICANT(S)/CONT ACT(S)
NAME Liz Pongratz
ADDRESS CITY, STATE B t MA I ZIP CODE 112 Water Street os on, 02109
EMAIL epongratz@aeiconsultants.com PHONE NO. 857-321-8585 I FAXNO.
SITE/PROJECT
ADDRESS 4611 Teller Avenue, Newport Beach, CA 92660
INFORMATION REQUEST
Please Check the box(es) next to the requested information
¢ q
~
~
,r/
¢
Current zoning/General Plan designation of the property
Overlay district
Abutting Zoning/General Plan designation
Discretionary Approvals
Legal nonconforming uses or structures
Developed with Site Plan approval
ASSESSOR'S PARCEL NO. 445 141 28
D Other (attach additional sheet(s)) if necessary: ______________ _
Date Received:
Fee Paid:
Form of Payment:
Receipt No.
DO NOT COMPLETE APPLICATION BELOW THIS LINE -FOR OFFICE USE ONLY
I Check No.
Planner I Ext. Remarks:
\)$---f ()I 1.,o \ °' -\ (, 't, Target Date:
Date Completed
Date Mailed:
F:\Users\CDD\Shared\Admin\Plarinlng_Dlvlslon\Appllcations\Zonlng Compliance\lnfo&App.docx
Updated 3/11/13