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COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
3300 Newport Boulevard, Building C, Newport Beach, CA 92663
(949) 644-3200 Fax: (949) 644-3229
www.newportbeachca.gov
NOTICE OF INCOMPLETE FILING
March 11, 2015
Tod Ridgeway
2804 Lafayette
Newport Beach, CA 92663
Application No. (PA2014-213)
General Plan Amendment No. GP2014-003
Code Amendment No. CA2014-008
Planned Community Development Plan No. PC201-004
Site Development Review No. SD2014-006
Development Agreement No. DA2014-002
Tentative Tract Map No. NT2015-003
Address 150 Newport Center Drive
Please be advised that after reviewing the subject application, your submittal has been
deemed incomplete and further information is required before we are able to proceed
with the application process.
The following documentation is required to complete the application:
1. Project Design. Please provide an additional narrative justifying the increase of
height requested and consider reducing the project height for consistency with the
height limits of adjacent properties. The project currently includes a waiver of
General Plan Policy LU 16.14.4 (Development Scale). This waiver may not be
necessary if the project height can be reduced. Refer to the attached draft
language, redlined in the PC-Text, which should be modified to fit the proposed
residential project.
2. CEQA Analysis. The following studies are requested to supplement the CEQA
analysis:
a. View Simulations. Scaled view simulations taken from grade level are
necessary from public view points as identified on the attached map. The
site perspectives provided are not taken from grade level. Additionally, photo
simulations are recommended to help the Planning Commission and City
Council better understand the proposed project height. Remove the existing
site perspectives from the plan set, Sheets A5.1through A5.7 as these do
not accurately depict the view locations.
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b. Shade and Shadow Study. Provide a shade and shadow study of the
proposed project to assist in the aesthetics analysis for CEQA.
c. Site Specific Geotechnical Investigation. The geotechnical feasibility study
identifies the presence of varying earth units and the potential for perched
groundwater and recommends that a site specific geotechnical investigation
be conducted.
d. Naphthalene Investigation. The Phase II Subsurface Investigation identifies
Naphthalene concentrations of 1.01µg/L observed during the geotechnical
investigation, which is above the CHHSLs for Naphthalene (0.0319µg/L for
residential use and 0.106µg/L for commercial/industrial use). The study
indicates that Naphthalene needs further evaluation.
e. Trip Generation Analysis. A trip generation analysis for the existing uses on-
site. The analysis should employ a registered traffic engineer and include
traffic counts for a minimum of three weekdays (Tuesday, Wednesday, and
Thursday). Trip generation shall be provided for daily, am peak hour, and
pm peak hour. The Public Works Department will review the study and
provide comments once it is submitted.
3. Project Plans. Please provide one full size (24-inch by 36-inch) and 7 reduced (11-
inch by 17-inch) sets of revised plans. The plans should provide a consistent sheet
size for the entire set of plans. Please include the following information in the
project plans:
a. Cover Sheet. Provide a revised cover sheet that updates the following
information:
i. Identify the number of proposed dwelling units.
ii. Remove the required setbacks table and indicate the proposed
setbacks. This information should be consistent with the PC-Text.
iii. Update the parking calculations to match the number of parking
spaces provided. The plans indicate 26 visitor stalls are provided.
iv. Buildable Area. Identify the proposed buildable area (lot area less the
proposed building setbacks) as proposed.
v. Update the open space requirements per the Zoning Code
requirements identified below.
b. Site Plan. Provide a revised site plan that includes the following information:
i. Easements. The project description and Sheet A0.2 reference
improvements and an entry median easement infill at the southern
driveway located off Anacapa Drive. However, this easement is not
reflected on the Site Plan or Title Constraints plan prepared by
Fuscoe engineering. Instead this driveway appears to be owned and
controlled by the Irvine Company. Please clarify and/or revise the
plans and title constraints exhibit as necessary to reflect any
easements as described in the title report.
ii. Property Lines. Dimension the northerly property line on the site plan.
iii. Setbacks. Dimension proposed building and basement setbacks on
the site plan. Dimension the setback to the proposed entry pergola on
the site plan, Sheet A0.1.
iv. Project Orientation. General Plan Policy LU6.14.5 (Urban Form)
encourages new development to be designed and oriented toward
the inner side of Newport Center Drive, establishing physical and
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visual continuity that diminishes the dominance of surface parking
lots and encourages pedestrian activity. Describe how this policy is
met and consider how the design can improve the project interface
along Newport Center Drive.
c. Floor Plans. Provide revised floor plans that include the following
information:
i. Units. Number the units to show clearly that 49 units are proposed.
The proposed floor plans currently reflect a total of nine townhouse
units at the first floor level but ten units at the second floor level. Does
one of these units only occupy the second floor level?
ii. ADA Access. The floor plans should identify which units are proposed
to be ADA accessible.
iii. Setbacks. Identify the property lines on each floor plan and dimension
the setbacks for each level. The basement level currently proposes a
zero setback at the western property line adjacent to Block 100. If
caissons and shoring are proposed for the podium and basement
level, these structures must be located entirely on the subject
property and may not encroach over the property line. I would
suggest stepping the basement level back to accommodate these
structures and provide an adequate landscape buffer adjacent to
Block 100.
iv. Circulation.
1. Dimension the proposed width of the emergency access
roadway on Sheet A1.1. The plans should also include
locations of existing and proposed fire hydrants, and how the
fire lane will be marked “No parking Fire Lane.” Please refer to
Newport Beach Guideline C.01 and C.02 for fire lane
requirements and approved marking of fire lane.
2. Dimension the parking width and depth. Private garages
should provide 19-ft of depth.
v. Open Space. Please provide a dimensioned exhibit to demonstrate
compliance with the private and common open space areas. Open
space must comply with the minimum dimensions and standards as
identified in Table 2-3 of 20.18.130 (Residential Zoning Districts
Development Standards) of the Zoning Code:
1. Common Open Space. A minimum of 75 sq ft per dwelling
unit is required with a minimum dimension of 15 feet. The
spaces should be designed, intended, and reserved
exclusively for the shared enjoyment or use by all the
residents and their guests. The common open space should
be useable. Parking facilities, driveways, utility or service
areas, required front or street side setback areas, and
sloped or submerged land do not constitute usable open
space. For a list of examples that comply as useable open
space, please refer to Section 20.70.020 (Definitions of
Specialized Terms and Phrases) in the Zoning Code under
“common open space”. For example, indicate the square
footage of the proposed dog run adjacent to Newport Center
Drive.
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2. Private Open Space. Five percent of the gross floor area for
each unit shall be provided with a minimum dimension of 6
feet. Please identify and dimension the private open space on
the floor plans for each unit.
vi. Floor Area. Provide basic dimensions to verify the floor area
calculations.
vii. Lounge. Is alcohol service proposed in the lower level lounge
identified on Sheet A1.1?
d. Roof Plan. Please provide a roof plan that includes all roof planes. The roof
plan should also identify the location and screening for any proposed roof
top mechanical equipment.
e. Fire Department Requirements. Please note:
i. Fire Flow. The Fire flow will need to be completed for the project.
Newport Beach Guideline B.01, “Determination of Required Fire
Flow” must be completed and submitted with the architectural
drawings. The fire flow will assist with determining the number of fire
hydrants required for the project.
ii. Fire sprinklers will be required for the project. Please also note:
iii. Fire department connections are required to be located within 150
feet of a public hydrant.
iv. Smoke detectors are required and are to be located as per the
California Building Code
f. Grading Plan.
i. Cut/Fill. The cubic yardage indicated is currently inconsistent with the
cubic footage indicated on the correspondence dated February 9,
2015.
ii. Site Walls. Indicate the location and height of all site walls and
podium construction. Where a nonresidential zoning district abuts a
residential zoning district, a solid masonry wall a minimum of 6 feet in
height shall be required. However, these walls should not exceed 8
feet in height measured from finished surface to top of wall (including
podium construction) to minimize aesthetic impacts adjacent to Block
100.
g. Exterior Elevations. The height should be dimensioned with elevation points
to the top of the elevator shaft. As described in the project description, a
height increase of 55 feet from 32 feet to 87 feet is proposed. The levels on
the exterior elevations and floor plans should be labeled consistently.
h. Topographic Survey. Please provide a copy of the stamped and signed
topographic survey that includes existing grade points at all four corners as
part of the project plans. The southwest corner does not currently indicate an
existing grade elevation point.
i. Sections. Dimension the height of the podium and site walls on the Sections,
Sheet C3.0. Appropriate landscape buffering should be provided where site
walls exceed 6 feet in height.
j. Landscape Plan.
i. Please provide a landscape planting plan and indicate the square
footage of new landscaping proposed.
ii. Indicate the tree types proposed for new parkway trees along
Anacapa.
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iii. Are trees or plantings proposed along the Newport Center Drive
frontage?
4. Project Description and Justification.
a. PC-Text Waiver. Provide an additional narrative justifying the waiver of the
25 acre minimum to establish a planned community development plan.
Relocate this language from the draft PC-Text into a separate project
description.
b. Project Height. Relocate this description and justification language from the
draft PC-Text into a separate project description.
5. Planned Community Text. Refer to attached redlines.
6. WQMP. Address the comments provided for the Water Quality Management Plan
(WQMP) and resubmit the document for a second round of review.
7. Materials Board. A materials board and/or colored renderings are recommended to
assist the Planning Commission in visualizing the exterior building improvements
proposed under the project.
8. Tentative Tract Map. If condominium units are proposed, then please submit an
application for a tentative tract map. Refer to Title 19 of the City of Newport Beach
Municipal Code for more information on the subdivision process.
9. Electronic Copy. All of the above submittal items are required to be submitted in
electronic format (i.e., USB flash drive or CD-ROM) as determined by the
Planning Department prior to application submittal.
Upon verification of completion, the application will be processed and scheduled for a
Planning Commission Hearing. Please note, that the plans will be routed to the relevant
City departments for their review and comment when the revised project plans are
received. Their review may result in additional comments regarding the proposed
project. Should you have any questions regarding submittal requirements, please
contact Makana Nova, Assistant Planner at (949) 644-3249,
mnova@newportbeachca.gov.
By:
Attachments:
PC-Text Redlined
View simulations map
Project Plans Redlined
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c:
Newport Center Anacapa Associates, LLC
Attn: Ron Soderling, Manager
901 Dove Street #270
Newport Beach, CA 92660
NEWPORT CENTER VILLAS
Planned Community Development Plan
Date: February 10, 2015
Ordinance No. 2014_______________
Adopted ___________, 2015
Formatted: Different first page header
Comment [WU1]: Update Date
Page | 2
TABLE OF CONTENTS
1.0 Introduction and Purpose 3
2.0 General Conditions and Regulations 4
3.0 Land Use and Development Regulations 8
3.1 Newport Center Villas
3.1.1 Number of Units
3.1.2 Permitted Uses
3.1.3 Development Standards
a. Building Area
b. Gross floor area per unit
c. Building Height
d. Building Setbacks-above grade
e. Building setback below grade
f. Parking
g. Open space
h. Landscaping
i. Irrigation Guidelines
j. Lighting
k. Mechanical Equipment
l. Telephone, Gas and Electrical Service
m. Grading
3.2 Signs
4.0 Site Development Review 14
4.1 Purpose
4.2 Application
4.3 Findings
4.4 Contents
4.5 Public Hearing-Required Notice
4.6 Expiration and Revocation-Site Plan Approval
4.7 Fees
LIST OF EXHIBITS
Exhibits Name Exhibit Number
Conceptual Site Plan & Project Summary…………………………………A
Comment [WU2]: Add and update page
numbers.
Comment [WU3]: Update the exhibits per redlines for project plans.
Page | 3
1.0 INTRODUCTION AND PURPOSE
The Newport Center Villas Planned Community Development Plan (PCDP) is composed
of 49 condominium unit totaling 164,052 square feet. The unit mix will include 9
residential townhomes, 36 35 residential flats on levels 3 through 6 and 4 penthouses on
level 7. Ceiling heights in the townhomes and 36 residential units shall be 11 feet and the
penthouse ceiling heights shall be 14 feet. Level 7 will also have a club room, fitness
room/spa and a swimming pool. The project is located at the southwest intersection of
Newport Center Drive and Anacapa Drive in Newport Center. The vision presented in the
conceptual plan is for a luxury residential complex modelled after a classic and elegant
European landmark.
The project is designed for 3 levels of parking below grade. Level B-1 is at grade on the
southern edge to allow tenant access, moving van access and general delivery. The
ceiling height at this level shall be 14 feet. Every unit will have a private 2-car garage.
The project site is 1.26 acres in area. Section 20.56.020 (Area Requirements) of the
Zoning Code identifies a minimum acreage requirement of 10 acres of improved land
area for the establishment of a PC District. Newport Center Villas is requesting a waiver
of the minimum acreage requirement and a waiver would be necessary to establish the
proposed PC. A Planned Community is appropriate for the proposed project to ensure
broader coordination and consistency with the surrounding neighborhood, including a
higher level of architectural quality supporting the Newport Center environment with
pedestrian connectivity. The purpose of this PCDP is to provide for the classification and
development of coordinated, cohesive, comprehensive planning project with 49
residential units called Newport Center Villas.
The waiver takes into account the broader context of Newport Center as a whole. The
proposed project is located within a larger urban development community wherein
adjustments to development standards are appropriate for the urban project to ensure the
project remains compatible and complements the greater commercial and office
environment. Newport Center Villas Planned Community would provide for a
coordinated, comprehensive project and would establish a specific set of standards and
procedures for implementation and continuation of dwelling units within Newport
Center.
The goal of the CLUP amendment is to create a residential community that not only
supports a higher level of architectural expression, but also a strong sense of place and
connection to the surrounding Newport Center. Concentrating residential development in
existing commercial developed areas provides more opportunities for people to live near
places where they work.
Whenever the regulation contained in the PCDP conflict with the regulations of the
Newport Beach Municipal Code, the regulation contained in the PCDP shall take
precedence. The Newport Beach Municipal Code shall regulate all development within
the PCDP when such regulations are not provided within the PCDP Regulations.
Formatted: Justified
Comment [WU4]: Or 10?
Comment [WU5]: Delete text regarding CLUP amendment.
Comment [WU6]: Move to a separate project
description. This should not be included in the PC-
Text
Page | 4
2.0 GENERAL CONDITIONS AND REGULATIONS
1. ARCHAEOLOGICAL/PALEONTOLOGICAL RESOURCES
Development of the site is subject to the provisions of the City Council policies K-4 & K-
5 regarding archaeological and paleontological resources.
2. ARCHTECTURAL DESIGN
The PCPD will complement, enhance and be compatible with the adjacent properties
which are commercial and office uses. In keeping with the goal of subtle distinction from
the surrounding commercial use buildings, the Newport Center Villas design was inspired
by the traditional elegance and warm sophistication on one of the most architecturally
renowned buildings in New York City-Ralph Lauren’s 5th Avenue flagship store. The
exterior landscaping will further enhance the feel of a rarified lifestyle at the immediate
intersection.
All development shall be designed with the highest quality architectural standards and
shall be compatible with the surrounding uses in Newport Center. The development will
be well designed with coordinated, cohesive architecture and exhibit a high level of
architectural and landscape quality in keeping with the PCDP’s prominent location in
Newport Center. Massing offsets, variations of roof line, varied textures, recesses,
articulation and design accents on the elevation shall be integrated to enhance the
expression of a unique and sophisticated architectural style. In keeping with this
philosophy, the exterior will be comprised predominately of a pre-cast concrete façade,
stainless steel finishes and glass.
The uniquely residential character of the building shall be separated into two traditional
classic design enclaves connected with a grand elegant atrium entry and lobby. The lobby
will provide full elevator service to the north and south enclave. The elevation is
presented through the use of reduced massing offsets and subtle variations in the terraced
flat roof line.
Policy LU 7.13.46.14.4-Development Scale shall concurrently be modified to allow a
modification and variation in the height for a high end condominium project not located
along main roads into Newport Center. The setbacks for this site have been modified to
allow for less massing and a smaller footprint. Aesthetically, the vertical elements of the
façade provide articulation, reveals, clean roof lines and two enclaves to provide an
architectural quality not enjoyed by the rectangular office buildings throughout Newport
Center. The building design will complement, enhance and be compatible with the
adjacent properties. The last sentence in the policy shall be modified as follows:
a. Allow for increased height for the development of 49 luxury condominiums on
the eastern portion of the 100 block provided that the project exhibits distinguished and
quality architectural and site design. Reinforce the original design concept for Newport
Center by concentrating the greatest building mass and height in the northern section of
Comment [WU7]: Consider consolidating this
section with Section 3.0 Land Use and Development Regulations?
Formatted: Justified
Formatted: Normal, Justified, Indent: Left: 0.5", No bullets or numbering
Comment [WU8]: Move this text to the project
description/justification in a separate document. This should not be a part of the PC-Text.
Page | 5
Newport Center, where the natural topography is highest and progressively scaling down
building mass and height to follow the lower elevations toward the southwesterly edge
along East Coast Highway. Allow increased height for the development of residential
units on the eastern portion of the 100 block to enable distinguished and quality
architectural design.
The project shall be designed to orient to the inner side of Anacapa but establish a
physical and visual continuity to adjacent uses. The immediate crosswalks at Newport
Center Drive and Anacapa shall be improved with additional streetscape amenities
concurrent with the development of the expanded new use.
3. BUILDING CODES
Construction shall comply with applicable provisions of the California Building code and
the various other mechanical, electrical and plumbing codes related thereto as adopted by
the Newport Beach Municipal Code. The project shall adhere to the Water Quality
Management Program (WQMP) approved in conjunction with the issuance of building
permits.
4. FLOOD PROTECTION
Development of the subject property will be undertaken in accordance with the flood
protection policies of the City.
5. GRADING AND EROSION CONTROL
Grading and erosion control measure shall be carried out in accordance with the
provisions of the Newport Beach Excavation and Grading Code and shall be subject to
permits issued by the Community Development Department.
6. GROSS FLOOR AREA
Gross floor area shall be defined as the total area of the building not including the surrounding exterior
walls.
Multi-Unit Residential, Mixed-Use, and Nonresidential Structures.
a. The following areas shall be included in calculations of gross floor area:
i. The surrounding exterior walls; and ii. Any interior finished portion of a structure that is accessible and that measures more than
four feet from finished floor to ceiling.
b. The following areas shall be excluded:
i. Stairwells and elevator shafts above the first level;
ii. Outdoor dining areas associated with an eating and drinking establishment, and
iii. Parking structures associated with an allowed use within the same development.
7. SITE HEIGHT AND GRADE
The site drops from an elevation of 169 feet above mean sea level at the immediate
corner of Newport Center Drive and Anacapa Drive to 159 feet above mean sea level at
the southwest corner of the site. The overall height of the enclaves is 87 feet above the
Comment [WU9]: A policy amendment may not be necessary if the project height can be reduced to
75 feet in height, consistent with the height limit for other properties in the vicinity.
Formatted: Justified
Comment [WU10]: Discuss the project
orientation toward Newport Center Drive per GP
Policy LU6.14.5 (Urban Form).
Formatted: Underline
Comment [WU11]:
Comment [WU12]: Follow the definition per
Chapter 20.70 (Definitions) of the Zoning Code.
Formatted: Underline
Formatted: Justified
Comment [WU13]: Verify this is accurate.
Page | 6
average grade of the site or 251 feet above mean sea level. The height of the open area
between the enclaves is 70 feet above the average height of the site or 234 feet above
mean sea level. The heights are measured from the average of the existing grade as
shown on the survey/topographical map submitted as part of the submission to the city.
8. LANDSCAPING/IRRIGATION
Landscaping and irrigation shall be provided in all areas not devoted to structure,
driveways, walkways, and private patios to enhance the appearance of the development,
reduce heat and glare, control soil erosion, conserve water, screen adjacent land uses, and
preserve the integrity of the PCDP. The Anacapa Parkway shall be re-maintained and
landscaped to complement the existing on-site landscaping. Landscaping and irrigation
shall consist of a combination of trees, shrubs, and groundwater and hardscape
improvements. Landscaping shall be prepared in accordance with the Landscaping
Standards and Water-Efficient landscaping Sections of the Newport Beach Municipal
Code and installed in accordance with the approved landscape plans prepared by a
licensed landscape architect.
9. WALLS
Walls and hedges shall be in accordance with the Newport Beach Municipal Code
Property Development Standards except as shown on the Site Development Review
plans. Where a nonresidential zoning district abuts a residential zoning district
consideration of a landscape buffer shall be reviewed as part of the Site Development
Review. Retention walls maximum height shall not exceed 8 feet.
10. LIGHTING-OUTDOOR
All new outdoor lighting shall be designed, shielded, aimed, located and maintained to
shield adjacent uses/properties and to not produce glare onto adjacent uses/properties.
Lighting plans shall be prepared in compliance with Chapter 20.30.040 (Outdoor
Lighting) of the Newport Beach Municipal Code and shall be prepared by a licensed
electrical engineer. All lighting and lighting fixtures that are provided shall be maintained
in accordance with the approved lighting plans.
11. PARKING AREAS
All parking to the project shall be underground and not visible to the streetscape and
surrounding area. Parking spaces, driveways, maneuvering aisles, and turnaround areas of
the parking areas shall be kept free of dust, graffiti, and litter. All components of the
parking area including striping, paving, wheel stops, walls, and lighting of the parking
area shall be permanently maintained in good working condition. Access, location,
parking space and lot dimensions, and parking area improvement shall be in compliance
with the Development Standards for Parking Areas Section of the Newport Beach
Municipal Code. There is no off-street parking provided by this project.
Comment [WU14]: Verify this is accurate once project plans are revised. This elevation is not
currently reflected on the project plans.
Page | 7
12. SEWAGE DISPOSAL
Sewage disposal service facilities for the PCDP will be provided by CR&R as contracted
by the City of Newport Beach and shall be subject to applicable regulation, permits and
fees as prescribed by the cityCity. Each dwelling unit shall be served by its own
individual sewer lateral and sewer cleanout. Each cleanout shall be served installed with a
traffic-grade box and cover. Sewer cleanouts shall be located within the public right-of-
way or public utilities easement.
13. SCREENING OF MECHANICAL EQUIPMENT
All new mechanical appurtenances (e.g., air conditioning, heating, ventilation ducts and
exhaust vents, swimming pool and spa pumps and filters, transformers, utility vaults and
emergency power generators) shall be screened from the public view and adjacent land
uses. The enclosure design shall be approved by the Community Development
Department. All rooftop equipment shall be architecturally treated or screened from off-
site views in a manner compatible with the building materials prior to final building
permit clearance. The mechanical equipment shall be subject to sound rating in
accordance with the Chapter 20.30.20 (Buffering and Screening) of the Newport Beach
Municipal Code.
14. TEMPORARY STRUCTURES AND USES
Temporary uses may be allowed only upon approval of a limited term permit Section
20.52.040 (Limited Term Permits) of the Zoning Code.
15. TRASH CONTAINER STORAGE
Trash container storage and bins shall be located within the basement level parking
structure in an area to be designed and engineered for odor control and for access for
pick-up. Common trash area bins provided shall be minimally 192 square feet for Trash
and Recycling per Chapter 20.30.120 (solid waste and recyclable materials).
16. WATER SERVICE
Water service to the PCDP will be provided by the City of Newport Beach and will be
subject to applicable regulations, permits and fees as prescribed by the City. The project
shall provide the infrastructure of Fire Protection Water Service as well as Domestic
water. Each dwelling unit shall be served by its own individual water meter. Each water
meter shall be served installed with a traffic-grade box and cover. Water meters shall be
located within the public right-of-way or public utilities easement.
Page | 8
3.0 LAND USE AND DEVLOPMENT REGULATIONS
3.1 NEWPORT CENTER VILLAS
Refer to Exhibit A-Site Plan and Project Statistics.
1. Number of Units
The maximum allowable number of condominium residential unit shall be 49 at a
density of 39 units per acre.
2. Permitted Uses:
a. Condominiums. The land use plan and zoning amendment facilitate a
residential plan for the proposed project. The proposed amendment to CLUP
Policy 4.4.2-1 to exclude the project from the 37-foot height limit is necessary
to allow the intensity of land use making the project more viable from a
financing standpoint and it allows more open space. Massing offsets,
variations of roof line, varied textures, recesses, articulation and design
accents on the elevation shall be provided to enhance the architectural style.
a. The architecture design shall be of equivalent or higher design quality than
existing buildings and will be subject to the Site Development Review. The
height of building shall not shade any abutting sensitive uses or buildings.
b. On site recreational facilities, valet stations, conference rooms, wine storage,
separate dedicated storage areas and other ancillary to residential uses.
c. Land uses that are not listed above are not allowed, except as provided by
Chapter 20.12(interpretation of Zoning Code Provisions) of the Zoning code
or as required by State Law.
3. Development Standards
The following development standards shall apply to the townhome units and
condominium units.
a. Building Area
The maximum allowable gross floor area for the building shall be 164,058
square feet consistent with the original project approval.
b. Gross Floor Area per Unit type:
Townhomes (floors 1-2):
Formatted: Justified
Formatted: Underline
Formatted: Justified, Indent: Left: 0.5",Hanging: 0.5"
Formatted: Justified
Formatted: Underline
Formatted: Justified, Indent: Left: 0.5",Hanging: 0.5"
Formatted: Justified
Formatted: List Paragraph, Justified,Numbered + Level: 2 + Numbering Style: a, b,
c, … + Start at: 1 + Alignment: Left + Alignedat: 1" + Indent at: 1.25"
Formatted: Justified
Formatted: List Paragraph, Justified,Numbered + Level: 2 + Numbering Style: a, b,c, … + Start at: 1 + Alignment: Left + Aligned
at: 1" + Indent at: 1.25"
Formatted: Justified
Formatted: Underline
Formatted: Justified, Indent: Left: 0.5",
Hanging: 0.5"
Formatted: Justified
Formatted: Underline
Formatted: Underline
Comment [WU15]: Revise these to match the
project plans.
Formatted: Underline
Page | 9
4,0833,157 square feet minimum
5,5995,120 square feet maximum
Units on floors 3 through 6:
2,2232,081 minimum
2,913 maximum
Penthouses (floor 7):
2,6682,352 minimum
3,8772,587 maximum
c. Building Height
The maximum allowable building height shall be 87 feet, measured in
accordance with the Height and Grade definition of Section 2.0 General
Conditions and Regulations of the PCDP. The main building height is 80 feet
with the mechanical adding an additional 7 feet.
d. Building Setback: Above grade
Anacapa frontage
20 feet with a 3 foot sidewalk easement
Newport Center Drive
25 feet
Western property line:
15 feet
Southern property line-The existing easement for pedestrian right of way shall
be reduced to 9’
24 feet
e. Building setback: Below grade
Anacapa frontage
16 feet
Newport Center Drive
8 feet
Southern Property line
9 feet
Western Property Line
0 feet
Formatted: Underline
Comment [WU16]: Verify height per revised project plans.
Formatted: Underline
Comment [WU17]: Include an entry pergola
setback.
Formatted: Underline
Formatted: Justified, Indent: Left: 1.25"
Formatted: Justified
Page | 10
f. Parking
Two (2) enclosed private parking spaces shall be provided for each unit. One
half (1/2) guest parking space shall be provided per unit for a total of 25 guest
parking spaces. Each garage shall provide minimum clear interior dimensions
of 17 feet 6 inches X 14’ 19 feet in depth and shall be accessible to vehicles.
Guest parking spaces shall maintain a minimum width of 8 feet 6 inches x 17
feet.
All parking spaces shall be maintained clear of obstructions for the parking of
vehicles at all times. Vehicle parking and maneuvering areas shall be
restricted to the operation, maneuvering and parking of operable vehicles and
shall not be used for storage of any kind including the long term storage of
vehicles not in regular use.
g. Open Space
Common Open Space: 4,2253,675 square feet (describe the type of areas
provided here, Example: Dog Run, Pool and barbeque areas at the seventh
floor)
Private Open Space: 5 percent of gross floor area for each dwelling unit. 7,344
square feet total.
h. Landscaping
Minimum Landscape Requirements:
- Landscaping shall incorporate a street tree species along Newport
Center Drive and Anacapa Drive (to be defined later).
- If a new species tree for Anacapa be changed from the existing
species, Newport Center Villas shall also install the same species
tree on the east side of Anacapa, north of the drive entry.
- The landscaped island at the southern entry within the ingress/egress
easement shall be one continuous landscape area as shown on the
attached Exhibit A.
- The ground floor landscape area shall include a dog park run for use
by the occupants of the project.
- Planting areas adjacent to vehicular entrances shall be protected by a
continuous concrete curb or similar perimeter barrier.
- Landscaping shall be located so as not to impede vehicular sight
distance to the satisfaction of the City Traffic engineer.
- Landscape areas shall provide a minimum width dimension of 3 feet
to provide adequate planting area.
Formatted: Underline
Comment [WU18]: Revise project plans
accordingly.
Formatted: Underline
Comment [WU19]: Revise to match 5% of the
unit square footage.
Formatted: Underline
Comment [WU20]: Identify tree type proposed.
Comment [WU21]: Show the easement mentioned on the project plans.
Comment [WU22]: Identify the square footage
of the proposed dog run.
Formatted: Font: Bold
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- All Landscape materials and irrigation systems shall be maintained
in accordance with the approved landscape and irrigation plans.
- All landscaped areas shall be maintained in a healthy and growing
condition and shall receive regular pruning, fertilizing, mowing and
trimming. All landscaped areas shall be kept free of weeks and
debris.
- All irrigation systems shall be kept operable, including adjustments,
replacements, repairs, and cleaning as part of regular maintenance.
- Landscape planting and irrigation plans and specifications shall be
submitted by the applicant for review and approval by the Building
Division or Planning Division prior to the issuance of a building
permit.
Site landscaping will be in accordance with Chapter 20.36 (Landscaping
Standards) of the Zoning Code and Chapter 14.17 (Water-Efficient
Landscaping) of the Newport Beach Municipal Code. Plants shall be
adapted to the coastal climate of Newport Beach and appropriate to the
specific soil, topographic, and sun/shade conditions of the project site.
Drought-tolerant plants shall be used to the maximum extent practicable.
Plant species having comparable water requirements shall be grouped
together for efficient use of irrigation water. All plant materials shall
conform to or exceed the plant quality standards of the latest edition of
American Standard for Nursery Stock published by the American
Association of Nurserymen, or the equivalent. Plant selection shall be
harmonious to the character of the project and surrounding projects and
shall not be listed as an invasive species by the California Invasive Plant
Council.
i. Irrigation Guidelines
An irrigation system shall be installed and shall incorporate appropriate
locations, numbers, and types of sprinkler heads and emitters to provide
appropriate amounts of water to all plant materials. Application rates and
spray patterns shall be consistent with the varying watering requirement of
different plant groupings.
Irrigation systems and controls shall include technology that minimizes over
watering by either: (a) directly measuring soil moisture levels, plant types, and
soil types and adjusting irrigation accordingly, or, (b) receiving weather
information at least on a daily basis via satellite or similar transmission and
adjusting irrigation accordingly. The irrigation system shall be designed so as
to prevent over-watering and minimize overspray and runoff onto streets,
sidewalks, driveways, buildings, fences, and window consistent with water
conservation and pollution run-off control objectives.
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Page | 12
j. Lighting
Outdoor lighting shall be designed, shielded, aimed, located, and maintained
to shield adjacent properties and to no produce glare onto adjacent properties
or roadways. Parking lot fixtures and light fixtures on buildings shall be full
cut-off fixtures. Light spillover may not exceed one foot-candle at the subject
property line. Outdoor lighting standards will be in accordance with Section
20.30.070 (Outdoor Lighting) of the Zoning Code. Lighting of building
interior common areas, exteriors and parking entrances shall be developed in
accordance with City Standards and shall be designed and maintained in a
manner which minimizes impacts on adjacent land uses. Nighttime lighting
shall be limited to that necessary for security. The plans for lighting shall be
prepared and signed by a licensed electrical engineer and shall be subject to
review and approval of the Community Development Director or their
designee. If in the opinion of the Director existing illumination creates an
unacceptable negative impact on surrounding land uses or sensitive habitat
areas, the Director may order the dimming of light sources or other
remediation upon finding that the site is excessively illuminated.
k. Mechanical Equipment
Mechanical equipment shall not exceed 7 feet above the maximum height of
the building and shall comply with Section 20.30.020 (Buffering and
screening) of the Zoning Code. All mechanical appearances on building roof
tops and utility vaults shall be screened in a manner meeting the approval of
the Director of Community Development or their designee.
l. Telephone, Gas and Electrical Service
All “on site” gas lines, electrical lines and telephone lines shall be placed
underground. Transformer or terminal equipment shall be visually screened
from view from streets and adjacent properties.
m. Grading
Grading and excavation of the development area shall be conducted and
undertaken in a manner both consistent with grading manual standards and
ordinances of the City of Newport Beach and in accordance with a grading
and excavation plan approved by the City of Newport Beach Building
Division.
n. Storm Water Management
n. -Drainage and water quality assurance measure will be implemented as per
the City Public Works and MS4 requirements.
Formatted: Underline
Formatted: Underline
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Formatted: Justified, Indent: Left: 1.25", Nobullets or numbering
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Page | 13
3.2 Signs
A. Sign Allowance and Standards
1. If three (3) or more signs are proposed for the development, a
comprehensive sign program application for the Newport Center Villas
shall be submitted for review and approval by the City of Newport
Beach Community Development Director or their designee. Sign
allowance and standards will be in accordance with Chapter 20.42
(Sign Standards) of the Zoning code.
Page | 14
4.0 SITE DEVELOPMENT REVIEW, SD2014-006 (PA2014-213)
4.1 Purpose
The purpose of the Site Development Review process is to ensure new development
proposal within the Newport Center Villas Planned Community Development are
consistent with the goals and policies of the General Plan, the Newport Center Guild
lines, and provisions of the Planned Community Development Plan.
4.2 Application
Prior to the issuance of building permits for the proposed projects, a site development
review shall be required for the Newport Center Villas Planned Community Development
in accordance with the applicability, application materials, application fees, review
authority, public notice and hearing procedures, findings and decision, minor changes by
director, and expiration and post-decision procedures set forth in Section 20.52.080 (Site
Development Reviews) of the Zoning code.
4.3 Design (elevations)and Site Development of Building
The Site Development Review (SDR) shall be part of this PC and shall be reviewed
concurrently with the PCDP. The submitted site pans and elevations shall be part of this
application.
4.4 Findings and Decision
The review authority may approve or conditionally approve a site development review
application only after first finding that the proposed development is:
1. Allowed with the subject zoning;
2. In compliance with all the applicable criteria identified in subsection 3 (a)of this
section; and
3. Not detrimental to the harmonious and orderly growth of the city, nor endangers,
jeopardizes, or otherwise constitutes a hazard to the public convenience, health,
interest, safety, or general welfare of persons residing or working in the
neighborborhood of the proposed development.
a. The following criteria shall be considered during the review of a site
development review application.
1. Compliance with this section, the General Plan, this Zoning code, any
applicable specific plan, and other applicable criteria and policies related
to the use or structure.
Formatted: Justified
Page | 15
2. The efficient arrangement of structures on the site and the harmonious
relationship of the structure to one another and to other adjacent
developments: and whether the relationship is based on the standards of
good design.
3. The compatibility in terms of bulk, scale, and aesthetic treatment of
structures on the site and adjacent developments and public areas.
4. The adequacy, efficiency, and safety of pedestrian and vehicular access,
including drive aisles, driveways, and parking and loading spaces.
5. The adequacy and efficiency of landscaping and open space areas and the
use of water efficient plant and irrigation materials; and
6. The protection of significant views from public right(s)-of-way and
compliance with Section 20.30.100 (Public view Protection).
Feet
Imagery:2009-2013 photos provided by Eagle Imaging www.eagleaerial.com
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:
3/10/2015
0 833Newport
Beach
GIS
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