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Home My WebLink About26 - Amendment to the Newport Place Planned Community (PC -11) (PA2021-147)Q �EwPpRT CITY OF O � z NEWPORT BEACH <,FORN'P City Council Staff Report November 16, 2021 Agenda Item No. 26 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Seimone Jurjis, Community Development Director - 949-644-3232, sjurjis@newportbeachca.gov PREPARED BY: David S. Lee, Associate Planner, dlee@newportbeachca.gov PHONE: 949-644-3225, TITLE: Ordinance No. 2021-24: Amendment to the Newport Place Planned Community (PC -11) (PA2021-147) ABSTRACT: For the City Council's consideration is an amendment to the Newport Place Planned Community (PC -11) to allow a change in land use category from "Restaurant Site 1" to "General Commercial Site 8". The applicant is proposing to improve and convert the existing building to a skin care facility (medical office), which is a permitted use within "General Commercial Site 8" but not in "Restaurant Site 1 ". RECOMMENDATION: a) Conduct a public hearing; b) Determine this action is exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15303 of the CEQA Guidelines because it has no potential to have a significant effect on the environment; and c) Waive full reading, read by title only, introduce Ordinance No. 2021-24, An Ordinance of the City Council of the City of Newport Beach, California, Approving an Amendment to the Newport Place Planned Community (PC -11) No. PD2011-001 to Change the Land Use Designation From "Restaurant Site I" to "General Commercial Site 8" for Property Located at 4241 Macarthur Boulevard, and pass to second reading on November 30, 2021. DISCUSSION: The subject property is located within Restaurant Site 1 of Newport Place Planned Community (PC -11) (Attachment B), which allows restaurant uses only (Figure 1). The applicant is proposing to amend PC -11 to change the land use designation to General Commercial Site 8 to support the change of use planned for the existing building (Figure 2). The General Commercial land use designation allows a variety of commercial uses, including retail stores, service stations, restaurants, athletic clubs and office uses. 26-1 Ordinance No. 2021-24: Amendment to the Newport Place Planned Community (PC -11) (PA2021-147) November 16, 2021 Page 2 A conversion to a skin care facility (medical office use) would be reviewed under a separate ministerial permit process for any associated tenant improvements. Figure 1: Existing Land Use Designation 1L1�! y, 4251 Macarthur r Restaurant Site 1 m c 42xs Subject Property 2„ Restaurant Site 1 4221 Macarthur General Commercial Site 8 Figure 2: Proposed Land Use Designation 4251 Macarthur Restaurant Site 1 h F / 1 � 1 r' �J 1 1~ 1 Subject Property General Commercial Site 8 4221 Macarthur General Commercial Site 8 26-2 Ordinance No. 2021-24: Amendment to the Newport Place Planned Community (PC -11) (PA2021-147) November 16, 2021 Page 3 Parking and Traffic The project site includes an existing off-street parking lot with 62 parking spaces. The existing restaurant requires 54 parking spaces, resulting in a surplus of eight spaces. Per PC -11 standards, the proposed medical office use requires 36 parking spaces, resulting in a surplus of 26 parking spaces. Other potential commercial uses which are permitted under General Commercial Site 8 are projected to require less parking than the existing restaurant use and can provide sufficient parking utilizing the existing parking lot. The conversion from a restaurant to medical office results in a reduction in traffic. Similarly, other commercial uses which are permitted under General Commercial Site 8 result in lower traffic generation than the existing restaurant use. Airport Area Compatibility The subject property is located in the Airport Area of Newport Beach, which has multiple properties identified as housing opportunity sites by the existing General Plan Housing Element as well as existing housing developments that have been previously entitled and/or are projected to add approximately 2,000 residential units in the near future. The increased flexibility of commercial uses for the subject property complements the range of services needed by incoming residents. For additional details regarding future housing projects in the Airport Area, refer to Table 1 of the October 7, 2021 staff report provided in Attachment C. Planning Commission Approval On October 7, 2021, the Planning Commission adopted Resolution No. PC2021-028 (Attachment D) by a unanimous vote (5-0), with two commissioners absent, recommending approval of Planned Community Development Plan Amendment No. PD2021-001 to the City Council. For additional background regarding the history of Restaurant Site 1, the October 7, 2021 Planning Commission staff report and minutes are provided in Attachments C and E. FISCAL IMPACT: There is no fiscal impact related to this item. ENVIRONMENTAL REVIEW: Staff recommends the City Council find this action is not subject to the California Environmental Quality Act (CEQA) pursuant to Section 15303 of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. 26-3 Ordinance No. 2021-24: Amendment to the Newport Place Planned Community (PC -11) (PA2021-147) November 16, 2021 Page 4 NOTICING: The agenda item has been noticed according to the Brown Act (72 hours in advance of the meeting at which the City Council considers the item). In addition, notice of these amendments was published in the Daily Pilot, consistent with the provisions of the Newport Beach Municipal Code. The item also appeared on the agenda for this meeting, which was posted at City Hall and on the City website. ATTACHMENTS: /_iF.T.L'110no W_d9TASrPii I Attachment B — Newport Place Planned Community Text (Revised) Attachment C — October 7, 2021 Planning Commission Staff Report Attachment D — Planning Commission Resolution No. PC2021-028 Attachment E — October 7, 2021 Planning Commission Draft Hearing Minutes Attachment F — Project Plans 26-4 Attachment A Draft Ordinance — PC -11 Amendment 26-5 ORDINANCE NO. 2021 - AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING AN AMENDMENT TO THE NEWPORT PLACE PLANNED COMMUNITY (PC -11) NO. PD2021-001 TO CHANGE THE LAND USE DESIGNATION FROM "RESTAURANT SITE 1" TO "GENERAL COMMERCIAL SITE 8" FOR THE PROPERTY LOCATED AT 4241 MACARTHUR BOULEVARD (PA2021-147) WHEREAS, Section 200 of the City of Newport Beach ("City") Charter vests the City Council with the authority to make and enforce all laws, rules and regulations with respect to municipal affairs subject only to the restrictions and limitations contained in the Charter and the State Constitution, and the power to exercise, or act pursuant to any and all rights, powers and privileges, or procedures granted or prescribed by any law of the State of California; WHEREAS, an application was filed by Albert Markarian ("Applicant") of New Look Skin, LLC, with respect to the property located at 4241 Macarthur Boulevard, in the City of Newport Beach, and legally described as Parcel 2 of Resubdivision No. 347 ("Property"), WHEREAS, the Applicant requests an amendment to the Newport Place Planned Community (PC -11) to allow a change in land use designation from "Restaurant Site 1" to "General Commercial Site 8" to convert the existing building, which is currently a vacant restaurant to a medical office providing skin care, which is a permitted use within Commercial Site 8 ("Project"); WHEREAS, the Property is designated Mixed -Use Horizontal (MU -H2) by the General Plan Land Use Element and is located within the Newport Place Planned Community (PC -11); WHEREAS, the Property is not located within the coastal zone; WHEREAS, the Planning Commission held a public hearing on October 7, 2021, in the Council Chambers at 100 Civic Center Drive, Newport Beach, California. A notice of time, place and purpose of the hearing was given in accordance with California Government Code Section 54950 et seq. ("Ralph M. Brown Act") and Chapter 20.62 (Public Hearings) of the Newport Beach Municipal Code ("NBMC"). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing; 26-6 Ordinance No. 2021 - Page 2 of 5 WHEREAS, at the conclusion of the hearing, the Planning Commission adopted Resolution No. PC2021-28 by a unanimous vote (5 ayes, 0 nays, 2 recusals) recommending City Council approve the Project; and WHEREAS, the City Council held a de novo public hearing on November 16, 2021, in the Council Chambers located at 100 Civic Center Drive, Newport Beach, California. A notice of time, place and purpose of the hearing was given in accordance with the Ralph M. Brown Act and Chapter 20.62 (Public Hearings) of the NBMC. Evidence, both written and oral, was presented to, and considered by, the City Council at this hearing. NOW THEREFORE, the City Council of the City of Newport Beach ordains as follows.. Section 1: The City Council has considered the recommendation of the Planning Commission and determined that modifications to the Project made by the City Council, if any, are not major changes that require referral back to the Planning Commission for consideration and recommendation. Section 2: The Newport Place Planned Community Development Plan (PC - 11) shall be revised as provided in Exhibits "A" and "B", which are attached hereto and incorporated herein for reference, with all other provisions of the existing Planned Community District Regulations and maps remaining unchanged and in full force and effect. Section 3: An amendment to the Newport Place Planned Community (PC -11) is a legislative act. Neither Chapters 20.66 (Amendment) and 20.56 (Planned Community Development District Procedures) of Title 20 (Planning and Zoning) of the NBMC, the Charter of the City of Newport Beach, nor Article 2 (Adoption of Regulations) of Chapter 4 (Zoning Regulations) of Division 1 (Planning and Zoning) of Title 7 (Planning and Land Use) of the California Government Code set forth any required findings for either approval or denial of amendment to the Newport Place Planned Community (PC -11). Nevertheless, amending the Newport Place Planned Community (PC -11) to change the land use designation from "Restaurant Site 1" to "General Commercial Site 8" is consistent with the purpose of Planned Community Districts as specified in Section 20.56.010 of the NBMC for the reasons set forth below. 26-7 Ordinance No. 2021 - Page 3 of 5 Facts in Support of Findings: 1. The change in land use designation from "Restaurant Site 1" to "General Commercial Site 8" provides flexibility for future commercial uses. Currently, only restaurant uses are permitted on "Restaurant Site 1". The proposed amendment to "General Commercial Site 8" allows a variety of commercial uses, including retail stores, athletic clubs, professional and medical offices, and other uses. Additionally, restaurants are a permitted use in "General Commercial Site 8" (Refer to Part II, Section 11, Group 11, Letter F of Exhibit A for General Commercial Uses). 2. Land Use Policy 2.4, Economic Development of the General Plan Land Use Policy, encourages the accommodation of uses that maintain or enhance Newport Beach's fiscal health, accounting for market demands while maintaining and improving the quality of life for residents. Due to the COVID-19 pandemic, the market demands for restaurants have been altered for the foreseeable future. While amending the land use designation to "General Commercial Site 8" maintains restaurants as an allowed use, it expands the range of uses to a variety of commercial uses and increases the opportunity for economic development in the future. 3. Land Use Policy 3.2, Growth and Change of the General Plan Land Use Policy encourages the enhancement of existing neighborhoods, districts, and corridors, allowing for re -use and infill with uses that are complimentary in type, form, scale, and character. The expanded range of uses creates flexibility for the Property to complement the surrounding area, which has multiple housing projects. The change in land use designation to general commercial will allow for a broader array of uses to serve the area. 4. The Project site includes an existing off-street parking lot with sixty-two (62) parking spaces. The existing restaurant requires fifty-four (54) parking spaces, resulting in a surplus of eight (8) spaces. Per the Newport Place Planned Community (PC -11) standards, the proposed medical office use requires thirty- six (36) parking spaces, resulting in a surplus of twenty-six (26) parking spaces. Other potential commercial uses which are permitted under "General Commercial Site 8" are projected to require less parking than the proposed medical office. 26-8 Ordinance No. 2021 - Page 4 of 5 5. The change in use from restaurant to medical office results in a reduction in traffic. Similarly, other commercial uses which are permitted under "General Commercial Site 8" result in lower traffic generation than the existing restaurant use. Section 4: The recitals provided in this ordinance are true and correct and are incorporated into the substantive portion of this ordinance. Section 5: If any section, subsection, sentence, clause or phrase of this ordinance is for any reason held to be invalid or unconstitutional, such decision shall not affect the validity or constitutionality of the remaining portions of this ordinance. The City Council hereby declares that it would have passed this ordinance and each section, subsection, sentence, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid or unconstitutional. Section 6: The City Council finds the introduction and adoption of this ordinance is exempt from environmental review under the California Environmental Quality Act ("CEQA") pursuant to Section 15303 of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. Section 7: The Mayor shall sign and the City Clerk shall attest to the passage of this ordinance. The City Clerk shall cause the ordinance, or a summary thereof, to be published pursuant to City Charter Section 414. 26-9 Ordinance No. 2021 - Page 5 of 5 This ordinance was introduced at a regular meeting of the City Council of the City of Newport Beach held on the 16th day of November, 2021, and adopted on the 30th day of November, 2021, by the following vote, to -wit - AYES: NAYS: ABSENT: BRAD AVERY, MAYOR ATTEST: LEILANI I. BROWN, CITY CLERK APPROVED AS TO FORM: CITY ATTORNEY'S OFFICE —"--C 'K.-le— AAON C. HARP, CITY ATTORNEY Attachment(s): Exhibit A — Planned Community Development Standards Newport Place Exhibit B — Land Use Plan Newport Place Planned Community 26-10 EXHIBIT "A" PLANNED COMMUNITY DEVELOPMENT STANDARDS NEWPORT PLACE Emkay Development Company, Inc. Newport Beach, California 26-11 CONTENTS General Notes 7 Definitions 8 Statistical Analysis 10-23 PART I - INDUSTRIAL Section I Minimum Site Area 23 Section II Permitted Uses 23 Group I. Light Industrial 23 A 23 B 24 C 25 Group I1. Medium Industrial and Industrial Service and Support Facilities 25 A 25 B 26 C 27 D 28 Section III General Development Standards for Industry 28 A. Building Height 28 B. Setbacks 29 C. Site Coverage 29 D. Sign Area 29 E. Sign Standards 31 F. Parking 31 G. Landscaping 32 H. Loading Areas 33 1. Storage Areas 33 J. Refuse Collection Areas 34 K. Telephone and Electrical Services 34 L. Sidewalks 34 M. Nuisances 34 2 26-12 PART II - COMMERCIAL Section I Minimum Site Area Section II Permitted Uses Group I. Professional and Business Offices A. Professional Offices B. Business Offices C. Support Commercial Group II. Commercial Uses A. Automobile Center B. Hotels and Motels C. City, County, and State Facilities D. Service Stations, Car Wash E. Retail Commercial Uses F. General Commercial Section III General Development Standards for Commerce A. Setbacks B. Signs C. Sign Standards D. Parking E. Landscaping F. Loading Areas G. Storage Areas H. Refuse Collection Areas I. Telephone & Electrical Services J. Pedestrian Access PART III — RESIDENTIAL OVERLAY Section I Minimum Site Area Section II Density Section III Definitions Section IV Permitted Residential Uses Section V General Development Standards for Residential A. Building Height 46 46 47 35 35 35 36 36 37 37 37 37 38 39 39 40 41 42 44 45 45 45 46 46 46 46 3 26-13 B. Floor Area Limit 48 C. Setbacks 48 D. Airport Noise Compatibility 49 E. Signs 49 F. Amenities and Neighborhood Integration 49 G. Parking 50 H. Landscape 50 FOOTNOTES ATTACHED EXHIBITS Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E Exhibit F Land Use [1,5,8, 37] Grading & Roads [1] Storm Drain [ 1 ] Sewer & Water [1] Topography [1] Traffic Analysis [1] 51-57 Planned Community Development Standards for Newport Place Ordinance No. 1369 adopted by the City of Newport Beach December 21, 1970 Amendment No. 1 Approved on December 13, 1971 by Resolution No. 7572 (A-305) Amendment No. 2 Approved on June 12, 1972 by Resolution No. 7706 (A-325) Amendment No. 3 Approved on October 24, 1972 by Resolution No. 7846 (A-341) Amendment No. 4 Approved on January 8, 1983 by Resolution No. 7901 (A-349) Amendment No. 5 Approved on July 23, 1973 by Resolution No. 8054 (A-369) Amendment No. 6 Approved on June 10, 1974 by Resolution No. 8262 (A-429) Amendment No. 7 Approved on September 8, 1975 by Resolution No. 8588 (A-450) Amendment No. 8 Approved on February 9, 1976 by Resolution No. 8693 (A-462) Amendment No. 9 Approved on April 11, 1977 by Resolution No. 9050 (A-488) Amendment No. 10 Approved on May 23, 1977 by Resolution No. 9091 (A-490) Amendment No. 11 Approved on April 10, 1978 by Resolution No. 1003 (A-504) 4 26-14 Amendment No. 12 Approved on July 11, 1978 by Resolution No. 9393 (A-510) Amendment No. 13 Approved on November 27, 1978 by Resolution No. 9472 (A-514) Amendment No. 14 Approved on June 11, 1979 by Resolution No. 9563 (A-530) Amendment No. 15 Approved on March 23, 1982 by Resolution No. 10003 (A-560) Amendment No. 16 Approved on March 26, 1984 by Resolution No. 84-22 (A-604) Amendment No. 17 Approved on April 23, 1984 by Resolution No. 84-30 (A-597) Amendment No. 18 Approved on June 25, 1984 by Resolution No. 84-58 (A-607) Amendment No. 19 Approved on July 23, 1984 by Resolution No. 84-79 (A-608) Amendment No. 20 Approved on January 12, 1987 by Resolution No. 87-1 (A-637) Amendment No. 21 Approved on March 9, 1987 by Resolution No. 87-30 (A-638) Amendment No. 22 Approved on March 14, 1988 by Resolution No. 88-17 (A-658) Amendment No. 23 Approved on August 14, 1989 by Resolution No. 89-94 (A-684) Amendment No. 24 Approved on July 22, 1991 by Resolution No. 91-83 (A-740) Amendment No. 25 Approved on March 9, 1992 by Resolution No. 92-20 (A-749) Amendment No. 26 Approved on June 8, 1992 by Resolution No. 92-58 (A-745) Amendment No. 27 Approved on September 13, 1993 by Resolution No. 93-69 (A-783) Amendment No. 28 Approved on January 22, 1996 by Resolution No. 96-10 (A-833) Amendment No. 28.1 Approved on September 9, 1996 by Resolution No. 96-78 (A849) Amendment No. 28.2 Approved on March 24, 1997 by Resolution 97-25 (A858) Amendment No. 28.3 Approved on July 28, 1997 by Ordinance No. 97-29 (A861) Amendment No. 29 Approved on June 18, 1998 by Ordinance No. 98-16 (A 875) Amendment No. 30 Approved on January 11, 1999 by Ordinance No. 98-28 (A-877) Amendment No. 31 Approved on February 8, 1999 by Ordinance No. 99-4 (A-880) 5 26-15 Amendment No. 32 Approved on April 12, 1999 by Ordinance No. 99-11 (A-883) Amendment No. 33 Approved on March 26, 2002 by Ordinance No. 2002-6 (PD2001-002) Amendment No. 34 Approved on June 14, 2005 by Ordinance No. 2005-8 (PD2004-003) Amendment No. 35 Approved on September 14, 2010 by Ordinance No.2010-16 (PD2010-002) Amendment No. 36 Approved on October 25, 2011 by Ordinance No. 2011-24 (PD2011-002) Amendment No. 37 Approved on November 22, 2011 by Ordinance No. 2011-25 (PD2010-007) Amendment No. 38 Planned Community Text revisions Ordinance No. 2012-14 (PD 2011-2005), adopted July 24, 2012. Amendment No. 3 9 Approved on , 2021 by Ordinance No. 2021-### (PD2021-001) 0 26-16 GENERAL NOTES The Newport Project, a planned community development is a project of Emkay Development Company, Inc., a subsidiary of Morrison-Knudsen Company, Inc. The area is most appropriate for commercial and light industrial use because of its central location, ideal topography, availability to four freeways, accessibility to two railroads and its relation to the Orange County Airport. Attached drawings indicate land use, grading and roads, storm drains, water and sewer, topography and traffic analysis. This area was also identified in the 2006 General Plan as a key area for future housing opportunities. [38] 2. Water within the Planned Community area will be furnished by the City of Newport Beach. 3. Sewerage Disposal facilities within the Planned Community area are by the City of Newport Beach. 4. 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. 5. The height of all buildings and structures shall comply with FAA criteria. 6. 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. 7. Phasing of Development. 1,799,941 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 566,423 square feet. Any further development subsequent to October 1, 1978, in excess of 30% of the additional allowable development, being 169,927 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. (Phasing Plan approved by City Council March 12, 1979 for all development subject to this regulation.)[ 13] 7 26-17 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 An imaginary line parallel to the street right-of-way line specifying the closest point from this street right-of-way line that a building structure may be located (except for overhangs, stairs and sunscreens). Public Safe1y Area: A strip of land twenty (20) feet in width and running parallel with street rights-of-way. 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 structures face. S 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. Site Area The total land area of the land described in the use or other permit. 26-18 Special Landscaped Street: Special landscaped streets are designated as MacArthur Boulevard, Jamboree Road, Bristol Street North and Birch Street. 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 herein. 26-19 STATISTICAL ANALYSIS PART I. INDUSTRIAL* A. Building Site lA 2.0 acres [3, 9] Site 3A 21.3 acres [2.4] ...............23.3 acres [9, 35] B. Building Area Site IA 34,130 sq. ft.................0.8 ac. [3, 9] **Site 3A 297,798 sq. ft...............6.8 ac. [2, 4, 14, 33] 331,928 sq. ft ............ 7.6 ac. [9, 14, 31, 33, 35] The following statistics are for information only. Development may include but shall not be limited to the following. C. Parking (Criteria: 3 spaces/1000 sq. ft. k 363 sq. ft/space) Site lA 102 cars.......... 0.9 acres [3, 9] Site 3A 894 cars......... 7.5 ac. [2, 4, 14, 33] 996 cars......... 8.4 ac. [9, 14, 31, 33, 35] D. Landscaped - Open Space Site IA..................0.30 acres [3, 9] Site 3A ..................6.5 acres [2,4,14,33] 6.8 acres [9,14,31, 33, 35] Net Open -3.8 acres ..............Space.....3.0 ac. 114, 31, 33, 35] * 3.8 acres have been allotted for service stations exclusive of permitted building acres and subject to use permit. ** Industrial Site 3A has been reduced by 20,000 sq. ft. with the reduction allocated to the allowable building area for Parcel No. 3 of Resubdivision 529. The allowable building area for Parcel No. 3 of Resubdivision 529 is now 61,162 sq. ft. [14]. Industrial Site 3A was then increased by 1,590 square feet in 2002 [33]. 10 26-20 STATISTICAL ANALYSIS PART II. COMMERCIAL/PROFESSIONAL & BUSINESS OFFICES A. Building Sites Site 1 & 2........38.5 acres' Site 2A............3.9 acres [31 ] Site 4 ..................9.0 acres Site 5 ..................7.4 acres Site 6 ..................1.9 acres Site 7 ..................2.5 acres Site 8 ..................1.64 acres Site 9............16.9 acres [35] 81.74 acres [20, 35] B. Building Site 1 & 2 ......... 860,884 square feet [5, 14, 17, 30] Site 2A ............ 109,200 square feet [31] Site 4 .................228,214 square feet [32] Site 5 .................268,743 square feet [16, 19, 21, 24, 251 Site 6 ....................42,420 square feet Site 7 .................. 55,860 square feet Site 8 ..................54,000 square feet [20] Site 9............ 288,264 square feet [35] 1,907,585 square feet [21, 30, 31, 32, 33, 35] The following statistics are for information only. Development may include, but shall not be limited to the following. C. Typical Building Mix/Site Utilization Typical site areas for buildings of varying heights are provided for purposes of illustration. Development of any of the Sites indicated may include any number of combinations of building types, characterized by number of stories, within the range of building types indicated for that site. ' Commercial/Professional and Business Office Site 1 and 2 have been reduced by 36,119 feet with the reduction allocated to the allowed building area for Parcels 1 & 2 of Resubdivision 585. The allowable building area for Parcel 1 & 2 of Resubdivision 585 is now 272,711 square feet. [14] 2If commercial uses are constructed on Commercial/Professional and Business Office Site 5 which are ancillary to and in the same building as office uses, additional development up to a maximum of 294,600 sq. ft. may be developed, so long as office use does not exceed 268,743 sq. ft. [21, 24, 25] 11 26-21 Site 1 & 2 ................860,884 square feet [5, 14, 17, 30] a. Two Story ................ 8.42 acres b. Three Story ............ 5.61 acres C. Four Story ............... 4.21 acres d. Five Story .............. 3.37 acres e. Six Story ................. 2.81 acres Site 2A ............ 109,200 square feet [31 ] a. Two Story......................1.25 acres b. Three Story ...................0.84 acres c. Four Story .................... 0.63 acres d. Five Story .................... 0.51 acres Site 4 .................. 228,214 square feet [32] a. Two Story............................2.31 acres b. Three Story ......................... 1.54 acres c. Four Story ........................... 1.15 acres d. Five Story............................0.92 acres e. Six Story..............................0.77 acres Site 5 ..................268,743 square feet [16, 19, 21, 25] a. Two Story ..........................1.90 acres b. Three Story ........................1.27 acres c. Four Story ..........................0.95 acres d. Five Story ..........................0 76 acres e. Six Story............................0.63 acres f. Nine Story ..........................0.50 acres Site 6 .............. 42,420 square feet a. Two Story ..........................0.49 acres b. Three Story ....................... 0.32 acres c. Four Story ......................... 0.24 acres d. Five Story ..........................0.19 acres e. Six Story .......................... 0.16 acres Site 7 ....................55,860 square feet a. Two Story ........................... 0.64 acres b. Three Story ...................... 0.43 acres c. Four Story............................0.32 acres d. Five Story ...........................0.26 acres e. Six Story..............................0.21 acres 12 26-22 Site 8 ..................54,000 square feet [20] a. Four Story............................0.30 acres Site 9 .............288,264 square feet [35] a. Two Story......................3.31 acres b. Three Story....................2.21 acres c. Four Story ..................... 1.65 acres d. Five Story......................1.32 acres e. Six Story ........................1.10 acres D. Parking (Criteria: 1 space/225 sq. ft. A 363 sq. ft/space) Site 1 & 2..... 3,827 cars......... 31.89 acres [5, 14, 30] Site 2A ......... 474 cars*....... 1.26 acres' [3 1] Site 4 .............. 905 cars.......... 7.54 acres [32] Site 5 ............ 1,234 cars......... 6.13 acres [21] Site 6 .............. 188 cars........ 1.57 acres Site 7 .............. 248 cars.......... 2.07 acres Site 8 .............. 231 cars.......... 1.34 acres [20] Site 9 ........... 1,281 cars......... 10.68 acres [35] 8,388 cars 62.48 acres [21,31, 32, 33, 35] E. Landscaped - Open Space Site 1 & 2 [5,14] Gross Site........ 38.5 acres Parking ........... 27.17 acres Net.................11.33 acres Two Story......... 8.42 acres....... 2.91 acres Three Story....... 5.61 acres....... 5.72 acres Four Story......... 4.21 acres....... 7.12 acres Five Story......... 3.37 acres........ 7.96 acres Six Story ........... 2.81 acres........ 8.52 acres Site 2A [3 1] Gross Site ....... 3.9 acres Parking ......... 1.26 acres Net ............... 2.68 acres Two Story ....... 1.25 acres ... 1.43 acres. Three Story ...... .84 acres ... 1.84 acres 3 Includes surface parking and first floor of existing parking structure only, does not include upper levels of parking structure. [31 ]. 13 26-23 Four Story ........ .63 acres ... 2.05 acres Five Story ......... .51 acres ... 2.17 acres Site 4 [32] Gross Site....... 9.00 acres Parking......... .7.54 acres Net...................1.46 acres Two Story .......... 2.31 acres...... N/A Three Story........ 1.54 acres....... 0.01 acres Four Story .......... 1.15 acres...... 0.40 acres Five Story ............ 0.92 acres...... 0.63 acres Six Story ............. 0.77 acres...... 0.78 acres Site 5 Gross Site........ 7.4 acres Parking ............ 6.13 acres Net..................1.27 acres Two Story .......... 1.90 acres...... N/A Three Story........ 1.27 acres ...... . 00 acres Four Story .......... 0.95 acres...... 0.32 acres Five Story......... 0.76 acres...... 0.51 acres Six Story.......... 0.63 acres...... 0.64 acres Nine Story......... 0.50 acres...... 0.77 acres [21 ] Site 6 Gross Site......... 1.90 acres Parking.............1.57 acres Net...................0.33 acres Two Story .......... .49 acres...... N/A Three Story ........ . 32 acres...... 0.01 acres Four Story ............ 24 acres...... 0.09 acres Five Story .......... . 19 acres...... 0.14 acres Six Story.............16 acres....... 0.17 acres Site 7 Gross Site......... 2.50 acres Parking.............2.07 acres Net .................... 0.43 acres Two Story ........... 0.64 acres...... N/A Three Story......... 0.43 acres...... 00 acres Four Story ........... 0.32 acres...... 0.11 acres Five Story ............ 0.26 acres....... 0.17 acres Six Story ............. 0.21 acres...... 0.22 acres Site 8 Gross Site......... 1.64 acres Parking.............1.34 acres 14 26-24 Net .................... .30 acres Four Story......................30 acres...... N/A [20] Site 9 [35] Gross Site...... 16.90 acres Parking ......... 10.68 acres Net .............. 6.22 acres Two Story......... 3.31 acres...... 2.91 acres Three Story........ 2.21 acres....... 4.01 acres Four Story......... 1.65 acres....... 4.57 acres Five Story......... 1.32 acres....... 4.90 acres Six Story ........... 1.10 acres....... 5.12 acres F. Building Height [5, 12, 15, 21, 3 1 ] Maximum building height shall not exceed six (6) stories above ground level except for Parcel No. 1 of Resubdivision No. 585 which shall have a maximum building height of ten (10) stories above ground level, for Parcel No. 2 of Resubdivision No. 585 which shall have a maximum building height of seven (7) stories above ground level, and for Site 5 which shall have a maximum of nine (9) stories/167 feet above ground level. Maximum building height for Professional & Business Office Site 2A shall not exceed 95 feet above ground level. 15 26-25 THIS PAGE IS INTENTIONALLY BLANK 26-26 STATISTICAL ANALYSIS PART II RETAIL COMMERCIAL/PERMITTED USES - Part II, Section II, Group II.E A. Building Sites Site 1 1.4 acres The following statistics are for information only. Development may include but shall not be limited to the following. B. Building Area Site 1 ...... 10,000 sq. ft. .22 acres C. Parking (Criteria: 5/spaces/1000 sq. ft.g 363 sq. ft./ space) Site 1.......50 cars .41 acres D. Landscaped - Open Space Site 1 .77 acres E. Building Height Building height of structures shall be limited to a height of thirty-five (35) feet. 17 26-27 STATISTICAL ANALYSIS PART Il COMMERCIAL/RESTAURANTS A. Building Sites Site 1 1.80 acres 1.80 acres ....................... 1.80 acres [5, 20, 37] The following statistics are for information only. Development may include but shall not be limited to the following. B. Building Site 1 .... 15,000 square feet ......34 acres 15,000 square feet ....... 34 acres [5, 20] C. Parking (Criteria: 300 occupants/ 10,000 sq. ft.) 1 space/3 occupants 363 sq. ft./space Site 1 80 cars ..................... 1.11 acres 80 cars .................... 1.11 acres [5, 20, 37, 39] Restaurant Site 1 and General Commercial Site 8 have shared parking arrangements per the 1972 Reciprocal Parking & Management Agreement [3 7] D. Landsca ep d - Open Space Site 1... 0.46 acres 0.46 acres....... E. Building Height ........ 0.46 acres [5, 20, 37] Building height of structures shall be limited to a height of thirty-five (35) feet. 26-28 STATISTICAL ANALYSIS PART II COMMERCIAL/HOTEL & MOTEL A. Building Site [26,31 ] Site 1 - 6.35 acres Site 2B - 3_7 acres [3 1] 10.05 acres [31 ] B. Hotel Room Limit [18,25,31] Site 1 - 349 rooms Site 2B- 256 rooms [31, 37] The following statistics are for information only. Development may include but shall not be limited to the following. C. Building Area (Site 1 - 349 units n, 400 sq.ft./unit) (Site 2B — 256 units (o), 517 net sq. ft./unit).[18, 25, 31, 371 Site 1 - 3.2 acres - 3.2 acres Site 2B - 3.0 acres (total enclosed area is 4.5 acres) D. Parking (Criteria: 1 space/unit 2 363 sq. ft./space)[18 26 31 37] Site 1 - 349 parking spaces - 2.9 acres Site 2B - 128 parking spaces2 2.5 acres (total) E. Landscaping=Open Space [18] 'Use permits approved as of November 14, 1983, allow 468 hotel rooms with related restaurant, conference area, and other support facilities. Hotel suites included as part of the hotel room count may be converted to standard hotel rooms consistent with the specified hotel room limit, so long as the approved site plan is maintained. Location and size of restaurant, conference area, and other support facilities may also be revised if the plans meet the intent of the approved site plan and other conditions of approval. [1, 18] 2 Based on one space/2 guest rooms per Page 20.66-8, Off -Street Parking and Loading Requirements, of the City of Newport Beach Planning and Zoning Code. [31 ] 19 26-29 The following is intended to show some of the variations possible. Site 1 One Story Development - 0.92 acres Two Story Development - 2.98 acres Three Story Development - 3.67 acres Four Story Development - 4.02 acres Five Story Development - 4.22 acres Six Story Development 4.36 acres Seven Story Development - 4.46 acres Eight Story Development - 4.53 acres Nine Story Development - 4.59 acres Ten Story Development - 4.64 acres Eleven Story Development - 4.67 acres Twelve Story Development - 4.71 acres Thirteen Story Development - 4.73 acres The above analysis does not include support facilities utilized in many hotel operations. These facilities would also require parking not reflected in the parking requirement criteria. F. Building Height [31 ] Building height on Site 2B shall not exceed 60 feet. [31] 20 26-30 PART II GENERAL COMMERCIAL PERMITTED USES [8,9] Part II, Section II, Group II A & F A. General Commercial BuildingSites ites [8, 26, 28.3, 31, 371 Site 1 - 3.0 acres Site 2 - 1.0 acres [9] Site 3 - 3.9 acres [9] Site 4 - 2.0 acres [9] Site 5 - 2.45 acres' [26] Site 6 5.8 acres [25, 28.3] Site 7 8.2 acres Site 8 1.83 acres [37, 391 28.18 acres [37, 391 B. Building Area [26, 27, 28.3, 371 Site 1 - 35,000 sq. ft. - Site 21 - 11,700 sq. ft. - Site 32 - 49,380 sq. ft. - Site 43 - 20,870 sq. ft.[19]- Site 51 - 31,362 sq. ft. - Site 6 50,000 sq. ft Site 7 140,720 sq. ft. Site 8 19,423 sq. ft." [37] 358,455 sq. ft.[37, 39] 0.80 acres 0.27 acres [9] 1.13 acres [27] 0.57 acres [9] 0.72 acres [26] 1.14 acres [28.3] 3.23 acres [37] 0.44 acres [37, 39] 8.22 acres [26, 27, 28.3, 37,39] 5 A recorded reciprocal easement shall be provided for ingress, egress and parking for mutual benefit between Hotel Site 1 and General Commercial Site 5- 6 Restaurants are permitted uses in Sites 1, 2, 3, 5 and 6, subject to a use permit. [9, 23, 26, 27, 28.3] 7 Ibid 8 If the development of General Commercial Site 4 is limited solely to Professional and Business Office use, then the allowable Building Area shall not exceed 30,000 sq. ft. (19) 9 Restaurants are permitted uses in Sites 1,2,3,5 10 257 surface parking spaces; minimum 100 parking spaces in parking structure 11 Of 12,351 square feet, 5,000 square feet shall be allocated for food service uses and 14,423 square feet shall be allocated for general commercial uses. [37, 39] 21 26-31 The following statistics are for information only. Development may include, but shall not be limited to the following. [8] D. Parking (Criteria 4 spaces/1,000 sq.ft. @ 363 sq.ft./space [9, 26, 28.3] Site 1 - 140 cars - 1.17 acres Site 2 - 47 cars - 0.39 acres Site 3 - 193 cars - 1.61 acres Site 4 - 100 cars - 0.83 acres Site 5 - 167 cars - 1.39 acres Site 6 - 250 cars - 2.08 acres Site 7 - 353 cars - 2.94 acres10 [37] Site 8 - 143 cars 12 1.19 acres [37, 39] 11.6 acres [3 9] E. Landscaping - Open Space [9, 26, 28.3] Site 1 - 1.03 acres Site 2 - 0.34 acres Site 3 - 1.18 acres Site 4 - 0.60 acres Site 5 (1 & 2 story) - 0.24 acres Site 6 - 2.58 acres Site 7 - 2.14 acres Site 8 0.24 acres [37] Sub Total 8.35 acres [37] Site 5 (3 story) - 0.49 acres Sub Total 8.84 acres [37] Site 5 (4 story) - 0.75 acres Grand Total 9.59 acres [37] F. Building Height [8, 9, 26, 31, 28.3, 37] Building height of structures on General Commercial Site 1, 2, 3, 4 , 6, and 8 shall be limited to a height of thirty-five (35 ft.) and on General Commercial Site 5 shall be limited to a height of fifty feet (50 ft.). Height of buildings on Site 7 shall be limited to fifty-five (55) feet except that the vertical projection of a building element intended to provide architectural interest and/or integrate the project identification sign and not for occupancy may be up to seventy-five (75) feet in height. 12 65 on-site spaces and 16 off-site spaces [37] 22 26-32 STATISTICAL ANALYSIS PART II COMMERCIAUSERVICE STATION" A. Building Site Site 1 - 1.2 acres - 1.2 acres STATISTICAL ANALYSIS PART III RESIDENTIAL A. Building Sites For the purposes of this statistical analysis, 74.43 acres of commercial and industrial sites may be utilized for multi -unit residential development as identified within the Residential Overlay. This acreage is for statistical purposes only. The multi -unit residential site size shall be determined at the time a site development review is approved. PART I. INDUSTRIAL Section I. Minimum Site Area A. Thirty Thousand (30,000) square feet. B. Exception: [111 The Planning Commission may authorize an exception to the minimum site area. Application for any such exception shall be made at the time of the filing of a tentative map by the applicant. In order for an exception to be granted, the Planning Commission shall find the following facts with respect thereto: 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. Section II. Permitted Uses Group I. Light Industrial A. To allow uses primarily engaged in research activities, provided that such activities are confined within a building or buildings that do not contribute excess noise, dust, smoke, vibration, odor, toxic, or noxious matter to the surrounding environment nor contain a 23 26-33 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: Bio -Chemical Chemical Film and Photography Medical and Dental Metallurgy Pharmaceutical X -Ray "Reference Page 4, Part I, Item D. 2. Manufacture, research assembly, testing and repair of 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 Data Processing Equipment and Systems Glass Edging, Beveling, and Silvering Graphics, Art Equipment Metering Instruments Optical Devices, Equipment and Systems Phonographs, Audio Units, Radio Equipment and Television Equipment Photographic Equipment Radar, infra -red and Ultra -Violet 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 uses listed under A. 1. Administrative, professional and business offices. 2. Regional or home offices of industries which are limited to a single use. Blueprinting, Photostatting, photo engraving, printing, publishing and bookbinding, provided that no on-site commercial services is associated with said uses. 4. Cafeteria, cafe, restaurant or auditorium. 5. Service stations will be permitted, subject to a use permit provided that no on-site commercial service is associated with said uses. 24 26-34 * & **6. (Transferred to Part II — Commercial, Section II, Group I) [28.2, 35] C. Service stations subject to a use permit. Group II. Medium Industrial and Industrial Service and Support Facilities. A. To allow the location of general manufacturing 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, material or processes involved. 1. Manufacture and/or assembly of the following or similar products: Aircraft and Related Components Clocks and Watches Coffins Ceramic Products Concrete Products Electrical Appliances Farm Equipment Heating & Ventilating Equipment Linoleum Machinery & Machine Tools Musical Instruments Neon Signs Novelties Oil Well Valves & Repairs Optical Goods Refrigeration Screw Machine Products Sheet Metal Products Shoes Silk Screens Sporting Goods Springs Stencils Toys Trailers Trucks 2. The manufacture of products or products made from the following or similar materials: Aluminum Iron Bags, except Burlap Bags or Linoleum Sacks Matches 25 26-35 Batteries Mattresses Boxes, Paper Paper Brass Steel Cans Tin Copper Tools Glass Wool Grinding Wheels Yarn 3. The manufacturing, compounding, processing or treatment of the following or similar items: Acids, Non -Corrosive Lubricating Oil Candles Pharmaceutical Cigarettes & Cigars Products Detergents Plastics Disinfectants Toiletries Dye Vitamin Products Food Products Waxes and Polishes 4. Woodworking Shops, such as: (Provided that, if a planer, router, sticker or moulder is maintained, all doors and windows in the outside walls of the room in which said machinery is located shall be kept closed while said machinery is in use.) Box Furniture Wood Products 5. Distribution and Warehousing Plants B. To allow the location of general manufacturing activities, service industry and activities related to contractor and construction industry, 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. Service industries or those industries providing a service as opposed to the man- ufacture of a specific product, such as the repair and maintenance of appliances or component parts, tooling, printers, testing shops, small machine shops, shops engaged in the repair, maintenance and servicing of items excluding automobile repair, providing that such industries are not the point of customer delivery or collection. 2. Contractor and construction industries relating to building industry, such as general contractors, electrical contractors, plumbing contractors. 26 26-36 C. 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. The industrial support activities shall be defined as and limited to the sale of products or services relating only to the immediate industrial complex. Any activity, which could be classified as retail commercial, shall be restricted to activities strictly accessory and/or supplementary to the industrial community. All uses permitted under A, B, and D. a. Business and Professional Offices. b. Industrial Support Facilities, to include activities limited to the sale of products or services related to only the industrial complex. Activities of a commercial nature shall be restricted in scope so as to service and to be accessory and/or supplementary to the industrial complex. C. Service stations subject to a use permit. 2. Except as herein indicated, the General Development Standards for Industry shall apply. a. Sign Area Industry Support Facilities and Business and Professional Offices. Only one (1) facia mounted identification sign shall be permitted per street frontage for each individual business or office. 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. b. Site Identification Ground Sign One (1) site identification sign listing only the name of the site or major tenant on the site shall be allowed. Said sign shall be limited to a maximum height of four (4) feet and a width of eight (8) feet and may be double faced. C. Pedestrian Access It is required of all developments in the industrial support facility area to submit a plan of pedestrian access to the Planning Division 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 27 26-37 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. D. To allow for the location of a storage facility for new car inventory. Located within Industrial Site lA between Quail Street on the east, adjacent to Auto Center Sites 2A and 2B on the south, and Bristol Street on the west This use shall be subject to a use permit. [3] D. (Deleted)[2,4] Section III. General Development Standards for Industry Maximum building areas shall be as noted in the Statistical Analysis, Part I.A and Part I.B. A. Building Height [22] Building heights of structures shall be limited to a height of thirty-five (35) feet; provided, however, that on Parcel 1 and Parcel 2 of Parcel Map 86-33-34 (Resubdivision No. 529) in Industrial Site 3A, the Planning Commission or the City Council on review or appeal may approve a structure up to a maximum height of 50 feet after the approval of a use permit. The Planning Commission or City Council in granting any use permit for structures in excess of thirty-five (35) feet shall find that each of the following four points have been complied with: (a) The increased building height would result in more public visual open space and views than is required by the basic height limit. Particular attention shall be given to the location of the structure on the lot, the percentage of ground cover, and the treatment of all setback and open areas. (b) The increased building height would result in a more desirable architectural treatment of the building and a stronger and more appealing visual character of the area than is required by the basic height limit. (c) The increased building height would not result in undesirable or abrupt scale relationships being created between the structure and existing developments or public spaces. Particular attention shall be given to the total bulk of the structure including both horizontal and vertical dimensions. (d) The structure shall have no more floor area than could have been achieved without the use permit. [22] B. Setbacks W 26-38 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 line of the frontage street. Front Yard Setback Thirty (30) feet minimum, except that unsupported roofs or sunscreens may project six (6) feet into the setback area. 2. Side Yard Setback Ten (10) feet, except that unsupported roofs and sunscreens may project three (3) feet into the setback area. In the case of a corner lot, the street side setback shall be thirty (30) feet, except that unsupported roofs and sunscreens may project six (6) feet into the setback area. Interior lot lines for a corner lot shall be considered side lot lines. Rear Yard Setback No rear yard setback is required except on a through -lot in which case the required front yard setback shall be observed. C. Site Coverage Maximum building coverage of fifty (50) percent is allowed. Parking structures shall not be calculated as building area, however, said structures shall be used only for the parking of company vehicles, employee's vehicles, or vehicles belonging to persons visiting the subject firm. Sim Only one (1) single faced or double-faced signs shall be permitted per street frontage. No sign or combination of signs shall exceed one (1) square foot in area for each six -hundred (600) square feet of total site area. However, no sign shall exceed two hundred (200) square feet in area per face. An additional twenty (20) square feet shall be allowed for each additional business conducted on the site. 2. Sale or Lease Sign 29 26-39 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 thirty-two (32) square feet. Ground Sign All ground signs shall not exceed four (4) feet above grade in vertical height. Also, ground signs in excess of one -hundred fifty (150) square feet in area (single face) shall not be erected in the first twenty (20) feet, as measured from the property line, of any street side setback area. However, the above standards shall not apply to the Community Directional Sign and Special Purpose Sign. 4. Special Purpose Sign 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 (single face) in area and shall be permitted in addition to the other signs listed in this section. Wall Signs Wall signs shall not 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. In the instance of a multiple tenancy building, each individual industry may have a wall sign over the entrance to identify the industry. Said sign shall give only the name of the company and shall be limited to four (4) inch high letters. Said sign must be oriented toward the parking area for that building. 6. 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 conform with the requirements of Item 3 above, Ground Sign, and will 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. 7. Future Tenant Identification Sian A sign listing the name of the future tenant, responsible agent or realtor, and identification of the industrial complex shall be permitted. Said sign shall conform with the requirements of Item 3 above, Ground Sign, and 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. 30 26-40 8. Community Directional and/or Identification Sign Permanent directional and identification signs, not exceeding two -hundred fifty (250) square feet (single face), shall be permitted but subject to use permit. E. Sign Standards 1. 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. 2. Signs shall be restricted to advertising only the person, firm, company or corporation operating the use conducted on the site or the products or sold thereon. 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. 4. All signs attached to the building shall be flush mounted. F. Parking 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 Divisions and signed by the owners of the alternate site stipulating to the permanent reservation of use of the site for said parking. The following guide shall be used to determine parking requirements: Office 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. Manufacture, Research and Assembly 31 26-41 Two (2) parking spaces for each three (3) employees, but in no event less than three (3) spaces for each one thousand (1000) square feet of gross floor area. Warehouse Two (2) parking spaces for each three (3) employees, but in no event less than one (1) space for each one thousand (1000) square feet of gross floor area for the first twenty thousand (20,000) square feet; one (1) space for each two thousand (2,000) square feet of gross floor area for the second twenty thousand (20,000) square feet; one (1) space for each four thousand (4,000) square feet of gross floor area for areas in excess of the initial forty thousand (40,000) square feet of floor area of the building. If there is more than one shift, the number of employees on the largest shift shall be used in determining parking requirements. G. Landscaping Detailed landscaping and irrigation plans, prepared by a landscaping architect, licensed contractor of architect shall be submitted to and approved by the Community Development Director prior to issuing of building permit and installed prior to issue of Certificate of Use and Occupancy. All landscaping referred to in this section shall be maintained in a neat and orderly fashion. 1. Front Yard Setback Area a. 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. b. Special Landscaped Street The entire area between the curb and the building setback line shall be landscaped, except for any access driveway in said area. C. Other Streets The entire area between the curb and a point ten (10) feet in back of the front property line shall be landscaped, except for any access driveway in said area. 2. Side and Rear Yard Setback Area a. General Statement 32 26-42 All unpaved areas not utilized for parking and storage, shall be landscaped utilizing ground cover and/or shrub and tree materials. b. Undeveloped Areas Undeveloped areas proposed for future expansion shall be maintained in a weed free condition but need not be landscaped. Screening Areas used for parking shall be landscaped and/or fenced in such a manner as to interrupt or screen said areas from view from access streets, freeways, and adjacent properties. Plant materials used for this purpose shall consist of lineal or grouped masses of shrubs and/or trees. 3. Parking Areas Trees, equal in number to one (1) per each five (5) parking stalls shall be provided in the parking area. 4. Sloped Banks All sloped banks greater than 5-1 or 6 feet in vertical height and adjacent to public right-of-way shall be stabilized, planted and irrigated in accordance with plans submitted and approved by Community Development Director. H. Loading Areas 1. On other than special landscaped streets street side loading shall be allowed provided the loading dock is set back a minimum of seventy (70) feet from the street right-of-way line or one hundred ten (I 10) from the street centerline, whichever is greater. Said loading area must be screened from view from adjacent streets. I. Storage Areas All outdoor storage shall be visually screened from access streets, freeways, and adjacent property. Said screening shall form a complete opaque screen up to a point eight (8) feet in vertical height but need not be opaque above that point. 2. Outdoor storage shall be meant to include all company owned and operated motor vehicles, with the exception of passenger vehicles. No storage shall be permitted between a frontage street and the building line. 33 26-43 Refuse Collection Areas All outdoor refuse collection areas shall be visually screened from access streets, freeways, and adjacent property by a complete opaque screen. 2. No refuse collection areas shall be permitted between a frontage street and the building line. K. Telephone and Electrical Service All "on-site" electrical lines (excluding lines in excess of 12 KV) and telephone lines shall be placed underground. Transformers or terminal equipment shall be visually screened from view from streets and adjacent properties. L. Sidewalks The requirement for sidewalks in the Planned Community District may be waived by the Community Development Director if it is demonstrated that such facilities are not needed. However, the City retains the right to require installations of sidewalks if, in the future, a need is established by the City. M. Nuisances No portion of the property shall be used is such a manner as to create a nuisance to adjacent sites, such as but not limited to vibration, sound, electro -mechanical disturbance and radiation, electro -magnetic disturbance, radiation, air or water pollution, dust, emission of odorous, toxic or noxious matter. 34 26-44 PART II. COMMERCIAL Section I. Minimum Site Area A. Thirty Thousand (30,000) square feet B. Exception: [I I ] The Planning Commission may authorize an exception to the minimum site area. Application for any such exception shall be made at the time of the filing of a tentative map by the applicant. In order for an exception to be granted, the Planning Commission shall find the following facts with respect thereto: 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. 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 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. 5. Any other general professional offices. [30] B. Business Offices 1. Advertising agencies 2. Banks 3. Economic consultants 4. Employment agencies 5. Escrow offices 6. Insurance agencies 7. Laboratories: a. Dental 35 26-45 *This use shall be limited to Professional and Business Offices Site 9 only. [28.2, 35] **That all uses, including remedial driving instruction/counseling facilities, located within Professional and Business Offices Site 9 shall be limited to providing services to adult clientele only, any use dedicated to serving school aged and minor children shall be prohibited. [28.2,35] C. import Commercial [21] 1. Retail sales and services, so long as said retail sales are of a convenience nature ancillary to the operation and use of office facilities including tobacco stores, card shops, confectionery and newspaper stands, and other uses which, in the opinion of the Planning Commission 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. Service uses which are for building tenants and patrons, such as a car wash and gymnasium/health club facilities. Car washes shall drain into the sanitary sewer system. Restaurants - outdoor restaurants and take-out restaurants - subject to securing a use permit in each case. Group Il. Commercial Uses A. Automobile Center, subject to a use permit. [28] 1. Automobile dealership selling only new cars. The sale of used cars, automobile repair, and automobile detailing may be permitted in conjunction with the sales of new vehicles but only accessory uses. 26-46 b. Medical c. X -Ray d. Biochemical e. Film, wholesale only f. Optometrical 8. Stock Brokers 9. Studios for interior decorators, photographers, artists and draftsmen. 10. Telephone answering services 11. Tourist information and travel agencies and ticket reservation services but not to include any airline terminal services or facilities for the transport of passengers, baggage or freight. [2] 12. Business and trade schools subject to the approval of a Minor Use Permit [29] 13. Any other general business offices. [31 ] * & ** 14. Remedial driving instruction and counseling facility, subject to a use permit in each case. [28.2, 35] *This use shall be limited to Professional and Business Offices Site 9 only. [28.2, 35] **That all uses, including remedial driving instruction/counseling facilities, located within Professional and Business Offices Site 9 shall be limited to providing services to adult clientele only, any use dedicated to serving school aged and minor children shall be prohibited. [28.2,35] C. import Commercial [21] 1. Retail sales and services, so long as said retail sales are of a convenience nature ancillary to the operation and use of office facilities including tobacco stores, card shops, confectionery and newspaper stands, and other uses which, in the opinion of the Planning Commission 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. Service uses which are for building tenants and patrons, such as a car wash and gymnasium/health club facilities. Car washes shall drain into the sanitary sewer system. Restaurants - outdoor restaurants and take-out restaurants - subject to securing a use permit in each case. Group Il. Commercial Uses A. Automobile Center, subject to a use permit. [28] 1. Automobile dealership selling only new cars. The sale of used cars, automobile repair, and automobile detailing may be permitted in conjunction with the sales of new vehicles but only accessory uses. 26-46 B. C. D. E. 2. Service stations subject to the issuance of the use permit and a finding that the use is supportive of the principal uses permitted in the Newport Place Planned Community text. 3. Vehicle storage facility shall be permitted in Hotel Site 2-13 subject to the issuance of a use permit.[36] Hotels and Motels, subject to a use permit. State, County and Municipal Facilities [2] Service Stations & Mechanical Car Wash within Service Station Site #1, subject to a use permit. [4] Retail Commercial uses such as: 1. Restaurants, including outdoor, drive-in or take-out restaurants shall be permitted subject to the securing of a use permit. except as noted under "a" and "b" below: [7] a. Restaurants, other than outdoor, drive-in or take-out restaurants, shall be permitted in Retail -Commercial Site 1 without a use permit provided that the net floor area of all restaurant uses does not exceed 20% of the net floor area of the retail -commercial center. b. Outdoor, drive-in or take-out restaurants shall be designed and located so as to be an integral element of the retail -commercial center and shall not be permitted as a free-standing independent use in any case. 2. Barber shop and beauty parlor 3. Book and stationery store 4. Blueprinting and photostatics 5. Camera shop 6. Delicatessen store 7. Florist 8. Shoe store or repair shop 9. Tailor 10. Tobacco store 11. Office equipment retail and repair 12. Pharmacies 13. Tourist information and travel agencies and ticket reservation services, but not to include any airline terminal services or facilities for the transport of passengers, baggage or freight 14. Instructional dance facility for adults and related retail sales, subject to a use permit (28.1) 15. Other uses similar to the above list 37 26-47 F. General Commercial [8, 9, 23, 26, 28.3, 37] 1. New car dealership, subject to a use permit, including ancillary uses listed under Part Il, Section 11, Group II, A. 2. Service stations subject to a use permit. 3. Restaurants, including outdoor, drive-in or take-out restaurants, shall be subject to a use permit. Restaurant uses are permitted within General Commercial Sites 1, 2, 3, 5 and 6 not permitted within General Commercial Site 4. a. Restaurants, consisting 1,000 square feet of take-out service - limited use, and 4,000 square feet of food service use shall be permitted in General Commercial Site 8 in accordance to the Municipal Code, for General Commercial District Site 8. [37]. 4. Hobby, Arts and Crafts, including: a. Sporting goods store b. Camera store C. Art gallery d. Craft store e. Pet store f. Bicycle store g. Other uses of similar nature 5. Book and Office Support Stores, including: a. Book store b. Office supplies C. Other uses of similar nature 6. Retail stores and professional service establishments, including: a. Pharmacies b. Specialty food C. Fabric shops d. Jewelry shops e. Furrier £ Formal Wear g. Barber and hair styling h. Clothing store i. Liquor store j . Tourist information and travel agencies and ticket reservation services, but not to include any airline terminal services or facilities for the transport of passengers, baggage or freight. k. Other uses of similar nature 7. Home and Office Furnishings, including: a. Home furniture store b. Office furniture store C. Interior decorators d. Home appliances e. Antique store NN and not f. Other uses of similar nature 8. Athletic Clubs, including: a. Spa b. Health club C. Recreation facility d. Other uses of similar nature 9. Home improvement stores, including: a. Hardware store b. Paint store C. Wallcovering store d. Other uses of similar nature 10. Retail nursery subject to a use permit 11. Institutional, instructional and educational uses, subject to a use permit in each case. (28.3) * 12. Professional and Business Offices - see Part II, Section II, Group I for permitted uses. *Office uses are permitted within General Commercial Sites 3, 4, 5, 6, and 8 permitted within General Commercial Sites 1 and 2. [9, 26, 28.3, 31, 37] Section III. General Development Standards for Commerce Maximum building areas and building heights shall be noted in the Statistical Analysis, Part II.A and Part II.B. A. 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 line of the frontage street. 1. Front Yard Setback Thirty (30) feet minimum; except that unsupported roofs or sunscreens may project six (6) feet into the setback area. Hotel/Motel uses: Seventeen (17) feet and six (6) inches minimum, provided that the average setback for all buildings along the linear street frontage is thirty (3 0) feet. [31] 2. Side Yard Side yard setbacks will be required only when any one of the following conditions exist: 39 26-49 B. Signs a. Corner lot: Thirty (30) feet (street side setback only), except that unsupported roofs and sunscreens may project three (3) feet into setback area. Hotel/Motel uses: Fourteen (14) feet and six (6) inches minimum, provided that the average setback for all buildings along the linear street frontage is twenty-seven (27) feet. [31 ] 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. Hotel/Motel uses: Ten (10) feet minimum setback for all buildings along the property line. [31 ] 3. Rear Yard None required except on a through -lot in which case the required front yard setback shall be observed. 1. Sign Area: General Standard Building identification shall be limited to a single (1) entity. Building identification signs shall have an area not to exceed 11/2 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. 2. Pole Sign: One (1) identification pole sign site will be allowed for the following commercial businesses: a. Restaurant b. Cocktail lounge and/or bar C. Motel and hotel If a pole sign is utilized, it shall be in lieu of other identifications signs allowed by ordinance. Pole signs shall be limited to maximum height of twenty (20) feet and a maximum area of fifty (50) square feet per face, double faced. 3. Wall Sign: 40 26-50 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. 4. Ground Sian: An identification ground sign shall not exceed four (4) feet above grade in vertical height. Also, ground signs in excess on one -hundred and fifty (150) square feet in area (single face) shall not be erected in the first twenty (20) feet, as measured from the property line, of any street side setback. However, the above standards shall not apply to the Community Directional Sign and Special Purpose Sign. 5. Multi -Tenant Directory Sign: One (1) directory sign listing only the name of the firms or businesses on a site shall be allowed. Said sign shall be limited to a maximum height of twenty (20) feet. Panels identifying each individual story shall be no longer than one (1) foot in width and five (5) feet in length. 6. Special Purpose Sign: Subject to the standards established in Part I, Section III, Item D.4. 7. Construction Sian: Subject to the standards established in Part I, Section III, Item D.6. Future Tenant Identification: Subject to the standards established in Part I, Section III, Item D.7. 9. Community Direction and/or Identification Sign: Subject to the standards established in Part I, Section III, Item C. 8. C. Sian Standards Except as noted above, the same sign standards as outlined in Sub -Section D, Section III, Part I of this ordinance, shall prevail for developments in this area. D. Parking 41 26-51 1. Medical and Dental Five (5) spaces for each doctor or one (1) space for each 200 square feet of gross floor area whichever is greater. 2. 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. Exceptions: [35] The following parking requirements are applicable to Professional and Business Office Site No. 9. • One (1) space for each 281 square feet of net floor area. • Changes to the on-site parking plans shall be reviewed by the Planning Director. Lodge, Halls, Private Clubs, Union Headquarters 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. 4. Restaurants, Outdoor, Drive -In and Take -Out Restaurants. [7] Restaurant parking shall be in accordance with Section 20�o(d) 20.40.040 of the Newport Beach Municipal Code, except as noted under "b" and "c" below. [37] b. Restaurants other than outdoor, drive-in or take-out restaurants within Retail -Commercial Sites 1 and 2 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 20% of the net floor area of the retail -commercial center. In the event that any restaurant causes the total of all restaurant uses in the retail -commercial center to exceed 20% limitation noted above, that entire restaurant and any subsequent restaurants shall provide parking as noted under "a" above. C. Parking for restaurants (take-out service - limited use, food service with/without alcohol, with/without late hour) within General Commercial Site 8 shall be in accordance with the Newport Beach Municipal Code [37]. 42 26-52 Retail Commercial 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. 6. Hotels and Motels [6] Parking for Hotel and Motel guestrooms; all related restaurants, cocktail lounges, banquet and meeting rooms, retail shops; and all employees shall be based on a demonstrated formula to be reviewed and approved by the Planning Commission. The parking formula shall contain the minimum parking which would be required for each of the separate uses evaluated independently. Any reductions from this minimum parking requirement must be based on the joint usage of the facilities by hotel and motel patrons. [10] 7. General Commercial [8, 9] a. One (1) space for each 250 sq.ft. of net floor area. One (1) loading space for each 10,000 sq.ft. of gross floor area. b. If the development of General Commercial Site 3 or 4 is limited solely to Professional and Business Office use, the parking shall be: One (1) space for each 225 sq.ft. of net floor area. The parking requirements may be lowered to one (1) space for each 250 sq.ft. of net floor area upon review and approval of the modifications committee. C. Specific parking requirements shall be developed for uses such as furniture stores, athletic clubs, theaters, bowling alleys, home improvement stores, retail nurseries or tire stores based upon functions and occupancies within these uses. Parking shall be in conformance to existing City of Newport Beach requirements for said occupancies, or at a demonstrated formula agreeable to the Community Develop- ment Director. In the event that any use described above is converted to another use parking requirements for the new use shall be subject to review by the Community Development Director. d. For restaurant parking see Part II, Section III, D.4. E. Landscaping Detailed landscaping and irrigation plans, prepared by a landscaping architect, licensed landscaping contractor or architect shall be submitted to and approved by the 43 26-53 Community Development Director prior to issuing of Building Permits and installed prior to issue of Certificate of Use and Occupancy. All landscaping referred to in this section shall be maintained in a neat and orderly fashion. Front Yard Setback Area a. General Statement Landscaping in these areas shall consist of an effective combination of street trees, trees, ground cover and shrubbery. Special Landscaped Street The entire area between the curb and the building setback line shall be landscaped, except for any driveway in said area. C. Other Streets The entire area between the curb and a point ten (10) feet in back of the front property line shall be landscaped except for any driveway in said area. 2. Side Yard and Rear Yard a. General Statement All unpaved areas not utilized for parking and storage, shall be landscaped utilizing ground cover and/or shrub and tree materials. b. Undeveloped Areas Undeveloped areas proposed for future expansion shall be maintained in a weed free condition, but need not be landscaped. C. 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. d. Boundary Areas Boundary landscaping is required on all interior property lines. Said areas shall be placed along the entire length of these property lines or be of sufficient length to accommodate the number of required 26-54 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. e. All landscaped areas shall be separated from adjacent vehicular areas by a wall or curb, at least (6) inches higher that the adjacent vehicular area. 3. Parking Areas Trees, equal in number to one (1) per each five (5) parking stalls shall be provided in the surface parking area (31). F. Loading 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 All outdoor storage shall be visually screened from access streets, freeways and adjacent property. Said screening shall form a complete opaque screen up to a point eight (8) feet in vertical height but need not be opaque above that point. 2. Outdoor storage shall be meant to include all company owned and operated motor vehicles, with the exception of passenger vehicles. 3. No storage shall be permitted between a frontage street and the building line. H. Refuse Collection Areas 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. I. Telephone and Electrical Service 45 26-55 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. J. Pedestrian Access It is required of all developments in the commercial areas to submit a plan of pedestrian access to the Planning Division prior to the issuance of building permits. Said plans 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. PART III. RESIDENTIAL OVERLAY Section I. Minimum Site Area None. Pursuant to General Plan Program HP3.2.2, residential development meeting requirements in the following Section IV. A. shall be exempt from the minimum 10 - acre site requirement specified in General Plan Policy LU6.15.6. Section II. Densily 1. Minimum — 30 du/acre 2. Maximum — 50 du/acre Chapter 20.32 of the Zoning Code provides for density bonus which allows affordable housing projects to achieve increased densities up to a maximum 35 percent of the base density. The provision also includes the opportunity for incentives. Section III. Definitions Very Low Income Household: 50 percent or less of the area median income, as adjusted for family size by the United States Department of Housing and Urban Development. Low -Income Household: 50-80 percent of the area median income, as adjusted for family size by the United States Department of Housing and Urban Development. Moderate -Income Household: 80-120 percent of the area median income, as adjusted for family size by the United States Department of Housing and Urban Development. Above Moderate—Income Household: 120+ percent of the area median income, as adjusted for family size by the United States Department of Housing and Urban Development. 26-56 Lower-IncomeHousehold: Includes all that qualify under low and very- low income definitions. Section IV. Permitted Residential Uses A. To allow residential development that supports the City's need for lower- income households. Residential development shall be permitted by right subject to the following requirements: 1. Limited to multi -unit residential development and subject to Site Development Review pursuant to Section 20.52.080 of the Newport Beach Zoning Code. 2. Notwithstanding, the review authority for site development review listed in Table 5-2 of the Newport Beach Zoning Code, the review authority for site development review shall be the Planning Commission. 3. A minimum of 30 percent of the units within the residential development shall be affordable to lower-income households and subject to a 30 -year affordability covenant. 4. Densities shall be limited to a minimum of 30 dwelling units per acre and a maximum of 50 dwelling units per acre. 5. Sites shall be located such that any noise, dust, smoke, vibration, odor, toxic or noxious matter that may be generated by existing commercial or industrial uses in the surrounding environment would not negatively impact future residents of the development. 6. Residential dwellings shall be permitted as replacement of existing nonresidential uses. The number of peak hour trips generated by the development of the site shall not exceed the number of trips that would have resulted from the existing development of the underlying permitted nonresidential uses. A standardized set of conversion rates provided by the City Traffic Engineer shall be utilized. 7. Residential development shall be subject to the maximum development allocation for the Airport Area established by General Plan Land Use Policy 6.15.5. Section V. General Development Standards for Residential 47 26-57 Residential development shall be subject to the development standards applicable to the Multi -Unit (RM) residential zoning district as specified in the Newport Beach Zoning Code, except as specified below: A. Building Height Maximum building heights shall be limited to a height limit of 55 feet. The height of a structure can be increased with the approval of a site development review and subject to required findings specified in Section 20.30.060.C.3 of the Newport Beach Zoning Code but shall not penetrate Federal Aviation Regulation (FAR) Part 77, Obstruction—Imaginary Surfaces, for John Wayne Airport unless approved by the Airport Land Use Commission (ALUC), shall be in compliance with FAR Part 77, and comply with the requirements of Section 20.30.060.E of the Newport Beach Zoning Code (Airport Environs Land Use Plan for John Wayne Airport and the Airport Land Use Commission Review Requirements). B. Floor Area Limit None. 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 line of the frontage street. 1. Street Setback Thirty (3 0) feet minimum, except that unsupported roofs or sunscreens may project six (6) feet into the setback area. 2. Interior Setback Ten (10) feet, except on a through -lot in which case the required street setback shall be observed. Footprint Lots Except as required by the 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 III Section V.C. 1 & 2. D. Airport Noise Compatibility 26-58 1. Residential development shall be located outside the JWA 65 dB CNEL noise contour, specified by the 1985 JWA Master Plan. 2. Notice of aircraft overflight and noise shall be posted at all public parks and designated outdoor common and recreational areas. 3. Notice shall be provided to all future residents to inform of potential annoyances or inconveniences associated with residing in proximity to airport operations such as noise, vibration, and odors. E. Signs All signage shall be as specified in Chapter 20.42 of the Newport Beach Zoning Code. F. Amenities and Neighborhood Integration tion Due to the potential land use incompatibility with other uses within the established commercial or industrial area, residential development shall incorporate sufficient amenities (e.g., parks, clubhouse, pool, etc.) for the use of the residents and incorporate necessary improvements (e.g., pedestrian walkways, open space, recreational space, pedestrian and bicycle connections) to allow integration into the existing community and larger residential development that may occur in the future. The number and type of amenities required and necessary improvements shall be determined through the Site Development Review process based on the size, density, location, and any other factors deemed relevant. Affordable units shall be designed and distributed within the residential development as follows: 1. Number of Bedrooms. Affordable units shall reflect the range of numbers of bedrooms provided in the residential development project as a whole; 2. Comparable Quality and Facilities. Affordable units shall be comparable in the facilities provided (e.g., laundry, recreation, etc.) and in the quality of construction and exterior design to the market -rate units; 3. Size. Affordable units may be smaller and have different interior finishes and features than the market -rate units; and 4. Location. Affordable units shall be dispersed throughout the residential development, unless clustering is allowed by the review authority. G. Parking 26-59 Parking shall comply with the requirements and standards specified in Chapter 20.40 of the Newport Beach Municipal Code for multi -unit residential development. H. Landscape All landscaping shall comply with the requirements specified in Chapter 20.36 of the Newport Beach Municipal Code for multi -unit residential development, with the following exceptions: 1. 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. 2. Other Streets The entire area between the curb and a point ten (10) feet back from the front property line shall be landscaped except for any driveway in said area. Tree size to be no less than 24- inch box. 50 26-60 FOOTNOTES [1] Planned Community Text Amendment No. 1, dated December 13, 1971, incorporating a revised land use plan. [2] Planned Community Text Amendment No. 2, dated June 12, 1972, incorporating the following changes: a. Relocation of Fire Station site. b. Limitation of tourist information, travel agencies and ticket reservations within Retail Commercial sites. C. Addition of specific restaurant density within Retail Commercial sites. [3] Planned Community Text Amendment No. 3, dated October 24, 1972, permitting Auto Centers as an additional use within Industrial Site 2B. [4] Planned Community Text Amendment No. 4, dated January 8, 1973, incorporating the following changes: a. Provision for a Mechanical Car Wash within Service Station Site No. 1. b. Eliminate provision for a Fire Station within Industrial Site 3A. [5] Planned Community Text Amendment No. 5, dated July 23, 1973, incorporating the following changes: a. Rearrangement of Office Site 3 and Restaurant Site 2 and reapportionment of land allotted to each. b. Reduce allowable building area in Office Sites 1 and 2 and increase allowable building area in Office Site 3A. C. Increase allowable building height in Office Site 3A to 8 stories. [6] Planned Community Text Amendment No. 6, dated June 10, 1974, establishing parking requirements for Hotels and Motels based on a demonstrated formula. [7] Planned Community Text Amendment No. 7, dated September 8, 1975, revising off-street parking requirements for restaurants to conform with existing City Standards. [8] Planned Community Text Amendment No. 8, dated February 9, 1976, permitting General Commercial uses on Auto Center Site 1 a and 2b. 51 26-61 FOOTNOTES (Cont.) [9] Planned Community Text Amendment No. 9, dated April 11, 1977, incorporating the following changes: a. Expand the permitted uses for General Commercial. b. Re -designate General Commercial Site 1-A and 2-13 to General Commercial Sites 1, 2and 3. C. Expand General Commercial Site 3 to include one half of Industrial Site 1A. d. Convert Industrial Site 2A to General Commercial Site 4. e. Restrict the allowable building area and the permitted uses for General Commercial Sites 1, 2, 3 and 4. [10] Planned Community Text Amendment No. 10, dated May 23, 1977, incorporating the following change: a. Delete the provision added by Resolution No. 8261 adopted by the City Council on June 10, 1974 from Section III, D, 6. [11] Planned Community Text Amendment No. 11, dated April 10, 1978, incorporating the following change: a. Establish guidelines for an exception to the minimum site area. [12] Planned Community Text Amendment No. 12, dated July 11, 1978, incorporating the following change: a. Revised the allowable building height for Parcel No. 1 of Resubdivision No. 585. [13] Planned Community Text Amendment No. 13, dated November 27, 1978, incorporating the following change: a. Requirement that a Phasing Plan be approved by the Planning Commission for seventy (70) percent of the undeveloped allowable building area existing as of October 1, 1978. [14] Planned Community Text Amendment No. 14, dated June 11, 1979, incorporating the following changes: a. Reduce the allowable building area of Industrial Site 3A. b. Reduce the. allowable building area of Commercial/Professional and Business Office Site 1 and 2. 52 26-62 FOOTNOTES (Cont.) [15] Planned Community Text Amendment No. 15, dated March 23, 1981, incorporating the following changes: a. Specification of a maximum building height of seven (7) stories on Parcel No. 2 of Resubdivision No. 585. [16] Planned Community Text Amendment No. 16, dated March 8, 1984 incorporating the following change: a. Increase of 16,154 square feet of office space in Professional and Business Offices Site 5. [17] Planned Community Text Amendment No. 17, dated April 23, 1984, incorporating the following change: a. Increase of 1,091 square feet of office space in Professional and Business Offices Sites 1 and 2. [18] Planned Community Text Amendment No. 18, dated June 25, 1984, incorporating the following changes: a. Establish a specific limit on hotel rooms in Hotel Sites I and 1B. [19] Planned Community Text Amendment No. 19, dated July 23, 1984, incorporating the following changes: a. Transfer of 4,130 square feet of allowable building area from General Commercial Site 4 to Professional and Business Offices Site 5. [20] Planned Community Text Amendment No. 20, dated January 12, 1987, incorporating the following changes: a. Add Professional and Business Offices Site 8, with 54,000 square feet allowed. C. Delete Restaurant Site 2A, with 8,400 square feet deleted. [21] Planned Community Text Amendment No. 21, dated March 9, 1987, incorporating the following change: a. Increase allowed development in Professional and Business Offices Site 5 to 241,570 square feet; allow additional support retail uses up to 294,600 square feet total; add support commercial as permitted land use. (21) 53 26-63 [22] Planned Community Text Amendment No. 22, dated February 4, 1988, incorporating the following change: a. Allow structures located within a portion of Industrial Site 3A to be constructed in excess of the 35 -foot height limit up to a maximum of 50 feet, subject to the approval of a use permit. [23] Planned Community Text Amendment No. 23, dated July 6,1989 incorporating the following change: a. Allow restaurant uses on General Commercial Site 1, subject to the approval of a use permit in each case. [24] Planned Community Text Amendment No. 24, dated June 6, 1991, incorporating the following change: a. Increase the allowable office development in Professional Business Offices, Site No. 5 to 257,287 square feet, and reduce the allowable retail development to 37,315 square feet. [25] Planned Community Text Amendment No. 25, approved by the City Council on March 9, 1992, incorporating the following change: a. Increase the allowable office development in Professional Business Offices, Site No. 5 to 268,743 square feet, and reduce the allowable retail development to 25,857 square feet. [26] Planned Community Text Amendment No. 26, approved by the City Council on June 8, 1992, incorporating the following changes: a. Redesignate the Sheraton Hotel Site from Hotel Site IA and 1B to Hotel Site 1 and General Commercial Site 5. b. Reduce the hotel room entitlement on Hotel Site 1 by 119 rooms and establish a development entitlement of 31,362 square feet for General Commercial Site 5. C. Establish a height limit of 50 feet within General Commercial Site 5. d. The Requirement for a reciprocal easement to provide ingress, egress, and parking for mutual benefit between Hotel Site 1 and General Commercial Site 5. [27] Planned Community Text Amendment No. 27, approved by the City Council on September 13, 1993, incorporating the following changes: a. Increase the allowable commercial development in General Commercial Site 3 from 48,300 square feet to 49,380 square feet. 54 26-64 b. Delete the provision which counts one square foot of floor area devoted to restaurants as two square feet of permitted commercial floor area in General Commercial Sites 2, 3, and 5. C. Delete the provision which restricts the maximum amount of gross floor area devoted to restaurants to 8,000 square feet each in General Commercial Sites 3 and 5. [28] Planned Community Text Amendment No. 28, approved by the City Council on January 22, 1996, incorporating the following changes. a. Restricting automobile repair and detailing as an accessory use only in conjunction with sales of new vehicles. d. Eliminate other permitted uses. [28.1] Planned Community Text Amendment No. 28.1, approved by the City Council on September 9, 1996. a. To add 'Instructional Dance Facility for Adults and Related Retail Uses' to the list of 'Retail Commercial' uses for Newport Place. [28.2] Planned Community Text Amendment No. 28.2, approved by the City Council on March 24, 1997, incorporating the following changes: a. Change the list of permitted uses of "Industrial Site No. 4" to allow establishment of remedial driving instruction and counseling facility. [28.3] Planned Community Text Amendment No. 28.3, approved by the City Council on August 11, 1997, incorporating the following changes: a. Redesignate "Retail Commercial Site 1" (MacArthur Square) to "General Commercial Site No. 6." b. Redesignate "Retail Commercial Site 2" to "Retail Commercial Site 1" [29] Planned Community Text Amendment No. 29, approved by the City Council on July 27, 1998, incorporating the following change: a. Permit Business and Trade Schools within Profession and Business Office Site 3A, subject to the approval of a Planning Director's Use Permit. [30] Planned Community Text Amendment No. 30, approved by the City Council on January 11, 1999, incorporated the following changes: a. Establish the permitted Gross Floor area for Professional and Business Offices Sites 1 and 2 at 860,884 square feet. 55 26-65 [31] Planned Community Text Amendment No. 31, approved by the City Council on February 8, 1999, incorporating the following changes: a. Redesignating Auto Center Site 2A to Commercial/Professional & Business Offices Site 2A. b. Redesignating Industrial Site 2B to Commercial/Hotel & Motel Site 2B. C. Expand the permitted uses for Professional & Business Offices to include general professional and general business offices. d. Establish a height limit of 95 feet within Professional & Business Office Site 2A. Establish a height limit of 60 feet within Hotel & Motel Site 2B. f. Establish a front yard setback for Hotel/Motel "uses a 17 '/2 foot minimum, provided that the average setback for all buildings along the linear street frontage is 30 feet. g. Establish a side yard, corner lot setback for Hotel/Motel uses of a 14 1/2 foot minimum, provided that the average setback for all buildings along the linear street frontage is 27 feet. h. Establish a side yard setback for Hotel/Motel uses of a ten (10) foot minimum. Provide that landscaping in parking areas be provided in surface parking areas. [32] Planned Community Text Amendment No. 32, approved by the City Council on April 12, 1999, incorporated the following changes: a. Establish the permitted gross floor area for Professional and Business Offices Site 4 at 228,214 square feet. [33] Planned Community Text Amendment No. 33, introduced at the City Council meeting on March 26, 2002 and adopted on the 9th of April 2002: a. Update The Industrial Statistical Analysis by allowing a 1,590 square foot building addition at the subject property identified as 1811 Quail Street. [34] Planned Community Text Amendment No. 34,adopted on the 14th of June 2005: a. Revising the Land Use Plan, permitted uses, and development standards of the Newport Place Planned Community as they relate to the Newport Lexus Dealership. [35] Planned Community Text Amendment No. 35, adopted on September 14, 2010: 6�1 26-66 a. Re -designate Industrial Site 4 to Professional and Business Offices Site 9. b. Change the parking requirement for office uses within Professional and Business Offices Site No. 9 to one space per 281 square feet, which allows all of the buildings to be occupied with office uses. C. Add a provision that requires Planning Director review of the parking configuration in Professional and Business Offices Site No. 9. d. Revising the Land Use Plan, permitted uses and development standards of the Newport Place Planned Community as they relate to the Newport Commerce 16.9 acre site bounded by Birch Street, Dove Street, Westerly Place and Quail Street. [36] Planned Community Text Amendment No. 36, adopted on October 25, 2011: a. Add vehicle storage facility as a permitted use on Hotel Site 2-13 subject to the issuance of a use permit and a finding that the use is supportive of the principal uses permitted in the Newport Place Planned Community text. [37] Planned Community Text Amendment No. 37, adopted on November 22,2011: a. Change the zoning designation of the subject property from "Restaurant Site 1" to "General Commercial Site 8." b. A transfer of development rights to allow the transfer of 48 unbuilt hotel units, which equates to Storage Facility at 1301 Quail Street and 1,620 square feet from General Commercial Site 7 (Lexus Dealership at 3901 MacArthur Boulevard) for a total of 5,529 square feet to the subject site, pursuant to Chapter 20.46 (Transfer of Development Rights) of the Municipal Code. [38] Planned Community Text revisions (Ordinance No. 2012-14), adopted July 24, 2012, to allow the following changes: a. To establish a residential development overlay where multi -unit residential developments, which include a minimum of 30 percent of the units affordable to lower income households, are permitted subject to site development review. b. Revised references to the Planning Director, Planning Department, and Building Department, to Community Development Director, Planning Division, and Building Division, to reflect changes in the City's organizational structure. [39] Planned Community Text Amendment No. 39, adopted on , 2021: a. Change the zoning designation of 4241 Macarthur from "Restaurant Site 1" to "General Commercial Site 8." 57 26-67 Reta i I Commercial Site 1 Total 145.2 ac. Service Station Site 1 Residential Overlay Opportunity for Properties Designated as MU -1-12 within the General Plan Land Use Element (Figure LU11) >F Industrial Site 3A General Commercial Site 4 � I Industrial Site 1A Pro. & Bus. Office Site 9 Hotel Site 1 Pro. & Bus. Office Sites 1 & 2 s•yo , O co � Ce'P^ oij 40P~cai EXHIBIT "B" J General Commercial Site 5 I —iGeneral Commercial Site 6 us. 'g N Area Summary D5 Industrial C7 Office 22.2 ac. Retail/General Commercial 81.6 ac. Commercial/Restaurant 29.1 ac. Commercial/Hotel Motel 1.1 ac. Service Station 10.0 ac. 1.2 ac. Reta i I Commercial Site 1 Total 145.2 ac. Service Station Site 1 Residential Overlay Opportunity for Properties Designated as MU -1-12 within the General Plan Land Use Element (Figure LU11) >F Industrial Site 3A General Commercial Site 4 � I Industrial Site 1A Pro. & Bus. Office Site 9 Hotel Site 1 Pro. & Bus. Office Sites 1 & 2 s•yo , O co � Ce'P^ oij 40P~cai EXHIBIT "B" J General Commercial Site 5 I —iGeneral Commercial Site 6 us. 'g N e D5 I C7 C � &Bus. CPro. Office Sit4 Pro. & Bus. Office Site 6 Restaurant Site 1 Pro. & Bus. Office Site 7 General Commercial Site 8 7 - Pro. &Bus. Office Site 8 General Commercial Site 7 Q Land Use Plan Genera, Commercial NeNewport Place Site 2 Planned Community 41 * Birch Street, MacArthur Boulevard, Jamboree Road, and Bristol Street North are special landscaped streets. See PC -11 landscaping requirements. Name: Newport_Place_LU_Exhibit_PA2021-147_PENDING N Attachment B Newport Place Planned Community Text (Revised) 26-69 PLANNED COMMUNITY DEVELOPMENT STANDARDS NEWPORT PLACE Emkay Development Company, Inc. Newport Beach, California 26-70 CONTENTS General Notes 7 Definitions 8 Statistical Analysis 10-23 PART I - INDUSTRIAL Section I Minimum Site Area 23 Section II Permitted Uses 23 Group I. Light Industrial 23 A 23 B 24 C 25 Group II. Medium Industrial and Industrial Service and Support Facilities 25 A 25 B 26 C 27 D 28 Section III General Development Standards for Industry 28 A. Building Height 28 B. Setbacks 29 C. Site Coverage 29 D. Sign Area 29 E. Sign Standards 31 F. Parking 31 G. Landscaping 32 H. Loading Areas 33 I. Storage Areas 33 J. Refuse Collection Areas 34 K. Telephone and Electrical Services 34 L. Sidewalks 34 M. Nuisances 34 26-71 PART II - COMMERCIAL Section I Minimum Site Area Section II Permitted Uses Group I. Professional and Business Offices A. Professional Offices B. Business Offices C. Support Commercial Group II. Commercial Uses A. Automobile Center B. Hotels and Motels C. City, County, and State Facilities D. Service Stations, Car Wash E. Retail Commercial Uses F. General Commercial Section III General Development Standards for Commerce A. Setbacks B. Signs C. Sign Standards D. Parking E. Landscaping F. Loading Areas G. Storage Areas H. Refuse Collection Areas I. Telephone & Electrical Services J. Pedestrian Access PART III — RESIDENTIAL OVERLAY Section I Minimum Site Area Section II Density Section III Definitions Section IV Permitted Residential Uses Section V General Development Standards for Residential A. Building Height 35 35 35 35 36 36 37 37 37 37 38 tit 39 40 41 42 44 45 45 45 46 46 46 46 46 46 47 48 48 3 26-72 B. Floor Area Limit 48 C. Setbacks 48 D. Airport Noise Compatibility 49 E. Signs 49 F. Amenities and Neighborhood Integration 49 G. Parking 50 H. Landscape 50 FOOTNOTES ATTACHED EXHIBITS Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E Exhibit F Land Use [1,5,8, 37] Grading & Roads [I ] Storm Drain [ 1 ] Sewer & Water [1] Topography [1] Traffic Analysis [1] 51-57 Planned Community Development Standards for Newport Place Ordinance No. 1369 adopted by the City of Newport Beach December 21, 1970 Amendment No. 1 Approved on December 13, 1971 by Resolution No. 7572 (A-305) Amendment No. 2 Approved on June 12, 1972 by Resolution No. 7706 (A-325) Amendment No. 3 Approved on October 24, 1972 by Resolution No. 7846 (A-341) Amendment No. 4 Approved on January 8, 1983 by Resolution No. 7901 (A-349) Amendment No. 5 Approved on July 23, 1973 by Resolution No. 8054 (A-369) Amendment No. 6 Approved on June 10, 1974 by Resolution No. 8262 (A-429) Amendment No. 7 Approved on September 8, 1975 by Resolution No. 8588 (A-450) Amendment No. 8 Approved on February 9, 1976 by Resolution No. 8693 (A-462) Amendment No. 9 Approved on April 11, 1977 by Resolution No. 9050 (A-488) Amendment No. 10 Approved on May 23, 1977 by Resolution No. 9091 (A490) Amendment No. 11 Approved on April 10, 1978 by Resolution No. 1003 (A-504) 4 26-73 Amendment No. 12 Approved on July 11, 1978 by Resolution No. 9393 (A-510) Amendment No. 13 Approved on November 27, 1978 by Resolution No. 9472 (A-514) Amendment No. 14 Approved on June 11, 1979 by Resolution No. 9563 (A-530) Amendment No. 15 Approved on March 23, 1982 by Resolution No. 10003 (A-560) Amendment No. 16 Approved on March 26, 1984 by Resolution No. 84-22 (A-604) Amendment No. 17 Approved on April 23, 1984 by Resolution No. 84-30 (A-597) Amendment No. 18 Approved on June 25, 1984 by Resolution No. 84-58 (A-607) Amendment No. 19 Approved on July 23, 1984 by Resolution No. 84-79 (A-608) Amendment No. 20 Approved on January 12, 1987 by Resolution No. 87-1 (A-637) Amendment No. 21 Approved on March 9, 1987 by Resolution No. 87-30 (A-638) Amendment No. 22 Approved on March 14, 1988 by Resolution No. 88-17 (A-658) Amendment No. 23 Approved on August 14, 1989 by Resolution No. 89-94 (A-684) Amendment No. 24 Approved on July 22, 1991 by Resolution No. 91-83 (A-740) Amendment No. 25 Approved on March 9, 1992 by Resolution No. 92-20 (A-749) Amendment No. 26 Approved on June 8, 1992 by Resolution No. 92-58 (A-745) Amendment No. 27 Approved on September 13, 1993 by Resolution No. 93-69 (A-783) Amendment No. 28 Approved on January 22, 1996 by Resolution No. 96-10 (A-833) Amendment No. 28.1 Approved on September 9, 1996 by Resolution No. 96-78 (A849) Amendment No. 28.2 Approved on March 24, 1997 by Resolution 97-25 (A858) Amendment No. 28.3 Approved on July 28, 1997 by Ordinance No. 97-29 (A861) Amendment No. 29 Approved on June 18, 1998 by Ordinance No. 98-16 (A 875) Amendment No. 30 Approved on January 11, 1999 by Ordinance No. 98-28 (A-877) Amendment No. 31 Approved on February 8, 1999 by Ordinance No. 99-4 (A-880) 26-74 Amendment No. 32 Approved on April 12, 1999 by Ordinance No. 99-11 (A-883) Amendment No. 33 Approved on March 26, 2002 by Ordinance No. 2002-6 (PD2001-002) Amendment No. 34 Approved on June 14, 2005 by Ordinance No. 2005-8 (PD2004-003) Amendment No. 35 Approved on September 14, 2010 by Ordinance No.2010-16 (PD2010-002) Amendment No. 36 Approved on October 25, 2011 by Ordinance No. 2011-24 (PD2011-002) Amendment No. 37 Approved on November 22, 2011 by Ordinance No. 2011-25 (PD2010-007) Amendment No. 38 Planned Community Text revisions Ordinance No. 2012-14 (PD 2011-2005), adopted July 24, 2012. Amendment No. 39 Approved on 2021 by Ordinance No. 2021-### (PD2021-001) 26-75 GENERAL NOTES The Newport Project, a planned community development is a project of Emkay Development Company, Inc., a subsidiary of Morrison-Knudsen Company, Inc. The area is most appropriate for commercial and light industrial use because of its central location, ideal topography, availability to four freeways, accessibility to two railroads and its relation to the Orange County Airport. Attached drawings indicate land use, grading and roads, storm drains, water and sewer, topography and traffic analysis. This area was also identified in the 2006 General Plan as a key area for future housing opportunities. [38] 2. Water within the Planned Community area will be furnished by the City of Newport Beach. 3. Sewerage Disposal facilities within the Planned Community area are by the City of Newport Beach. 4. 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. 5. The height of all buildings and structures shall comply with FAA criteria. 6. 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. Phasing of Development. 1,799,941 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 566,423 square feet. Any further development subsequent to October 1, 1978, in excess of 30% of the additional allowable development, being 169,927 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. (Phasing Plan approved by City Council March 12, 1979 for all development subject to this regulation.)[ 13] 26-76 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 line that a building structure may be located (except for overhangs, stairs and sunscreens). Public Safety Area: A strip of land twenty (20) feet in width and running parallel with street rights-of-way. 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 structures face. Sian: 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. Site Area: The total land area of the land described in the use or other permit. 26-77 Special Landscaped Street: Special landscaped streets are designated as MacArthur Boulevard, Jamboree Road, Bristol Street North and Birch Street. 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 herein. 26-78 STATISTICAL ANALYSIS PART I. INDUSTRIAL* A. Building Sites Site IA 2.0 acres [3, 9] Site 3A 21.3 acres [2.4] ...............23.3 acres [9, 35] B. Building Area Site IA 34,130 sq. ft.................0.8 ac. [3, 9] **Site 3A 297,798 sq. ft...............6.8 ac. [2, 4, 14, 33] 331,928 sq. ft ............ 7.6 ac. [9, 14, 31, 33, 35] The following statistics are for information only. Development may include but shall not be limited to the following. C. Parking (Criteria: 3 spaces/1000 sq. ft. O 363 sq. ft/space) Site IA 102 cars.......... 0.9 acres [3, 91 Site 3A 894 cars......... 7.5 ac. [2, 4, 14, 33] 996 cars......... 8.4 ac. [9, 14, 31, 33, 35] D. Landscaped - Open Space Site IA..................0.30 acres [3, 9] Site 3A ..................6.5 acres [2,4,14,33] 6.8 acres [9,14,31, 33, 35] Net Open -3.8 acres ..............Space.....3.0 ac. *[14, 31, 33, 35] * 3.8 acres have been allotted for service stations exclusive of permitted building acres and subject to use permit. ** Industrial Site 3A has been reduced by 20,000 sq. ft. with the reduction allocated to the allowable building area for Parcel No. 3 of Resubdivision 529. The allowable building area for Parcel No. 3 of Resubdivision 529 is now 61,162 sq. ft. [ 14]. Industrial Site 3A was then increased by 1,590 square feet in 2002 [33]. 10 26-79 STATISTICAL ANALYSIS PART II. COMMERCIAL/PROFESSIONAL & BUSINESS OFFICES A. Building Sites Site 1 &2 ........ 38.5 acres' Site 2A............3.9 acres [3 1] Site 4 ..................9.0 acres Site 5 ..................7.4 acresz Site 6 ..................1.9 acres Site 7 ..................2.5 acres Site 8 ..................1.64 acres Site 9 .............16.9 acres [35] 81.74 acres [20, 35] B. Building Area Site 1 & 2 ......... 860,884 square feet [5, 14, 17, 301 Site 2A ............ 109,200 square feet [31] Site 4 .................228,214 square feet [32] Site 5 .................268,743 square feet [16, 19, 21, 24, 25] Site 6 ....................42,420 square feet Site 7 .................. 55,860 square feet Site 8 ..................54,000 square feet [20] Site 9............ 288.264 square feet [35] 1,907,585 square feet [21, 30, 31, 32, 33, 35] The following statistics are for information only. Development may include, but shall not be limited to the following. C. Typical Building Mix/Site Utilization Typical site areas for buildings of varying heights are provided for purposes of illustration. Development of any of the Sites indicated may include any number of combinations of building types, characterized by number of stories, within the range of building types indicated for that site. 'Commercial/Professional and Business Office Site 1 and 2 have been reduced by 36,119 feet with the reduction allocated to the allowed building area for Parcels 1 & 2 of Resubdivision 585. The allowable building area for Parcel 1 & 2 of Resubdivision 585 is now 272,711 square feet. [14] 2If commercial uses are constructed on Commercial/Professional and Business Office Site 5 which are ancillary to and in the same building as office uses, additional development up to a maximum of 294,600 sq. ft. may be developed, so long as office use does not exceed 268,743 sq. ft. [21, 24, 25] 11 26-80 Site 1 &2 ................860,884 square feet [5, 14, 17, 30] a. Two Story ................ 8.42 acres b. Three Story............ 5.61 acres C. Four Story ............... 4.21 acres d. Five Story .............. 3.37 acres C. Six Story ................. 2.81 acres Site 2A ............ 109,200 square feet [3 1] a. Two Story ......................1.25 acres b. Three Story ...................0.84 acres c. Four Story .................... 0.63 acres d. Five Story .................... 0.51 acres Site 4 .................. 228,214 square feet [32] a. Two Story ............................2.31 acres b. Three Story ......................... 1.54 acres c. Four Story ........................... 1.15 acres d. Five Story ............................0.92 acres e. Six Story ..............................0.77 acres Site 5 ..................268,743 square feet [16, 19, 21, 25] a. Two Story ..........................1.90 acres b. Three Story ........................1.27 acres c. Four Story ..........................0.95 acres d. Five Story ..........................0 76 acres e. Six Story ............................0.63 acres f. Nine Story ..........................0.50 acres Site 6 .............. 42,420 square feet a. Two Story ..........................0.49 acres b. Three Story ....................... 0.32 acres c. Four Story ......................... 0.24 acres d. Five Story ..........................0.19 acres e. Six Story .......................... 0.16 acres Site 7 .....................55,860 square feet a. Two Story ........................... 0.64 acres b. Three Story ...................... 0.43 acres c. Four Story ............................0.32 acres d. Five Story ...........................0.26 acres e. Six Story ..............................0.21 acres 12 26-81 Site 8 ..................54,000 square feet [20] a. Four Story ............................0.30 acres Site 9 .............288,264 square feet [35] a. Two Story ......................3.31 acres b. Three Story ....................2.21 acres c. Four Story ..................... 1.65 acres d. Five Story ......................1.32 acres e. Six Story ........................1.10 acres D. Parkine (Criteria: 1 snace/225 sa. ft. (, 363 sa. ft/snace Site 1 & 2..... 3,827 cars......... 31.89 acres [5, 14, 30] Site 2A ......... 474 cars*....... 1.26 acres' [311 Site 4 .............. 905 cars.......... 7.54 acres [32] Site 5 ............ 1,234 cars......... 6.13 acres [21] Site 6 .............. 188 cars........ 1.57 acres Site 7 .............. 248 cars.......... 2.07 acres Site 8 .............. 231 cars.......... 1.34 acres [20] Site 9 ........... 1,281 cars......... 10.68 acres [35] 8,388 cars 62.48 acres2 [21,31, 32, 33, 35] E. Landscaped - Open Space Site 1 & 2 [5,14] Site 2A [3 11 Gross Site........ 38.5 acres Parking ........... 27.17 acres Net.................11.33 acres Two Story......... 8.42 acres....... 2.91 acres Three Story....... 5.61 acres....... 5.72 acres Four Story......... 4.21 acres....... 7.12 acres Five Story......... 3.37 acres........ 7.96 acres Six Story ........... 2.81 acres........ 8.52 acres Gross Site ....... 3.9 acres Parking .......... 1.26 acres Net ............... 2.68 acres Two Story ....... 1.25 acres ... 1.43 acres. Three Story ...... .84 acres ... 1.84 acres 3 Includes surface parking and first floor of existing parking structure only, does not include upper levels of parking structure. [31]. 13 26-82 Four Story ........ .63 acres ... 2.05 acres Five Story ......... .51 acres ... 2.17 acres Site 4 [32] Gross Site....... 9.00 acres Parking......... .7.54 acres Net...................1.46 acres Two Story.......... 2.31 acres...... N/A Three Story........ 1.54 acres....... 0.01 acres Four Story.......... 1.15 acres...... 0.40 acres Five Story............ 0.92 acres...... 0.63 acres Six Story ............. 0.77 acres...... 0.78 acres Site 5 Gross Site........ 7.4 acres Parking ............ 6.13 acres Net..................1.27 acres Two Story.......... 1.90 acres...... N/A Three Story........ 1.27 acres ...... . 00 acres Four Story.......... 0.95 acres...... 0.32 acres Five Story......... 0.76 acres...... 0.51 acres Six Story.......... 0.63 acres...... 0.64 acres Nine Story......... 0.50 acres...... 0.77 acres [2 1] Site 6 Gross Site......... 1.90 acres Parking.............1.57 acres Net...................0.33 acres Two Story .......... .49 acres...... N/A Three Story ........ .32 acres...... 0.01 acres Four Story ............ 24 acres...... 0.09 acres Five Story .......... . 19 acres...... 0.14 acres Six Story .............16 acres....... 0.17 acres Site 7 Gross Site......... 2.50 acres Parking.............2.07 acres Net .................... 0.43 acres Two Story ........... 0.64 acres...... N/A Three Story......... 0.43 acres...... 00 acres Four Story........... 0.32 acres...... 0.11 acres Five Story ............ 0.26 acres....... 0.17 acres Six Story ............. 0.21 acres...... 0.22 acres Site 8 Gross Site......... 1.64 acres Parking.............1.34 acres 14 26-83 Net .................... .30 acres Four Story ......................30 acres...... N/A [20] Site 9 [35] Gross Site...... 16.90 acres Parking ......... 10.68 acres Net .............. 6.22 acres Two Story......... 3.31 acres...... 2.91 acres Three Story........ 2.21 acres....... 4.01 acres Four Story......... 1.65 acres....... 4.57 acres Five Story......... 1.32 acres....... 4.90 acres Six Story ........... 1.10 acres....... 5.12 acres BuildingHeight [5, 12, 15, 21, 3 1 ] Maximum building height shall not exceed six (6) stories above ground level except for Parcel No.1 of Resubdivision No. 585 which shall have a maximum building height of ten (10) stories above ground level, for Parcel No. 2 of Resubdivision No. 585 which shall have a maximum building height of seven (7) stories above ground level, and for Site 5 which shall have a maximum of nine (9) stories/167 feet above ground level. Maximum building height for Professional & Business Office Site 2A shall not exceed 95 feet above ground level. 15 26-84 THIS PAGE IS INTENTIONALLY BLANK W 26-85 STATISTICAL ANALYSIS PART II RETAIL COMMERCIAL/PERMITTED USES - Part II, Section II, Group ILE A. Building Sites Site 1 1.4 acres The following statistics are for information only. Development may include but shall not be limited to the following. B. Building Area Site 1 ...... 10,000 sq. ft. .22 acres C. Parking (Criteria: 5/spaces/1000 sq. ft.(& 363 sq. ft./ space) Site 1.......50 cars .41 acres D. Landscaped - Open Space Site 1 .77 acres E. Building Height Building height of structures shall be limited to a height of thirty-five (35) feet. 17 26-86 STATISTICAL ANALYSIS PART II COMMERCIAL/RESTAURANTS A. Building Sites Site 1 1.80 acres 1.80 acres ....................... 1.80 acres [5, 20, 37] The following statistics are for information only. Development may include but shall not be limited to the following. B. Building Area Site 1 .... 15,000 square feet ......34 acres 15,000 square feet ....... 34 acres [5, 20] C. Parking (Criteria: 300 occupants/ 10,000 sq. ft.) 1 space/3 occupants 363 sq. ft./space Site 1 4-33,80 cars ..................... 1.11 acres X80 cars .................... 1.11 acres [5, 20, 37 39] Restaurant Site 1 and General Commercial Site 8 have shared parking arrangements per the 1972 Reciprocal Parking & Management Agreement [37] D. Landscaped - Open Space Site 1... 0.46 acres 0.46 acres ...................... 0.46 acres [5, 20, 37] E. Building Height Building height of structures shall be limited to a height of thirty-five (35) feet. 18 Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight 26-87 STATISTICAL ANALYSIS PART II COMMERCIAL/HOTEL & MOTEL A. Building Site [26,31] Site 1 - 6.35 acres Site 2B - 3_7 acres [31] 10.05 acres [31] B. Hotel Room Limit [18,25,31] Site 1 - 349 rooms' Site 2B- 256 rooms [31, 37] The following statistics are for information only. Development may include but shall not be limited to the following. C. Building Area (Site 1 - 349 units A 400 sq.ft./unit) (Site 2B — 256 units na, 517 net sq. ft./unit).[18, 25, 31, 371 Site 1 - 3.2 acres - 3.2 acres Site 2B - 3.0 acres (total enclosed area is 4.5 acres) D. Parking (Criteria: 1 space/unit Cgs 363 sq. ft./space)[18, 26, 31, 371 Site 1 - 349 parking spaces - 2.9 acres Site 2B - 128 parking spaces2 2.5 acres (total) E. Landscaping -Open Space [18] 'Use permits approved as of November 14, 1983, allow 468 hotel rooms with related restaurant, conference area, and other support facilities. Hotel suites included as part of the hotel room count may be converted to standard hotel rooms consistent with the specified hotel room limit, so long as the approved site plan is maintained. Location and size of restaurant, conference area, and other support facilities may also be revised if the plans meet the intent of the approved site plan and other conditions of approval. [1, 18] 2 Based on one space/2 guest rooms per Page 20.66-8, Off -Street Parking and Loading Requirements, of the City of Newport Beach Planning and Zoning Code. [3 1] 19 26-88 The following is intended to show some of the variations possible. Site 1 One Story Development - 0.92 acres Two Story Development - 2.98 acres Three Story Development - 3.67 acres Four Story Development - 4.02 acres Five Story Development - 4.22 acres Six Story Development 4.36 acres Seven Story Development - 4.46 acres Eight Story Development - 4.53 acres Nine Story Development - 4.59 acres Ten Story Development - 4.64 acres Eleven Story Development - 4.67 acres Twelve Story Development - 4.71 acres Thirteen Story Development - 4.73 acres The above analysis does not include support facilities utilized in many hotel operations. These facilities would also require parking not reflected in the parking requirement criteria. F. Building Height f311 Building height on Site 2B shall not exceed 60 feet. [3 1] NUS 26-89 STATISTICAL ANALYSIS PART II GENERAL COMMERCIAL PERMITTED USES [8,91 Part II, Section II, Group H A & F A. General Commercial BuildingSites ites [8, 26, 28.3, 31, 37] Site 1 - 3.0 acres Site 2 - 1.0 acres [9] Site 3 - 3.9 acres [9] Site 4 - 2.0 acres [9] Site 5 - 2.45 acres [26] Site 6 5.8 acres [25, 28.3] Site 7 8.2 acres Site 8 LU1.83 acres [3Z,391 Formatted: Not Highlight 274628.18 acres [3739] Formatted: Not Highlight B. Building Area [26, 27, 28.3, 37] Site 1 - 35,000 sq. ft. - 0.80 acres Site 21 - 11,700 sq. ft. - 0.27 acres [9] Site 32 - 49,380 sq. ft. - 1.13 acres [27] Site 43 - 20,870 sq. ft.[19]- 0.57 acres [9] Site 51 - 31,362 sq. ft. - 0.72 acres [26] Site 6 50,000 sq. ft 1.14 acres [28.3] Site 7 140,720 sq. ft. 3.23 acres [371 Site 8 42-354.19,423 sq. ft." [37] 0.44 acres [37_391 ,—' Formatted: Not 358,455 sq. ft.[37 39] 548.22 acres [26, 27, 28.3, 37 9] Formatted: Not Formatted: Not 5 A recorded reciprocal easement shall be provided for ingress, egress and parking for mutual benefit between Hotel Site 1 and General Commercial Site 5 6 Restaurants are permitted uses in Sites 1, 2, 3, 5 and 6, subject to a use permit. [9, 23, 26, 27, 28.3] ' Ibid s If the development of General Commercial Site 4 is limited solely to Professional and Business Office use, then the allowable Building Area shall not exceed 30,000 sq. ft. (19) 9 Restaurants are permitted uses in Sites 1,2,3,5 ° 257 surface parking spaces; minimum 100 parking spaces in parking structure 11 Of 12,351 square feet, 5,000 square feet shall be allocated for food service uses and 7�5-1a14,423 square feet shall be allocated for general commercial uses. [37_L9] ;; Formatted: Not Highlight 21 26-90 The following statistics are for information only. Development may include, but shall not be limited to the following. [8] D. Parking (Criteria 4 spaces/1,000 sq.ft. @ 363 sq.ft./space [9, 26, 28.31 Site 1 - 140 cars - 1.17 acres Site 2 - 47 cars - 0.39 acres Site 3 - 193 cars - 1.61 acres Site 4 - 100 cars - 0.83 acres Site 5 - 167 cars - 1.39 acres Site 6 - 250 cars - 2.08 acres Site 7 - 353 cars - 2.94 acres10 [37] Site 8 - 54-143 cars 12 4 41.19 acres [37_39] ; , Formatted: Not Highlight 40.9511.6 acres r391 Formatted: Not Highlight Formatted: Not Highlight E. Landscaping - Open Space [9, 26, 28.3] Site 1 - 1.03 acres Site 2 - 0.34 acres Site 3 - 1.18 acres Site 4 - 0.60 acres Site 5 (1 & 2 story) - 0.24 acres Site 6 - 2.58 acres Site 7 - 2.14 acres Site 8 0.24 acres [37] Sub Total 8.35 acres [37] Site 5 (3 story) - 0.49 acres Sub Total 8.84 acres [37] Site 5 (4 story) - 0.75 acres Grand Total 9.59 acres [37] F. Building Height [8, 9, 26, 31, 28.3, 37] Building height of structures on General Commercial Site 1, 2, 3, 4 , 6, and 8 shall be limited to a height of thirty-five (35 ft.) and on General Commercial Site 5 shall be limited to a height of fifty feet (50 ft.). Height of buildings on Site 7 shall be limited to fifty-five (55) feet except that the vertical projection of a building element intended to provide architectural interest and/or integrate the project identification sign and not for occupancy may be up to seventy-five (75) feet in height. 12 65 on-site spaces and 16 off-site spaces [37 W 26-91 STATISTICAL ANALYSIS PART II COMMERCIAL/SERVICE STATION" A. Building Site Site 1 - 1.2 acres - 1.2 acres STATISTICAL ANALYSIS PART III RESIDENTIAL A. Building Sites For the purposes of this statistical analysis, 74.43 acres of commercial and industrial sites may be utilized for multi -unit residential development as identified within the Residential Overlay. This acreage is for statistical purposes only. The multi -unit residential site size shall be determined at the time a site development review is approved. PART I. INDUSTRIAL Section I. Minimum Site Area A. Thirty Thousand (30,000) square feet. B. Exception: f 111 The Planning Commission may authorize an exception to the minimum site area. Application for any such exception shall be made at the time of the filing of a tentative map by the applicant. In order for an exception to be granted, the Planning Commission shall find the following facts with respect thereto: 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. Section IL Permitted Uses Group I. Light Industrial A. To allow uses primarily engaged in research activities, provided that such activities are confined within a building or buildings that do not contribute excess noise, dust, smoke, vibration, odor, toxic, or noxious matter to the surrounding environment nor contain a 23 26-92 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: Bio -Chemical Chemical Film and Photography Medical and Dental Metallurgy Pharmaceutical X -Ray "Reference Page 4, Part I, Item D. 2. Manufacture, research assembly, testing and repair of 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 Data Processing Equipment and Systems Glass Edging, Beveling, and Silvering Graphics, Art Equipment Metering Instruments Optical Devices, Equipment and Systems Phonographs, Audio Units, Radio Equipment and Television Equipment Photographic Equipment Radar, infra -red and Ultra -Violet 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 uses listed under A. 1. Administrative, professional and business offices. 2. Regional or home offices of industries which are limited to a single use. 3. Blueprinting, Photostatting, photo engraving, printing, publishing and bookbinding, provided that no on-site commercial services is associated with said uses. 4. Cafeteria, cafe, restaurant or auditorium. 5. Service stations will be permitted, subject to a use permit provided that no on-site commercial service is associated with said uses. 24 26-93 * & **6. (Transferred to Part II — Commercial, Section II, Group 1) [28.2, 351 C. Service stations subject to a use permit. Group II. Medium Industrial and Industrial Service and Support Facilities. A. To allow the location of general manufacturing 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, material or processes involved. 1. Manufacture and/or assembly of the following or similar products: Aircraft and Related Components Clocks and Watches Coffins Ceramic Products Concrete Products Electrical Appliances Farm Equipment Heating & Ventilating Equipment Linoleum Machinery & Machine Tools Musical Instruments Neon Signs Novelties Oil Well Valves & Repairs Optical Goods Refrigeration Screw Machine Products Sheet Metal Products Shoes Silk Screens Sporting Goods Springs Stencils Toys Trailers Trucks 2. The manufacture of products or products made from the following or similar materials: Aluminum Iron Bags, except Burlap Bags or Linoleum Sacks Matches 26-94 Batteries Mattresses Boxes, Paper Paper Brass Steel Cans Tin Copper Tools Glass Wool Grinding Wheels Yarn 3. The manufacturing, compounding, processing or treatment of the following or similar items: Acids, Non -Corrosive Candles Cigarettes & Cigars Detergents Disinfectants Dye Food Products Lubricating Oil Pharmaceutical Products Plastics Toiletries Vitamin Products Waxes and Polishes 4. Woodworking Shops, such as: (Provided that, if a planer, router, sticker or moulder is maintained, all doors and windows in the outside walls of the room in which said machinery is located shall be kept closed while said machinery is in use.) Box Furniture Wood Products 5. Distribution and Warehousing Plants B. To allow the location of general manufacturing activities, service industry and activities related to contractor and construction industry, 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 environrnent nor contain a high hazard potential due to the nature of the products, materials or processes involved. 1. Service industries or those industries providing a service as opposed to the man- ufacture of a specific product, such as the repair and maintenance of appliances or component parts, tooling, printers, testing shops, small machine shops, shops engaged in the repair, maintenance and servicing of items excluding automobile repair, providing that such industries are not the point of customer delivery or collection. 2. Contractor and construction industries relating to building industry, such as general contractors, electrical contractors, plumbing contractors. W. 26-95 C. 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. The industrial support activities shall be defined as and limited to the sale of products or services relating only to the immediate industrial complex. Any activity, which could be classified as retail commercial, shall be restricted to activities strictly accessory and/or supplementary to the industrial community. 1. All uses permitted under A, B, and D. a. Business and Professional Offices. b. Industrial Support Facilities, to include activities limited to the sale of products or services related to only the industrial complex. Activities of a commercial nature shall be restricted in scope so as to service and to be accessory and/or supplementary to the industrial complex. C. Service stations subject to a use permit. 2. Except as herein indicated, the General Development Standards for Industry shall apply. a. Sign Area Industry Support Facilities and Business and Professional Offices. Only one (1) facia mounted identification sign shall be permitted per street frontage for each individual business or office. 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. b. Site Identification Ground Sign One (1) site identification sign listing only the name of the site or major tenant on the site shall be allowed. Said sign shall be limited to a maximum height of four (4) feet and a width of eight (8) feet and may be double faced. C. Pedestrian Access It is required of all developments in the industrial support facility area to submit a plan of pedestrian access to the Planning Division 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 27 26-96 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. D. To allow for the location of a storage facility for new car inventory. Located within Industrial Site lA between Quail Street on the east, adjacent to Auto Center Sites 2A and 2B on the south, and Bristol Street on the west This use shall be subject to a use permit. [3] D. (Deleted)[2,4] Section III. General Development Standards for Industry Maximum building areas shall be as noted in the Statistical Analysis, Part I.A and Part I.B. A. Building Height [22] Building heights of structures shall be limited to a height of thirty-five (35) feet; provided, however, that on Parcel 1 and Parcel 2 of Parcel Map 86-33-34 (Resubdivision No. 529) in Industrial Site 3A, the Planning Commission or the City Council on review or appeal may approve a structure up to a maximum height of 50 feet after the approval of a use permit. The Planning Commission or City Council in granting any use permit for structures in excess of thirty-five (35) feet shall find that each of the following four points have been complied with: (a) The increased building height would result in more public visual open space and views than is required by the basic height limit. Particular attention shall be given to the location of the structure on the lot, the percentage of ground cover, and the treatment of all setback and open areas. (b) The increased building height would result in a more desirable architectural treatment of the building and a stronger and more appealing visual character of the area than is required by the basic height limit. (c) The increased building height would not result in undesirable or abrupt scale relationships being created between the structure and existing developments or public spaces. Particular attention shall be given to the total bulk of the structure including both horizontal and vertical dimensions. (d) The structure shall have no more floor area than could have been achieved without the use permit. [22] B. Setbacks 28 26-97 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 line of the frontage street. Front Yard Setback Thirty (30) feet minimum, except that unsupported roofs or sunscreens may project six (6) feet into the setback area. 2. Side Yard Setback Ten (10) feet, except that unsupported roofs and sunscreens may project three (3) feet into the setback area. In the case of a comer lot, the street side setback shall be thirty (30) feet, except that unsupported roofs and sunscreens may project six (6) feet into the setback area. Interior lot lines for a corner lot shall be considered side lot lines. Rear Yard Setback No rear yard setback is required except on a through -lot in which case the required front yard setback shall be observed. C. Site Coverage D. Signs Maximum building coverage of fifty (50) percent is allowed. Parking structures shall not be calculated as building area, however, said structures shall be used only for the parking of company vehicles, employee's vehicles, or vehicles belonging to persons visiting the subject fun. Sign Area Only one (1) single faced or double-faced signs shall be permitted per street frontage. No sign or combination of signs shall exceed one (1) square foot in area for each six -hundred (600) square feet of total site area. However, no sign shall exceed two hundred (200) square feet in area per face. An additional twenty (20) square feet shall be allowed for each additional business conducted on the site. 2. Sale or Lease Sign W 26-98 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 thirty-two (32) square feet. Ground Sign All ground signs shall not exceed four (4) feet above grade in vertical height. Also, ground signs in excess of one -hundred fifty (150) square feet in area (single face) shall not be erected in the first twenty (20) feet, as measured from the property line, of any street side setback area. However, the above standards shall not apply to the Community Directional Sign and Special Purpose Sign. 4. Special Purpose Sign 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 (single face) in area and shall be permitted in addition to the other signs listed in this section. Wall Signs Wall signs shall not 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. In the instance of a multiple tenancy building, each individual industry may have a wall sign over the entrance to identify the industry. Said sign shall give only the name of the company and shall be limited to four (4) inch high letters. Said sign must be oriented toward the parking area for that building. 6. 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 conform with the requirements of Item 3 above, Ground Sign, and will 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 fust. Future Tenant Identification Sign A sign listing the name of the future tenant, responsible agent or realtor, and identification of the industrial complex shall be permitted. Said sign shall conform with the requirements of Item 3 above, Ground Sign, and 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 fust. 30 26-99 8. Community Directional and/or Identification Sign Permanent directional and identification signs, not exceeding two -hundred fifty (250) square feet (single face), shall be permitted but subject to use permit. E. Sign Standards 1. 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. 2. Signs shall be restricted to advertising only the person, firm, company or corporation operating the use conducted on the site or the products or sold thereon. 3. 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. 4. All signs attached to the building shall be flush mounted. F. Parking 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 Divisions and signed by the owners of the alternate site stipulating to the permanent reservation of use of the site for said parking. The following guide shall be used to determine parking requirements: Office 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. Manufacture, Research and Assembly 31 26-100 Two (2) parking spaces for each three (3) employees, but in no event less than three (3) spaces for each one thousand (1000) square feet of gross floor area. Warehouse Two (2) parking spaces for each three (3) employees, but in no event less than one (1) space for each one thousand (1000) square feet of gross floor area for the first twenty thousand (20,000) square feet; one (1) space for each two thousand (2,000) square feet of gross floor area for the second twenty thousand (20,000) square feet; one (1) space for each four thousand (4,000) square feet of gross floor area for areas in excess of the initial forty thousand (40,000) square feet of floor area of the building. If there is more than one shift, the number of employees on the largest shift shall be used in determining parking requirements. G. Landscaping Detailed landscaping and irrigation plans, prepared by a landscaping architect, licensed contractor of architect shall be submitted to and approved by the Community Development Director prior to issuing of building permit and installed prior to issue of Certificate of Use and Occupancy. All landscaping referred to in this section shall be maintained in a neat and orderly fashion. Front Yard Setback Area a. 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. b. Special Landscaped Street The entire area between the curb and the building setback line shall be landscaped, except for any access driveway in said area. C. Other Streets The entire area between the curb and a point ten (10) feet in back of the front property line shall be landscaped, except for any access driveway in said area. 2. Side and Rear Yard Setback Area a. General Statement 32 26-101 All unpaved areas not utilized for parking and storage, shall be landscaped utilizing ground cover and/or shrub and tree materials. b. Undeveloped Areas Undeveloped areas proposed for future expansion shall be maintained in a weed free condition but need not be landscaped. C. Screening Areas used for parking shall be landscaped and/or fenced in such a manner as to interrupt or screen said areas from view from access streets, freeways, and adjacent properties. Plant materials used for this purpose shall consist of lineal or grouped masses of shrubs and/or trees. Parking Areas Trees, equal in number to one (1) per each five (5) parking stalls shall be provided in the parking area. 4. Sloped Banks All sloped banks greater than 5-1 or 6 feet in vertical height and adjacent to public right-of-way shall be stabilized, planted and irrigated in accordance with plans submitted and approved by Community Development Director. H. Loading Areas 1. On other than special landscaped streets street side loading shall be allowed provided the loading dock is set back a minimum of seventy (70) feet from the street right-of-way line or one hundred ten (I 10) from the street centerline, whichever is greater. Said loading area must be screened from view from adjacent streets. I. Storage Areas All outdoor storage shall be visually screened from access streets, freeways, and adjacent property. Said screening shall form a complete opaque screen up to a point eight (8) feet in vertical height but need not be opaque above that point. 2. Outdoor storage shall be meant to include all company owned and operated motor vehicles, with the exception of passenger vehicles. No storage shall be permitted between a frontage street and the building line. 33 26-102 I Refuse Collection Areas All outdoor refuse collection areas shall be visually screened from access streets, freeways, and adjacent property by a complete opaque screen. 2. No refuse collection areas shall be permitted between a frontage street and the building line. K. Telephone and Electrical Service All "on-site" electrical lines (excluding lines in excess of 12 KV) and telephone lines shall be placed underground. Transformers or terminal equipment shall be visually screened from view from streets and adjacent properties. L. Sidewalks The requirement for sidewalks in the Planned Community District may be waived by the Community Development Director if it is demonstrated that such facilities are not needed. However, the City retains the right to require installations of sidewalks if, in the future, a need is established by the City. M. Nuisances No portion of the property shall be used is such a manner as to create a nuisance to adjacent sites, such as but not limited to vibration, sound, electro -mechanical disturbance and radiation, electro -magnetic disturbance, radiation, air or water pollution, dust, emission of odorous, toxic or noxious matter. 34 26-103 PART II. COMMERCIAL Section I. Minimum Site Area A. Thirty Thousand (30,000) square feet B. Exception: [111 The Planning Commission may authorize an exception to the minimum site area. Application for any such exception shall be made at the time of the filing of a tentative map by the applicant. In order for an exception to be granted, the Planning Commission shall find the following facts with respect thereto: 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. 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 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. 5. Any other general professional offices. [30] B. Business Offices 1. Advertising agencies 2. Banks 3. Economic consultants 4. Employment agencies 5. Escrow offices 6. Insurance agencies 7. Laboratories: a. Dental 35 26-104 *This use shall be limited to Professional and Business Offices Site 9 only. [28.2, 351 **That all uses, including remedial driving instruction/counseling facilities, located within Professional and Business Offices Site 9 shall be limited to providing services to adult clientele only, any use dedicated to serving school aged and minor children shall be prohibited. [28.2,35] C. Support Commercial [21] Retail sales and services, so long as said retail sales are of a convenience nature ancillary to the operation and use of office facilities including tobacco stores, card shops, confectionery and newspaper stands, and other uses which, in the opinion of the Planning Commission 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. Service uses which are for building tenants and patrons, such as a car wash and gymnasium/health club facilities. Car washes shall drain into the sanitary sewer system. Restaurants - outdoor restaurants and take-out restaurants - subject to securing a use permit in each case. Group II. Commercial Uses A. Automobile Center, subject to a use permit. [28] 1. Automobile dealership selling only new cars. The sale of used cars, automobile repair, and automobile detailing may be permitted in conjunction with the sales of new vehicles but only accessory uses. W. 26-105 b. Medical c. X -Ray d. Biochemical e. Film, wholesale only f. Optometrical 8. Stock Brokers 9. Studios for interior decorators, photographers, artists and draftsmen. 10. Telephone answering services 11. Tourist information and travel agencies and ticket reservation services but not to include any airline terminal services or facilities for the transport of passengers, baggage or freight. [2] 12. Business and trade schools subject to the approval of a Minor Use Permit [29] 13. Any other general business offices. [31] * & ** 14. Remedial driving instruction and counseling facility, subject to a use permit in each case. [28.2, 35] *This use shall be limited to Professional and Business Offices Site 9 only. [28.2, 351 **That all uses, including remedial driving instruction/counseling facilities, located within Professional and Business Offices Site 9 shall be limited to providing services to adult clientele only, any use dedicated to serving school aged and minor children shall be prohibited. [28.2,35] C. Support Commercial [21] Retail sales and services, so long as said retail sales are of a convenience nature ancillary to the operation and use of office facilities including tobacco stores, card shops, confectionery and newspaper stands, and other uses which, in the opinion of the Planning Commission 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. Service uses which are for building tenants and patrons, such as a car wash and gymnasium/health club facilities. Car washes shall drain into the sanitary sewer system. Restaurants - outdoor restaurants and take-out restaurants - subject to securing a use permit in each case. Group II. Commercial Uses A. Automobile Center, subject to a use permit. [28] 1. Automobile dealership selling only new cars. The sale of used cars, automobile repair, and automobile detailing may be permitted in conjunction with the sales of new vehicles but only accessory uses. W. 26-105 2. Service stations subject to the issuance of the use permit and a finding that the use is supportive of the principal uses permitted in the Newport Place Planned Community text. 3. Vehicle storage facility shall be permitted in Hotel Site 2-13 subject to the issuance of a use permit.[36] B. Hotels and Motels, subject to a use permit. C. State, County and Municipal Facilities [2] D. Service Stations & Mechanical Car Wash within Service Station Site #1, subject to a use permit. [4] E. Retail Commercial uses such as: Restaurants, including outdoor, drive-in or take-out restaurants shall be permitted subject to the securing of a use permit. except as noted under "a" and "b" below: [7] a. Restaurants, other than outdoor, drive-in or take-out restaurants, shall be permitted in Retail -Commercial Site 1 without a use permit provided that the net floor area of all restaurant uses does not exceed 20% of the net floor area of the retail -commercial center. b. Outdoor, drive-in or take-out restaurants shall be designed and located so as to be an integral element of the retail -commercial center and shall not be permitted as a free-standing independent use in any case. 2. Barber shop and beauty parlor 3. Book and stationery store 4. Blueprinting and photostatics 5. Camera shop 6. Delicatessen store 7. Florist 8. Shoe store or repair shop 9. Tailor 10. Tobacco store 11. Office equipment retail and repair 12. Pharmacies 13. Tourist information and travel agencies and ticket reservation services, but not to include any airline terminal services or facilities for the transport of passengers, baggage or freight 14. Instructional dance facility for adults and related retail sales, subject to a use permit (28.1) 15. Other uses similar to the above list 37 26-106 F. General Commercial [8, 9, 23, 26, 28.3, 37] 1. New car dealership, subject to a use permit, including ancillary uses listed under Part II, Section II, Group II, A. 2. Service stations subject to a use permit. 3. Restaurants, including outdoor, drive-in or take-out restaurants, shall be subject to a use permit. Restaurant uses are permitted within General Commercial Sites 1, 2, 3, 5 and 6 not permitted within General Commercial Site 4. a. Restaurants, consisting 1,000 square feet of take-out service - limited use, and 4,000 square feet of food service use shall be permitted in General Commercial Site 8 in accordance to the Municipal Code, for General Commercial District Site 8. [37]. 4. Hobby, Arts and Crafts, including: a. Sporting goods store b. Camera store C. Art gallery d. Craft store e. Pet store f. Bicycle store g. Other uses of similar nature 5. Book and Office Support Stores, including: a. Book store b. Office supplies C. Other uses of similar nature 6. Retail stores and professional service establishments, including: a. Pharmacies b. Specialty food C. Fabric shops d. Jewelry shops e. Furrier f. Formal Wear g. Barber and hair styling h. Clothing store i. Liquor store j. Tourist information and travel agencies and ticket reservation services, but not to include any airline terminal services or facilities for the transport of passengers, baggage or freight. k. Other uses of similar nature Home and Office Furnishings, including: a. Home furniture store b. Office furniture store c. Interior decorators d. Home appliances e. Antique store 38 26-107 and not f Other uses of similar nature 8. Athletic Clubs, including: a. Spa b. Health club C. Recreation facility d. Other uses of similar nature 9. Home improvement stores, including: a. Hardware store b. Paint store C. Wallcovering store d. Other uses of similar nature 10. Retail nursery subject to a use permit 11. Institutional, instructional and educational uses, subject to a use permit in each case. (28.3) * 12. Professional and Business Offices - see Part II, Section H, Group I for permitted uses. *Office uses are permitted within General Commercial Sites 3, 4, 5, 6, and 8 permitted within General Commercial Sites 1 and 2. [9, 26, 28.3, 31, 37] Section III. General Development Standards for Commerce Maximum building areas and building heights shall be noted in the Statistical Analysis, Part II.A and Part H.B. A. 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 line of the frontage street. Front Yard Setback Thirty (30) feet minimum; except that unsupported roofs or sunscreens may project six (6) feet into the setback area. Hotel/Motel uses: Seventeen (17) feet and six (6) inches minimum, provided that the average setback for all buildings along the linear street frontage is thirty (30) feet. [31] 2. Side Yard Side yard setbacks will be required only when any one of the following conditions exist: 39 26-108 B. Signs a. Corner lot: Thirty (30) feet (street side setback only), except that unsupported roofs and sunscreens may project three (3) feet into setback area. Hotel/Motel uses: Fourteen (14) feet and six (6) inches minimum, provided that the average setback for all buildings along the linear street frontage is twenty-seven (27) feet. [31] 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. Hotel/Motel uses: Ten (10) feet minimum setback for all buildings along the property line. [31 ] 3. Rear Yard None required except on a through -lot in which case the required front yard setback shall be observed. Sign Area: General Standard Building identification shall be limited to a single (1) entity. Building identification signs shall have an area not to exceed 11/2 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. 2. Pole Sign: One (1) identification pole sign site will be allowed for the following commercial businesses: a. Restaurant b. Cocktail lounge and/or bar C. Motel and hotel If a pole sign is utilized, it shall be in lieu of other identifications signs allowed by ordinance. Pole signs shall be limited to maximum height of twenty (20) feet and a maximum area of fifty (50) square feet per face, double faced. 3. Wall Sign: 40 26-109 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. 4. Ground Sign: An identification ground sign shall not exceed four (4) feet above grade in vertical height. Also, ground signs in excess on one -hundred and fifty (150) square feet in area (single face) shall not be erected in the first twenty (20) feet, as measured from the property line, of any street side setback. However, the above standards shall not apply to the Community Directional Sign and Special Purpose Sign. 5. Multi -Tenant Directory Sian: One (1) directory sign listing only the name of the firms or businesses on a site shall be allowed. Said sign shall be limited to a maximum height of twenty (20) feet. Panels identifying each individual story shall be no longer than one (1) foot in width and five (5) feet in length. 6. Special Purpose Sign: Subject to the standards established in Part I, Section III, Item DA. 7. Construction Sieh: Subject to the standards established in Part I, Section III, Item D.6. 8. Future Tenant Identification: Subject to the standards established in Part I, Section III, Item D.7. 9. Community Direction and/or Identification Sign: Subject to the standards established in Part I, Section III, Item C.B. C. Sign Standards Except as noted above, the same sign standards as outlined in Sub -Section D, Section III, Part I of this ordinance, shall prevail for developments in this area. D. Parking 41 26-110 Medical and Dental Five (5) spaces for each doctor or one (1) space for each 200 square feet of gross floor area whichever is greater. 2. 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. Exceptions: [35] The following parking requirements are applicable to Professional and Business Office Site No. 9. • One (1) space for each 281 square feet of net floor area. • Changes to the on-site parking plans shall be reviewed by the Planning Director. Lodge, Halls, Private Clubs, Union Headquarters 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. 4. Restaurants, Outdoor, Drive -In and Take -Out Restaurants. [7] Restaurant parking shall be in accordance with Section 20�o( 20.40.040 of the Newport Beach Municipal Code, except as noted under "b" and "c" below. [37] b. Restaurants other than outdoor, drive-in or take-out restaurants within Retail -Commercial Sites 1 and 2 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 20% of the net floor area of the retail -commercial center. In the event that any restaurant causes the total of all restaurant uses in the retail -commercial center to exceed 20% limitation noted above, that entire restaurant and any subsequent restaurants shall provide parking as noted under "a" above. C. Parking for restaurants (take-out service - limited use, food service with/without alcohol, with/without late hour) within General Commercial Site 8 shall be in accordance with the Newport Beach Municipal Code [37]. Cy 26-111 Retail Commercial 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. 6. Hotels and Motels [6] Parking for Hotel and Motel guestrooms; all related restaurants, cocktail lounges, banquet and meeting rooms, retail shops; and all employees shall be based on a demonstrated formula to be reviewed and approved by the Planning Commission. The parking formula shall contain the minimum parking which would be required for each of the separate uses evaluated independently. Any reductions from this minimum parking requirement must be based on the joint usage of the facilities by hotel and motel patrons. [ 10] General Commercial [8, 9] a. One (1) space for each 250 sq.ft. of net floor area. One (1) loading space for each 10,000 sq.ft. of gross floor area. b. If the development of General Commercial Site 3 or 4 is limited solely to Professional and Business Office use, the parking shall be: One (1) space for each 225 sq.ft. of net floor area. The parking requirements may be lowered to one (1) space for each 250 sq.ft. of net floor area upon review and approval of the modifications committee. C. Specific parking requirements shall be developed for uses such as furniture stores, athletic clubs, theaters, bowling alleys, home improvement stores, retail nurseries or tire stores based upon functions and occupancies within these uses. Parking shall be in conformance to existing City of Newport Beach requirements for said occupancies, or at a demonstrated formula agreeable to the Community Develop- ment Director. In the event that any use described above is converted to another use parking requirements for the new use shall be subject to review by the Community Development Director. d. For restaurant parking see Part H, Section III, D.4. E. Landscaping Detailed landscaping and irrigation plans, prepared by a landscaping architect, licensed landscaping contractor or architect shall be submitted to and approved by the 43 26-112 Community Development Director prior to issuing of Building Permits and installed prior to issue of Certificate of Use and Occupancy. All landscaping referred to in this section shall be maintained in a neat and orderly fashion. Front Yard Setback Area a. General Statement Landscaping in these areas shall consist of an effective combination of street trees, trees, ground cover and shrubbery. C. Special Landscaped Street The entire area between the curb and the building setback line shall be landscaped, except for any driveway in said area. C. Other Streets The entire area between the curb and a point ten (10) feet in back of the front property line shall be landscaped except for any driveway in said area. 2. Side Yard and Rear Yard a. General Statement All unpaved areas not utilized for parking and storage, shall be landscaped utilizing ground cover and/or shrub and tree materials. b. Undeveloped Areas Undeveloped areas proposed for future expansion shall be maintained in a weed free condition, but need not be landscaped. C. 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. d. Boundary Areas Boundary landscaping is required on all interior property lines. Said areas shall be placed along the entire length of these property lines or be of sufficient length to accommodate the number of required 44 26-113 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. e. All landscaped areas shall be separated from adjacent vehicular areas by a wall or curb, at least (6) inches higher that the adjacent vehicular area. Parking Areas Trees, equal in number to one (1) per each five (5) parking stalls shall be provided in the surface parking area (31). F. Loading Areas Street side loading on other than special landscaped streets, shall be allowed providing the loading dock is set back a minimum of seventy (70) feet from the street right-of-way line, or one hundred ten (I 10) feet from the street center line, whichever is greater. Said loading area must be screened from view from adjacent streets. G. Storage Areas All outdoor storage shall be visually screened from access streets, freeways and adjacent property. Said screening shall form a complete opaque screen up to a point eight (8) feet in vertical height but need not be opaque above that point. 2. Outdoor storage shall be meant to include all company owned and operated motor vehicles, with the exception of passenger vehicles. No storage shall be permitted between a frontage street and the building line. H. Refuse Collection Areas 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. I. Telephone and Electrical Service 45 26-114 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. J. Pedestrian Access It is required of all developments in the commercial areas to submit a plan of pedestrian access to the Planning Division prior to the issuance of building permits. Said plans 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. PART III. RESIDENTIAL OVERLAY Section I. Minimum Site Area None. Pursuant to General Plan Program HP3.2.2, residential development meeting requirements in the following Section IV. A. shall be exempt from the minimum 10 - acre site requirement specified in General Plan Policy LU6.15.6. Section IL Densi 1. Minimum — 30 du/acre 2. Maximum — 50 du/acre Chapter 20.32 of the Zoning Code provides for density bonus which allows affordable housing projects to achieve increased densities up to a maximum 35 percent of the base density. The provision also includes the opportunity for incentives. Section III. Definitions Very Low—Income Household: 50 percent or less of the area median income, as adjusted for family size by the United States Department of Housing and Urban Development. Low -Income Household: 50-80 percent of the area median income, as adjusted for family size by the United States Department of Housing and Urban Development. Moderate -Income Household: 80-120 percent of the area median income, as adjusted for family size by the United States Department of Housing and Urban Development. Above Moderate—Income Household: 120+ percent of the area median income, as adjusted for family size by the United States Department of Housing and Urban Development. WE 26-115 Lower-IncomeHousehold: Includes all that qualify under low and very- low income defmitions. Section N. Permitted Residential Uses A. To allow residential development that supports the City's need for lower- income households. Residential development shall be permitted by right subject to the following requirements: 1. Limited to multi -unit residential development and subject to Site Development Review pursuant to Section 20.52.080 of the Newport Beach Zoning Code. 2. Notwithstanding, the review authority for site development review listed in Table 5-2 of the Newport Beach Zoning Code, the review authority for site development review shall be the Planning Commission. 3. A minimum of 30 percent of the units within the residential development shall be affordable to lower-income households and subject to a 30 -year affordability covenant. 4. Densities shall be limited to a minimum of 30 dwelling units per acre and a maximum of 50 dwelling units per acre. 5. Sites shall be located such that any noise, dust, smoke, vibration, odor, toxic or noxious matter that may be generated by existing commercial or industrial uses in the surrounding environment would not negatively impact future residents of the development. 6. Residential dwellings shall be permitted as replacement of existing nonresidential uses. The number of peak hour trips generated by the development of the site shall not exceed the number of trips that would have resulted from the existing development of the underlying permitted nonresidential uses. A standardized set of conversion rates provided by the City Traffic Engineer shall be utilized. 7. Residential development shall be subject to the maximum development allocation for the Airport Area established by General Plan Land Use Policy 6.15.5. Section V. General Development Standards for Residential 47 26-116 Residential development shall be subject to the development standards applicable to the Multi -Unit (RM) residential zoning district as specified in the Newport Beach Zoning Code, except as specified below: A. Building Height Maximum building heights shall be limited to a height limit of 55 feet. The height of a structure can be increased with the approval of a site development review and subject to required findings specified in Section 20.30.060.C.3 of the Newport Beach Zoning Code but shall not penetrate Federal Aviation Regulation (FAR) Part 77, Obstruction—Imaginary Surfaces, for John Wayne Airport unless approved by the Airport Land Use Commission (ALUC), shall be in compliance with FAR Part 77, and comply with the requirements of Section 20.30.060.E of the Newport Beach Zoning Code (Airport Environs Land Use Plan for John Wayne Airport and the Airport Land Use Commission Review Requirements). B. Floor Area Limit None. 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 line of the frontage street. Street Setback Thirty (30) feet minimum, except that unsupported roofs or sunscreens may project six (6) feet into the setback area. 2. Interior Setback Ten (10) feet, except on a through -lot in which case the required street setback shall be observed. 3. Footprint Lots Except as required by the 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 III Section V.C. 1 & 2. D. Airport Noise Compatibility 48 26-117 1. Residential development shall be located outside the JWA 65 dB CNEL noise contour, specified by the 1985 JWA Master Plan. 2. Notice of aircraft overflight and noise shall be posted at all public parks and designated outdoor common and recreational areas. 3. Notice shall be provided to all future residents to inform of potential annoyances or inconveniences associated with residing in proximity to airport operations such as noise, vibration, and odors. E. Signs All signage shall be as specified in Chapter 20.42 of the Newport Beach Zoning Code. Amenities and Neighborhood Integration Due to the potential land use incompatibility with other uses within the established commercial or industrial area, residential development shall incorporate sufficient amenities (e.g., parks, clubhouse, pool, etc.) for the use of the residents and incorporate necessary improvements (e.g., pedestrian walkways, open space, recreational space, pedestrian and bicycle connections) to allow integration into the existing community and larger residential development that may occur in the future. The number and type of amenities required and necessary improvements shall be determined through the Site Development Review process based on the size, density, location, and any other factors deemed relevant. Affordable units shall be designed and distributed within the residential development as follows: 1. Number of Bedrooms. Affordable units shall reflect the range of numbers of bedrooms provided in the residential development project as a whole; 2. Comparable Quality and Facilities. Affordable units shall be comparable in the facilities provided (e.g., laundry, recreation, etc.) and in the quality of construction and exterior design to the market -rate units; 3. Size. Affordable units may be smaller and have different interior finishes and features than the market -rate units; and 4. Location. Affordable units shall be dispersed throughout the residential development, unless clustering is allowed by the review authority. G. Parkine 49 26-118 Parking shall comply with the requirements and standards specified in Chapter 20.40 of the Newport Beach Municipal Code for multi -unit residential development. H. Landscape All landscaping shall comply with the requirements specified in Chapter 20.36 of the Newport Beach Municipal Code for multi -unit residential development, with the following exceptions: Special Landscaped Street The entire area between the curb and the building setback line shall be landscaped, except for any driveway in said area. Tree size to be no less than 24 -inch box. Other Streets The entire area between the curb and a point ten (10) feet back from the front property line shall be landscaped except for any driveway in said area. Tree size to be no less than 24- inch box. 50 26-119 [1] Planned Community Text Amendment No. 1, dated December 13, 1971, incorporating a revised land use plan. [2] Planned Community Text Amendment No. 2, dated June 12, 1972, incorporating the following changes: a. Relocation of Fire Station site. b. Limitation of tourist information, travel agencies and ticket reservations within Retail Commercial sites. C. Addition of specific restaurant density within Retail Commercial sites. [3] Planned Community Text Amendment No. 3, dated October 24, 1972, permitting Auto Centers as an additional use within Industrial Site 2B. [4] Planned Community Text Amendment No. 4, dated January 8, 1973, incorporating the following changes: a. Provision for a Mechanical Car Wash within Service Station Site No. 1. b. Eliminate provision for a Fire Station within Industrial Site 3A. [5] Planned Community Text Amendment No. 5, dated July 23, 1973, incorporating the following changes: a. Rearrangement of Office Site 3 and Restaurant Site 2 and reapportionment of land allotted to each. b. Reduce allowable building area in Office Sites 1 and 2 and increase allowable building area in Office Site 3A. C. Increase allowable building height in Office Site 3A to 8 stories. [6] Planned Community Text Amendment No. 6, dated June 10, 1974, establishing parking requirements for Hotels and Motels based on a demonstrated formula. [7] Planned Community Text Amendment No. 7, dated September 8, 1975, revising off-street parking requirements for restaurants to conform with existing City Standards. [8] Planned Community Text Amendment No. 8, dated February 9, 1976, permitting General Commercial uses on Auto Center Site 1 a and 2b. 51 26-120 FOOTNOTES (Cont.) [9] Planned Community Text Amendment No. 9, dated April 11, 1977, incorporating the following changes: a. Expand the permitted uses for General Commercial. b. Re -designate General Commercial Site 1-A and 2-B to General Commercial Sites 1, 2and 3. C. Expand General Commercial Site 3 to include one half of Industrial Site 1A. d. Convert Industrial Site 2A to General Commercial Site 4. e. Restrict the allowable building area and the permitted uses for General Commercial Sites 1, 2, 3 and 4. [10] Planned Community Text Amendment No. 10, dated May 23, 1977, incorporating the following change: a. Delete the provision added by Resolution No. 8261 adopted by the City Council on June 10, 1974 from Section III, D, 6. [11] Planned Community Text Amendment No. 11, dated April 10, 1978, incorporating the following change: a. Establish guidelines for an exception to the minimum site area. [12] Planned Community Text Amendment No. 12, dated July 11, 1978, incorporating the following change: a. Revised the allowable building height for Parcel No. 1 of Resubdivision No. 585. [13] Planned Community Text Amendment No. 13, dated November 27, 1978, incorporating the following change: a. Requirement that a Phasing Plan be approved by the Planning Commission for seventy (70) percent of the undeveloped allowable building area existing as of October 1, 1978. [14] Planned Community Text Amendment No. 14, dated June 11, 1979, incorporating the following changes: a. Reduce the allowable building area of Industrial Site 3A. b. Reduce the allowable building area of Commercial/Professional and Business Office Site 1 and 2. 52 26-121 FOOTNOTES (Cont.) [15] Planned Community Text Amendment No. 15, dated March 23, 1981, incorporating the following changes: a. Specification of a maximum building height of seven (7) stories on Parcel No. 2 of Resubdivision No. 585. [16] Planned Community Text Amendment No. 16, dated March 8, 1984 incorporating the following change: a. Increase of 16,154 square feet of office space in Professional and Business Offices Site 5. [17] Planned Community Text Amendment No. 17, dated April 23, 1984, incorporating the following change: a. Increase of 1,091 square feet of office space in Professional and Business Offices Sites 1 and 2. [18] Planned Community Text Amendment No. 18, dated June 25, 1984, incorporating the following changes: a. Establish a specific limit on hotel rooms in Hotel Sites I and 1B. [19] Planned Community Text Amendment No. 19, dated July 23, 1984, incorporating the following changes: a. Transfer of 4,130 square feet of allowable building area from General Commercial Site 4 to Professional and Business Offices Site 5. [20] Planned Community Text Amendment No. 20, dated January 12, 1987, incorporating the following changes: a. Add Professional and Business Offices Site 8, with 54,000 square feet allowed. C. Delete Restaurant Site 2A, with 8,400 square feet deleted. [21] Planned Community Text Amendment No. 21, dated March 9, 1987, incorporating the following change: a. Increase allowed development in Professional and Business Offices Site 5 to 241,570 square feet; allow additional support retail uses up to 294,600 square feet total; add support commercial as permitted land use. (21) 53 26-122 [22] Planned Community Text Amendment No. 22, dated February 4, 1988, incorporating the following change: a. Allow structures located within a portion of Industrial Site 3A to be constructed in excess of the 35 -foot height limit up to a maximum of 50 feet, subject to the approval of a use permit. [23] Planned Community Text Amendment No. 23, dated July 6, 1989 incorporating the following change: a. Allow restaurant uses on General Commercial Site 1, subject to the approval of a use permit in each case. [24] Planned Community Text Amendment No. 24, dated June 6, 1991, incorporating the following change: a. Increase the allowable office development in Professional Business Offices, Site No. 5 to 257,287 square feet, and reduce the allowable retail development to 37,315 square feet. [25] Planned Community Text Amendment No. 25, approved by the City Council on March 9, 1992, incorporating the following change: a. Increase the allowable office development in Professional Business Offices, Site No. 5 to 268,743 square feet, and reduce the allowable retail development to 25,857 square feet. [26] Planned Community Text Amendment No. 26, approved by the City Council on June 8, 1992, incorporating the following changes: a. Redesignate the Sheraton Hotel Site from Hotel Site IA and 1B to Hotel Site 1 and General Commercial Site 5. b. Reduce the hotel room entitlement on Hotel Site 1 by 119 rooms and establish a development entitlement of 31,362 square feet for General Commercial Site 5. C. Establish a height limit of 50 feet within General Commercial Site 5. d. The Requirement for a reciprocal easement to provide ingress, egress, and parking for mutual benefit between Hotel Site 1 and General Commercial Site 5. [27] Planned Community Text Amendment No. 27, approved by the City Council on September 13, 1993, incorporating the following changes: a. Increase the allowable commercial development in General Commercial Site 3 from 48,300 square feet to 49,380 square feet. 54 26-123 b. Delete the provision which counts one square foot of floor area devoted to restaurants as two square feet of permitted commercial floor area in General Commercial Sites 2, 3, and 5. C. Delete the provision which restricts the maximum amount of gross floor area devoted to restaurants to 8,000 square feet each in General Commercial Sites 3 and 5. [28] Planned Community Text Amendment No. 28, approved by the City Council on January 22, 1996, incorporating the following changes. a. Restricting automobile repair and detailing as an accessory use only in conjunction with sales of new vehicles. d. Eliminate other permitted uses. [28.1] Planned Community Text Amendment No. 28. 1, approved by the City Council on September 9, 1996. a. To add 'Instructional Dance Facility for Adults and Related Retail Uses' to the list of 'Retail Commercial' uses for Newport Place. [28.2] Planned Community Text Amendment No. 28.2, approved by the City Council on March 24, 1997, incorporating the following changes: a. Change the list of permitted uses of "Industrial Site No. 4" to allow establishment of remedial driving instruction and counseling facility. [28.3] Planned Community Text Amendment No. 28.3, approved by the City Council on August 11, 1997, incorporating the following changes: a. Redesignate "Retail Commercial Site 1" (MacArthur Square) to "General Commercial Site No. 6." b. Redesignate "Retail Commercial Site 2" to "Retail Commercial Site 1" [29] Planned Community Text Amendment No. 29, approved by the City Council on July 27, 1998, incorporating the following change: a. Permit Business and Trade Schools within Profession and Business Office Site 3A, subject to the approval of a Planning Director's Use Permit. [30] Planned Community Text Amendment No. 30, approved by the City Council on January 11, 1999, incorporated the following changes: a. Establish the permitted Gross Floor area for Professional and Business Offices Sites 1 and 2 at 860,884 square feet. 55 26-124 [31] Planned Community Text Amendment No. 31, approved by the City Council on February 8, 1999, incorporating the following changes: a. Redesignating Auto Center Site 2A to Commercial/Professional & Business Offices Site 2A. b. Redesignating Industrial Site 2B to Commercial/Hotel & Motel Site 2B. C. Expand the permitted uses for Professional & Business Offices to include general professional and general business offices. d. Establish a height limit of 95 feet within Professional & Business Office Site 2A. e. Establish a height limit of 60 feet within Hotel & Motel Site 2B. f Establish a front yard setback for Hotel/Motel "uses a 17 '/2 foot minimum, provided that the average setback for all buildings along the linear street frontage is 30 feet. g. Establish a side yard, corner lot setback for Hotel/Motel uses of a 14 1/2 foot minimum, provided that the average setback for all buildings along the linear street frontage is 27 feet. h. Establish a side yard setback for Hotel/Motel uses of a ten (10) foot minimum. i. Provide that landscaping in parking areas be provided in surface parking areas. [32] Planned Community Text Amendment No. 32, approved by the City Council on April 12, 1999, incorporated the following changes: a. Establish the permitted gross floor area for Professional and Business Offices Site 4 at 228,214 square feet. [33] Planned Community Text Amendment No. 33, introduced at the City Council meeting on March 26, 2002 and adopted on the 9th of April 2002: a. Update The Industrial Statistical Analysis by allowing a 1,590 square foot building addition at the subject property identified as 1811 Quail Street. [34] Planned Community Text Amendment No. 34,adopted on the 14th of June 2005: a. Revising the Land Use Plan, permitted uses, and development standards of the Newport Place Planned Community as they relate to the Newport Lexus Dealership. [35] Planned Community Text Amendment No. 35, adopted on September 14, 2010: W. 26-125 a. Re -designate Industrial Site 4 to Professional and Business Offices Site 9. b. Change the parking requirement for office uses within Professional and Business Offices Site No. 9 to one space per 281 square feet, which allows all of the buildings to be occupied with office uses. C. Add a provision that requires Planning Director review of the parking configuration in Professional and Business Offices Site No. 9. d. Revising the Land Use Plan, permitted uses and development standards of the Newport Place Planned Community as they relate to the Newport Commerce 16.9 acre site bounded by Birch Street, Dove Street, Westerly Place and Quail Street. [36] Planned Community Text Amendment No. 36, adopted on October 25, 2011: a. Add vehicle storage facility as a permitted use on Hotel Site 2-B subject to the issuance of a use permit and a finding that the use is supportive of the principal uses permitted in the Newport Place Planned Community text. [37] Planned Community Text Amendment No. 37, adopted on November 22, 2011: a. Change the zoning designation of the subject property from "Restaurant Site 1" to "General Commercial Site 8." b. A transfer of development rights to allow the transfer of 48 unbuilt hotel units, which equates to Storage Facility at 1301 Quail Street and 1,620 square feet from General Commercial Site 7 (Lexus Dealership at 3901 MacArthur Boulevard) for a total of 5,529 square feet to the subject site, pursuant to Chapter 20.46 (Transfer of Development Rights) of the Municipal Code. [38] Planned Community Text revisions (Ordinance No. 2012-14), adopted July 24, 2012, to allow the following changes: a. To establish a residential development overlay where multi -unit residential- -...- Formatted: Indent: Hanging: 0.5' developments, which include a minimum of 30 percent of the units affordable to lower income households, are permitted subject to site development review. b. Revised references to the Planning Director, Planning Department, and Building Department, to Community Development Director, Planning Division, and Building Division, to reflect changes in the City's organizational structure. [391 Planned Community Text Amendment No. 39, adopted on 2021: "General Commercial Site 8.". 57 Formatted: List Paragraph, Indent: Left: 0.5", Hanging: 0.5', Numbered + Level: 1 + Numbering Style: a, b, c, ... + Start at: 1 + Alignment: Left + Aligned at: 0.25' + Indent at: 0.5 Formatted: Font: Times New Roman, Condensed by 0.15 Formatted: Font: 12 pt 26-126 Attachment C October 7, 2021 Planning Commission Staff Report 26-127 o��EWp°R CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT ' r October 7, 2021 ��,F�R�■P Agenda Item No. 3 SUBJECT: New Look Skin Planned Community Amendment (PA2021-147) ■ Planned Community Development Plan Amendment No. PD2021- 001 SITE LOCATION: 4241 MacArthur Boulevard APPLICANT: New Look Skin, LLC OWNER: Bir Singh Sandher and Sukwinderjit Kaur Sandher Sandher Family Trust PLANNER: David Lee, Associate Planner 949-644-3225 or dlee@newportbeachca.gov PROJECT SUMMARY A planned community development plan amendment for the Newport Place Planned Community (PC -11) to allow a change in land use category from Restaurant Site 1 to General Commercial Site 8. The applicant is proposing to improve and convert the existing building to a skin care facility (medical office), which is a permitted use within General Commercial Site 8. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. PC2021-028 recommending the City Council approve Planned Community Development Plan Amendment No. PD2021-001 (Attachment No. PC 1). 26-128 New Look Skin Planned Community Amendment (PA2021-147) Planning Commission, October 7, 2021 Page 2 LOCATION ON-SITE GENERAL PLAN Mixed -Use Horizontal (MU -H2 VICINITY MAP CURRENT USE Restaurant NORTH MU -H2 PC11 Offices SOUTH MU -H2 =1 PC11 Various Commercial 4A MU -H2 =1 i � E WEST =1 � PC11 Offices _ _ z r `I1.. wuv �; i ,nrxea GENERAL PLAN ZONING LOCATION ON-SITE GENERAL PLAN Mixed -Use Horizontal (MU -H2 ZONING FNewport Place (PC11) CURRENT USE Restaurant NORTH MU -H2 PC11 Offices SOUTH MU -H2 =1 PC11 Various Commercial EAST MU -H2 =1 PC11 Restaurant WEST =1 MU -H2 =1 PC11 Offices 26-129 New Look Skin Planned Community Amendment (PA2021-147) Planning Commission, October 7, 2021 Page 3 INTRODUCTION Project Setting The subject property is located within an existing commercial district as a part of Newport Place Planned Community (PC11). The property is uniquely shaped (see Vicinity Map above), and is 31,169 square feet in area (0.72 acres). The property is bound by Martingale Way to the north, Macarthur Boulevard to the east, Dolphin -Striker Way to the south, and Dove Street to the west. The property is surrounded by offices to the north and west, a commercial plaza to the south, and a restaurant to the east. Project Description The applicant seeks an amendment to PC11 to change the land use category of 4241 Macarthur Boulevard from Restaurant Site 1 to General Commercial Site 8. The land use amendment would allow a variety of commercial uses, including retail stores, athletic clubs, professional and medical offices, and other uses. The project site contains an existing 7,072 -square -foot single -story restaurant, which is currently vacant. The applicant is proposing to improve and convert the existing building to a medical office use for a proposed skin care facility. DISCUSSION Analysis General Plan and Zoning Code The Land Use Element of the General Plan designates the subject property as Mixed - Use Horizontal (MU -H2) which is applied to properties in the Airport Area and intended to provide for a horizontal intermixing of uses that may include regional commercial office, multi -family residential, vertical mixed-use buildings, industrial, hotel rooms, and ancillary neighborhood commercial uses. The proposed project is consistent with this designation as it is increasing the allowable uses from exclusively restaurant to a variety of commercial uses. The subject property is located within Restaurant Site 1 of Newport Place Planned Community (PC11), which allows restaurant uses only. The applicant is proposing to amend the land use designation to General Commercial Site 8 to support the change of use planned for the existing building. The General Commercial land use designation allows a variety of commercial uses, including retail stores, service stations, restaurants, athletic clubs, and office uses. A conversion to a medical office use would be reviewed under a separate ministerial permit for a tenant improvement. Land Use Policy 2.4, Economic Development, encourages the accommodation of uses that maintain or enhance Newport Beach's fiscal health, accounting for market demands 26-130 New Look Skin Planned Community Amendment (PA2021-147) Planning Commission, October 7, 2021 Page 4 while maintaining and improving the quality of life for residents. Due to the ongoing COVID-19 pandemic, the market demands for restaurants have been altered for the foreseeable future. While amending the land use designation to General Commercial maintains restaurants as an allowed use, it expands the range of uses to a variety of commercial uses and increases the opportunity for economic development in the future. Land Use Policy 3.2, Growth and Change, encourages the enhancement of existing neighborhoods, districts, and corridors, allowing for re -use and infill with uses that are complimentary in type, form, scale, and character. The expanded range of uses creates flexibility for the subject property to complement the surrounding area, which has multiple housing projects ongoing, as discussed in the Staff Report below. History of Restaurant Site 1 Originally, Restaurant Site 1 was developed with three restaurants on separate lots that share a common parking lot (Figure 1). The provisions of Restaurant Site 1 only permit restaurants and staff considers the zoning provisions overly restrictive. The most southerly of the three parcels (4221-4225 MacArthur Blvd.) was changed to General Commercial Site 8 in late 2011. The change supported the demolition of the original restaurant for two general commercial buildings that house retail, service and restaurant uses. The three parcels still share the same parking lots. The proposed project would be the second of the three parcels to change uses and staff would support the third parcel, The Classic Q, in having the same privileges; however, the owner of that parcel is not a part of this application. Staff supports these changes as it would add flexibility by allowing a wider variety of commercial uses including restaurants. It would strengthen the site's ability to serve future residents of the area with needed commercial services. Figure 1: Original Configuration of Restaurant Site 1 26-131 New Look Skin Planned Community Amendment (PA2021-147) Planning Commission, October 7, 2021 Page 5 Airport Area Compatibility The subject property is located in the Airport Area of Newport Beach, which has multiple properties identified as housing opportunity sites by the existing General Plan Housing Element. As a result, multiple housing projects have been recently approved (Table 1). Table 1: Residential Developments in the Airport Area Project Address Status No. of Units Newport Crossings 1700 Corinthian Way Approved 350 Residences at 4400 Von Karman 4400 Von Karman Approved 312 Uptown Newport 4201 Jamboree Road Approved 1,244 Newport Airport Village 4245 Macarthur Boulevard Approved 444 Residences at 1300 Bristol 1300 N. Bristol Street Under Review 193 Total 2,543 With the Airport Area projected to add 2,543 residential units, the increased flexibility of commercial uses for the subject property complements the range of services needed by incoming residents. The draft Housing Element will include additional housing opportunity sites throughout the community including the subject property. The proposed amendment and the applicant's plan to convert the existing restaurant building to medical office use may reduce the possibility for housing at the site. Given the size of the project site, Staff does not consider the proposed amendment detrimental to the City's ability to accommodate its share of the Reginal Housing Needs Assessment (RHNA) allocation. Parking and Traffic The project site includes an existing off-street parking lot with 62 parking spaces. The existing restaurant requires 54 parking spaces, resulting in a surplus of 8 spaces. Per PC11 standards, the proposed medical office use requires 36 parking spaces, resulting in a surplus of 26 parking spaces. Other potential commercial uses which are permitted under General Commercial Site 8 are projected to require less parking than the existing restaurant use and can provide sufficient parking utilizing the existing parking lot. The conversion from a restaurant to medical office results in a reduction in traffic. Similarly, other commercial uses which are permitted under General Commercial Site 8 result in lower traffic generation than the existing restaurant use. Alternatives The Planning Commission may require changes to the project to alleviate any concerns related to the compatibility of potential future land uses. If the changes are substantial, the item should be continued to a future meeting to allow the applicant to 26-132 New Look Skin Planned Community Amendment (PA2021-147) Planning Commission, October 7, 2021 Page 6 make the necessary adjustments and to allow staff to prepare a revised resolution incorporating new findings. 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission may deny the application and provide facts in support of denial, and allow staff to prepare a revised resolution for denial of the project. Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15305 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. =91=01ro Notice of this hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: David S. Lee Associate Planner ATTACHMENTS Submitted by: jko�7 4'411� Jim Campbell Deputy Community Development Director PC 1 Draft Resolution with Findings PC 2 Newport Place Planned Community Text (Revised) PC 3 PC -11 Land Use Map (Revised) PC 4 Project Plans 26-133 Attachment D Planning Commission Resolution No. PC2021-028 26-134 RESOLUTION NO. PC2021-028 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING PLANNED COMMUNITY DEVELOPMENT PLAN AMENDMENT NO. PD2021- 001 FOR A CHANGE IN LAND USE DESIGNATION FROM RESTAURANT TO GENERAL COMMERCIAL LOCATED AT 4241 MACARTHUR BOULEVARD (PA2021-147) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. An application was filed by Albert Markarian ("Applicant") of New Look Skin, LLC, with respect to property located at 4241 Macarthur Boulevard, in the City of Newport Beach, and legally described as Parcel 2 of Resubdivision No. 347 ("Property") requesting approval of a Planned Development Amendment. 2. The Applicant requests a planned development amendment for the Newport Place Planned Community (PC -11) to allow a change in land use designation from Restaurant Site 1 to General Commercial Site 8. The Applicant is proposing to improve and convert the existing building (currently a vacant restaurant) to a skin care facility (medical office), which is a permitted use within Commercial Site 8 ("Project"). 3. The Property is designated Mixed -Use Horizontal (MU -H2) by the General Plan Land Use Element and is located within the Newport Place Planned Community (PC -11). 4. The Property is not located within the coastal zone. 5. A public hearing was held on October 7, 2021, in the Council Chambers at 100 Civic Center Drive, Newport Beach, California. A notice of time, place and purpose of the hearing was given in accordance with the California Government Code Section 54950 et seq. ("Ralph M. Brown Act") and Chapter 20.62 (Public Hearings) of the Newport Beach Municipal Code ("NBMC"). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. This Project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. Class 3 exempts structures not involving the use of significant amounts of hazardous substances which do not exceed 10,000 square feet in floor area in urbanized areas. This includes a conversion of an existing restaurant to a medical office. Any future development of the project site is subject to separate CEQA review. 26-135 Planning Commission Resolution No. PC2021-028 Paae 2 of 3 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The Project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. 1. Code amendments are legislative acts. Neither the City nor State Planning Law set forth any required findings for either approval or denial of such amendments. 2. The authorization of land use change from Restaurant to General Commercial provides flexibility for future commercial uses. Currently, only restaurant uses are permitted on Restaurant Site 1. The proposed amendment to General Commercial allows a variety of commercial uses, including retail stores, athletic clubs, professional and medical offices, and other uses. Additionally, restaurants are a permitted use in General Commercial Site 8 (Refer to Part II, Section II, Group II, Letter F for General Commercial Uses). 3. Land Use Policy 2.4, Economic Development of the General Plan Land Use Policy, encourages the accommodation of uses that maintain or enhance Newport Beach's fiscal health, accounting for market demands while maintaining and improving the quality of life for residents. Due to the ongoing COVID-19 pandemic, the market demands for restaurants have been altered for the foreseeable future. While amending the land use designation to General Commercial maintains restaurants as an allowed use, it expands the range of uses to a variety of commercial uses and increases the opportunity for economic development in the future. 4. Land Use Policy 3.2, Growth and Change of the General Plan Land Use Policy encourages the enhancement of existing neighborhoods, districts, and corridors, allowing for re -use and infill with uses that are complimentary in type, form, scale, and character. The expanded range of uses creates flexibility for the Property to complement the surrounding area, which has multiple housing projects ongoing. 5. The Project site includes an existing off-street parking lot with sixty-two (62) parking spaces. The existing restaurant requires fifty-four (54) parking spaces, resulting in a surplus of eight (8) spaces. Per PC11 standards, the proposed medical office use requires thirty-six (36) parking spaces, resulting in a surplus of twenty-six (26) parking spaces. Other potential commercial uses which are permitted under General Commercial Site 8 are projected to require less parking than the proposed medical office. 6. The Project from a restaurant to medical office results in a reduction in traffic. Similarly, other commercial uses which are permitted under General Commercial Site 8 result in lower traffic generation than the existing restaurant use. 26-136 Planning Commission Resolution No. PC2021-028 Paae 3 of 3 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby finds this project is categorically exempt from the California Environmental Quality Act pursuant to Section 15305 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Planning Commission of the City of Newport Beach hereby recommends approval of Planned Community Development Plan Amendment No. PD2021-001. PASSED, APPROVED, AND ADOPTED THIS 7T" DAY OF OCTOBER, 2021. AYES: Klaustermeier, Kleiman, Koetting, Rosene, and Weigand NOES: None RECUSED: Ellmore and Lowrey ABSENT: None Lee L6iv Wev. Cuftig'Ellmore, Secretary 26-137 Attachment E October 7, 2021 Planning Commission Draft Hearing Minutes 26-138 Planning Commission Regular Meeting Minutes October 7, 2021 AYES: Ellmore, Klaustermeier, Kleiman, Koetting, Lowrey, Rosene, and Weigand NOES: None RECUSED: None ABSENT: None VIII. PUBLIC HEARING ITEM(S) 3. NEW LOOK SKIN PLANNED COMMUNITY AMENDMENT (PA2021-147) Site Location: 4241 MacArthur Boulevard Summary: A planned community development plan amendment to the Newport Place Planned Community (PC -11) affecting the referenced site location only to change its land use category from Restaurant Site 1 to General Commercial Site 8. The applicant is proposing to improve and convert the restaurant existing building to a skin care facility (medical office), which would be a permitted use within the proposed Commercial Site 8 category. Recommended Action: 1. Conduct a public hearing; 2. Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3. Adopt Resolution No. PC2021-028 recommending the City Council approve Planned Community Development Plan Amendment No. PD2021-001. Chair Lowrey and Secretary Ellmore recused themselves from the item due to Chair Lowrey's membership in the Pacific Club and Secretary Ellmore's company being located near the project site. Associate Planner David Lee reported the applicant proposes to amend the current designation of restaurant to general commercial. The project site is located between MacArthur Boulevard and Dove Street within the Airport Area. The General Plan designation for the site is mixed-use horizontal housing site, and the site is zoned Newport Place Planned Community (PC 11) Restaurant Site 1. The site contains approximately 30,000 square feet, and the existing use is a vacant restaurant. Restaurant Site 1 was originally composed of three parcels, one of which was the project site. In 2011, an amendment was approved to designate the southern parcel as General Commercial Site 8. If the amendment for the project site is approved, the northern parcel will retain its designation as Restaurant Site 1. The only allowed use in Restaurant Site 1 is restaurants, while allowed uses in General Commercial Site 8 include professional and medical offices, retail, and restaurants. Staff has made findings that a General Commercial Site 8 designation will provide flexibility for future commercial uses, support future housing in the Airport Area, reduce required parking, and reduce traffic. Staff recommends approval of the application. In reply to Vice Chair Kleiman's questions, Associate Planner Lee indicated that the project site is listed as a housing site in the current and proposed Housing Elements. The proposed Housing Element will include additional housing opportunity sites throughout the Airport Area. Staff does not believe changing the designation will be detrimental to the City's ability to accommodate additional housing. The project site is subject to a housing overlay; therefore, changing the designation will not preclude a housing proposal for the project site in the future. If approved, all housing units listed in Table 1 will count towards the City's Regional Housing Needs Assessment (RHNA) allocation. Commissioners reported no ex parte communications. Vice Chair Kleiman opened the public hearing. Jim Mosher clarified that most of the housing units in Table 1 appear to be proposed rather than constructed. Some of the housing units for Uptown Newport have been constructed and will not count toward the City's RHNA for the next planning cycle. Vice Chair Kleiman closed the public hearing 2of10 26-139 Planning Commission Regular Meeting Minutes October 7, 2021 Commissioner Koetting expressed disappointment with not receiving a rendering of a future building on the site. He proposed an additional condition of approval to require reconstruction of the parking lot. In answer to his queries, Associate Planner Lee advised that Covenants, Conditions and Restrictions (CC&Rs) provide shared parking between the three parcels. The site has a surplus of 27 parking spaces. In response to Commissioner Weigand's inquiry, Community Development Director Jurjis related that the Planning Commission will make a recommendation to the City Council regarding approval of an ordinance. Conditions of approval are not part of the ordinance, but staff will note the parking lot for a condition of approval when an application for a permit is submitted. In answer to Commissioner Rosene's query, Community Development Director Jurjis explained that the application proposes an adjustment to the zoning to allow a medical office use. If the zoning adjustment is approved, an application for a permit will be subject to a ministerial process. Vice Chair Kleiman noted that continuation of the existing housing overlay alleviates her concern regarding conversion of the designation. Motion made by Vice Chair Kleiman and seconded by Commissioner Weigand to approve the staff recommendation. AYES: Klaustermeier, Kleiman, Koetting, Rosene, and Weigand NOES: None RECUSED: Ellmore, Lowrey ABSENT: None 4. BSP BRISTOL, LLC MEDICAL OFFICES (PA2020-052) Site Location: 1400 and 1420 North Bristol Street Summary: A conditional use permit and traffic study to convert 70 percent of an existing professional office complex to medical office use, which requires a reduction of 27 parking spaces. The remaining 30 percent of floor area will remain as professional office use. The applicant also requests a condominium conversion in conjunction with a tentative parcel map to convert both existing two-story office buildings to condominiums, creating between 22 to 30 ownership units. Recommended Action: 1. Conduct a public hearing; 2. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3. Adopt Resolution No. PC2021-027 approving Condominium Conversion No. CC2020-002, Tentative Parcel Map No. NP2020-003, Conditional Use Permit No. UP2020-185, and Traffic Study No. TS2021- 001 Associate Planner Lee summarized the Planning Commission's September 9, 2021 hearing of the application and reported the applicant's current request is 70 percent medical office and 30 percent professional office. The applicant has also removed parking lifts from the project. The code requires one parking space per 200 square feet for medical office uses. Newport Place Planned Community (PC 11) requires one space per 225 square feet for professional office uses, which results in a parking deficit of 17 spaces. The PC 11 standard was adopted in 1970, and staff believes the standard is outdated. The Zoning Code requires one space per 250 square feet for professional office uses. Based on the Zoning Code parking requirement, the project site provides the required 150 spaces. PC 11 allows modification of the parking standard with discretionary approval. The Institute of Transportation Engineers (ITE) recommends a parking requirement of one space per 400 square feet for professional office uses, which would provide a parking surplus of 94 spaces. Staff recommends a parking requirement of one space per 250 square feet for professional office uses. Using parking rates of one space per 250 square feet for professional office and one space per 200 square feet for medical office, the parking requirement for the project is 177 spaces. The applicant requests a parking waiver of 27 spaces as the project site provides 150 spaces. Staff recommends approval of the parking waiver based on RK Engineering's 3of10 26-140 Attachment F Project Plans 26-141 U1 LL Q Q U U U U M 0 Q z Q U U N I 0 N N 0 N 0 U 0 n C� PLANNED COMMUNITY DEVELOPMENT NEW LOOK SKIN CENTER - BUSINESS PLAN New Look Skin Center 1219 W. Glenoaks Blvd. Glendale CA 91201 June 18, 2021 Executive Summary The Company New look skin center has been passionately serving patients since 2007 under the ownership of Siamak P. Etehad MD and Maria Hambarsoonian, FNP -BC, MSN, BSN, NP. During this time, we have built a reputation as an affordable and safe medical spa with state-of-the-art equipment and expert staff. The Ownership The company is structured as a sole proprietorship. Ownership Background Siamak P. Etehad MD (Owner) Maria Hambarsoonian, FNP -BC, MSN, BSN, NP (Owner) The Management We have a full management team who is responsible for accomplishing department objectives by managing and maintaining the staff by recruiting selecting orienting and training employees. Develops coordinates and enforces systems policies procedures and productivity standards. Maintain quality service by enforcing quality and customer service standards analyzing and resolving quality and customer service problems and recommending system improvements. Contribute to team efforts by accomplishing related results as needed. The Goals and Objectives We have witnessed an amazing growth in our company due in large part to the referrals of new patients that we have gladly received because of our exceptional service at great prices. we are a top-rated center with three convenient locations in Glendale, Encino, and Irvine to help cater to all your beauty needs. At New Look Skin Center, you can finally afford the best. We always make sure to stay ahead of the market, offering the latest services and products, in a cozy environment and you are always going to get the best service at the best price. Our friendly receptionists are here to help you book your appointment, whether it be by phone or by email, and help answer any questions that you may have. Additionally, our knowledgeable and experienced medical staffs are here to provide free consultations and professional service in a comfortable environment. Operations Our main headquarters which was established in 2007 is located on 1219 W. Glenoaks Blvd. Glendale CA, 91201 which employees 52 staff members. We opened our second location on 17200 Ventura Blvd. Unit 113 Encino, CA 91316 in 2010 with 30 employees and our 3rd location located on 6701 Quail Hill Pkwy with 22 employees. Irvine, CA 92603 in 2016. The current number of staff is a combination of medical staff such as doctors, registered nurses, nurse practitioners and physician assistants as well as administrative staff.] All locations are open 7 days a week Monday -Friday from 8:00am to 8:00pm, Saturdays from 8:30am-6pm and Sundays from 9:30am-6:00pm offering the same services from non-invasive to minimally invasive procedures such as laser hair removal, laser tattoo removal, injectables such as Botox°, JuvedermO and RestylaneO, non surgical face lift, vascular treatments, cellulite reduction, treatments for acne and acne scars, skin rejuvenation, PhotoFacials, the removal of minor skin irregularities as well as a full line of facial and body treatments. We will continue to grow our services and offer more age defying services as the market grows. We are planning to open our 4th location is Newport Beach with an estimated requirement of 35 employees. We will be offering the same services as the current locations and will also be open for business 7 days a week with the same business hours. Suppliers We work with local suppliers like Allergan, Mckesson and Galderma for injectable products such as Botox, Dysport, and Dermal Fillers. These are Bio waist products which are disposed in Sharp containers and picked up a disposed of monthly by Stericycle. )[\I • OA"v` g" PLAN AMENDMENT N0. PD2021-001 (PA2021-147) VICINITY MAP EXISTING PC II NEWPORT PLACE 62 Area Summary Industrial 23.3 ac. Office 81.7 ac. Retail/General Commercial 16.5 ac. Commercial/Restaurant 1.8 ac. Commercial/Hotel Motel 10.1 ac. Service Station 1.2 ac. Total 134.6 ac. Residential Overlay Opportunity -for Properties Designated as MU -H2 within the General Plan Land Use Element (Figure LU11) 0 F mmercial Site 1 Service Station Site11 Pro. & Bus. Office Site 9 \U Pro. & Bus. Industrial Office Sites 1 & 2 Retail /// " Site 3A 7 General I Commercial L Site 4 PROJECT TEAM PROJECT ADDRESS NEW LOOK SKIN CENTER 4241 MAC ARTHUR BLVD NEWPORT BEACH, CA 92660 OWNER NEW LOOK SKIN CENTER 1219 W. GLENOAKS BLVD. GLENDALE, CA 91201 CONTACT: ALBERT MARKARIAN PHONE: (818) 303-6102 EMAIL: ALBERT@NLSC.COM ARCHITECT SH PARTNERS, INC 7052 EVENINGSONG DRIVE HUNTINGTON BEACH, CA 92648 ARCHITECT: DEBRA L SANDS, AIA PHONE: (714) 553-2849 EMAIL: DEBS@SH PARTNERS. NET CONTACT: MARCO HANAWI PHONE: (714) 390-8600 EMAIL: MARCOH@SH PARTNERS. NET PROJECT DESCRIPTION PROPOSED PLANNED COMMUNITY REVISIONS: EXISTING SITE IS IN ZONING DISTRICT PCII AND IS DESIGNATED RESTAURANT SITE I. WE ARE PROPOSING A CODE AMENDMENT FOR THE SITE TO BE DESIGNATED AS GENERAL COMMERCIAL. THIS WOULD MATCH THE ADJACENT SITE. Hotel General Commercial Site 1 Site 5 11 I f tip, l General Commercial Site 6 LL_ — Pro. & Bus. Office Site 6 Ili IiJ ❑ CLAS IC Q sAACARRestaurant Site 1 ll E ATT Pro. & Bus. Office Site 7 Pro. &Bus.\v Office D 1 General Commercial Site 5 Site 8 y -- C Pro. & Bus. '0 Office 03 Site 4 C �I o� Pro. & Bus. I Office Site 8 Land Use Plan 1 Generalk0 Co 0 Commercial s e~d; Newport Place Site Planned Community \- Birch Street, MacArthur Boulevard, Jamboree Road, and Bristol Street North are special landscaped streets. See PC -11 landscaping requirements`" Name: Newport_Place_LU_Exhibit_PA2010_135_Current_Res J General Commercial Site 7 N PARCEL MAP PROJECT DATA: LOT AREA GROSS 31,363 SF (0.720 AC) APN 427-181-08 ZONING PLANNED COMMUNITY - II NEWPORT PLACE RESTAURANT SITE I MINIMUM BUILDING SETBACKS: FRONT 30 FEET SIDE 10 FEET REAR 0 FEET 00 o MAXIMUM BUILDING HEIGHT 35 FEET ■ EXISTING OCCUPANCY: RESTAURANT (A-2) ^ TOTAL GROSS BUILDING AREA: rd rd GROUND FLOOR 6,237 SF BASEMENT 835 SF TOTAL GROSS 7,072 SF NET PUBLIC AREA (NPA) 2,696 SF EXISTING PARKING REQUIRED: PER UP2005-004, (I PER 50 OF NPA) 2,696 / 50 = 53.92 OR 54 SPACES EXISTING PARKING PROVIDED: ACCESSIBLE 3 SPACES STANDARD 59 SPACES TOTAL PARKING 62 SPACES ■ PROPOSED OCCUPANCY: MEDICAL OFFICE (B) TOTAL GROSS BUILDING AREA: NO CHANGE GROUND FLOOR 6,237 SF BASEMENT 835 SF TOTAL GROSS 7,072 SF PARKING REQUIRED: (I PER 200) 7,072 / 200 = 35.36 OR 36 SPACES PARKING PROVIDED: NO CHANGE ACCESSIBLE 3 SPACES STANDARD 59 SPACES TOTAL PARKING PROVIDED 62 SPACES Order Number: O -SA -6610589 Page Number: 10 ao t n N v � J 3.'1N3n d a 3n�N0 ,I'&- Non 30V7d 1NOdM3N - 4 m \ a w v � � W 4 � N O N AVM NN/NlS N/Hd7oo Zk` O W I � N d � n 1 •- m 2 z = O m o U C t o Qy I Ll i Oh W Q - � Z . c LL First American Title Page 10 of 18 26-142 aA 4- +-r 4-J p u; Q) a a 00 o � ^ cti rd rd 3 �@ v U ' 0 O � Q) 4 U cd rd W Q IZ O C> LU LL p� J `o N m Ok O Z O W U Q W W _J Z = U � � � 2 W Z C) W w U) Of U a w �a z Q m Z �Q N O U W Z M LUZ Z Q 0— �c W OLU z LU U OY J � LU Q Q ~ z C) LU 0 z U U) w < Q LU Q 1:Q WJ 0 of 0-1 N 0 N Lu rn N CD PA / PM: DS / MH DRAWN BY: MA JOB NO.: 21-06 SHEET A 1 • 0 26-142 0 I Q) Q / / Q U O m O Q N z c- i Q U O N 0 N cv 0 N CD U N 0 m CU PLANNED COMMUNITY DEVELOPMENT PLAN AMENDMENT N0. PD2021-001 (PA2021-147) MAC ARTHUR BOULEVARD z, EXISTING SITE PLAN SCALE: 1"=30' 26-143 Q) 5-4 a) a) 00 o �r a 5-4 m ^ rd `-' `-' v U 0 p ate+ a) lz i 4 U cd cd W Z Q EL t rLru Lu LL O J `O IZ N Ow °° a, O ? LuZ U LL] W = 2 Z Lu w Q Q �Qz �w Q m Z Z �a IL N IL O U W z Lu Z Z a J IL �c Lu Z O~ Lu Y 2z W Z Z QZ cL LU y- W 0 w �, U) a e \ W 0� J IL W N O N w �- a N Q � O PA / PM: DS / MH DRAWN BY: MA JOB NO.: 21-06 SHEET A I • 26-143