HomeMy WebLinkAboutPA2022-0248_20221117_Zoning Compliance LetterCOMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
(949) 644-3200
www.newportbeachca.gov
ZONING COMPLIANCE LETTER
Reference No. PA2022-0248
November 17, 2022
The Planning & Zoning Resource Company
c/o Marguerite Kisslring
1300 S Meridian Ave, Suite 400
Oklahoma City, OK 73108
RE: 13 Corporate Plaza, Newport Beach, CA 92660
422 271 13
Dear Ms. Kisslring:
The above referenced property is located within the PC17 (Corporate Plaza)
zoning district and categorized as Regional Commercial Office (CO-R) by the Land
Use Element of the General Plan. The property is not located within a Planned Unit
Development or an overlay district.
The properties to the north are zoned Office—Regional (OR) and categorized as
Regional Commercial Office (CO-R) by the Land Use Element of the General Plan.
The abutting properties to the east, south, and west are zoned PC17 (Corporate
Plaza) and categorized as Regional Commercial Office (CO-R) by the Land Use
Element of the General Plan.
At the time the building permits were finaled, the building and parking requirements
were in substantial conformance with the development standards of the City of
Newport Beach Municipal Code. If the subject property does not comply with the
current regulations, it is considered to be nonconforming and is subject to Chapter
20.38 (Nonconforming Uses and Structures) of the Newport Beach Municipal
Code.
Research of the permit and entitlement history of the property verifies that
discretionary approvals were acquired from the City of Newport Beach Planning
Division for development of the property. Due to the large size of the documents,
Page 2
Zoning Compliance –PA2022-0248
Tmplt: 08-15-176
the discretionary approvals are not attached to this letter. Please contact the
Planning Division to request copies of the discretionary approvals.
• Newport Center Planned Community Amendments and Transfer of
Development Rights No. PD2015-003 and TD2015-001 (PA2015-109)
Approved November 10th, 2015
1. An amendment of the North Newport Center Planned Community
Development Plan to; a) update development limits to reflect past, approved
transfers of development, b) increase the maximum development allocation
for Block 100 by 21,161 square feet, c) add two existing buildings (2071 and
2101 San Joaquin Hills Road), d) provide a 10-foot additional height
allowance for architectural features and rooftop appurtenances, and e)
modify allowed uses, parking requirements, and sign regulations.
2. An amendment of the Block 500 Planned Community District Regulations
to remove two existing buildings, specifically 2071 and 2101 San Joaquin
Hills Road.
3. An amendment of the Corporate Plaza and Corporate Plaza West
Planned Community District Regulations to transfer unbuilt development to
the North Newport Center Planned Community Block 100.
• Initial Study no. IS042
Related to General Plan Amendment no. GPA79-1
The subject property does not have any active complaints on record. For
information regarding code violations, please contact the Code Enforcement
Division at (949) 644-3215 and the Building Division at (949) 644-3200. Please
contact the Building Division to obtain copies of Certificates of Occupancy. For
information regarding plat maps or public rights-of way, please contact the Public
Works Department at (949) 644-3311. Should you have any further questions,
please contact me at jperez@newportbeachca.gov or 949-644-3312.
Sincerely,
On behalf of Seimone Jurjis, PE, CBO, Community Development Director
By:
Enclosures:
Aerial Map
PC17 (Corporate Plaza) text
Figure LU13 of the Land Use Element of the General Plan
Feet
Every reasonable effort has been made to assure the
accuracy of the data provided, however, The City of
Newport Beach and its employees and agents
disclaim any and all responsibility from or relating to
any results obtained in its use.
Disclaimer:
11/17/2022
0 891446
CORPORATE PLAZA
PLANNED COMMUNITY DISTRICT REGULATIONS
Amendment No. 728
City Council Resolution No. 92-4
January 13, 1992
Amendment No. 784
City Council Resolution No. 93-96
December 13, 1993
Amendment No. 825
City Council Resolution No. 95-115
October 9, 1995
Amendment No. 889
City Council Ordinance No. 99-27
November 8, 1999
Amendment No. 2004-002
City Council Ordinance No. 2004-13
June 22, 2004
Amendment No. PD2015-003
City Council Ordinance No. 2015-31
November 10, 2015
-2-
TABLE OF CONTENTS
Introduction................................................................................................................. Page 3
SECTION I STATISTICAL ANALYSIS...................... Page 4
SECTION II GENERAL NOTES................................... Page 5
SECTION III DEFINITIONS............................................ Page 7
SECTION IV BUSINESS, PROFESSIONAL, MEDICAL
AND COMMERCIAL…………………. Page 8
Sub-Section A Intent.............................................................. Page 8
Sub-Section B Permitted Uses............................................. Page 8
Sub-Section C Building Location........................................ Page 8
Sub-Section D Building Height............................................ Page 9
Sub-Section E Parking........................................................... Page 9
Sub-Section F Landscaping.................................................. Page 9
Sub-Section G Loading Areas.............................................. Page 10
Sub-Section H Storage Areas............................................... Page 10
Sub-Section I Refuse Collection Areas............................. Page 10
Sub-Section J Telephone and Electrical Service............. Page 11
Sub-Section K Signs............................................................... . Page 11
-3-
INTRODUCTION
The Corporate Plaza Planned Community District for the City of Newport Beach is a part of the
Newport Center Development in conjunction with the South Irvine Ranch General Land Use Plan
and the Newport Beach General Plan which was adopted in December 1973.
The purpose of this PC (Planned Community) District is to provide a method whereby property may
be classified and developed for commercial activity, professional, business, and medical offices.
The specifications of this district are intended to provide flexibility in both the land use and
development standards for the planned building groups.
-4-
SECTION I. STATISTICAL ANALYSIS
Corporate Plaza
1. Project Area
Gross Acreage 47.8
Net Acreage 40.4
2. Percentage of Site Coverage
a. Building Footprint 15-20
b. Parking Area 40-45
c. Landscape 40-45
3. Maximum gross building floor area shall not exceed 468,880 square feet.
4. A maximum of 79,847 gross square feet of building floor area may be allocated for
medical/dental office uses on Building Sites No. 2, 3, 8, 9, 11, 17 and 22 only. Of this
79,847 gross square feet of building floor area, Building Site No. 2 is permitted a maximum
2,100 gross square feet for medical/dental office uses, Building Site No. 3 is permitted a
maximum 3,100 gross square feet for medical/dental office uses and Building Site No. 17 is
permitted a maximum of 11,200 square feet for medical/dental office uses on the first floor
only. There are no restrictions on how the remaining 63,447 gross square feet can be
distributed among Building Sites No. 8, 9, 11 and 22. No medical/dental office uses are
permitted on any other building site.
5. The square footage of individual building sites are tentative and subject to adjustment as
long as the limitations on total development are not violated. Any adjustment in the square
footages for each building site shall be reviewed and approved by the Planning Director.
-5-
SECTION II. GENERAL NOTES
1. Grading outside an area submitted under the Planned Development Ordinance but within the
Planned Community area will be permitted upon securing of a grading permit.
2. Water within the Planned Community area will be furnished by the City of Newport Beach.
3. Sewage disposal facilities within the Planned Community will be provided by Orange
County Sanitation District No. 5.
4. The subject property is within the City of Newport Beach. The Developer will provide the
necessary flood protection facilities under the jurisdiction of the City of Newport Beach.
5. Erosion control provisions shall be carried out on all areas of the Planned Community in a
manner meeting the approval of the Director of Planning.
6. Except as otherwise stated in this Ordinance, the requirements of the Newport Beach Zoning
Code 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 Newport Beach's Uniform Building Code and the various mechanical
codes related thereto.
7. Parking lot lighting shall be subject to the review and approval of the Director of Planning.
Parking lot lighting shall be designed in a manner so as to minimize impacts on adjacent
residential areas.
8. All mechanical appurtenances on building roof tops and utility vaults shall be screened from
street level view in a manner meeting the approval of the Director of Planning.
9. Prior to the issuance of grading permits, the site shall be examined to determine the
existence and extent of archaeological and paleontological resources in accordance with
adopted City polices.
10. Any future signal light on East Pacific Coast Highway at the private street intersection will
be the responsibility of The Irvine Company.
11. The on-site parking, vehicular circulation and pedestrian circulation systems shall be
reviewed and approved by the Traffic Engineer.
12. The intersections at private streets and drives shall be designed to provide sight distance for
a speed of 30 miles per hour. Slopes, landscaping, walls and other obstructions shall be
considered in the sight distance requirements. Landscaping within the sight line shall not
exceed twenty-four inches in height. The sight distance requirement may be modified at
non-critical locations, subject to approval of the Traffic Engineer.
-6-
13. Prior to occupancy of any structures, easements for public emergency and security ingress,
egress and public utility purposes shall be dedicated to the City over all private streets.
14. Prior to issuance of a grading permit, the master plans of water, sewer and storm drain
facilities shall be reviewed and updated to current standards and any modifications or
extensions to the existing storm drain, water and sewer systems shown to be required by the
review shall be the responsibility of the developer unless otherwise provided for through an
agreement with the property owner. The review of the storm drain master plan will require
the submittal of hydrology and hydraulic studies to the Public Works Department for review
and approval. The hydrology study shall include both on-site and off-site drainage to
determine the measures necessary to protect the subject development from flooding during a
100 year storm frequency. The developer may be required to install retention basins
upstream from the proposed development or enlarge the existing downstream storm drain
system to satisfy the requirement.
15. The northerly entrance/exit on Avocado Avenue shall be designed for a right turn in and out,
ONLY. The design shall provide for an island that restricts left turns. This requirement
may be waived if the driveway lines up with the access to the parcel easterly of Avocado
Avenue and the City incurs no additional costs to relocate their proposed access to the
library site.
-7-
SECTION III. DEFINITIONS
Advertising Surface of a Sign
The total area of the face of the sign structure, excluding supports.
Area of Elevation
Total height and length of a building as projected to a vertical plane.
Setbacks from Street Corners
Setbacks from street corners shall be established as that point of intersection of the required setback
lines from access streets, prolonged to point of intersection.
Entitlement Gross Floor Area
The area of a building or portion thereof including the surrounding exterior walls.
Any finished portion of a building which measures more than 4 feet from finished floor to ceiling
and is accessible shall be included in calculations of gross floor area.
Areas utilized for stairwells and elevator shafts shall be counted towards gross floor area on only the
first level.
Parking Gross Floor Area
The area included within the surrounding exterior walls of the building or portion thereof, exclusive
of vent shafts and courts. The floor area of a building, or portion thereof, not provided with
surrounding exterior walls shall be the usable area under the horizontal projection of the roof or
floor above.
Parking Net Floor Area
The area included within the surrounding walls of a building, exclusive of vent shafts, elevator
shafts, stairways, exterior corridors or balconies, rooms containing only mechanical and electrical
equipment used for service of the building, utility shafts and parking.
Note: Exterior roofed atrium areas open on two or more sides, and exterior roofed balconies or
walkways open on one side, shall not be included in Entitlement Gross Floor Area, Parking
Gross Floor Area or Parking Net Floor Area calculations.
-8-
SECTION IV. BUSINESS, PROFESSIONAL, MEDICAL AND COMMERCIAL
A. Intent
The intent of this district is to permit the location of a combination of business, professional
and medical office uses, and light general commercial activities engaged in the sale of
products to the general public.
B. Permitted Uses
The following shall be permitted:
1. Retail sales and service of a convenience nature.
2. A maximum of 79,847 gross square feet of building floor area may be allocated for
medical/dental office uses on Building Sites No. 2, 3, 8, 9, 11, 17 and 22 only. Of
this 79,847 gross square feet of building floor area, Building Site No. 2 is permitted
a maximum 2,100 gross square feet for medical/dental office uses, Building Site No.
3 is permitted a maximum 3,100 gross square feet for medical/dental office uses and
Building Site No. 17 is permitted a maximum of 11,200 square feet for
medical/dental office uses on the first floor only. There are no restrictions on how
the remaining 63,447 gross square feet can be distributed among Building Sites No.
8, 9, 11 and 22. No medical/dental office uses are permitted on any other building
site.
3. Restaurants, including outdoor, drive-in or take-out restaurants, bars and
theater/nightclubs shall be subject to the securing of a use permit in each case.
Facilities other than indoor dining establishments or those that qualify as outdoor,
drive-in or take-out establishments shall be subject to the City of Newport Beach
regulations covering drive-in and outdoor establishments.
4. Institutional, financial and governmental facilities.
5. Civic, cultural, commercial recreational and recreational facilities.
6. Parking lots, structures and facilities.
7. Drive-up teller units, subject to the review of the on-site parking and circulation plan
by the City Traffic Engineer and approved by the Director of Planning.
C. Building Location
All buildings shall be located in substantial conformance with the approved site plan.
-9-
D. Building Height
All buildings and appurtenant structures shall be limited to a maximum height of thirty-two
(32) feet, with the exception of Building "22" which shall be permitted up to the limit
established by the sight plane and the extension of the sight plane northerly to Farallon
Drive and southerly to Pacific Coast Highway.
E. 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 common
parking area in accordance with the off-street parking requirements as follows:
1. Office Buildings: One parking space for each 250 square feet of net floor area,
except as provided herein.
PARKING REQUIREMENT FOR OFFICE BUILDINGS BASED ON SIZE OF
PARKING POOL. The parking requirement for office buildings, as specified
above, may be modified in accordance with the following schedule:
(a) For the first 125,000 sq. ft., parking shall be provided at one space per 250
sq. ft. of net floor area.
(b) For the next 300,000 sq. ft., parking shall be provided at one space per 300
sq. ft. of net floor area.
(c) Any additional floor area, parking shall be provided at one space per 350 sq.
ft. of net floor area.
For pools based on more than 425,000 sq. ft. of net floor area, the Planning
Commission may modify the parking formula by Use Permit, based on a
demonstrated formula.
F. Landscaping
Detailed landscaping and irrigation plans, prepared by a licensed landscape architect,
licensed landscaping contractor, or architect shall be reviewed by the Director of Parks,
Beaches and Recreation. In no case shall any landscaping penetrate the sight plane
ordinance established by the sight plane for Harbor View Hills.
All landscaping referred to in this section shall be maintained in a neat and orderly fashion.
-10-
1. Screening
Areas used for parking shall be screened from view or have the view interrupted by
landscaping, and/or fencing from access streets, and adjacent properties.
Plant materials used for screening purposes shall consist of lineal or grouped masses
of shrubs and/or trees.
2. Landscaping-Vehicle Separation
All landscaped areas shall be separated from adjacent vehicular areas by a wall or
curb, at least six (6) inches higher than the adjacent vehicular area.
3. Parking Areas
Trees, equal in number to one (1) per each five (5) parking stalls shall be provided in
the parking area.
G. Loading Areas
1. Street side loading shall be allowed providing the loading dock is screened from
view from adjacent streets.
H. Storage Areas
1. All outdoor storage shall be visually screened from access streets, and adjacent
property. Said screening shall form a complete opaque screen.
2. No storage shall be permitted between a frontage street and the building line.
I. Refuse Collection Areas
1. All outdoor refuse collection areas shall be visually screened from access streets, 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.
-11-
J. Telephone and Electrical Service
All "on site" electrical line (excluding transmission lines) and telephone lines shall be placed
underground. Transformer or terminal equipment shall be visually screened from view from
streets and adjacent properties.
K. Signs
1. Building Address Sign
Building address numerals shall be a maximum of two (2) feet in height and shall be
consistent with the building identification signing.
Building address number shall face the street (and/or pedestrian walkways in the
case of necessity), and be located on the building so that they are visible from
adjacent frontage roads and designated parking areas.
2. Project/Building Identification Sign
Project and/or building identification signs are permitted at major entry access drives
from adjacent frontage streets, provided that they comply with the City of Newport
Beach site distance requirement 110-L.
The identification signage is permitted in the form of a free-standing (single or
double faced) monument sign. The sign copy shall be restricted to the project or
building name and street address. Individual letter heights shall not exceed eighteen
(18) inches.
3. Tenant Identification Signs
Tenant identification signs are permitted and are divided into two (2) categories:
- Primary Tenant
- Secondary Tenant
Tenant identification signs are to be wall-mounted graphics, consisting of
individually fabricated letters. Box or "can" signs are not permitted.
The maximum number of primary tenant signs permitted on any one building
elevation is two (2).
Each secondary tenant shall be limited to one (1) identification sign.
-12-
The maximum letter height of a primary tenant sign shall not exceed twenty-four
(24) inches. The maximum letter height of a secondary tenant sign shall not exceed
sixteen (16) inches.
Sign copy shall be restricted to identification of the person, firm, company or
corporation operating the use conducted on the site.
4. General Sign Standards
a. Signs (to include all those visible from the exterior of any building) may be
lighted but no sign or any other contrivance shall be devised or constructed
so as to rotate, gyrate, blink or move in any animated fashion.
5. Temporary Signs
The following guidelines are intended to produce a consistent sign design for
temporary signs within Newport Center. All temporary signs require the approvals
of the City of Newport Beach and The Irvine Company.
Temporary signs are to identify the future site, project or facility under development
on individual project sites.
Information on this sign is limited to:
- For Sale, For Lease, Future Home of, Building/Project Name, etc.
- Type or Name of Development
- Type and Area of Space Available
- Major Tenant or Developer
- Financial Institution
- General Contractor
- Architect
- Leasing Agent
- Occupancy Date
- Phone Number
- Irvine Company or Irvine Company Project Name and Logo
Location: One temporary sign is permitted on site for each frontage street.
These signs may be single or double-faced and parallel or
perpendicular to the roadway.
Design: All temporary signs are to be built in substantial conformance to The
Irvine Company corporate design standards as shown on the
following page.
-13-
Longevity: Signs can exist from the time of lease or sale of the parcel until
construction and/or leasing of the facility is complete.
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PORT WESTBOURNE PL
DRIVEPORT MARGATE PL
PORT ABBEY PL
PORT SHEFFIELD PL
WESTDRIVEPORT DUNLEIGHCIR
PORTCARDIGANPL
PORT ALBANS PL
EASTGATEDR
PORT CHELSEA PL
PORT RAMSGATE PL
PORT PROVENCE PL
PORT WEYBRIDGE PL
PORT BRISTOL CIR
PORT CARDIFF PL
EASTFORD
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M
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DRIV
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MBORDNEWPORTROAD
HILL
PELICAN
PELICANB O N IT A
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L1
L2
M5
M4
M1
K1
M2
M6
F1
M3
D4
L3
F4
F2
K2
F3
E3
J1
G1
F9
E2
F5
K3
!74
!31
!44
!33
!34
!40
!48
!39
!72
!82
!38
!43
!35
!36
!42
!45
!41
!47
!37
!65
!32
!46 !64
!49
!50
!62
!31
!71
!74
!75
!
!!!
!
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!!!!
!
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!!!
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CR
PI
PF
RM
RS-A
PF
RM
PF
CO-R
RS-D
RS-D
RM
RM
RM
PI
MU-H3
RM
PR
RS-D
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RS-D
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RM
RM
CO-M
CO-R
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RS-DRM
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CV
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CN
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RS-D
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RM
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RM
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PF
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CM
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136 du
228 du
100 du
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0.3 0.35
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64 du
0.25
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20 /ac
61 du
0.3
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20 /ac
104 du
52 du
CO-R
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OS
245 du
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EAST
COAST
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EASTJAMBOREEROADDRCENTERNEWPORTNEWPORTCENTER
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P O RT ABERDEEN PL
PORT CARLISLE PL
PORT LERWICK PL
PORTWHITBYPLNEWPORT
PORT LAURENT PL
PORTTRINITYPL
PORT BISHOP PL
PORT SUTTON
DR
PORT CARNEY PLHILLS
PORT STANHOPE PL
PORT TIFFIN PLNEWPORTPORT RENWICK PL
PORT CARLOW PL
PORT TAGGART PL
PORT WHEELER PL
PORT KIMBERLY PL
PORT
MANLEIGHPL
H ILL S
PORTEDWARD
P
L
PORT LOCKSLEIGH PL
PORT NELSON PL
PORT CLARIDGE PL
PORT
SEABOURNE
WAY
PORT STIRLING PL
PORT ASHLEY PL
PORT CHARLES PL
PORT BARMOUTH PL
PORT WESTBOURNE PL
DRIVEPORT MARGATE PL
PORT ABBEY PL
PORT SHEFFIELD PL
WESTDRIVEPORT DUNLEIGHCIR
PORTCARDIGANPL
PORT ALBANS PL
EASTGATEDR
PORT CHELSEA PL
PORT RAMSGATE PL
PORT PROVENCE PL
PORT WEYBRIDGE PL
PORT BRISTOL CIR
PORT CARDIFF PL
EASTFORD
RD
M
ES
A
VI
E
WDRIVERESIDENCIAN
E
W
P
O
R
T
RID
G
E
DRIV
EWE
STTE R R ACE RIDGE CHA
MBORDNEWPORTROAD
HILL
PELICAN
PELICANB O N IT A
N
L1
L2
M5
M4
M1
K1
M2
M6
F1
M3
D4
L3
F4
F2
K2
F3
E3
J1
G1
F9
E2
F5
K3
STATISTICAL AREASF1, L1, L2, M1-M5
CITY of NEWPORT BEACHGENERAL PLAN
Figure LU13
Industrial Districts
Commercial Office Districts
General Commercial OfficeCO-G
Medical Commercial OfficeCO-M
Regional Commercial Office CO-R
Public, Semi-Public and Institutional
Private Institutions
Single-Unit Residential Attached
Single-Unit Residential Detached
RS-A
Residential Neighborhoods
RS-D
Two-Unit ResidentialRT
RS-A
Multiple-Unit Residential Detached
Multiple Unit Residential
RM-D
RM
Commercial Districts and Corridors
General Commercial
Recreational and MarineCommercial
Neighborhood Commercial CN
Corridor CommercialCC
CG
CV Visitor Serving Commercial
CM
Regional Commercial CR
Airport Supporting Districts
Airport Office and Supporting UsesAO
Mixed -Use Districts
Mixed Use VerticalMU-V
Mixed Use HorizontalMU-H
Mixed Use Water RelatedMU-W
IndustrialIG
Public FacilitiesPF
Open Space
PR Parks and Recreation
OS
City of Newport BeachBoundaryStatistical AreaBoundary
Land Use Delineator Line
Refer to anomaly table
F1
Tidelands and Submerged LandsTS
PI
0 1,900950 Feet
LU13_Newport_Center.mxd 09/28/2021
2008-97 GP2008-009 PA2008-182 11/24/2008 City Hall Site - Change OS to PF and create Anomaly No. 75
CC Resolution No.GPA No.Project No.Adopting Date Description
2009-3 GP2007-008 PA2007-210 01/27/2009 Big Canyon - Parcel Map on portion of golf course - Change PR to RS-D
2010-108 GP2010-008 PA2010-052 09/14/2010 Change public beach portion of the property located at 1901-1911 Bayside Drive from PF to PR
2019-75 GP2018-003 PA2018-185 08/13/2019 Change property located at 850 -856 San Clemente Drive from PI to MU-H3
2021-91 GP2020-001 PA2020-020 09/28/2021 Change property located at 150 Newport Center Drive from CO-R to RM and create Anomaly 82