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HomeMy WebLinkAboutDEVELOPMENT STANDARDS-KOLL CENTER NEWPORTPLANNED COMMUNITY DEVELOPMENT STANDARDS Koll Center Newport Newport Beach, California i 0 PLANNED COMMUNITY DEVELOPMENT STANDARDS For Koll Center Newport Ordinance No. 1449 adopted by the City of Newport Beach on August 14, 1972 (Amendment No. 313) Original draft May 5, 1972 Amendment No. (1) August 14, 1972 Amendment No. (2) August 14, 1972 Amendment No. (3) August 2, 1973 Amendment No. (4) February 7, 1974 Amendment No. (5) June 10, 1974 Amendment No. (6) May 15, 1975 Amendment No. (7) September 8, 1975 Amendment No. (8) June 28, 1976 Amendment No. (9) January 10, 1977 Amendment No. (10) July 11, 1978 Amendment No. (11) August 28, 1978 Amendment No. (12) October 19, 1978 Amendment No. (13) November 10, 1980 Amendment No. (14) March 23, 1981 Amendment No. (15) October 24, 1984 Amendment No. (16) May 14, 1984 Note: See Footnotes, Page 48 for description of amendments. CONTENTS PAGE NO. DEVELOPMENT CONSIDERATIONS 1 - 5 GENERAL NOTES 6 DEFINITIONS 7 - 8 PART I. INDUSTRIAL Section I. 9 Statistical Analysis Section II. 10 - 11 Light Industrial Permitted Uses Section III. it Industrial Service & Support Facilities Permitted Uses Section IV. 11 - 13 General Development Standards for Industry PART II. COMMERCIAL Section I. 14 - 24 Site Area and Building Area Section II. 24 - 28 Permitted Uses Section III. 28 - 31 General Development Standards for Commercial Land PART III. GENERAL PARKING REQUIREMENTS Section I. 32 - 35 PART IV. GENERAL SIGN REQUIREMENTS Section I. 36 - 39 Sign Standards Section II. 39 - 40 Sign Area 0 CONTENTS Page Two Section III. Maintenance PART V. GENERAL LANDSCAPE STANDARDS Section I. General Sta- PART VI. FOOTNOTES PART VII. ATTACHED EXI Composite Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E PAGE NO. um 0 0 PREFACE It is the intent of this Planned Community Development to provide compre- hensive zoning for what is now the Collins Radio property. Planned within this development are a hotel with banquet and convention facilities, a small retail and service center, service stations, restaurants, a site for the proposed Orange County Courthouse with the balance of the acreage developed as a business and professional office park emphasizing open space. Remaining within the park will be the existing Collins Radio facility. It will be incorporated into the park, designed as an integral element, and designated within the light industrial segment. DEVELOPMENT CONSIDERATIONS (1) This Planned Community Development is a project of The Koll Company. This area is most appropriate for commercial and light industrial uses, and therefore we submit the enclosed air traffic analysis, vehicular analysis, land use analysis and market analysis to substantiate this document. Attached drawings indicate land use, grading and roads, storm drains, water and sewer, topography and traffic analysis. The site is comprised of approximately 179.0 acres bounded on the northeast by Campus Drive, on the southeast by Jamboree Boulevard and on the west by MacArthur Boulevard. (10) In order to insure development consistent with the master plan concept a review shall be required. Prior to the issuance of any building permits a precise development plan shall be submitted by the developer to the Planning Director for review. This precise plan shall conform to the requirements of this Planned Community text and all other applicable codes and regulations and shall be approved prior to submission by The Koll Company. Included in the plan review material shall be: 1. Building Criteria a. size b. location c. height d. materials 2. Parking Criteria a. areas, including drives and accesses b. quantity c. size 3. Landscaped Areas a. setbacks b. walls c. plazas d. pools, fountains and/or other amenities 4. Signing Criteria a. location b. size c. quantity -1- 0 5. All other site improvements as directed by the Planning Director and as recommended below, Items 5a through 5e inclusive. a. Sewage System Criteria Sewage disposal facilities within the planned community area are by the City of Newport Beach. The sewer system in the vicinity of the lake should be revised to conform to the following criteria: 1. All sewer lines should be located such that they will not be under water even when the lake is at its maximum level. 2. Sewer lines shall be located in 15-foot wide (minimum) easements and must be accessible to maintenance vehicles at all times. 3. The depth of sewer lines should not exceed 15 feet, with the possible exception of joining the existing system at MacArthur Boulevard. b. Pedestrian Circulation A pedestrian sidewalk system along the public streets shall be constructed throughout the development. The adequacy of such system shall be analyzed independently of any on -site pedestrian walkway system proposed for a particular portion of the development. c. Bicycle Circulation A system of bicycle paths coordinated with the City's Master Plan of Bicycle Trails and meeting the approval of the Planning Director and the Director of Parks, Beaches and Recreation shall be developed and maintained within the planned community. d. Erosion Control Landscaping plans shall incorporate provisions for Erosion Control on all graded sites which will remain vacant for a con- siderable period of time prior to commencement of building construction. -2- e. Traffic Considerations 1. Both MacArthur Boulevard and Jamboree Boulevard shall be widened to provide for 6 through lanes, doVble left turn lanes at all intersections, and free right turning lanes at all intersections. 2. Von Karman shall be widened at the intersection with MacArthur Boulevard to provide 6 lanes. All streets on the site except for Von Karman shall be flared to provide at least 5 lanes at intersections with peripheral streets. 4. Birch Street shall be flared to 5 lanes at the intersection with Von Karman. 5. Campus Drive shall be widened to provide dual left turn lanes at Von Karman. 6. Von Karman shall be improved for its full length from MacArthur Boulevard to Campus Drive in conjunction with initial development of areas which do not take primary access from Campus Drive or Jamboree Boulevard. 7. Access rights to MacArthur Boulevard shall be dedicated to the City except for the Birch Street and Von Karman Avenue intersections. Consideration may be given to providing additional access points at a later date if more detailed traffic studies demonstrate the desirability of such addi- tional access points. Consideration shall be limited to right turn egress and right and left turn ingress. (11) 8. Traffic signals shall be constructed at the intersections of MacArthur Boulevard with Birch Street and with Von Karman Avenue when the latter two streets are opened. The developer shall be responsible for 50% of the cost of the signal at Von Karman and 50% of the cost of the signal at Birch Street. 9. A traffic signal shall be constructed at the intersection of Campus Drive and Jamboree Boulevard in conjunction with the initial stages of development. The developer shall be responsible for 25% of the cost of the signal. -3- • 0 10. A traffic signal shall be installed at the intersection of Von Karman and Birch Street, with the developer to be responsible for 100% of the cost. Construction shall be scheduled so that the signal will be completed not later than June 30, 1977. (8) 11. A traffic signal shall be installed at the intersection of Von Karman and Campus Drive, with the developer to be responsible for 50% of the cost. Construction shall be scheduled so that the signal will be completed not later than December 30, 1976. (8) A traffic signal shall be installed at the intersection of Jamboree Boulevard and Birch Street, with the developer to be responsible for 50% of the cost. Construction shall be scheduled so that the signal will be completed not later than June 30, 1977. (8) In order to accomplish the schedule for construction of these two signals, a cooperative agreement may be entered into between the developer and the City. The agreement shall provide for the developer to advance the non - developer share of the funding, if necessary; with provi- sions for reimbursement by the City. The agreement may also provide for a credit to the developer for funds advanced for the City's share of construction costs for signals constructed elsewhere in the project. (8) 12. Provision for other traffic signals shall be investigated in conjunction with the process of development at a later date. 13. Phasing of Development. 1,651,757 sq. ft. of development was existing or under construction as of October 1, 1978. The additional allowable development in the total approved development plan is 1,058,863 sq. ft. Any futher develop- ment subsequent to October 1, 1978, in excess of 30% of the additional allowable development, being 317,658 sq. ft., shall be approved only after it can be demonstrated that adequate traffic facilities will be available to handle that traffic generated by the project at the time of occupancy of the buildings involved. Such demonstra- tion may be made by the presentation of a phasing plan consistent with the Circulation Element of the Newport Beach General Plan. (12) 0 f. Airport (2) The following disclosure statement of the City of Newport Beach's policy regarding the Orange County Airport shall be included in all leases or subleases for space in the Planned Community Development and shall be included in the Covenants, Conditions and Restrictions recorded against the property. Disclosure Statement (2) The Lessee herein, his heirs, successors and assigns acknowledge that: 1. The Orange County Airport may not be able to provide ade- quate air service for business establishments which rely on such service; 2. When an alternate air facility is available, a complete phase out of jet service may occur at the Orange County Airport; 3. The City of Newport Beach may continue to oppose addi- tional commercial air service expansion at the Orange County Airport; 4. Lessee, his heirs, successors and assigns will not actively oppose any action taken by the City of Newport Beach to phase out or limit jet air service at the Orange County Airport. -5- GENERAL NOTES Water within the planned community area will be furnished by the Irvine Ranch Water District. Prior to or coincidental with the filing of any tentative map or use permit, the developer shall submit a master plan of drainage to the Director of Public Works. The height of all buildings and structures shall comply with Federal Aviation Authority criteria. Except as otherwise stated in this ordinance, the requirements of the zoning code, City of Newport Beach, shall apply. The contents of this supplemental text notwithstanding, no construction shall be proposed within the boundaries of this planned community district except that which shall comply with all provisions of the Building Code and the various mechanical and electrical codes related thereto. S:E FJ DEFINITIONS Advertising Surface: The total area of the face of the structure, excluding supports. Area of Elevation: Total height and length of a building as projected to a vertical plane. Building Line: An imaginary line parallel to the street right-of-way line specifying the closest point from this street right-of-way that a building structure may be located (except for overhangs, stairs and sunscreens). Right -of -Way Line: When reference is made to right-of-way line it shall mean the line which is then established on either the adopted Master Plan of Streets and Highways or the filed Tract Map for Minor Roads as the ultimate right-of-way line for roads or streets. Side and Front of Corner Lots: For the purpose of this ordinance, the narrowest frontage of a lot facing the street is the front, and the longest frontage facing the intersecting street is the side, irrespective of the direction in which the structures face. Sign Any structure, device or contrivance, electric or non -electric and all parts thereof which are erected or used for advertising purposes upon or within which any poster, bill, bulletin, printing, lettering, painting, device or other advertising of any kind whatsoever is used, placed, posted, tacked, nailed, pasted or othewise fastened or affixed. Commerce• All those permitted uses as specified in Section II, Group I through VII, inclusive, in this text. Commercial Land: The site area upon which any or all commercial permitted uses would exist. -7- Ll Site Area: (3) The total land area of the land described in the use or other permit, including footprint lots. Special Landscaped Street: Special landscaped streets are designated as MacArthur Boulevard, Jamboree Boulevard and Campus Drive. The landscaping requirements for special landscaped streets and for the remaining streets are described in the following text. Streets - Dedicated and Private: Reference to all streets or rights -of -way within this ordinance shall mean dedicated vehicular rights -of -way. In the case of private or non -dedicated streets, a minimum setback from the right-of-way line of said streets of ten (10) feet shall be required for all structures. Except for sidewalks or access drives, this area shall be landscaped according to the setback area standards from dedicated streets contained herein. Driveway: Vehicular access ways onto or within private property exclusive of streets, dedicated or private. A minimum separation of five (5) feet shall be maintained between all driveways and buildings. Footprint Lot: (3) The area of land required for the building pad, encompassing the peripheral area of the building. Appurtenant and contiguous to the footprint lot shall be all parking, landscape, setbacks and other areas as described and required by this text. Landscape Area: (4) The landscape area shall include walks, plazas, water and all other areas not devoted to building footprints or vehicular parking and drive surfaces. In calculating area of required landscaping any off -site landscaping such as landscaped medians or parkways in street rights -of -way shall not be included. PART I. INDUSTRIAL Section I. Statistical Analysis A. Building Sites Acreages shown are net buildable land area including landscape setbacks, within property lines. (4) Site 1 ........... 9.64 acres Site 2 ........... 15.403 acres (8) 25.043 acres (8) .... 25.043 acres (8) B. Allowable Building Area Site 1 .......... 125,000 square feet ... 2.86 acres Site 2 .......... 278,775 square feet ... 6.40 acres (8) 403,775 square feet ... 9.27 acres (8) C. Parking Criteria The following statistics are for information only. Development may include but shall not be limited to the following: To allow a basis for calculation parking was assumed to be three (3) spaces per one thousand (1000) square feet of building and at one hundred twenty (120) cars per acre. Site 1 ......... 375 cars .............. 3.12 acres Site 2 ......... 836 cars .............. 6.97 acres (8) 2� c� ..............10.09 acres (8) D. Landscaped Open Space Site is Area ............. 9.64 acres Building ......... 2.86 acres 6.78 acres Parking area ..... 3.12 acres Net Open Space ... 3.66 acres Site 2: (8) Area ............ 15.40 acres Building area .... 6.40 acres 9.00 acres Parking area ..... 6.97 acres Net Open Space ... 2.03 acres 10 Section II. Light Industrial Permitted Uses A. To allow uses primarily engaged in research activities, provided that such activities are confined within a building or buildings and do not contribute excess noise, dust, smoke, vibration, odor, toxic or noxious matter to the surrounding environment nor contain a high hazard potential, due to the matter of the product material or processes involved. Such activities may include but shall not be limited to research laboratories and facilities, developmental laboratories and facilities and compatible light manufacturing related to the following list of examples: 1. Bio-Chemical Chemical Film and Photography Medical and Dental Metallurgy Pharmaceutical X-Ray 2. Manufacture, research assembly, testing components, devices, equipment and systems and parts and com- ponents such as but not limited to the following list of examples: Coils, Tubes, Semi -Conductors Communication, Navigation Control, Transmission and Reception Equipment, Control Equipment and Systems Guidance Equipment and Systems Glass Edging, Beveling, and Silvering Data Processing Equipment and Systems Graphics, Art Equipment Metering Instruments Optical Devices, Equipment and Systems Phonographs, Audio Units, Radio Equipment and Television Equipment Photographic Equipment Radar, Infrared and Ultraviolet 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. Administrative, professional and business offices. 2. Regional or home offices of industries which are limited to a single use. -10- 3. Blueprinting, photostating, photo engraving, printing, publishing and bookbinding, provided that no on -site commercial service is associated with said uses. 4. Cafeteria, cafe, restaurant 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. Section III. Industrial Service and Support Facilities Permitted Uses (1) A. To allow a combination of general industry, business and professional offices, and industrial support activities, provided that such activities are confined within a building or buildings, and do not contribute excessive noise, dust, smoke, vibration, odor, toxic or noxious matter to the surrounding environment nor contain a high hazard potential due to the nature of the products, materials or processes involved. 1. All uses permitted under Part 1, Section II.A and Section II.B. a. Business and professional offices. b. Industrial Support Facilities, to include activi- ties limited to the sale of products or services. c. Distribution and warehousing plants. Section IV. General Development Standards for Industry A. Site Area (3) Minimum site area shall not be less than thirty thousand (30,000) square feet. Footprint lots shall have all required appurtenant areas contiguous thereto and the sum of these areas shall not be less than thirty thousand (30,000) square feet. B. Building Areas Maximum building areas shall be as noted in the Statistical Analysis, Part 1, Section I. C. Building Height Building heights of structure shall be limited to a height of thirty-five (35) feet. Exception: existing non- conforming structures. -11- D. 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. 2. Side Yard Setback Ten (10) feet, except that unsupported roofs and sun- screens 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 con- sidered side lot lines. 3. 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. 4. Footprint Lots (6) Except as required by the Uniform Building Code there shall be no additional setback requirements for buildings within footprint lots. Provided, however, that buildings within footprint lots shall be so located as to observe the setbacks from streets and existing lot lines required under Part I, Section IV.D.1, 2 and 3. E. 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, employees' vehicles, or vehicles belonging to persons visiting the subject firm. F. Signs All signing shall be as specified in the General Sign Requirements, Part IV. -12- • 0 G. Pedestrian Access (1) It is required of all developments in the industrial support facility area to submit a plan of pedestrian access to the Planning Department prior to the issuance of a building per- mit. Said plan will detail consideration for pedestrian access to the subject property and to adjacent properties, and shall be binding on subsequent development of the pro- perty. The plan shall show all interior walkways and walk- ways and all parkways in the public right-of-way, if such walkways are proposed or necessary. H. Parking All parking shall be as specified in the General Parking Requirements, Part III. I. Landscape All landscaping shall be as specified in the General Landscape Requirements, Part V. -13- PART II COMMERCIAL Section I. Site Area and Building Area Group I PROFESSIONAL & BUSINESS OFFICES Acreages shown are net buildable land area including landscape setbacks with property lines. (4) A. Building Sites (4) Total Acreage Office Acreage Site A ............ 30.939 acres* .......... 30.939 acres* Site B ...........: 43.703 acres 11 ....... 43.703 acres 11 Site C ........... 18.806 acres(10; ....... 18.806 acresRO Site D ............ 19.673 acres .......... 19.673 acres Site E ............ 2.371 acres .......... 2.371 acres Site F ............ 1.765 acres .......... 1.765 acres Site G ............ 5.317 acres 8 ........ 5.317 acres 8 22.574 acres(8 )(10)(11) 122.574 acres 8 10)(11) B. Allowable Buildinq Area Site A .......... 340,002 square feet(16) Site B .......... 963,849 square feet(13)(16) Site C .......... 674,800 square feet(10)(15) Site D .......... 240,149 square feet(8)(13) Site E .......... 32,500 square feet(4) Site F .......... 24,300 square feet(4) Site G .......... 45,000 square feet(8) 2,320,600 square feet ... 2,320,600 square feet(15) C. Statistical Analysis (4) The following statistics are for information only. Development may include but shall not be limited to the following: Story heights shown are average heights for possible develop- ment. The buldings within each parcel may vary. Assumed Parking Criteria: a. One (1) space per 225 square feet of net building area @ 120 cars per acre for Sites C, D, E, F and G. * (3)(4) In addition to 19.399 acres of office use, there is 9.54 acres for hotel and motel and 2.0 acres of lake within Office Site A. Therefore, there are 30.939 acres net within Office Site A. (3)(4)(16) -14- 0 b. One (1) space per 300 square feet of net building area @ 120 cars per acre for Sites A, B and C. (11) 1. Site A Allowable Building Area ............. 340,002 square feet(•16) Site Area ........................... 19.399 acres*(3)(4)(16) Building Height Land Coverage(16) Two story development .......... 3.90 acres Three story development .......... 2.60 acres Four story development .......... 1.95 acres Five story development .......... 1.56 acres Six story development .......... 1.30 acres Seven story development .......... 1.11 acres Eight story development .......... 0.97 acres Nine story development .......... 0.87 acres Ten story development .......... 0.78 acres Eleven story development .......... 0.71 acres Twelve story development .......... 0.65 acres b. Parking Land Covera e 1133 cars ......................... 9.44 acres 11)(16) c. Landscaped Open Space(4)(11)(16) Land Coverage Two story development ............. 6.06 acres Three story development ........... 7.36 acres Four story development ............ 8.01 acres Five story development ............ 8.40 acres Six story development ............. 8.66 acres Seven story development ........... 8.85 acres Eight story development ........... 8.99 acres Nine story development ............ 9.09 acres Ten story development ............. 9.18 acres Eleven story development .......... 9.25 acres Twelve story development .......... 9.31 acres 2. Site B Allowable Building Area ............. 963,849 square feet(13)(16) Site Area ........................... 43.703 acres(4)(11) -15- 3. Building Height Land �Cover�a ee(16) Two story development ............11 06 acres Three story development .......... 7.38 acres Four story development ........... 5.53 acres Five story development ........... 4.43 acres Six story development ............ 3.69 acres Seven story development .......... 3.16 acres Eight story development .......... 2.77 acres Nine story development ........... 2.46 acres Ten story development ............ 2.21 acres Eleven story development ......... 2.01 acres Twelve story development ......... 1.84 acres b. Parking Land Coverage(11)(13)(16) 3213 cars ........................ 26.77 acres c. LLaan_ds�ca end Open Space(II) Land Coverage(11)(13)(16) wo7 story development ............ 5.87 acres Three story development .......... 9.55 acres Four story development ........... 11.40 acres Five story development ........... 12.50 acres Six story development ............ 13.24 acres Seven story development .......... 13.77 acres Eight story development .......... 14.16 acres Nine story development ........... 14.47 acres Ten story development ............ 14.72 acres Eleven story development ......... 14.92 acres Twelve story development ......... 15.09 acres Site C (10) Allowable Building Area ............. 674,800 square feet(15) Site Area ........................... 18.806 acres(4) a. Building Height Land Coverage(15) Two story development ............. 7.75 acres Three story development ........... 5.16 acres Four story development ............ 3.87 acres Five story development ............ 3.10 acres Six story development ............. 2.58 acres Seven story development ........... 2.21 acres Eight story development ........... 1.94 acres Nine story development ............ 1.72 acres Ten story development ............. 1.55 acres Eleven story development .......... 1.41 acres Twelve story development .......... 1.29 acres b. Parking Land Coverage(15) 2249 cars ........................ 18.74 acres -16- 4. c. Landscaped Open Space Two story development ........... Three story development ......... Four story development .......... Five story development ........... Six story development ............ Seven story development .......... Eight story development .......... Nine story development ........... Ten story development ............ Eleven story development ......... Twelve story development ......... Site D .Land C_ overage(4)(15) 7 68 acres . -5.09 acres . -3.80 acres -3.03 acres -2.51 acres -2.14 acres -1.87 acres -1.65 acres -1.48 acres -1.34 acres -1.24 acres Allowable Building Area ............. 240,149 square feet(8)(13) Site Area ........................... 19.673 acres(4) Building Height Land Coverage(8)(13) Two story development ............. 2.75 acres Three story development ........... 1.84 acres Four story development ............ 1.38 acres Five story development ............ 1.10 acres Six story development ............. 0.92 acres Seven story development ........... 0.79 acres Eight story development ........... 0.69 acres Nine story development ............ 0.61 acres Ten story development ............. 0.55 acres Eleven story development .......... 0.50 acres Twelve story development .......... 0.46 acres b. Parking Land Coverage(8)(13) O1 67 cars ....................... 8.89 acres c. Landscaped Open Space Land Coverage(4)(8)(13) Two story development ............ 8.03 acres Three story development .......... 8.94 acres Four story development ........... 9.40 acres Five story development ........... 9.68 acres Six story development ............ 9.86 acres Seven story development .......... 9.99 acres Eight story development .......... 10.09 acres Nine story development ........... 10.17 acres Ten story development ............ 10.23 acres Eleven story development ......... 10.28 acres Twelve story development ......... 10.32 acres -17- 0 • Site E Allowable Building Area .............. 32,500 square feet(4) Site Area ............................ 2.371 acres(4) a. Building Height Land Coverage(4) Two story development ............. 0.37 acres Three story development ........... 0.25 acres Four story development ............ 0.19 acres Five story development ............ 0.15 acres Six story development ............. 0.12 acres Seven story development ........... 0.11 acres Eight story development ........... 0.10 acres Nine story development ............ 0.09 acres Ten story development ............. 0.08 acres Eleven story development .......... 0.07 acres Twelve story development 0.06 acres b. Parking Land Coverage(4) 41 4 cars ......................... 1.20 acres c. Landscaped Open Space(4) Land Coverage Two story development ............. 0.80 acres Three story development ........... 0.92 acres Four story development ............ 0.98 acres Five story development ............ 1.02 acres Six story development ............. 1.05 acres Seven story development ........... 1.06 acres Eight story development ........... 1.07 acres Nine story development ............ 1.08 acres Ten story development ............. 1.09 acres Eleven story development .......... 1.10 acres Twelve story development .......... 1.11 acres Site F (4) Allowable Building Area .............. 24,300 square feet Site Area ............................ 1.765 acres Building Height Land Coverage One story development ............. 0.56 acres Two story development ............. 0.28 acres Three story development ........... 0.19 acres Four story development ............ 0.14 acres b. Parking Land Coverage O1-8-cars .......................... 0.90 acres -18- c. Landscaped Open Space Land Coverage One story development ............. 0.30 acres Two story development ............. 0.58 acres Three story development ........... 0.67 acres Four story development ............ 0.72 acres 7. Site G (8) Allowable Building Area .............. 45,000 square feet Site Area ............................ 5.317 acres a. Buildinq Height Land Coverage One story development ............. 1.03 acres Two story development ............. 0.52 acres Three story development ........... 0.34 acres Four story development ............ 0.26 acres b. Parking Land Coverage 200 cars .......................... 1.67 acres c. Landscaped Open Space Land Coverage One story development ............. 2.62 acres Two story development ............. 3.13 acres Three story development ........... 3.31 acres Four story development ............ 3.39 acres Building Height Maximum building height shall ground level, and shall in no the Federal Aviation Authority Conclusions The preceeding figures height of the building increases. Group II. HOTEL & MOTEL (1) A. Building Sites not exceed twelve (12) stories above way exceed the height limits set by for Orange County Airport. indicate that within a fixed maximum density as the increases the resulting open landscaped area also For the purposes of this statistical analysis, 9.54 acres have been allotted for hotel and motel development. This acreage is for statistical purposes only. It is necessary to allot a specific acreage within this analysis to secure office building densities within their specific parcels. Development may include but shall not be limited to this acreage. The hotel and motel site size shall be determined at the time a use permit is secured. -19- 0 B. Building Height Maximum building height shall not exceed height limits set by the Federal Aviation Authority for Orange County Airport. Group III. COURT HOUSE A. Building Site Site 1: 7.80 acres ................ 7.80 acres B. Building Area Site 1: 90,000 square feet ............ 90,000 square feet The following statistics are for information only. Development may include but shall not be limited to the following. C. Parkin 400 Cars .............................. 3.33 acres D. Landscaped Open Space Land Coverage Two story development ................. 3.44 acres Three story development ............... 3.78 acres Four story development ................ 3.95 acres Five story development ................ 4.06 acres Six story development ................. 4.13 acres E. Building Height Maximum building height shall not exceed height limits set by the Federal Aviation Authority for Orange County Airport. Group IV. SERVICE STATIONS A. Building Sites (4)(5)(11) Site 3: 1.765 acres ................. 1.765 acres Service station site 3 shall be located within Office Site F and shall not exceed 1.765 acres in size. Any portion or all of Site 3 not utilized for service station use shall revert to either professional and business office use or restaurant use. (4) -20- 0 Group V. RESTAURANTS (1)(4) A. Building Sites Maximum acreages for Site 1 and Site 2 shall not exceed 2.5 acres. Maximum acreage for Site 3: 1.765 acres. Maximum acreages for Sites 4 and 5 shall not exceed 3.0 acres. Maximum acreage for Sites 6 and 7 shall not exceed 2.2 acres. (8) (The following acreages are for information only.) Site 1 ....................... 1.25 acres Site 2 ....................... 1.25 acres Site 3 ....................... 1.765 acres Site 4 ....................... 1.50 acres Site 5 ....................... 1.50 acres Site 6 ....................... 1.50 acres(8) Site 7 ....................... 0.70 acres(8) 9.465 acres ......... 9.465 acres Site 1 located within Office Site "A". (1)(3)(16) Site 3 located within Office Site "P . (4) Sites 2, 4 and 5 located within Office Site "B". (4)(16) Sites 6 and 7 located within Office Site "G". (8) Any portion or all of the restaurant acreage for Sites 1, 2, 4, 5, 6 or 7 not utilized for that purpose shall revert to professional and business office use. Any portion or all of the restaurant acreage for Site 3 not utilized for that pur- pose shall revert to either professional and business office use or service station use. (4)(8) The following statistics are for information only. Development may include but shall not be limited to the following. B. Building Area (4) Site 1 ........ 5,000 sq. ft. Site 2 ........ 5,000 sq. ft. Site 3 ........ 10,000 sq. ft. Site 4 ........ 7,000 sq. ft. Site 5 ..... 7,000 sq. ft. Site 6 (8).... 7,000 sq. ft. Site 7 (8) .... 3 000 sq• ft. 44,000 sq. ft. .... 0.11 acres .... 0.11 acres .... 0.22 acres .... 0.16 acres .... 0.16 acres .... 0.16 acres ... 0.07 acres .... 0.99 acres ... 0.99 acres(8) -21- 0 C. Parking Criteria: 300 occupants/10,000 sq. ft. 1 space/3 occupants and 120 cars per acre. Site 1 ........ 50 cars .......... 0.42 acres Site 2 ........ 50 cars .......... 0.42 acres Site 3 ........ 100 cars .......... 0.84 acres Site 4 ........ 70 cars .......... 0.58 acres Site 5 ........ 70 cars .......... 0.58 acres Site 6 (8) .... 70 cars .......... 0.58 acres Site 7 (8) .... 30 cars .......... 0.25 acres 44 scars .......... 3.67 acres ..... 3.67 acres(8) D. Landscaped Open Space (4) Site 1 ........ 0.72 acres Site 2 ........ 0.72 acres Site 3 ........ 0.70 acres Site 4 ........ 0.76 acres Site 5 ........ 0.76 acres Site 6 (8) .... 0.76 acres Site 7 (8) .... 0.38 acres .80 acres ......................... 4.80 acres(8) E. Building Height Building height of structures shall be limited to a height of thirty-five (35) feet. Group VI. RETAIL & SERVICE CENTER A. Building Site (4)(5) Site 1 ........ 5.026 acres Site 2 ........ 1.500 acres 6.526 acres ........................ 6.526 acres Site 2 shall be located within Office Site "B". Any portion or all of the retail and service Site 2 acreage not utilized for that purpose shall revert to professional and business office use. (4)(16) -22- 0 B. Allowable Building Area (5) * Retail Site No. 1 ...... 102,110 sq.ft.(14) Retail Site No. 2 ...... 10,000 sq. ft. * Retail Site No. i (sq. ft.) Parcel Existing 30% 70% Total Parcel 1, R/S 588 (R) 8,200 (R) 10,198 (R) 23,794 (R) 42,192 (0) 0 (0) 3,164 (0) 7,384 (0) 10,548 Parcel 3, A/S 506 (R) 0 (R) 0 (R) 0 (R) 0 (0) 0 (0) 22,000 (0) 0 (0) 22,000 Parcel 4, R/S 506 (R) 4,115 (R) 5,334 (R) 12,447 (R) 21,896 (0) 0 (0) 1,642 (0) 3,832 (0) 5,474 Subtotal 12,315 (R) 15,532 (R) 36,241 (R) 64,088 0 (0) 26.806 (0) 11.216 (0) 38.022 Total 12,315 42,338 47,457 102,110(14) (R) = Retail (0) = Office C. Landscape Area (5) Twenty-five (25) percent of the 5.026 acres constituting retail and service center Site No. 1 shall be developed as landscape area. If twenty-five (25) percent of the 5.026 acreas constituting retail and service center Site No. 1 is not developed as landscape area, a specific site plan shall be submitted to the City of Newport Beach Planning Commission for approval prior to the issuing of a building permit. D. Statistical Analysis (5) The following statistics are for information only. Development may include but shall not be limited to the following. Assumed parking criteria: One (1) space per 200 square feet of net building area at 120 cars per acre. -23- 1. Site 1 Allowable Building Area ............. 102,110 sq. ft.(14) Site Area ........................... 5.026 acres a. Building Height (14) Two story development ............. 1.17 acres Three story development ........... 0.78 acres Four story development ............ 0.59 acres Five story development ............ 0.47 acres b. Parkin (14) 460 cars .......................... 3.83 acres c. Landscaped Open Space (14) Two story development ............. 0.03 acres Three story development ........... 0.87 acres Four story development ............ 0.61 acres Five story development ............ 0.73 acres 2. Site 2 Allowable Building Area ............... 0.23 acres Site Area ............................. 1.50 acres a. Building Height One story development ............. 0.23 acres b. Parking 50 cars ........................... 0.42 acres c. Landscaped Open Space One story development ............. 0.85 acres E. Building Height Building height of structures shall be limited to a height of thirty-five (35) feet above mean existing grade as shown on Exhibit "B". (5) 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. -P4-. 0 A. Professional Offices similar in nature to but not limited to The following: 6 1. Accountants 2. Attorneys 3. Doctors, dentists, optometrists, oculists, chiropractors and others licensed by the State of California to practice the healing arts. 4. Engineers, architects, surveyors and planners. B. Business Offices similar in nature to but not limited to the following: 6 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. Advertising agencies Banks Economic consultants Employment agencies Escrow offices Insurance agencies Laboratories: a. Dental b. Medical c. X-Ray d. Bio-chemical e. Film, wholesale only f. Optometrical Stockbrokers Studios for interior decorators, and draftsmen. Telephone answering services photographers, artists Tourist information and travel agencies C. Hotel and Motel (1) To allow for the location within Office Site "A" of a hotel or motel development, subject to a use permit. D. Restaurants subject to the securing of a use permit in each case. (1)(3)(4)(7) 1. To allow within Office Site "A" the location of two (2) restaurant sites. Specific location to be determined at a later date. The sites shall be developed from the 30.939 acres allowable for Office Site "A". All other acreages shall be adjusted and shall not increase or decrease the professional and business offices allowable building area for the site. -25- * (4) * 2. To allow within the 42,709 acres of Office Site "B" two (2) restaurant sites. 3. To allow within the 1.765 acres of Office Site "F" two (2) restaurant sites. Specific location of these sites to be determined at a later date. All other acreage shall be adjusted and shall not increase or decrease the pro- fessional and business offices allowable building area for the site. 4. To allow within the 5.317 acres of Office Site "G" two (2) restaurant sites. Specific location of these sites to be determined at a later date. All other acreage shall not increase or decrease the professional and busi- ness offices' allowable building area for the site. (8) * E. Private Athletic Club (4) To allow within Office Site "B" one (1) athletic club site. Specific location to be determined at a later date. F. Service Station (4) To allow within Office Site "F" one (1) service station site. Specific location to be determined at a later date. All other acreages shall be adjusted and shall not increase or decrease the professional and business office allowable building area for the site. If restaurant or athletic club uses are developed, the allowable building area for Office Site "B" shall be restricted by one of the following conditions: 1. The 963,849 square feet of allowable building area shall not increase or decrease so long as twenty-five (25) percent of the 41.969 acres constituting Office Site "B" is developed as landscaped area. (16) 2. If twenty-five (25) percent of the 42.709 acres constituting Office Site "B" is not developed as landscape area, the 963,849 square feet of allowable building area shall be reduced by the gross building area of the restaurants and/or private athletic club. The allowable building area shall be further reduced by the number of additional parking spaces required to support a restaurant or an athletic club beyond what would be required for an equivalent area of office use. The reduction shall be 225 square feet per additional space. (16) -26- 0 Group II. HOTEL AND MOTEL (1) Subject to a use permit. Group III. COURT HOUSE State, County and/or City facilities. Group IV. SERVICE STATIONS & MECHANICAL CAR WASH (4) A. Service stations subject to the City of Newport Beach service station standards. B. Mechanical car wash, subject to a use permit. Mechanical car wash shall only be allowed in conjunction with or in lieu of a permitted service station use. Group V. RESTAURANTS (7) A. Restaurants, including outdoor, drive-in or take-out restaurants, shall be subject to the securing of a use permit in each case. Facilities other than indoor dining establish- ments 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. Group VI. RETAIL & SERVICE CENTER (1) A. Permitted Utes 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 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 and service center. b. Outdoor, drive-in or take-out restaurants shall be subject to a use permit and shall be governed by Chapter 20.53 of the Newport Beach Municipal Code. 2. Barber shop and beauty parlor 3. Book and stationery store 4. Blueprinting and photostatics -27- L 5. Camera shop 6. Delicatessen store 7. Florist 8. Shoe store or repair shop 9. Tailor 10. Tobacco store 11. Office equipment rentable and repair 12. Pharmacies 13. Tourist information, travel agencies, and ticket reser- vation services, but not to include any airline terminal services or facilities for the transport of passengers, baggage, or freight. (1) 14. Athletic club or health clubs (5) * 15. Professional and Business Offices (5) 16. Other uses similar to the above listed. Group VII. LODGE HALLS PRIVATE CLUBS, ATHLETIC CLUBS, UNION HEADQUARTERS (1)(4) Section III. General Development Standards for Commercial Land A. Site Area Minimum site area shall not be less than thirty thousand (30,000) square feet. Footprint lots shall have all required appurtenant areas contiguous thereto and the sum of these areas shall not be less than thirty thousand (30,000) square feet. (3) * To allow, in addition to the two million square feet of professional and busi- ness office use permitted elsewhere in the text, a maximum of 20,000 net square feet of professional and business office use within Retail and Service Center Site 1. (5) -P8- 0 • 91 C. Exception: (9) The Planning Commission may authorize an exception to the minimum site area. Application for any such exception shall be made at the time of the filing of a tentative map by the applicant. In order for an exception to be granted, the Planning Commission shall find the following facts with respect thereto: 1. That the granting of the exception will not be detrimen- tal 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. Building Area Maximum building area for professional and business offices shall be as noted in Site Area and Building Area, Part II, Section I, Group 1.B. Parking basements or parking struc- tures shall not be calculated as building area; however, said structures shall be used only for the parking of company vehicles, employee vehicles, or vehicles belonging to persons visiting the subject firm. (4) Setbacks All setbacks shall be measured from the property line, for the purpose of this ordinance, a street side property line is that line created by the ultimate right-of-way of the fron- tage street. 1. front Yard Setback (10) Thirty (30) feet minimum; except that unsupported roofs or sunscreens may project six (6) feet into the setback area. The setback for Site C from MacArthur Boulevard would be at least thirty-six (36) feet except that unsup- ported roofs or sun -screens may project six (6) feet into the setback. 2. Side Yard Side yard setbacks will be required only when any one of the following conditions exist: Corner Lot: Thirty (30) feet (street side setback only), except that unsupported roofs and sunscreens may project three (3) feet into setback area. -29- 0 D. F. b. Where property abuts other than commercially zoned property, a ten (10) foot setback is required. Unsupported roofs and sunscreens may project three (3) feet into the setback area. 3. Rear Yard None required except on a through -lot in which case the required front yard setback shall be observed. 4. Footprint Lots (6) Except as required by the Uniform Building Code, there shall be no additional setback requirements for buildings within footprint lots. Provided, however, that buildings within footprint lots shall be so located as to observe the setbacks from streets and existing lot lines required under Part II, Section III, C.1, 2 and 3. Loading Areas 1. Street side loading on other than special landscaped street 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. Storage Areas 1. All outdoor storage shall be visually screened from access streets, freeways and adjacent property. Said screening shall form a complete opaque screen up to a point eight (8) feet in vertical height, but need not be opaque above that point. 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. Refuse Collection Areas 1. All outdoor refuse collection areas shall be visually screened from access streets, freeways and adjacent pro- perty. Said screening shall form a complete opaque screen. -30- 2. No refuse collection area shall be permitted between a frontage street and the building line. G. Telephone and Electrical Service All "on -site" electrical lines (excluding lines in excess of 12 KV) and telephone lines shall be placed underground. Transformer or terminal equipment shall be visually screened from view from streets and adjacent properties. H. Pedestrian Access (1) It is required of all developments in the commercial areas to submit a plan of pedestrian access to the Planning Department prior to the issuance of building permits. Said plan will detail consideration for pedestrian access to the subject property and to adjacent properties and shall be binding on subsequent development of the property. The plan shall show all interior walkways and all walkways in the public right- of-way, if such walkways are proposed or necessary. I. Parking All parking shall be as specified in the General Parking Requirements, Part III. All signing shall be as specified in the General Sign Requirements, Part IV. K. Landscape All landscaping shall be as specified in the General Landscape Requirements, Part V. -31- PART III. GENERAL PARKING REQUIREMENTS Section I. A. Adequate off-street parking shall be provided to accommodate all parking needs for the site. The intent is to eliminate the need for any on -street parking. Required off-street parking shall be provided on the site of the use served, or on a contiguous site, or within three hundred (300) feet of the subject site. Where parking is provided on other than the site concerned, a recorded docu- ment shall be approved by the City Attorney and filed with the Building and Planning Departments and signed by the owners of the alternate site stipulating to the permanent reservation of use of the site for said parking. B. Parking requirements for specific sites shall be based upon the following parking criteria. All parking shall be deter- mined based upon building type and the area within allotted to the following functions. 1. Business & Professional Offices One (1) space for each 225 square feet of net floor area. The parking requirement may be lowered to one (1) space for each 250 square feet of net floor area upon review and approval of the modification committee. Compact parking stalls shall not exceed twenty-five (25) percent of the total number of required parking spaces. The number and design of compact parking stalls shall be reviewed and approved by the Planning Director. (11) Exception: (11) Buildings based on Parking vo_oi. ine parking require ments for office buildings within a contiguous office site may be modified in accordance with the following schedule when the net building area or areas served exceeds 100,000 square feet. a. For the first 125,000 square feet, parking shall be provided at one space per 250 square feet of net floor area. b. For the next 300,000 square feet, parking shall be provided at one space per 300 square feet of net floor area. -32- 0 c. Any additional floor area, parking shall be provided at one space per 350 square feet of net floor area. d. For pools based on more than 425,000 square feet of net floor area, the Planning Commission may modify the parking formula by use permit, based on a demonstrated formula. Medical & Dental Offices Five (5) spaces for each doctor or one (1) space for each 200 square feet of gross floor area, whichever is greater. 3. Manufacture, Research and Assembly 0 5. 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. Lod a Halls Private Clubs Athletic Clubs Union Headquarters 1 4 5 a. One (1) space for each 75 square feet of gross floor area plus one (1) space for each 250 square feet of gross office floor area. b. Specific parking requirements shall be developed for private clubs or athletic clubs based upon functions and occupancies within this use. Parking shall be in conformance to existing City of Newport Beach requirements for said occupancies, or at a -33- 0 demonstrated formula agreeable to the Planning Director.(4) In the event that private clubs or ath- letic clubs are converted to another use parking requirements for the new use shall be subject to review by the Planning Director. (5) 6. Restaurants Outdoor Drive -In and Take -Out Restaurants (7) a. Restaurant parking shall be in accordance with Section 20.38.030 (d) of the Newport Beach Municipal Code, except as noted under "b" and "c" below. * b. Restaurants, other than outdoor, drive-in or take-out restaurants, within retail and service centers (1) shall provide one (1) space for each 200 square feet of net floor area and one (1) loading space for each 10,000 square feet of gross floor area, to the extent that the net floor area of all restaurants does not exceed twenty (20) percent of the net floor area of the retail and service center. In the event that any restaurant causes the total of all restaurant uses in the retail and service center to exceed the twenty (20) percent limitation noted above, that entire restaurant and any subsequent restaurants shall pro- vide parking as noted under "a" above. c. Parking for outdoor, drive-in and take-out restaurants shall be provided in accordance with Section 20.53.060 of the Newport Beach Municipal Code. 7. Commercial Retail and Service Center (5) One (1) space for each 200 square feet of net floor area. One (1) loading space for each 10,000 square feet of gross floor area. Professional and business office parking shall be provided per Part III, Section I.B.I. Athletic or health club parking shall be provided per Part III, Section I.B.5b. 8. Hotels and Motels One (1) space for each guest unit plus employees' parking on a demonstrated formula. Parking for restaurants, bars, banquet rooms, retail shops or service stores shall be as specified in the above applicable section or on a demonstrated formula acceptable to the Planning Director. * Professional and business office net floor area shall be included in this provision. Athletic and health club net floor area shall be excluded from this provision. (5) -34- 0 Court House Specific parking requirements shall be developed based upon functions and occupancies within this zone. Parking shall be in conformance to existing City of Newport Beach requirements for said occupancies, or at a demonstrated formula agreeable to the Planning Director. PART IV. GENERAL SIGN REQUIREMENTS Section I. Sign Standards A. Signs visible from the exterior of any building may be lighted, but no signs or any other contrivance shall be devised or constructed so as to rotate, gyrate, blink or move in any animated fashion. B. Signs shall be restricted to advertising only the person, firm, company or corporation operating the use conducted on the site or the products sold thereon. C. A wall sign with the individual letters applied directly shall be measured by a rectangle around the outside of the let- tering and/or the pictorial symbol and calculating the area enclosed by such line. D. All signs attached to the building shall be surface mounted. Group I. PERMANENT IDENTIFICATION SIGNS A. Ground Signs Ground signs shall not exceed four (4) feet above grade in vertical height. Also, ground signs in excess of one hundred and fifty (150) square feet in area (double face) shall not be erected in the first twenty (20) feet, as measured from the property line, of any street side setback. Said sign shall not exceed a maximum area of two hundred (200) square feet. B. Wall Signs In no event shall an identification sign placed on a wall comprise more than ten (10) percent of the area of the eleva- tion upon which the sign is located. Said signs shall be fixture signs. Signs painted directly on the surface of the wall shall not be permitted. 1. The following exceptions apply to industrial zoning only. In the instance of a multiple tenancy building, each indi- vidual industry may have a wall sign over the entrance to identify the tenant. Said sign shall give only the name of the company and shall be limited to six (6) inch high letters. Said signs must be oriented toward the parking or pedestrian area for that building and shall not exceed a maximum area of five (5) square feet.. -36- Group II 2. Fascia mounted identification signs limited to two (2) facades for each building and structure. No sign shall exceed an area equal to one and one-half (1-1/2) square feet of sign for each one (1) foot of lineal frontage of the building or store. However, no sign shall exceed two hundred (200) square feet in area per face. 3. The following exceptions apply to Professional and Business Offices and Retail and Service Center uses only. In the instance of a multiple tenancy building, each individual ground floor business may have signing in addition to permitted Building Identification signs. (6) Each individual ground floor business shall be limited to one (1) sign per frontage not to exceed two (2) signs per business. Said signs shall not be located above the ground floor fascia. No sign shall exceed an area equal to ten (10) percent of the business face upon which it is located. However, no sign shall exceed thirty-five (35) square feet in area. (6) In no event shall there be more than three (3) permitted ground floor wall signs per building for Professional and Business Offices. (6) C. Pole Signs One (1) identification pole sign per site will be allowed for the following commercial businesses only: a. Restaurant b. Cocktail lounge and/or bar c. Hotel If a pole sign is utilized, it shall be in lieu of other identification signs allowed by ordinance. Pole signs shall be limited to maximum height of twenty (20) feet and a maxi- mum area of fifty (50) square feet per face, double faced. TEMPORARY IDENTIFICATION SIGNS A. The following signs shall conform to all requirements for "Ground Signs", Section I, Group I, Item A with General Sign Standards above unless specifically limited below. -37- r] Group III. 1. Sale or Lease Sign A sign, advertising th shall be permitted in in this section. Said area of forty (40) squ 2. Construction Sign e sale, lease or hire of the site addition to the other signs listed sign shall not exceed a maximum are feet. One (1) construction sign denoting the architects, engi- neers, contractor, and other related subjects, shall be permitted upon the commencement of construction. Said sign shall be permitted until such time as a final inspection of the building(s) designates said structure(s) fit for occupancy, or the tenant is occupying said building(s), whichever occurs first. Said sign shall not exceed a maximum area of forty (40) square feet. 3. Future Tenant Identification Sign A sign listing the name of future tenant, responsible agent or realtor, and identification of the industrial complex shall be permitted. Said sign will be permitted until such time as a final inspection of the building(s) designates said structure(s) fit for occupancy or tenant is occupying said building(s), whichever occurs first. Said sign shall not exceed a maximum area of forty (40) square feet. 4. Directional Signs Signs used to give directions to traffic or pedestrians or give instructions as to special conditions shall not exceed a total of six (6) square feet (double face) in area and shall be permitted in addition to the other signs in this section. 5. Exceptions Group II.A.1, 2 and 3; this information may be grouped on a single sign when the aggregate surface area does exceed the summation of the individual areas for each use. This area may be distributed on all surfaces of the sign. This sign may not exceed four (4) feet above grade. SPECIAL PURPOSE SIGNS A. The following permanent signs shall be permitted. IRM 1. Permanent Directional Sign Signs used to give directions to traffic or pedestrians as to special conditions shall not exceed a total of six (6) square feet in area per face, double faced and shall be permitted in addition to other signs permitted in these standards. 2. Community Directional and/or Identification Sign Permanent directional and identification signs, not exceeding two hundred fifty (250) square feet (per face), shall be permitted but subject to use permit. Section II. Sign Area A. Industrial The following shall apply to Permitted Uses, Part 1, Section II. Only one (1) single faced or double faced sign shall be per- mitted 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. Sign limited to two (2) facades. B. Industrial Support Facil The following shall apply to Permitted Uses, Part I, Section III. No sign shall exceed an area equal to one and one-half (1-1/2) square feet of sign for each one (1) foot of lineal frontage of the building. However, no sign shall exceed two hundred (200) square feet in area per face. C. Commercial The following shall apply to Permitted Uses, Part II, Section II, Groups II, III, V and VI. Building identification shall be limited to a single entity. Building identification signs shall have an area not to exceed one and one-half (1-1/2) square feet of surface for -39- each one (1) foot of lineal frontage of building. However, no sign shall exceed two hundred (200) square feet per face. Building identification signs shall be limited to two (2) facades. D. Business and Professional Offices The following shall apply to Permitted Uses, Part II, Section II, Group I. Building identification shall be limited to a single entity. Building identification signs shall have an area not to exceed one and one-half (1-1/2) square feet of surface for each one (1) foot of lineal frontage of building. However, no sign shall exceed two hundred (200) square feet per face. Building identification signs shall be limited to two (2) facades. Section III. Maintenance All signs indicated in this section shall be maintained in a neat and orderly fashion. Periodic inspection shall be made as directed by the Planning Director, City of Newport Beach or his designated agent. s ,R 0 • PART V. GENERAL LANDSCAPE REQUIREMENTS Section I. General Statement (1) Detailed landscape and irrigation plans, prepared by a registered Architect or under the direction of a Landscape Architect, shall be submitted to and approved by the Planning Director and the Director of Parks, Beaches and Recreation prior to issuance of a building permit and installed prior to issuance of Certificate of Use and Occupancy. Landscape in the public way shall be installed per plans and specifications approved by the Parks, Beaches and Recreation Director and in accordance with Parks, Beaches and Recreation Standards. All landscaping in this section shall be maintained in a neat and orderly fashion. Periodic inspections will be made as directed by the Planning Director and reports submitted with regard to the condition of maintenance. If suggestions of improvement are made and which are in the realm of the Maintenance Standards, the work shall be corrected within thirty (30) days of receipt of the report. A. Maintenance All planting areas to be kept free of weeds and debris. 2. Lawn and ground covers to be kept trimmed and/or mowed regularly. 3. All plantings to be kept in a healthy and growing con- dition. Fertilization, cultivation and tree pruning are to be carried out as part of regular maintenance. 4. Irrigation systems are to be kept in working condition. Adjustment and cleaning of system should be a part of regular maintenance. 5. Stakes, guys and ties on trees should be checked regu- larly for correct function; ties to be adjusted to avoid creating abrasions or girdling to the stems. 6. Damage to plantings created by vandalism, automobile or acts of nature shall be corrected within thirty (30) days. -41- 0 • FIR C. Front Yard Setback Area General Statement Landscaping in these areas shall consist of an effective combination of street trees, trees, ground cover and shrubbery. All unpaved areas not utilized for parking shall be landscaped in a similar manner. Full coverage of ground cover to be expected in a minimum of three (3) months. 2. Special Landscaped Street The entire area between the curb and the building setback line shall be landscaped, except for any driveway in said area. Tree size to be no less than 24 inch box. 3. Other Streets The entire area between the curb and a point ten (10) feet back in the front property line shall be landscaped except for any driveway in said area. Tree size to be no less than 24 inch box. Side Yard and Rear Yard 1. General Statement All unpaved areas not utilized for parking and storage, shall be landscaped utilizing ground cover and/or shrub and tree materials. 2. Undeveloped Areas Undeveloped areas proposed for future expansion shall be maintained in a weed free condition, but need not be landscaped. 3. Screening Areas used for parking shall be screened from view or have the view interrupted by landscaping and/or fencing from access streets, freeways and adjacent properties. Plant materials used for screening purposes shall consist of lineal or grouped masses of shrubs and/or trees of a sufficient size and height to meet this requirement when initially installed. -42- D. F G. 4. Boundary Areas Boundary landscaping is required on all interior property lines. Said areas shall be placed along the entire length of these property lines or be of sufficient length to accommodate the number of required trees. Trees, equal in number to one (1) tree per twenty-five (25) lineal feet of each property line, shall be planted in the above defined areas in addition to required ground cover and shrub material. Minimum width of property line landscaping shall be three (3) feet. All landscaped areas shall be separated from adjacent vehicular areas by a wall or curb, at least six (6) inches higher than the adjacent vehicular area. Parking Areas Trees, equal in number to one (1) per each five (5) parking stalls, shall be provided in the parking area. Planting area around buildina shall not be included in parking area. Planting of trees may be in groups and need not necessarily be in regular spacing. Sloped Banks All sloped banks greater than 5 to 1, or six (6) feet in ver- tical height and adjacent to public right-of-way shall be stabilized, planted and irrigated with full coverage in accordance with plans submitted and approved by Planning Director. Loading Areas 1. Street side loading on other than special landscaped streets, shall be allowed providing the loading dock is set back a minimum of seventy (70) feet from the street right-of-way line or one hundred ten (110) feet from the street center line, whichever is greater. Said loading area must be screened from view from adjacent streets. Storage Areas 1. All outdoor storage shall be visually screened from access streets, freeways and adjacent property. Said screening shall form a complete opaque screen up to a point eight (8) feet in vertical height but need not be opaque above that point. 2. Outdoor storage shall be meant to include all company owned and operated motor vehicles, with the exception of passenger vehicles. -43- 0 • 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 pro- perty. Said screening shall form a complete opaque screen. 2. No refuse collection area shall be permitted between a frontage street and the building line. 3. Minimum width for landscaping shall be three (3) feet around refuse collection areas. I. Telephone and Electrical Service All "on -site" electrical lines (excluding lines in excess of 12 KV) and telephone lines shall be placed underground. Transformer or terminal equipment shall be visually screened from view from streets and adjacent properties, or an approved method of display. J. Pedestrian Access (1) It is required of all developments in the commercial areas to submit a plan of pedestrian access to the Community Development Department prior to the issuance of building per- mits. Said plan will detail consideration for pedestrian access to the subject property and to adjacent properties, and shall be binding on subsequent development of the pro- perty. The plan shall show all interior walkways and all walkways in the public right-of-way, if such walkways are proposed or necessary. K. Landscape Plant Vocabulary (1) It is the intent of this standard to provide flexibility and diversity in plant selection yet maintain a limited variety to give greater unity to the development. At the direction of the Director of Community Development and the Director of Parks, Beaches and Recreation, material lists and a street tree master plan shall be developed to aid in this development. All trees occurring in the ten (10) foot setback shall be no less than 24 inch box. The parking lot trees shall be no less than fifteen (15) gallon size. 0 t Shrubs to be planted in containers shall not be less than one (1) gallon size. Ground covers will be planted from one (1) gallon containers or from root cuttings. Every effort should be made to avoid using plants with in- vasive and shallow root systems with fruit that would stain paving or automobiles. L. Earth berms shall be rpunded and natural in character, designed to obscure automobiles and to add interest to the site. In cases where the ratio of width and height of berm creates a bank greater than 3 to 1, shrubs or,walls can be. used as shown in illustration (b)(c). Wheel stops shall be so placed that damage to trees, irrigation units and shrubs is avoided. BERMS a) b) ,0 Z M WHEEL STOP 3 0$ Y Q d -45- • M. Trees in parking lots should be limited in variety. Selection should be repeated to give continuity. Regular spacing is not required and irregular groupings may add interest. Care should be exercised to allow plants to grow and maintain their ultimate size without restriction. PARKING LOT TREES a) c) • N. Storage areas are to be provided with an opaque screen up to a point of eight (8) feet in vertical height. Combination of plantings can be used to further soften hard 'materials and give a continuity to planting. SCREEN WALL cc SCREEN 0 cc —47— 0 • PART VI. FOOTNOTES (1) Planned Community Text revision incorporating Planning Commission revi- sions and conditions of approval. (2) Planned Community Text revision incorporating City Council conditions of approval as adopted by the City of Newport Beach. (Amendment No. 313, adopted August 14, 1972). (3) Planned Community Text revision July 6, 1973 incorporating the addition of footprint lots and the addition of two (2) restaurant sites within Office Site "A". (Amendment No. 381, adopted August 2, 1973). (4) Planned Community Text revision (Amendment No. 420, adopted February 7, 1974) incorporating the following changes: a. Revised Planned Community Text site acreage figures to conform with the recorded tract map. b. Revised Exhibit "A" (land use map) to conform to recorded tract map. c. Changed the size of Office Site "E" and created one parcel of land comprised of Restaurant Site No. 3, Service Station Site No. 3 and the residual of Office Site "E". This new site is designated as Office Site "F". d. Revised Retail and Service Site No. 2 from a specific location to a floating location within Office Site "A". e. Added mechanical car wash subject to a use permit as a permitted use on the service station sites. f. Added private clubs or athletic clubs as a permitted use on Office Site "B". g. Made provisions for three (3) additional restaurant sites, two sites within Office Site "B" and one site within Office Site "F". (5) Planned Community Text revision (Amendment No. 430, adopted June 10, 1974) incorporating the following changes: a. Eliminated Service Station Site No. 2. b. Added health or athletic club as a permitted use within the Retail and Service Center sites. c. Added Professional and Business Office as a permitted use within the Retail and Service Center sites. d. Added a minimum twenty-five (25) percent landscape requirements or site plan approval by the Planning Commission to the development requirements of Retail Site No. 1. -48- 0 • (6) Planned Community Text revision (Amendment No. 444, adopted May 15, 1975) incorporating the following changes: a. Clarified the setback requirements for buildings within footprint lots. b. Clarified Professional and Business Office permitted uses. c. Added signing provision for ground floor businesses in multi -tenant building. (7) Planned Community Text revision (Amendment No. 451, adopted September 8, 1975) incorporating the following changes: a. Added the requirement that all restaurants shall be subject to the securing of a use permit with the exception of certian restaurant uses within Retail and Service Centers. (8) Planned Community Text revision (Amendment No. 466, adopted June 28, 1976) incorporating the following changes: a. Changed the size of Light Industrial Site No. 2. b. Created Professional and Business Office Site "G". c. Made provisions for two (2) restaurant sites within Office Site "G". d. Reduced the allowable buildng area of Office Site "D". e. Amended the construction time table for traffic signals. (9) Planned Community Text revision (Amendment No. 475, adopted January 10, 1977) incorporating the following changes: a. Established guidelines for an exception to the minimum site area. (10) Planned Community Text revision (Amendment No. 505, adopted July 11, 1978) incorporating the following changes: a. Increased the site area of Professional and Business Office Site "C". b. Increased the allowable building area of Professional and Business Office Site "C". (11) Planned Community Text revision (Amendment No. 508, adopted August 28, 1978) incorporating the following changes: a. Made provision for consideration of additional left turn ingress from MacArthur Boulevard. mo b. Eliminated Service Station Site No. 1 and added the land area to Professional and Business Office Site "B". c. Revised the parking requirement for office buildings within Professional and Business Office sites. (12) Planned Community Text revision (Amendment No. 514, adopted October 19, 1978) incorporating the following changes: a. Established existing and additional allowable development as of October 1, 1978. b. Established the requirement and criteria for phasing plan approval of development beyond thirty (30) percent of the additional allowable development. (13) Planned Community Text revision incorporating the transfer to allowable building area from Professional and Business Office Site "D" to Professional and Business Office Site "B". (Amendment No. 550, adopted November 10, 1980.) (14) Planned Community Text revision for Retail and Service Site No. 1 which allocates existing and permitted development. (Amendment No. 558, adopted March 23, 1981.) (15) Planned Community Text revision increasing the allowable building area in Site C (MacArthur Court). (Amendment No. 593, adopted October 24, 1983.) (16) Planned Community Text revision incorporating the transfer of allowable office, restaurant and retail building area from Professional and Business Office Site "A" to Professional and Business Office Site "B". (Amendment No. 606, adopted May 14, 1984.) -50- C N a E Jamboree Blvd AREA SUMMARY PEA RECORDED TRACT MAP NO. 310.7 LIGHT INDUSTRIAL 25.043 AC OFFICES 122.574 AC RETAIL & SERVICE 5.026 AC COURTHOUSE 7.800 AC NET USABLE AREA 160.443 AC NOTE: ALL AREAS ME EXCLUSIVE OF DEDICATED RIGHTS OF WAY • A NORTH LAND USE LAST REVISION APRIL 7. 1979 • KOLL CENTER NEWPORT NEWPORT BEACH, CALIFORNIA LANGDON• WILSON• MUMPER P , i T . . T .