HomeMy WebLinkAbout20210430_Uptown Newport PCDPUPTOWNNEWPORT
Planned Community Development Plan
Land Uses
Development Standards
& Procedures
Uptown Newport LP
April 17, 2020
PA2021-105
UPTOWN NEWPORT
Planned Community Development Plan
Land Uses, Development Standards & Procedures
Applicant:
Uptown Newport LP
c/o Shopoff Management Inc.
2 Park Plaza, Suite 700, Irvine, CA 92614
949.417.1396
www.shopoff.com
Applicant Contact:
Brian Rupp
949.231.5068 (Direct)
brupp@shopoff.com
Prepared By:
MVE & Partners, Inc.
Architecture + Planning + Interiors
1900 Main Street, Suite 800, Irvine, California 92614-7318
949.809.3388
www.mve-architects.com
Valley Crest Landscape Architecture
3242 Halladay, Suite 203, Santa Ana, CA 92705
714.546.7975
www.valleycrest.com
PA2021-105
Land Uses, Development Standards & Procedures
TABLE OF CONTENTS
3. Site Development Standards ...................................14
3.1 Permitted Height of Structures ....................................14
3.2 Building Setback Requirements ...................................15
3.3 On-Site Circulation ............................................................18
3.4 Parking Requirements ......................................................20
3.5 Landscaping ........................................................................20
3.6 Lighting ................................................................................20
3.7 Public Parks, On-Site Recreational Amenities
& Open Space .....................................................................20
3.8 Perimeter Walls and Fences ........................................... 21
3.9 Infrastructure ......................................................................21
4. Planned Community Development Plan
Implementation ........................................................22
4.1 Master Site Development Plan Review .....................22
4.2 Site Development Review ..............................................24
5. Definitions .................................................................26
1. Introduction and Purpose of Development Plan ......1
1.1 Introduction ..........................................................................4
1.2 Airport Area Context ..........................................................5
1.3 Immediate Context ............................................................6
1.4 Purpose ....................................................................................7
1.5 Relationship to Municipal Code ....................................7
1.6 Relationship to Airport Area Conceptual
Development Plan ..............................................................7
1.7 Relationship to the Integrated Conceptual
Development Plan ..............................................................7
1.8 Relationship to Design Guidelines
and Phasing Plan ..................................................................8
2. Land Use Development Regulations .......................10
2.1 Land Use ...............................................................................10
2.2 Development Program ...................................................11
2.3 Transfer of Development Rights ...................................11
Figure 3-5 Neighborhood Street: Stairways, Front Stoops, & Ramps ........... 17
Figure 3-6 Neighborhood Street: Patios ................................................................. 17
Figure 3-7 Spine Street: Patios ................................................................................... 17
Figure 3-8 Neighborhood Street: Patios ................................................................. 17
Figure 3-9 Section A - Spine Street (without diagonal parking) ................... 18
Figure 3-10 Section B - Spine Street (with diagonal parking) ......................... 18
Figure 3-11 Section C - Entry Drive (without diagonal parking) .................... 19
Figure 3-12 Section D - Entry Drive (with diagonal parking) .......................... 19
Figure 3-13 Section E - Neighborhood Street ...................................................... 19
Figure 3-14 Section F - Neighborhood Street ...................................................... 19
Figure 4-1 Master Site Improvements* ................................................................... 22
* REVISED TEXT/EXHIBIT APRIL 17, 2020
Figure 1-1 Regional Location Map .........................................................................4
Figure 1-2 The Airport Area and the Uptown Newport Planned
Community Development Area ......................................................5
Figure 1-3 Aerial Photo of the Future Uptown Newport Project Site ........6
Figure 1-4 Regulatory Hierarchy .............................................................................7
Figure 1-5 ICDP Conceptual Plan ............................................................................8
Figure 1-6 Master Site Plan* ......................................................................................9
Figure 2-1 Uptown Newport Land Use Plan* ..................................................13
Figure 3-1 Building/Structure Height Limits ....................................................14
Figure 3-2 Building Height Limit Plan* ..............................................................14
Figure 3-3 Subterranean Structure Conditions ...............................................15
Figure 3-4 Plan of Setback Requirements* .......................................................16
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Uptown Newport Planned Community Development Plan 4-17-20 4
Land Uses, Development Standards & Procedures
Figure 1-1: Regional Location Map
UPTOWN NEWPORT
PLANNED COMMUNITY
SCALE: 1”= 6,000’
0 3,000’ 6,000’
1. Introduction and Purpose of
Development Plan
1.1 INTRODUCTION
The Uptown Newport Planned Community Development
Plan, hereinafter referred to as “the Uptown Newport PC,”
is located within the City of Newport Beach Airport Area.
Regional access to the 25-acre project site (also referred to
as “Subject Property”) is provided by Jamboree Road, Birch
Street, Von Karman Avenue, and MacArthur Boulevard.
The Uptown Newport PC is located in close proximity to
the 405, 73 and 55 Freeways via MacArthur Boulevard and
Jamboree Road as shown on Figure 1-1. Uptown Newport
is located near regional open space areas, including Upper
Newport Bay, Mason Regional Park in Irvine and the San
Joaquin Freshwater Marsh. It is also located near the University
of California - Irvine (UCI) with immediate adjacency to the UCI
North Campus opposite the Subject Property on Jamboree
Road.
The Uptown Newport PC site was originally developed
as part of the Koll Center Newport, and has been used
for manufacturing telecommunications equipment and
computer chips since the 1970’s. The City’s General Plan calls
for infill development and redevelopment of the Airport
Business Area. The General Plan allows for up to 2,200
residential units to be developed in the Airport Business
Area. In September of 2010, the City approved the Integrated
Conceptual Development Plan (ICDP) to provide a framework
for residential development on both the Koll Center Newport
and Uptown Newport PC properties (the Uptown Newport
PC site was referred to as the “Conexant Site” in the ICDP).
The ICDP allocated 1,244 residential units and up to 11,500
square feet of retail to be developed on the Uptown Newport
PC property and up to 260 residential units to be developed
on the Koll property. The Uptown Newport PC provides the
regulatory framework for redevelopment of the Subject
Property into a high-density mixed use residential project.
1. INTRODUCTION AND PURPOSE OF DEVELOPMENT PLAN
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Land Uses, Development Standards & Procedures
Figure 1-2: The Airport Area and the Uptown Newport Planned Community Development AreaMACARTHUR BLVDJOHN WAYNE - ORANGE COUNTY
AIRPORT
SR 73VON KARMAN AVE
CAMPUS DR
CAMPUS DRJAMBOREE RD
BIRCH ST
BIRCH STFAIRCHILD RDUNIVERSITY OF CALIFORNIA
IRVINE “NORTH CAMPUS”
NEWPORT BEACH
GOLF COURSE
1.2 AIRPORT AREA CONTEXT
Uptown Newport is located within the Conceptual
Development Plan Area of the City’s Airport Area, as defined
by the City’s General Plan. The Airport Area encompasses
approximately 360 acres of land located southeast of the
John Wayne Airport (JWA), and is bound by Jamboree Road,
Campus Drive, and Bristol Street. The ICDP area includes a
portion of the 75-acre Koll property, and the 25-acre Uptown
Newport property. These two properties are part of the larger
Koll Center, which was developed as a master planned campus
office park, governed by the Koll Center Newport Planned
Community Development Plan (PC-15 - Koll Center) adopted
by the City of Newport Beach on August 14, 1972 (Ordinance
No. 1449). The Koll Center Planned Community extends
northeast from the intersection of MacArthur Boulevard and
Jamboree Road to Campus Drive. Refer to Figure 1-2 for the
location of the project site within the City of Newport Beach
and in the context of the Airport Area.
KOLLCENTER NEWPORT
KOLLCENTER NEWPORT
KOLLCENTER NEWPORT
IMPACT
CENTER
SAN JOAQUIN FRESHWATER MARSHBRISTOL STSCALE: 1”= 1,500’
0 750’ 1,500’
UPPER
NEWPORT BAY
1. INTRODUCTION AND PURPOSE OF DEVELOPMENT PLAN
LEGEND
CITY OF NEWPORT BEACH BOUNDARY
AIRPORT AREA
1972 KOLL CENTER
ICDP AREA
UPTOWN NEWPORT
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Land Uses, Development Standards & Procedures
Figure 1-3: Aerial photo of the future Uptown Newport project site.
1. INTRODUCTION AND PURPOSE OF DEVELOPMENT PLAN
JAMBOREE ROAD BIRCH STREETVON K
AR
MAN A
VE
N
UE
MACARTH
UR BLV
D
FAIRCHILD ROADSITE BOUNDARY
ICDP AREA
SCALE: 1”=400’
0 200’ 400’
KOLL CENTER
NEWPORT
UNIVERSITY OF CALIFORNIA
IRVINE “NORTH CAMPUS”
KOLL CENTER
NEWPORT
KOLL CENTER
NEWPORT
COURT-
HOUSE
PLAZA
RESTAURANTS/ RETAIL
IMPACT CENTER LEGEND
1.3 IMMEDIATE CONTEXT
As illustrated in Figure 1-3, the Uptown Newport PC site is
developed with two buildings aligned along the northwestern
perimeter of the site. The northernmost building located
at 4321 Jamboree ranges from approximately 40-50 feet in
height. The building is approximately 311,452 square feet
in size, and includes both industrial and supporting office
uses. The southernmost building located at 4311 Jamboree
is approximately 25 feet in height and approximately 126,675
square feet in size, and includes office uses, lab space, a data
center, and cafe uses. Parking for both buildings is provided in
adjacent surface parking lots.
The site is immediately bounded by Jamboree Road to the
southeast, fast food restaurants to the northeast, and by
existing office development within the Koll Center Newport
to the northwest and southwest. Refer to Figure 1-3 for an
illustration of the project site’s orientation to nearby streets
and surrounding land uses.
Direct access to the Uptown Newport PC is currently provided
by two entries on Jamboree Road, one of which is signalized,
and one entry on Birch Street. Von Karman Avenue to the
northwest and MacArthur Boulevard to the west do not
provide direct vehicular access to the Uptown Newport PC
due to existing development within Koll Center Newport. An
access drive easement is located at the western-most corner
of the site and provides emergency access through the Koll
Center Newport to Von Karman Avenue from the Uptown
Newport PC.
4321 JAMBOREE RD4311 JAMBOREE RD
LAKE
**EXISTING SIGNALIZED
ACCESS **EXISTING ACCESS
**EXISTING ACCESS
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Land Uses, Development Standards & Procedures
1.4 PURPOSE
The Uptown Newport Land Uses, Development Standards
& Procedures coordinates and regulates development of the
residential, commercial, open space, circulation and other
land uses that may be developed within the Uptown Newport
site. It also serves as the implementing zoning document
for the property and implements the Newport Beach 2006
General Plan and the approved Integrated Conceptual
Development Plan (ICDP). The ICDP encourages the
development of coordinated, cohesive and environmentally-
friendly residential and mixed use projects in the Airport Area,
designed to create new urban villages with a distinctive sense
of place.
The Uptown Newport PC provides a framework for converting
the existing industrial uses at the project site into a new village
within the Airport Area, with a mix of uses, densities and
amenities. The proposed land use intensity is compatible with
existing and anticipated development planned in the Airport
Area. It also permits the existing industrial development as an
allowed interim use until the existing TowerJazz lease expires,
or until March 2027, whichever occurs first, and ensures an
orderly transition to new residential mixed-use village land
uses.
The Uptown Newport PC allows for the demolition and
replacement of 438,127 square feet of existing industrial
and office uses allocated to the Uptown Newport site with
a residential and mixed-use development. The location of
proposed land uses are illustrated on Figure 2-1. A new street
system will be developed to provide appropriate circulation
throughout the project site for both pedestrians and vehicles,
breaking up the project site into multiple development areas.
1. INTRODUCTION AND PURPOSE OF DEVELOPMENT PLAN
1.5 RELATIONSHIP TO MUNICIPAL CODE
Except as otherwise noted in the Uptown Newport PC,
whenever the development regulations of this plan conflict
with the regulations of the Newport Beach Municipal Code,
the regulations contained herein shall prevail. The Municipal
Code shall regulate the Uptown Newport PC whenever
regulations are not provided within these district regulations.
All words and phrases used in the Uptown Newport PC shall
have the same meaning and definition as used in the City of
Newport Beach Municipal Code unless defined differently in
this document.
1.6 RELATIONSHIP TO AIRPORT AREA CONCEPTUAL
DEVELOPMENT PLAN
In 2006 the City of Newport Beach adopted a voter-approved
comprehensive update to its General Plan, which includes a
plan for infill development within the Airport Area (Statistical
Area L4), located immediately east of John Wayne Airport
and bounded by Jamboree Road, Campus Drive and Bristol
Street. The policies promote the introduction of residential
and mixed-use development within the airport area, provided
that such development contributes to the creation of viable
neighborhood clusters with appropriate infrastructure,
pedestrian-oriented features and open spaces, and with
a pattern of development that offers a strong sense of
community and livability.
The General Plan policies allow for a maximum of 2,200
units of housing within the Airport Area. All but 550 of these
units must replace existing development so that there is no
net gain of vehicular trips; the 550 “additive” units may be
constructed on existing surface parking lots or areas not used
for occupiable buildings located east of MacArthur Boulevard.
This area, referred to in the General Plan as the Conceptual
Development Plan Area (depicted on Figure LU22 of the
General Plan Land Use Element), has strong potential for the
introduction of new residential development, as it includes
two large tracts of assembled property, including the 75-acre
Koll Center Newport property and the Uptown Newport site.
The Koll Center Newport and Uptown Newport properties
require the adoption of a conceptual plan in accordance with
the General Plan.
1.7 RELATIONSHIP TO THE INTEGRATED CONCEPTUAL
DEVELOPMENT PLAN
In September of 2010, the City approved the Koll-Conexant
ICDP, which provides a framework for residential development
on both the Koll and Conexant properties within the
Airport Business Area. The ICDP is aimed at fulfilling the
policies of the General Plan, ensuring cohesive and livable
neighborhoods oriented to parks and pedestrian ways. In the
ICDP, the Uptown Newport PC property was referred to as the
“Conexant Site”.
The ICDP establishes a framework for development of
individual projects within the site area, including goals
and guidelines for land uses, height and bulk of buildings,
sustainable development practices, unifying landscape,
lighting and signage themes, streets and pedestrian
circulation, recreation and open space.
NEWPORT BEACH GENERAL PLAN
KOLL/
CONEXANT
INTEGRATED
CONCEPTUAL
DEVELOPMENT
PLAN
UPTOWN
NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN
Figure 1-4: Regulatory Hierarchy.
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Uptown Newport Planned Community Development Plan 4-17-20 8
Land Uses, Development Standards & Procedures
Uptown Newport site and the remaining 260 units on the
Koll property (refer to Figure 1-5 and Table 1-1). Within the
Uptown Newport PC, up to 632 units would replace existing
industrial and office uses that are planned to be demolished.
The remaining 290 units would be additive. The Uptown
Newport PC includes the ability to construct up to 322 density
bonus units on-site as an incentive to provide affordable
housing in addition to that needed to satisfy the City’s
affordable housing requirements.
The Uptown Newport PC was prepared based upon the
goals, guidelines and principles of the ICDP, and is designed
to implement in greater detail and specificity those goals,
guidelines and principles.
1.8 RELATIONSHIP TO DESIGN GUIDELINES
AND PHASING PLAN
This document sets forth the zoning regulations and land
use standards for development within the Uptown Newport
project. It is intended to be used in conjunction with the
Uptown Newport Design Guidelines and Phasing Plan for
development within the Uptown Newport PC. The Design
Guidelines provide additional standards, policies, and goals
including; site planning, architectural, site development,
landscape, and signage design guidelines that are intended
to be used as a guide during the review process for
implementing projects. The Phasing Plan outlines the phasing
for the Uptown Newport PC, and is intended to be used as
a general guide for the phasing of development within the
Uptown Newport PC, including interim conditions between
Phase 1 and Phase 2.
1. INTRODUCTION AND PURPOSE OF DEVELOPMENT PLAN
UNIT ALLOCATION SUMMARY
Additive Replacement Density
Bonus
Total
Koll Site 260 260
Conexant Site* 290 632 322 1,244
Totals 550 632 322 1,504
* The Subject Property was referred to as the "Conexant Site" in the ICDP.
TABLE 1-1: ICDP UNIT ALLOCATION SUMMARY
Figure 1-5: ICDP Conceptual Plan6 AIRPORT BUSINESS AREA: KOLL AND CONEXANT PROPERTIESFIGURE 1: INTEGRATED CONCEPTUAL DEVELOPMENT PLAN: ILLUSTRATIVE PLANFIGURE 1: INTEGRATED CONCEPTUAL DEVELOPMENT : ILLUSTRATIVE PLANKOLL CENTER NEWPORT
UPTOWN NEWPORT
(SUBJECT PROPERTY)
the two properties will be provided with existing and new
pedestrian ways improved with parking lot screening,
planting and/or enhanced pavings which are compatible
between the Koll and Conexant properties.
The ICDP permits a total of up to 1,504 new residential units;
1,244 of which are planned and could be developed on the
*The Subject Property was referred to as the “Conexant Site” in the ICDP
The ICDP provides for the redevelopment of the 25-acre
Uptown Newport site and for the redevelopment of a 12.7-
acre portion of the Koll Center office park between Birch Street
and Von Karman Avenue with new residential development
and open space, carefully integrated with existing office
buildings and parking structures which will remain on the
Koll Center Newport site. Connectivity within and between
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Land Uses, Development Standards & Procedures
Figure 1-6: Master Site Plan
1. INTRODUCTION AND PURPOSE OF DEVELOPMENT PLAN
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
PARK B
PARK A
MIXED
USE
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Uptown Newport Planned Community Development Plan 4-17-20 10
Land Uses, Development Standards & Procedures
2.1.1 Existing Uses
Any use within the Uptown Newport PC lawfully existing at the
time of the effective date of this PC may continue as an interim
use and is subject to the NBMC. Provided, however, existing
light industrial uses including their ancillary commercial/
office related uses will cease when the existing TowerJazz
lease expires, or until March 12, 2027, whichever comes first.
Permitted existing uses consist of the following:
I. Existing Light Industrial Uses
A. To allow uses primarily engaged in research activities,
provided that such activities are confined within a
building or buildings and do not contribute excess
noise, dust, smoke, vibration, odor, toxic or noxious
matter to the surrounding environment nor contain
a high hazard potential, due to the matter of the
product material or processes involved. Such activities
may include but shall not be limited to research
laboratories and facilities, developmental laboratories
and facilities and compatible light manufacturing
related to the following list of examples:
1. Bio-Chemical
Chemical
Film and Photography
Medical and Dental
Metallurgy
Pharmaceutical
X-Ray
2. Manufacture, research assembly, testing
components, devices, equipment and systems
and parts and components such as but not
limited to the following list of examples:
Coils, Tubes, Semi-Conductors
Communication, Navigation Control, Transmission
and Reception Equipment, Control Equipment
and Systems Guidance Equipment and Systems
Glass Edging, Beveling, and Silvering
Data Processing Equipment and Systems
Graphics, Art Equipment
2. Land Use Regulations
2.1 LAND USE
The Uptown Newport PC is intended to be a multi-family
residential community with neighborhood-serving retail uses.
Permitted uses are described in Section 2.1.2 and Table 2-2.
Prior to adoption of the Uptown Newport PC, development
on the Uptown Newport property has been controlled by the
Koll Center PC-15. The Uptown Newport PC replaces the Koll
Center PC with respect to the development of the Uptown
Newport site. It is recognized, however, that development
and absorption of these elements within the Uptown Newport
PC may require a span of several years to commence and
complete, and that in the interim, industrial and commercial
uses of the site will continue. Existing light industrial and office
uses will be phased out as development is implemented. Prior
to March 12, 2027 existing uses will continue to be allowed
pursuant to the Uptown Newport PC and the Newport Beach
Municipal Code (NBMC) relating to non-conforming uses and
structures.
The conditions, standards, and other provisions of Uptown
Newport PC are in no way intended to discourage or prohibit
the continued uses of the existing industrial uses on the site as
development of the urban village concept proceeds.
Metering Instruments
Optical Devices, Equipment and Systems
Phonographs, Audio Units, Radio Equipment and
Systems
Scientific and Mechanical Instruments
Testing Equipment
B. To allow the location of offices and areas associated
with and accessory to the permitted light industrial
uses listed under IA:
1. Administrative, professional and business offices
2. Regional or home offices of industries which are
limited to a single use
3. Blueprinting, photostating, photo engraving,
printing, publishing and bookbinding,
provided that no on-site commercial service is
associated with said uses
4. Cafeteria, cafe, restaurant, bar, theater/nightclub
or auditorium subject to the procedures,
regulations and guidelines set forth in the
Newport Beach Municipal Code
II. Industrial Service and Support Facilities Permitted Uses
A. To allow a combination of general industry, business
and professional offices, and industrial support
activities, provided that such activities are confined
within a building or buildings, and do not contribute
excessive noise, dust, smoke, vibration, odor, toxic or
noxious matter to the surrounding environment nor
contain a high hazard potential due to the nature of
the products, materials or processes involved.
1. All uses permitted under Part I
a. Business and professional offices
b. Industrial Support Facilities, to include
activities limited to the sale of products or
services
c. Distribution and warehousing plants
2. LAND USE REGULATIONS
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Land Uses, Development Standards & Procedures
2.1.3 Special Events
The mixed-use and open character of Uptown Newport may
be conducive to the hosting of a variety of Special Events (as
defined in NBMC) throughout the year. Special Events must
comply with NBMC.
2.2 DEVELOPMENT PROGRAM
The development program in the Uptown Newport PC
is consistent with those established by the ICDP and are
identified in Table 2-1. The development program may be
modified through amendments to the Uptown Newport PC
or the approval of a transfer of development rights. Carts,
kiosks, temporary, and Accessory Uses are permitted and are
not counted towards development units or square footage
allocated in the Uptown Newport PC.
2.3 TRANSFER OF DEVELOPMENT RIGHTS
The transfer of development rights within this Planned
Community to areas in the Airport Area Conceptual
Development Plan identified in the General Plan is allowed in
accordance with the permitted densities, the General Plan and
NBMC.
2.1.2 Permitted Uses
Permitted uses are those uses set forth in Table 2-2. Accessory
Uses as defined herein are also permitted. Land uses that
are not listed in the table herein are not allowed, except as
otherwise provided by Chapter 20.12 (Interpretation of Zoning
Code Provisions) of the NBMC.
Interface between retail and residential uses will incorporate
mitigation features as outlined in Chapter 3 of the Design
Guidelines document to limit nuisances such as odors and
noise generated by the retail uses. The residential use interior
sound attenuation requirement shall be a CNEL value not
exceeding an interior level of 45 dB.
Additional commercial/retail uses in excess of 11,500 square
feet is permitted through conversion of residential units in
accordance with the City’s traffic neutral policy or through a
transfer of development intensity consistent with the General
Plan. Retail uses are permitted throughout the Uptown New-
port PC.
Appropriate written notifications shall be provided to all
initial and subsequent buyers, lessees, and renters within
the Uptown Newport PC notifying them that the area is in
the vicinity of John Wayne Airport and, as a result, residents
and occupants of buildings may experience inconvenience,
annoyance or discomfort arising from the noise resulting from
aircraft operating at the airport.
TABLE 2-1: DEVELOPMENT PROGRAM
LAND USE
Residential
Total Residential
Residential Density Bonus1
Commercial (Retail)
1Density bonus units pursuant to state law & NBMC
922 units
322 units
1,244 units
11,500 sq. ft.
2. LAND USE REGULATIONS
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Land Uses, Development Standards & Procedures
LEGEND
P = Permitted By-Right
CUP = Conditional Use Permit
MUP = Minor Use Permit
LTP = Limited Term Permit
--- Not Allowed
(1) Uses permitted on the first floor only.
(2) Late hours. Facilities with late hours shall
mean facilities that offer service and are open to
the public after 11:00 p.m. any day of the week.
A Minor Use Permit shall be required for any use
that maintains late hours.
(3) Child day care that principally serves on-site
residential uses shall not be counted against
the 11,500 square feet of allowable commercial
space.
(4) Includes affordable housing in accordance
with the Uptown Newport affordable housing
implementation plan.
Note: Land uses that are not listed in the table
above, or are not shown are not allowed, except
as otherwise provided by NBMC (Rules of
Interpretation).
If such uses are Accessory Uses to a Residential Development, such uses shall not be counted
against the 11,500 s.f. of allowable commercial
space.
TABLE 2-2: PERMITTED LAND USE REGULATION TABLE
RESIDENTIAL (4)
Multi-Unit Dwellings P
Home Occupations P
Live-Work Units P
Senior Citizen Housing P
CARE USES
Adult Day Care: Small (6 or fewer, in home) P
Child Day Care: Small (8 or fewer, in home) P
Day Care, General (commercial) CUP (3)
Congregate Care Home CUP
Convalescent Facilitiy CUP
RETAIL USES (1)
Alcohol Sales (off-sale) MUP
Alcohol Sales (off-sale) Accessory Only MUP
Antiques P
Artists supplies P
Bakeries P
Bicycles P
Books P
Boutique shops P
Clothing and accessories P
Cameras and photographic supplies P
Convenience markets/stores/food and beverages P
Handcrafted items P
Jewelry P
Luggage and leather goods P
Musical instruments, parts and accessories P
Office supplies P
Pharmacies P
Real estate information center P
Shoe stores P
Sporting goods and equipment P
Tobacco P
Toys and games P
SERVICE USES - BUSINESS, FINANCIAL, MEDICAL AND PROFESSIONAL (1)
ATM's P
Financial Institutions and Related Services P
Offices - Medical and Dental P
SERVICE USES - GENERAL (1)
Animal Grooming/Veterinary Services (no boarding) P
Artists Studios P
Eating and Drinking Establishments
Accessory food service (open to public) P (2)
Fast Food (no late hours) P
Fast Food (with late hours) MUP (2)
Food Service (no late hours) P
Food Service (with late hours) MUP (2)
Take-Out Service, Limited P
Health Fitness Facilities
Small - 2,000 sq. ft. or less P
Large - Over 2,000 sq. ft. CUP
Medical Retail/ Services
Body scanning P
Dental enhancement treatments P
Eye exam, eyeglass/contact lens sales P
Skin treatments P
Personal Services
Clothing Rental Shops P
Dry Cleaners - Agent Only P
Hair Salons/ Barber Shops P
Home electronics and small appliance repair P
Locksmiths P
Massage Establishments MUP
Massage Establishments, Accessory MUP
Nail Salons/ Beauty Shops P
Spas P
Tailors and seamstresses P
Tanning salons P
Travel agencies/services P
Postal Services P
Printing and Duplicating Services P
TRANSPORTATION, COMMUNICATIONS AND INFRASTRUCTURE USES
Utilities, Minor P
Wireless Telecommunication Facilities MUP
OTHER USES
Accessory Structures and Uses P
Personal Property Sales P
Temporary Uses LTP
LEGEND
P = Permitted By-Right
CUP = Conditional Use Permit (20.66.090)
MUP = Minor Use Permit (20.66.090)
LTP = Limited Term Permit (20.66.080)
MC # = Refer to Municipal Code Section
--- Not Allowed
^ If such uses are Accessory or Supporting Uses to a Residential Development, such uses shall not be counted against
the 11,500 s.f. of allowable commercial space.
RESIDENTIAL (4) Multi-Unit Dwellings P Home Occupations P Live-Work Units P Senior Citizen Housing P CARE USES Adult Day Care: Small (6 or fewer, in home) P Child Day Care: Small (8 or fewer, in home) P Day Care, General (commercial) CUP (3) Congregate Care Home CUP Convalescent Facilitiy CUP RETAIL USES (1) Alcohol Sales (off-sale) MUP Alcohol Sales (off-sale) Accessory Only MUP Antiques P Artists supplies P Bakeries P Bicycles P Books P Boutique shops P Clothing and accessories P Cameras and photographic supplies P Convenience markets/stores/food and beverages P Handcrafted items P Jewelry P Luggage and leather goods P Musical instruments, parts and accessories P Office supplies P Pharmacies P Real estate information center P Shoe stores P
Sporting goods and equipment P
Tobacco P
Toys and games P
SERVICE USES - BUSINESS, FINANCIAL, MEDICAL AND PROFESSIONAL (1)
ATM's P
Financial Institutions and Related Services P
Offices - Medical and Dental P
SERVICE USES - GENERAL (1)
Animal Grooming/Veterinary Services (no boarding) P
Artists Studios P
Eating and Drinking Establishments
Accessory food service (open to public) P (2)
Fast Food (no late hours) P
Fast Food (with late hours) MUP (2)
Food Service (no late hours) P
Food Service (with late hours) MUP (2)
Take-Out Service, Limited P
Health Fitness Facilities
Small - 2,000 sq. ft. or less P
Large - Over 2,000 sq. ft. CUP
Medical Retail/ Services
Body scanning P
Dental enhancement treatments P
Eye exam, eyeglass/contact lens sales P
Skin treatments P
Personal Services
Clothing Rental Shops P
Dry Cleaners - Agent Only P
Hair Salons/ Barber Shops P
Home electronics and small appliance repair P
Locksmiths P
Massage Establishments MUP
Massage Establishments, Accessory MUP
Nail Salons/ Beauty Shops P
Spas P
Tailors and seamstresses P
Tanning salons P
Travel agencies/services P
Postal Services P
Printing and Duplicating Services P
TRANSPORTATION, COMMUNICATIONS AND INFRASTRUCTURE USES
Utilities, Minor P
Wireless Telecommunication Facilities MUP
OTHER USES
Accessory Structures and Uses P
Personal Property Sales P
Temporary Uses LTP
LEGEND
P = Permitted By-Right
CUP = Conditional Use Permit (20.66.090)
MUP = Minor Use Permit (20.66.090)
LTP = Limited Term Permit (20.66.080)
MC # = Refer to Municipal Code Section
--- Not Allowed
^ If such uses are Accessory or Supporting Uses to a Residential Development, such uses shall not be counted against
the 11,500 s.f. of allowable commercial space.
2. LAND USE REGULATIONS
PA2021-105
Uptown Newport Planned Community Development Plan 4-17-20 13
Land Uses, Development Standards & Procedures
Figure 2-1: Uptown Newport Land Use Plan 0 100’ 200’ 400’FAIRCHILD ROADEMERGENCY EMERGENCY
ACCESS ONLY ACCESS ONLY
PC BOUNDARY
PARCEL BOUNDARY
DEVELOPABLE AREA (area exclusive of street and sidewalk right of way and park area)
PARK SPACE
ACCESS EASEMENT
Acreage Summary
Developable Area: 18.46 ac
Park Area: 2.05 ac
Right of Way Area: 4.54 ac
Total Site: 25.05 ac
2. LAND USE REGULATIONS
PA2021-105
Uptown Newport Planned Community Development Plan 4-17-20 14
Land Uses, Development Standards & Procedures
Figure 3-2 Building Height Limit Plan
0’ 100’ 200’ 400’
3. Site Development Standards
3.1 PERMITTED HEIGHT OF STRUCTURES
The maximum height for low-rise and mid-rise buildings
shall be 75 feet. The maximum building height for high-rise
(as defined herein) portions of buildings is 150 feet. Portions
of the site feature a maximum building height limit of 55
feet (see Figure 3-2). High-rise portions of buildings shall
be set back an additional 15’ beyond the required setback
from property line. High-rise elements may be wholly or
partially surrounded with low- and mid-rise structures. The
distance between the high-rise portions of buildings shall be
a minimum of 75 feet. All building heights are measured at
Finished Grade as shown on grading plan or final subdivision
map. The maximum Floor Plate of any high-rise portion of a
building shall not exceed 25,000 square feet. The number of
high-rise structures in each “high-rise zone” shall not exceed
the maximum number shown in Figure 3-2.
All development must be constructed in conformance with the
height restrictions set forth by Federal Aviation Administration
(FAA), Federal Aviation Regulations (FAR) Part 77, and Caltrans
Division of Aeronautics, and the height restrictions set forth
by the Airport Environs Land Use Plan (AELUP) for John Wayne
Airport and the Airport Land Use Commission (ALUC). It
should be noted that the current aviation easement for JWA as
adopted by the Orange County Board of Supervisors restricts
the construction of buildings to a maximum height of 206 feet
(NAVD 88), including all rooftop appurtenances.
Architectural Features are permitted and may exceed the
maximum building height by up to 20 feet, provided that
the maximum height of the building, including architectural
features does not exceed 206 feet (NAVD 88), including all
rooftop appurtenances. Such features must be an extension
or complement of the architectural style of the building in
terms of materials, design and color. Applicants shall file a
Notice of Proposed Construction or Alteration with the FAA
(Form 7460-1) for any construction cranes that exceed 200
feet in height above ground level.
Figure 3-1 Building/Structure Height Limits
15’
HIGH-RISE ZONEHIGH-RISE ZONE(NOT TO EXCEED 2 HIGH-RISE (NOT TO EXCEED 2 HIGH-RISE STRUCTURES)STRUCTURES)
(PARK)(PARK)
HIGH-RISE ZONEHIGH-RISE ZONE
(NOT TO EXCEED 2 HIGH-RISE (NOT TO EXCEED 2 HIGH-RISE
STRUCTURES)STRUCTURES)
HIGH-RISE ZONEHIGH-RISE ZONE(NOT TO EXCEED 1 HIGH-RISE (NOT TO EXCEED 1 HIGH-RISE STRUCTURE)STRUCTURE)
HIGH-RISE ZONEHIGH-RISE ZONE(NOT TO EXCEED 1 HIGH-RISE (NOT TO EXCEED 1 HIGH-RISE STRUCTURE)STRUCTURE)
HIGH-HIGH-
RISE RISE
ZONEZONE(NOT TO (NOT TO EXCEED 1 EXCEED 1 HIGH-RISE HIGH-RISE STRUCTURE)STRUCTURE)
LOW- AND MID-RISE BASE
HIGH-RISE
ROOFTOP APPURTENANCE OR ARCHITECTURAL FEATURE,
MAXIMUM ELEVATION = 206 FEET (NAVD 88)
(SUBJECT TO FAA REGULATIONS)
20’ MAX.
20’ MAX.
150’ MAX.
75’ MAX.
PL
Building Setback
Exterior Finished Grade (varies per site plan)
3. SITE DEVELOPMENT STANDARDS
“High-Rise Zone”
(High-rise portions of buildings have a 150’ height limit)
55’ Height Limit
75’ Height Limit
Legend:
100’
100’
35’35’50’
50’ (min.)
50’
PA2021-105
Uptown Newport Planned Community Development Plan 4-17-20 15
Land Uses, Development Standards & Procedures
3. SITE DEVELOPMENT STANDARDS
3.2 BUILDINGS SETBACK REQUIREMENTS
3.2.1 Perimeter
The building setbacks to the perimeter property line shall be
15’. Exceptions include a 34’ setback along the property line
adjacent to Jamboree Road, a 10’ setback along the southwest
property edge, and a 30’ setback along two portions of the
northern property line (see Figure 3-4).
3.2.2 Interior Streets
Along the Spine Street building setbacks shall be 27’ from
property line. Along all other streets building setbacks shall be
17’ from property line. Exceptions include a 22’ setback on the
northeast edge of the secondary Jamboree Road Entry Drive.
Figure 3-3 Subterranean Structure Conditions
ALLOWED NOT ALLOWED
Right
of Way
Right of Way
PL PL
Building
Setback Building
Setback
2’ MIN.
3.2.3 Subterranean Setbacks
Subterranean parking structures or other underground
structures (including foundations and footings) may project
into required building setbacks and shall be covered with
a minimum 2’ depth of soil for planting (see Figure 3-3).
Subterranean parking structures may encroach into or extend
underneath private or public paseos provided that they are
covered with pavers and raised planters.
The maximum distance a subterranean structure may
encroach into the building setback is as follows:
• Spine Street: 10’
• Neighborhood Streets: 5’
• Entry Drives: 5’
• Perimeter property lines: 5’
• Jamboree frontage: not permitted
Sidewalk SidewalkParkway Parkway
PA2021-105
Uptown Newport Planned Community Development Plan 4-17-20 16
Land Uses, Development Standards & Procedures
3. SITE DEVELOPMENT STANDARDS
15’30’
10’
34’34’
30’
15’
15’
Figure 3-4: Plan of Setback Requirements
X’
PC BOUNDARY
PARCEL BOUNDARY
PARK SPACE
BUILDING SETBACK
ACCESS EASEMENT
PERMITTED BUILDABLE
AREA
5’
SPINE STREETNEIGHBORHOOD STREETNEIGHBORHOOD STREETNEIGHBORHOOD STREET
ENTRY DRIVEENTRY DRIVE5’5’
5’
17’
EMERGENCY EMERGENCY
ACCESS ONLY ACCESS ONLY
0 100’ 200’ 400’
Section D
17’17’
17’
17’
15’
27’
27’Section A17’
Section C Section BSection F
Section E
22’
15’
15’
15’
15’
20’
20’
PA2021-105
Uptown Newport Planned Community Development Plan 4-17-20 17
Land Uses, Development Standards & Procedures
3.2.4 Stairways, Ramps and Patios
On Neighborhood Streets, stairways, front stoops, and ramps
are permitted within the front setback and may extend to the
back of walk (Figure 3-5).
Street-level private patios on Neighborhood Streets may
extend 3 feet into the required building setback (Figure 3-6).
On the Spine Street, stairways, front stoops, and ramps
are permitted within the front setback and may extend a
maximum of 8 feet (Figure 3-7).
Street-level patios on the Spine Street may encroach
a maximum of 4 feet into the required setback. Patio
encroachments into the Jamboree Road setback are not
permitted (Figure 3-8).
Ramps needed for accessibility may be placed into the street
setback and shall be set back a minimum of 2 feet from the
public sidewalk.
Figure 3-7 Spine Street: Stairways, Front Stoops, & Ramps Figure 3-8 Spine Street: Patios
8’ MAX 4’ MAX
Building Setback Building Setback
PL PL
Figure 3-5 Neighborhood Street: Stairways, Front Stoops, & Ramps Figure 3-6 Neighborhood Street: Patios
TO BACK OF WALK 3’ MAX
Building Setback Building Setback
PL PL
3. SITE DEVELOPMENT STANDARDS
PA2021-105
Uptown Newport Planned Community Development Plan 4-17-20 18
Land Uses, Development Standards & Procedures
Figure 3-9: Section A - Spine Street (without diagonal parking)
Figure 3-10: Section B - Spine Street (with diagonal parking)
12’
Setback
17’
12’
Walk
5’
Walk
5’
Landscape
10’
Landscape
10’
Parallel
Parking
8’
DiagonalParking
18’
DiagonalParking
18’
Walk
12’
Park
Parallel
Parking
8’
Travel
Lane
10’
TravelLane
18’
Travel
Lane
10’
TravelLane
18’
Right of WayPublic Park
27’36’Right of Way 27’
36’35’
3. SITE DEVELOPMENT STANDARDS
3.3 ON-SITE CIRCULATION
3.3.1 Street Hierarchy
Uptown Newport will feature a network of streets which are
privately owned, built, and maintained, but accessible to the
public. The street network is centered around the internal
Spine Street and traffic roundabout, which includes a 36’
paved section with the option of adjacent diagonal parking
in certain locations (see Figures 3-9 and 3-10). The street
network also features two Entry Drives (Figures 3-11 and 3-12)
intersecting Jamboree Road, which also may feature diagonal
parking. Neighborhood Streets (Figure 3-13) feature reduced
building setbacks and landscape dimensions than the Spine
Street and Entry Drives. The Neighborhood Street along the
southwesterly boundary will be gated for emergency access,
but will allow for future connection to Von Karman Avenue
upon future development of the Koll Center Newport (Figure
3-14). In Phase 2, the central Neighborhood Street will be
extended to the northerly property line to allow for future
connection to Von Karman Avenue upon future development
of the Koll Center Newport.
3.3.2 Sidewalks
Sidewalks shall be provided on both sides of all internal streets
and shall be a minimum of five feet in width, however, wider
sidewalks are permitted. In cases where project streets are
constructed adjacent to future phases, such streets may be
allowed to have a sidewalk on one side only until such time
that build-out occurs. The installation of parkway landscaping
and street trees is required in such instances. All parkways are
publicly accessible up to the back-of-walk. Walkways are not
required adjacent to private drives, basement access drives or
alleys. Streets shall be privately owned and maintained, but
open to the public. Outdoor dining is permitted adjacent to
retail uses as long as a minimum sidewalk width of five feet is
maintained at all times.
PL PL
PLPL
Public Access Easement
66’
5’Public Access Easement
PA2021-105
Uptown Newport Planned Community Development Plan 4-17-20 19
Land Uses, Development Standards & Procedures
Figure 3-11: Section C - Entry Drive (without diagonal parking)
Figure 3-12: Section D - Entry Drive (with diagonal parking)
Land-
scape
5’
Land-
scape
5’
Land-
scape
5’
Walk
5’
Walk
5’
Walk
5’
Land-
scape
8’
Land-
scape
8’
Landscape
10’
Travel/Turn
Lane
14’
Travel/Turn
Lane
12’
Travel Lane
21’
Setback
17’
Travel Lane
12’
Travel Lane
16’
Travel Lane
21’
Diagonal
Parking
18’
18’
20’
54’
42’
Right of Way
Right of Way
18’
35’
3. SITE DEVELOPMENT STANDARDS
Figure 3-13: Section E - Neighborhood Street
Figure 3-14: Section F - Neighborhood Street
Land-scape
5’
Land-
scape
10’
Land-scape
5’
Land-
scape
5’
Walk
5’
Land-
scape
7’
Walk
5’
Walk
5’
Land-scape
7’
Land-scape
7’
ParallelParking
8’
ParallelParking
8’
TravelLane
10’
Travel
Lane
12’
TravelLane
10’
Travel
Lane
12’
Parallel
Parking
8’
Right of Way
Right of Way
17’36’
32’
17’
PL PL
PLPLPL
PL PL
PLPL
Public Access Easement
Public Access Easement
Public Access Easement
Public Access Easement
80’
87’
60’
44’5’
PA2021-105
Uptown Newport Planned Community Development Plan 4-17-20 20
Land Uses, Development Standards & Procedures
3. SITE DEVELOPMENT STANDARDS
3.4 PARKING REQUIREMENTS
Parking within the Uptown Newport PC shall be provided
along internal streets and within structured parking that is
integrated with residential and retail buildings. On-street
parallel and diagonal parking for visitors, public parks and
short-term resident parking shall be provided along internal
streets. Structured parking shall be provided for residential
and retail uses, and may consist of subterranean or above-
grade parking structures. Above-grade parking structures
shall be encapsulated or lined with residential units or
retail space. Refer to Sections 2.4 and 3.4.11 of the Uptown
Newport Design Guidelines for parking design standards and
considerations.
Parking requirements for implementing projects within the
Uptown Newport PC shall be based on the standards set forth
herein as part of the site development review process (see
Section 4.2).
Parking requirements are based on gross floor area for retail/
office/ commercial uses and unit counts for residential units.
Carts and kiosks for retail sales, covered or uncovered, shall not
be included in the calculation of required parking. Accessory
TABLE 3-1: UPTOWN NEWPORT PARKING REQUIREMENTS
LAND USE PARKING REQUIREMENT
Senior Housing
Affordable Housing
Refer to Newport Beach Municipal Code for all uses not listed above.
Residential
(Rental)
Residential
(Ownership)
1 per unit
Studio: 1.1 spaces per dwelling unit
1 Bedroom: 1.5 spaces per dwelling unit
2 Bedroom: 1.8 spaces per dwelling unit
3 Bedroom: 2.0 spaces per dwelling unit
Visitor Parking: 0.3 spaces per dwelling unit
0-1 Bedroom: 1.0 spaces per dwelling unit
2+ Bedroom: 2.0 spaces per dwelling unit
(Inclusive of handicap and guest parking)
Studio: 1.4 spaces per dwelling unit
1 Bedroom: 1.8 spaces per dwelling unit
2 Bedroom: 1.8 spaces per dwelling unit3 Bedroom: 2.0 spaces per dwelling unitVisitor Parking: 0.3 spaces per dwelling unit
uses for residential developments shall not be included in the
calculation of required parking.
Residential parking requirements for Uptown Newport are
shown in Table 3-1. Parking for retail, restaurant, commercial,
and all other uses not included in Table 3-1, and the
dimensions of parking spaces, shall not be less than required
by NBMC.
Parallel and diagonal on-street parking is permitted on
all internal streets and may be credited toward parking
requirements for adjoining retail uses and guest parking
requirements for adjoining residential uses. Parallel parking
stall sizes shall conform to City of Newport Beach standards
and will be permitted on one side of 32’-wide streets (paved
section to face of curb) and both sides of a 36’-wide street
(paved section to face of curb).
3.5 LANDSCAPING
Refer to NBMC for general landscape and irrigation plans and
standards. Refer to Chapter 5 of the Uptown Newport Design
Guidelines for landscape and hardscape design guidelines.
3.6 LIGHTING
Refer to NBMC for general exterior lighting standards. Refer to
Chapter 5 and Section 3.4.9 of the Uptown Newport Design
Guidelines for exterior lighting design guidelines.
3.7 PUBLIC PARKS, ON-SITE RECREATIONAL AMENITIES
& OPEN SPACE
3.7.1 Public Neighborhood Parks
Two (2) neighborhood parks shall be provided within
Uptown Newport. The neighborhood parks shall be
improved, maintained, and accessible to the public at times.
Each neighborhood park shall comply with the following
standards:
1. 1.0 acre minimum in size, exclusive of adjacent
parking spaces (cumulative total of at least 2.00
acres shall be provided);
2. 150 feet or more in dimension;
3. Surrounded by streets on at least two sides;
4. Linked to surrounding residential uses in its
respective neighborhood by streets and pedestrian
ways; and
5. Contains recreational amenities, which may include:
a. Active lawn area
b. Barbecue courtyard
c. Children’s play area
d. Other amenities as deemed appropriate
by the Community Development Director
6. Have posted a notification to users regarding
proximity to John Wayne Airport and related aircraft
overflight and noise.
3.7.2 Recreational Amenities
On-site private recreational amenities shall be provided
in each building phase, individual residential building or
complex. A total of 44 square feet of private recreational
amenities shall be provided for each dwelling unit. These areas
may include the following amenities:
1. Swimming pools/spas
2. Exercise facilities
3. Tennis courts
4. Basketball courts
5. Clubhouse rooms
6. Roof deck recreation areas
7. Community gardens
8. Barbecue courtyards
9. Passive gathering spaces
10. Other amenities as deemed appropriate by the
Community Development Director
3.7.3 Private Balconies
Private balconies may be provided for residential units.
Balconies above the ground level may encroach into required
building setback areas by a maximum of two (2) feet into the
Neighborhood Streets and four (4) feet into the Spine Street.
Balcony encroachments into the Jamboree Road setback are
not permitted.
PA2021-105
Uptown Newport Planned Community Development Plan 4-17-20 21
Land Uses, Development Standards & Procedures
3.7.4 Recreational Open Space
In addition to the public neighborhood parks, recreational
open space shall be provided and shall be improved and
maintained as common walkways or “paseos.” These areas
shall be provided with recreational amenities that may include
the following:
1. Sitting and social gathering spaces with outdoor
furniture
2. Exercise stations
3. Water fountains, ponds and other such elements
4. Other amenities as deemed appropriate by the
Community Development Director
3.8 PERIMETER WALLS AND FENCES
Walls and fences shall be provided along the perimeter of the
Uptown Newport PC with the exception of along Jamboree
Road. Perimeter walls and fences shall not exceed 6 feet in
height. Interim walls built for the purposes of sound attention
may exceed the 6 foot height limit, but shall be buffered by
low walls and/or landscaping. Refer to the Uptown Newport
Design Guidelines and Phasing Plan for design standards for
interim walls and fences.
3.9 INFRASTRUCTURE
3.9.1 Grading
Grading will be conducted and undertaken in a manner
consistent with the Uptown Newport Design Guidelines and
Phasing Plan as well as applicable grading standards and
ordinances of the City of Newport Beach.
3.9.2 Drainage
Drainage will be in accordance with the Uptown Newport
Design Guidelines and Phasing Plan as well as applicable
standards and ordinances of the City of Newport Beach.
This will include approval and implementation of a Water
Quality Management Plan that will incorporate Low Impact
Development principles.
3. SITE DEVELOPMENT STANDARDS
PA2021-105
Uptown Newport Planned Community Development Plan 4-17-20 22
Land Uses, Development Standards & Procedures
4. Planned Community Development
Plan Implementation
4.1 MASTER SITE DEVELOPMENT PLAN REVIEW
A Master Developer will develop the Master Site
Improvements as described in this Section 4 or depicted on
Figure 4-1. The Master Site Improvements will be developed
in two primary phases to coincide with the Uptown Newport
Phasing Plan, and will provide for the cohesive development
within the Uptown Newport PC. All Master Site Improvements
in a phase shall be bonded for at the time of the grading
permit for that phase. Individual building parcels will be
developed by merchant builders, with development of
individual building sites subject to the Site Development
Review process outlined in Section 4.2 herein.
Except as otherwise maintained by a public utility or agency, a
Master Association for Uptown Newport shall be created and
responsible for maintaining the Master Site Improvements
upon acceptance of the completed improvements from the
Master Developer. The Master Site Improvements will be
maintained by the Master Developer until such time as the
Master Site Improvements are accepted by either a public
utility, public agency, or the Master Association.
4. PLANNED COMMUNITY DEVELOPMENT PLAN IMPLEMENTATION
Figure 4-1: Master Site Improvements
MIXED
USE
PA2021-105
Uptown Newport Planned Community Development Plan 4-17-20 23
Land Uses, Development Standards & Procedures
Master Site Improvements include the following:
1. Demolition, site preparation and rough grading;
2. Backbone storm drain system within the streets;
3. Sanitary sewer system within the streets;
4. Water distribution system within the streets;
5. Reclaimed water distribution system within the
streets;
6. Street improvements, including street paving,
curb and gutter, sidewalk, parkway improvements
to the back of sidewalk;
7. Common area fencing and walls;
8. Neighborhood Park improvements for the two (2)
public parks;
9. Landscape improvements within common areas,
including: public street parkways to the back
of sidewalk; project entries; Jamboree Road parkway
and Class 1 and multi-use trail; Neighborhood Park
landscape improvements; paseo landscape
improvements;
10. Master street light and common area lighting
improvements;
11. Dry utilities;
12. Master community signage.
A Master Site Development Plan shall be prepared to
implement the Master Site Improvements within the Uptown
Newport PC. The purpose of the Master Site Development
Plan review is to ensure that the Uptown Newport site is
developed consistent with the Uptown Newport Land Uses,
Development Standards & Procedures, Design Guidelines,
Phasing Plan, Development Agreement, applicable
environmental mitigation measures, and applicable City
Codes and standards, as well as to ensure that the Master Site
Improvements are constructed and completed in a manner
that provides for a complete and cohesive master plan.
4.1.1 Application
Review and approval of the Master Site Development Plan
application shall be conducted by the City of Newport Beach
Planning Commission in accordance with the procedures for
a Major Site Review application outlined in NBMC, with the
exception of proposed buildings. Proposed buildings within
the Uptown Newport PC shall be evaluated in accordance
with the Site Development Review process outlined in Section
4.2 herein.
Plans shall be prepared for the public and common area
elements within the Uptown Newport PC, including streets.
The Master Site Development Plan application shall include
the following plans for the Uptown Newport project, with
separate Master Site Plans prepared for both Phase 1 and
Phase 2:
1. Preliminary grading plans;
2. Preliminary street improvement plans;
3. Preliminary master landscape plans and plant
palette;
4. Preliminary public parks and paseo plans;
5. Preliminary master wall/fence plans;
6. Preliminary master lighting plan (street lights and
common area lighting);
7. Preliminary master sign plan.
8. Prototypical building elevations that clearly
demonstrate the architectural style of all structures,
illustrate exterior materials, exterior colors and
building heights.
4. PLANNED COMMUNITY DEVELOPMENT PLAN IMPLEMENTATION
PA2021-105
Uptown Newport Planned Community Development Plan 4-17-20 24
Land Uses, Development Standards & Procedures
4.2 SITE DEVELOPMENT REVIEW
The purpose of the Site Development Review process is
to ensure projects within the Uptown Newport PC are
implemented consistent with the goals and policies of the
General Plan, provisions of this document, plans approved
as part of the Master Site Development Plan review, Uptown
Newport Design Guidelines, Uptown Newport Phasing Plan,
Tentative Tract Map, the Development Agreement, applicable
environmental mitigation measures, and consistent with the
findings set forth in sub-section 4.2.2.
Only after first making the findings that the development is
in compliance with the Planned Community Development
Plan – Land Uses, Development Standards & Procedures, is
in compliance with the Design Guidelines and in substantial
conformance with the Master Site Development Plan
application. The development shall be in substantial
conformance with the preliminary plans and prototypical
building elevations approved as part of the Master Site
Development Plan application.
4.2.1 Application
Approval of Site Development Review application by the
Community Development Director shall be required prior to
the issuance of a grading or building permit for the following:
1. New buildings
2. Neighborhood parks and paseos
3. On-site recreational amenities
Retail identification signs, tenant improvements to permitted
buildings, kiosks, and temporary structures are exempt from
the Site Development Review process and are subject to the
applicable ministerial permits required by the NBMC.
No public hearing shall be required for a Site Development
Review application; however, a public hearing shall be
conducted prior to any decision on an application that includes
a request for a Minor Use Permit or a Conditional Use Permit, or
to adjust development standards. Notice of the public hearing
shall be provided, and the hearing shall be conducted, in
compliance with Chapter 20.62 (Public Hearings).
4.2.2 Findings
Consistent with the general purposes set forth in section
4.2, the Community Development Director may approve or
conditionally approve a Site Development Review application,
only after first making the following findings:
1. The development shall be in compliance with all
provisions of the Uptown Newport
Planned Community Development Plan
Land Uses, Development Standards & Procedures;
2. The development shall be consistent with the
Uptown Newport Design Guidelines, Phasing
Plan, and Master Site Development Plan;
3. Substantial Conformance with the Master Site
Development Plans approved by the Planning
Commission pursuant to Section 4.1;
4. On-site landscaping that is not part of the Master
Site Improvements shall be consistent with the
master landscape plant palette;
5. The following criteria shall be considered during the
review of a Site Development Review application:
a. Compliance with this Section, the General
Plan, the Newport Beach Municipal Code, and other
applicable criteria and policies related to the use or
structure;
b. The compatibility in terms of bulk, scale, and
aesthetic treatment of structures on the site and
adjacent developments and public areas;
c. The adequacy, efficiency, and safety of pedestrian
and vehicular access, including drive aisles,
driveways, and parking and loading spaces;
d. The adequacy and efficiency of landscaping and
open space areas and the use of water efficient
plant and irrigation materials;
e. Not detrimental to the harmonious and orderly
growth of the City, or endanger, jeopardize,
or otherwise constitute a hazard to the public
convenience, health, interest, safety, or general
welfare of persons residing or working in
the neighborhood of the proposed development.
4. PLANNED COMMUNITY DEVELOPMENT PLAN IMPLEMENTATION
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Uptown Newport Planned Community Development Plan 4-17-20 25
Land Uses, Development Standards & Procedures
4.2.3 Contents
The Site Development Review application shall be filed with
the Community Development Department on the appropriate
City application form, together with all required fees and/or
deposit and all other information and materials specified by
the Community Development Director for the specific type of
application. The following plans or exhibits shall be required
unless waived by the Community Development Director:
1. Site Plan clearly depicting existing conditions including
adjacent structures and proposed improvements
2. Floor Plans
3. Elevations that clearly demonstrate the architectural
theme of each face of all structures, including walls and
signs, illustrating the following:
a. All exterior materials and manner of application
b. All exterior colors
c. Building heights
4. Plans and description of improvements for any on-site
public and private recreational amenities and/or open
space areas, including furnishings and signage.
5. Preliminary Landscape Plan, illustrating:
a. General location of all plant materials, by common
and botanical names with photographs
b. Size of plant materials
c. Irrigation concept
6. Lighting Plan, including the location, fixture height,
lighting fixture product type and technical specifications
7. An analysis, including any supporting documentation, of
the project’s consistency with the General Plan, Planned
Community Development Plan Land Uses Development
Standards & Procedures, Design Guidelines, and Phasing
Plan
8. Any additional information, studies or materials that the
Community Development Director deems necessary
4.2.4 Expiration
Any site development review approved in accordance with
the terms of this planned community development plan shall
expire within twenty-four (24) months from the effective date
of final approval, as specified in Chapter 20.54 of the NBMC,
unless at the time of approval the Community Development
Director has specified a different period of time or an
extension is otherwise granted.
4.2.5 Fees
The applicant shall pay a fee as established by Resolution
of the Newport Beach City Council for each application for
Site Development Review under this Planned Community
Development Plan.
4.3 PLAN CHECK REVIEW
Working drawings for building permit issuances will be
conducted by plan check review by City Staff in accordance
with the procedures set forth by the Community Development
Department.
4.3.1 Application
Application forms, plans, fees, and supporting application
materials shall be submitted to the Community Development
Department Building Division in accordance with the
applicable submittal requirements of the Building Division.
4. PLANNED COMMUNITY DEVELOPMENT PLAN IMPLEMENTATION
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Uptown Newport Planned Community Development Plan 4-17-20 26
Land Uses, Development Standards & Procedures
5. Definitions
All words and phrases used in this Uptown Newport PC, as well
as the supporting Design Guidelines and Phasing Plan, shall
have the same meaning and definition as used in the City of
Newport Beach Municipal Code unless defined differently in
this section.
Accessory Use: A supporting use to a permitted use, also
includes residential support uses such as leasing/sales/property
management offices, fitness and recreation facilities, etc. Such
supporting uses do not require a conditional use permit
approval, are permitted by right and do not count towards the
allowable 11,500 square feet of commercial space.
Architectural Features: A prominent or significant part or
element of the design of a building, structure, or site. Such
features must be an extension of the architectural style of the
building in terms of materials, design and color. Examples may
include, but are not limited to, turrets, towers, cupolas, etc.
Building Elevation: The exterior wall surface formed by one
(1) side of the building
Building Height: Building height is measured from the
corresponding point on the roof to the exterior finished grade.
If the building is on a sloping surface, the height measurement
is taken from the building entrance. Exceptions include but are
not limited to below grade parking structures, motor courts,
and retaining walls.
Developable Area: The total area of a site less the following:
a. Publicly dedicated Rights of Way; and
b. Any dedicated public Park areas.
Effective Date of the Uptown Newport PC: The date on
which the Uptown Newport PC is approved by the Newport
Beach City Council.
Eye Level: The height of 5 feet measured from grade.
Floor Plate: A floor of a building, as depicted by a floor plan,
encompassing all building elements on the floor as defined by
the exterior enclosing walls.
High-Rise: Any structure with a building height above 75 feet.
Kiosks: Carts and kiosks are small (75 square feet or less),
freestanding facilities used for retail sales and services.
Generally mobile in terms of ease of relocation, the structures
can be seasonal, temporary or for a more permanent use.
Master Association: A California nonprofit public benefit
corporation, formed pursuant to the California Nonprofit
Public Benefit Corporation Law to manage and operate
community and public property within Uptown Newport. The
Master Association is an “association” as defined in Section
1351(a) of the California Civil Code. The Master Association
is an association of all the member associations to manage
the common elements within Uptown Newport shared by
member associations.
Master Site Improvements: Any structure or other work of
improvement within the public or common areas within the
Uptown Newport Planned Community, and any appurtenance
thereto, including streets, parks, landscaping, irrigation
equipment, paved areas, surface finishes, signs, light fixtures,
driveways, walkways, walls, utilities, public services, drainage
facilities, and all other fixtures attached to the land and work
required in order to install such facilities. The Design Guidelines
may, but are not required to, identify additional items that are
Improvements.
Master Developer: The Master Developer is responsible for
managing the development and disposition of the site from
initiation to final build-out, overseeing site preparation and
infrastructure development, and asset management. The
master developer may or may not be involved in construction
of buildings.
Master Site Development Plan: Master Site Plan means the
Master Site Development as depicted in Figure 2-2 of the
Uptown Newport Design Guidelines and described in Section
4 of this document.
NBMC: Newport Beach Municipal Code
Neighborhood Park: A lot or area of land set aside, designated,
dedicated, or reserved for public use or enjoyment designed
and accessible for outdoor living, active or passive recreation,
pedestrian access, or landscaping.
Parking Structure: Structures containing more than one
story principally dedicated to parking. Parking structures may
contain Accessory Uses.
Pedestrian Ways: Any walkway, path, plaza, arcade or corridor,
either covered or open to the sky, which is primarily for use by
people on foot.
Podium: A superposed terrace conforming to a building’s
plan, a continuous pedestal.
Rooftop Appurtenance: Rooftop appurtenances include,
but are not limited to, non-habitable mechanical equipment,
stairwell and elevator shaft housing, antennae, window
washing equipment, and wireless communication facilities.
Streets: Those areas designated for vehicular circulation
including public access easements within Uptown Newport as
specified in Section 3.3.1 of this document.
PA2021-105