HomeMy WebLinkAbout05 - 1301 Quail Street and 1001 Quail Street - HEV-Newport Beach LTD. and Lennar Partners (applicants)�EWP°R. CITY OF NEWPORT BEACH Hearing Date: February 8, 1999
p" COMMUNITY AND ECONOMIC DEVELOPMENT Agenda Item No.: 5
PLANNING DEPARTMENT Staff Person: Patricia L. Temple
3300 NEWPORT BOULEVARD 644 -3200
NEWPORT BEACH, CA 92658
(949) 644 -3200; FAX (949) 644 -3250 Supplemental
REPORT TO THE MAYOR AND CITY COUNCIL
PROPOSAL: 1301 Quail Street and 1001 Quail Street
HEV- Newport Beach, LTD. and Lennar Partners (applicants)
ACTION: Adopt Ordinance No. 99 -4
The attached Ordinance reflects the revisions to the Planned Community Text requested by the City
Council and accepted by the applicant during the first reading on January 25, 1999. The specific
changes to the required setbacks can be found on page 45, and include a 10 foot interior side yard
setback, and a 14 foot, 6 inch minimum, 27 foot average side yard setback abutting a street.
The revised Traffic Study findings can be found in the minutes of the January 25, 1999 meeting.
Submitted by:
SHARONZ.WOOD
Assi5tant City Manager
-24-1
Attachment
Prepared by:
PATRICIA L. TEMPLE
Planning Director
ORDINANCE NO. 994
A ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
NEWPORT BEACH APPROVING AN AMENDMENT TO THE
NEWPORT PLACE PLANNED COMMUNITY DISTRICT TO
ESTABLISH THE PERMITTED GROSS FLOOR AREA FOR
NEWPORT PLACE BLOCK I AT 378,713 SQUARE FEET
(PLANNING COMMISSION AMENDMENT NO. 880)
WHEREAS, on December 10, 1998 and January 7, 1999, the Planning Commission of
the City of Newport Beach held a public hearing regarding this amendment, and recommended approval
to the City Council; and
WHEREAS, the public was duly noticed of the public hearings; and
WHEREAS, the City Council is of the opinion that the proposed amendment to the
Newport Place Planned Community District Regulations is consistent with the General Plan; and
WHEREAS, the City Council conducted a public hearing on January 25, 1999, at which
time this amendment to the Newport Place Planned Community District Regulations was discussed and
determined to be in conformance with the "Retail and Service Commercial' designation of the Newport
Beach General Plan, since the proposed amendment does not alter the character of the subject property or the
Newport Place Planned Community District as a whole; and
WHEREAS, the Newport Beach Municipal Code provides specific procedures for the
implementation of Planned Community zoning for properties within the City of Newport Beach; and
WHEREAS, the City of Newport Beach has determined that the proposed project will not
have a significant effect on the environment upon implementation of the mitigation measures set forth in the
Negative Declaration prepared for the project pursuant to the California Environmental Quality Act (CEQA)
and the State CEQA Guidelines; and
WHEREAS, the proposed amendments to the development regulations of the Newport
Place Planned Community District, specifically related to Professional and Business Office Site 2A and
Hotel Site 2B only and not to any other site in Newport Place.
WHEREAS, the proposed amendment to the land use regulations of the Newport Place
Planned Community District and to increase the permitted amount of development, will apply only to the
property located at 1301 Quail Street and 1001 Quail Street and not to any other site in Newport Place.
THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY
ORDAIN AS FOLLOWS:
SECTION 1: The permitted level of development for Professional & Business Offices
Site 2A of the Newport Place Planned Community is established at 109,200 gross square feet. The
additional development authorized by this action shall be limited to new construction at 1001 Quail Street,
Newport Beach.
SECTION 2: The permitted level of development for Hotel Site 2B of the Newport
Place Planned Community is established at a total of 304 hotel rooms. The additional development
authorized by this action shall be limited to new construction at 1301 Quail Street, Newport Beach.
SECTION 3: The Newport Place Planned Community text shall be amended as set forth
in Exhibit I (attached).
SECTION 4: The Mayor shall sign and the City Clerk shall attest to the passage of this
Ordinance. This Ordinance shall be published once in the official newspaper of the City, and the same
shall become effective thirty (30) days after the date of its adoption.
This Ordinance was introduced at a regular meeting of the City Council of the City of Newport
Beach held on January 25, 1999, and adopted on the 8th day of February, 1999, by the following vote, to
wit:
AYES, COUNCIL MEMBERS
NOES, COUNCIL MEMBERS
ABSENT COUNCIL MEMBERS
MA
ATTEST:
CITY CLERK
Attachment: Exhibit l
Page 2
PLANNED COMMUNITY DEVELOPMENT STANDARDS
NEWPORTPLACE
Emkay Development Company, Inc.
Newport Beach, California
CONTENTS
General Notes I
Definitions 2
Statistical Analysis 4 thru 17
PART I - INDUSTRIAL
Section I Minimum Site Area 18
Section II Pertnitted Uses 18
Group I. Light Industrial 18
A 18
B 20
C 20
Group H. Medium Industrial and Indus-
trial Service and Support Facilities 20
A 20
B 22
C 22
D 24
Section III General Development Standards for
Industry 25
A.
Building height
25
B.
Setbacks
26
C.
Site Coverage
26
D.
Sign Area
27
E.
Sign Standards
28
F.
Parking
29
G.
Landscaping
30
H.
Loading Areas
31
I.
Storage Areas
31
J.
Refuse Collection Areas
31
K.
Telephone and Electrical Services
32
L.
Sidewalks
32
M.
Nuisances
32
Section I Minimum Site Area 33
Section II Pertnitted Uses 33
Group I. Professional and Business Offices 33
A. Professional Offices 33
B.
Business Offices
34
C.
Support Commercial
34
Group II. Commercial Uses
Sign Standards
A.
Automobile Center
35
B.
Hotels and Motels
35
C.
City, County, and State Facilities
35
D.
Service Stations, Car Wash
35
E.
Retail Commercial Uses
35
F.
General Commercial
36
Section III General Development Standards for
Commerce
A.
Setbacks
38
B.
Signs
39
C.
Sign Standards
40
D.
Parking
40
E.
Landscaping
42
F.
Loading Areas
44
G.
Storage Areas
44
H.
Refuse Collection Areas
44
I.
Telephone & Electrical Services
44
J.
Pedestrian Access
44
ATTACHED EXHIBITS
Exhibit A
Exhibit B.
Exhibit C.
Exhibit D.
Exhibit E.
Exhibit F.
Land Use (1,5) (8)
Grading & Roads (1)
Storm Drain (1)
Water & Sewer (1)
Topography (1)
Traffic Analysis (1)
6
Planned Community Development Standards for Newport Place - Ordinance No. 1369 adopted by the City of
Newport Beach
on
December 21, 1970.
Amendment No.
1
Approved on December 13, 1971 by Resolution No. 7572 (A -305)
Amendment No.
2
Approved on June 12, 1972 by Resolution No. 7706 (A -325)
Amendment No.
3
Approved on October 24, 1972 by Resolution No. 7846 (A -341)
Amendment No.
4
Approved on January 8, 1983 by Resolution No. 7901 (A -349)
Amendment No.
5
Approved on July 23, 1973 by Resolution No. 8054 (A -369)
Amendment No.
6
Approved on June 10, 1974 by Resolution No. 8262 (A429)
Amendment No.
7
Approved on September 8, 1975 by Resolution No. 8588 (A450)
Amendment No.
8
Approved on February 9, 1976 by Resolution No. 8693 (A462)
Amendment No.
9
Approved on April 11, 1977 by Resolution No. 9050 (A488)
Amendment No. 10
Approved on May 23, 1977 by Resolution No. 9091 (A490)
Amendment No. 11
Approved on April 10, 1978 by Resolution No. 1003 (A -504)
Amendment No. 12
Approved on July 11, 1978 by Resolution No. 9393 (A -510)
Amendment No. 13
Approved on November 27, 1978 by Resolution No. 9472 (A -514)
Amendment No. 14
Approved on June 11, 1979 by Resolution No. 9563 (A -530)
Amendment No. 15
Approved on March 23, 1982 by Resolution No. 10003 (A -560)
Amendment No. 16
Approved on March 26, 1984 by Resolution No. 84 -22 (A -604)
Amendment No. 17
Approved on April 23, 1984 by Resolution No. 84 -30 (A -597)
Amendment No. 18
Approved on June 25, 1984 by Resolution No. 84 -58 (A -607)
Amendment No. 19
Approved on July 23, 1984 by Resolution No. 84 -79 (A -608)
Amendment No. 20
Approved on January 12, 1987 by Resolution No. 87 -1 (A -637)
F,
Amendment No. 21 Approved on March 9, 1987 by Resolution No. 87 -30 (A -638)
Amendment No. 22 Approved on March 14, 1988 by Resolution No. 88 -17 (A -658)
Amendment No. 23 Approved on August 14, 1989 by Resolution No. 89 -94 (A -684)
Amendment No. 24 Approved on July 22, 1991 by Resolution No. 91 -83 (A -740)
Amendment No. 25 Approved on March 9, 1992 by Resolution No. 92 -20 (A -749)
Amendment No. 26 Approved on June 8, 1992 by Resolution No. 92 -58 (A -745)
Amendment No. 27 Approved on September 13, 1993 by Resolution No. 93 -69 (A -783)
Amendment No. 28 Approved on January 22, 1996 by Resolution No. 96- (A- )
Amendment No. 29 Approved on February 8, 1999 by Ordinance No. 99-4 ,A-8$O)
I
GENERAL NOTES
The Newport Project, a planned community development is a project of Emkay Development
Company, Inc., a subsidiary of Morrison - Knudsen Company, Inc. The area is most
appropriate for commercial and fight industrial use because of its central location, ideal
topography, availability to four freeways, accessibility to two railroads and its relation to the
Orange County Airport. Attached drawings indicate land use, grading and roads, storm
drains, water and sewer, topography and traffic analysis.
2. Water within the Planned Community area will be furnished by the City of Newport Beach.
3. Sewerage Disposal facilities within the Planned Community area are by the City of Newport
Beach.
4. Prior to or coincidental with the filing of any tentative map or use permit, the developer shall
submit a master plan of drainage to the Director of Public Works.
5. The height of all buildings and structures shall comply with F.A.A. criteria.
6. Except as otherwise stated in this ordinance, the requirements of the Zoning Code, City of
Newport Beach, shall apply.
The contents of this supplemental text notwithstanding, no construction shall be proposed
within the boundaries of this Planned Community District except that which shall comply with
all provisions of the Building Code and the various mechanical and electrical codes related
thereto.
Phasing of Development.
1,799,941 sq.ft. of development was existing or under construction as of October 1, 1978.
The additional allowable development in the total approved development plan is 566,423
square feet. Arry further development subsequent to October 1, 1978, in excess of 30% of
the additional allowable development, being 169,927 sq.ft. shall be approved only after it can
be demonstrated that adequate traffic facilities will be available to handle that traffic generated
by the project at the time of occupancy of the buildings involved. Such demonstration may
be made by the presentation of a phasing plan consistent with the Circulation Element of the
Newport Beach General Plan. (Phasing Plan approved by City Council March 12, 1979 for
all development subject to this regulation)(13)
I
DEFINITIONS
Advertising Surface:
The total area of the face of the structure, excluding supports.
Area of Elevation:
Total height and length of a building as projected to a vertical plane.
Building Line:
An imaginary line parallel to the street right -of -way line specifying the closest point from this street
right -of -way line that a building structure may be located (except for overhangs, stairs and sunscreens).
Public Safety Area:
A strip of land twenty (20) feet in width and running parallel with street rights -of -way.
Right -of -Way Line:
When reference is made to right -of -way line it shall mean the line which is then established on either the
adopted Master Plan of Streets and Highways or the filed Tract Map for Mnor Roads as the ultimate
right -of -way line for roads or streets.
Side and Front of Corner Lots:
For the purpose of this ordinance, the narrowest frontage of a lot facing the street is the front, and the
longest frontage facing the intersecting street is the side, irrespective of the direction in which
structures face.
WYT
Any structure, device or contrivance, electric or non - electric and all parts thereof which are erected or
used for advertising purposes upon or within which any poster, bill, bulletin, printing, lettering,
painting, device or other advertising of any kind whatsoever is used, placed, posted, tacked, nailed,
pasted or otherwise fastened or affixed.
I
Site Area:
The total land area of the land described in the use or other permit.
Special Landscaped Street:
Special landscaped streets are designated as MacArthur Boulevard, Jamboree Road, Bristol Street
North and Birch Street. The landscaping requirements for special landscaped streets and for the
remaining streets are described in the following text.
Streets - Dedicated and Private:
Reference to all streets or rights -of -way within this ordinance shall mean dedicated vehicular
rights -of -way. In the case of private or non - dedicated streets, a minimum setback from the
right -of -way line of said streets of ten (10) feet shall be required for all structures. Except for
sidewalks or access drives, this area shall be landscaped according to the setback area standards from
dedicated streets herein.
STATISTICAL ANALYSIS
PART I. INDUSTRIAL*
A. Building Sites
Site IA.. .2.0 acres (3)(9)
Site 2B.. .3.7 fWeg ...................... 5.7 affes (3)(9)
Site 3A ..............21.3 acres (2.4)
Site 4 ............... 16.9 acres .................... 43.9 acres (9)
B. Building Area
Site 1A... 34,130 sq.ft .................0.8
ac. (3)(9)
Site ;M ... 63,138 sq.ft .................1.4
**Site 3A ............. . 296,208 sq.ft ...............
ae.....97,269 sq.# ................ 21 ae. (3)(9)
6.8 ac. (2,4,14)
Site 4 .................. 288,264 sq.ft ...............
6.6 ac.
584,472 sq.ft ........
,.. 13.4 ac: (9,14
The following statistics are for information only. Development may include but shall not be limited to
the following.
C. Parldng (Criteria: 3 spaces/1000 sq.ft. @ 363 sq.ft./space)
Site IA ....................102
Site 2-B
cars..........
191
0.9 acres (3)(9)
1.6 293 2.4
....................
ears .........
ae—es .............. eafs ... ae.(3)(
Site 3A ....................889
cars.........
7.4 ac. (2,4,14)
Site 4 .......................865
cars.........
7.2 ac.
2047 ears.. 17.0
1754 cars
ae. 17. ae.(9,14)
14,.6aq1.(9, MjV),
D. Landscaaed - Onen Si)
Site IA ..................0.30 acres (3)(9)
Site 2B ..................0.70 aeres ............. 1.0 .., Fes (wn)
Site 3A ..................6.6 acres (2,4,14)
Site 4 ................... 3.1 acres (9)
10.7 ...._ m i n i wre. n13'm
3.8 aeFes .. ......... i
§3 acres (9,14;29) Net Open
-3.8 acres .............. Space_....5.9 ac. *(14;29)
* 3.8 acres have been allotted for service stations exclusive of pemnitted building acres and
subject to use pemnit.
** Industrial site 3A has been reduced by 20,000 sq.ft. with the reduction allocated to the
allowable building area for Parcel No. 3 of Resubdivision 529. The allowable building area for
Parcel No. 3 of Resubdivision 529 is now 61,162 sq.ft. (14).
Q-
STATISTICAL ANALYSIS
PART H. COM1vIERCIAL/PROFESSIONAL & BUSINESS OFFICES
A. Building Site
Site 1 & 2.......38.5 acres
Site 2A.........
3.9 acres C
Site 3A ...............5.2
acres (5)
Site 4 ..................9.0
acres
Site 5 ..................7.4
acres
Site 6 ..................1.9
acres
Site 7 ..................2.5
acres
Site 8 ..................1.64
acres ........................ 66.14 acres (20)
B. Building Area
1. Site 1 &2 .......
734,502 square feet(5)(14)(17)
Site 2A.........
,109,200 square feet (29)
Site 3A ............
115,530 square feet(5)
Site 4 ..........
..... 201,180 square feet
2. . Site 5 ...............268,743
square feet (16)(19)(21)(24)(25)
Site 6 ................42,420
square feet
Site 7 ...............55,860
square feet
Site 8 ...............54,000
square feet (20)
i,TnnJ,n 62squ f
G♦(2T� �
aIIfG-
1,581,435 square feet (21,29)
The following statistics are for information only. Development may include, but shall not be limited to
the following.
C. Building Area
Story heights shown are on average building height. The buildings within each parcel may vary within
these ranges.
Site 1 &2 ................ 734,502 square feet (5)(14)(17)
a. Two Story .................8.42
acres
b. Three Story ..............5.61
acres
C. Four Story ................4.21
acres
d. Five Story .................3.37
acres
e. Six Story ...................2.81
acres
IG
1. Commercial/Professional and Business Office Site 1 and 2 have been reduced by 36,119 feet with
the reduction allocated to the allowed building area for Parcels 1 & 2 of Resubdivision 585. The
allowable building area for Parcel I & 2 of Resubdivision 585 is now 272,711 square feet.(14)
2. If commercial uses are constructed on Commercial/Professional and Business Office Site 5 which
are ancillary to and in the same building as office uses, additional development up to a maximum of
294,600 sq.ft. may be developed, so long as office use does not exceed 268,743 sq.ft. (21)(24)(25)
ite 2A .............109,200 square feet X29)
a. Two Story.. ... 1,25 acres
b. Twee Story :84 acres
c. Four Story ,63 =eS
d. Five Story : :5I acres
Site 3A...... 115,530 square feet (5)
a. Two Story ...........................
1.33 acres
b. Three Story . .............................88
acres
c. Four Story ... .............................66
acres
d. Five Story ... .............................53
acres
e. Six Story ..... .............................44
acres
f. Seven Story . .............................37
acres
g. Eight Story . .............................33
acres
Site 4........ 201,180 square feet
a. Two Story .. ...........................2.31
acres
b. Three Story ..........................1.54
acres
c. Four Story . ...........................1.15
acres
d. Five Story ... .............................92
acres
e. Six Story .... .............................77
acres
Site 5........ 268,743 square feet (16)(19)(21)(25)
a. Two Story..
b. Twee Story
c. Four Story..
d. Five Story...
e. Six Story....
f. Nme Story..,
1.90 acres
1.27 acres
..95 acres
. 76 acres
..63 acres
..50 acres
�a
Site 6 ...... 42,420 square feet
a. Two Story .............................49
acres
b. Three Story ...........................
32 acres
c. Four Story ............................24
acres
d. Five Story .............................19
acres
e. Six Story .. .............................16
acre
Site 7 ........... 55,860 square feet
a. Two Story .............................64
acres
b. Three Story ..........................
43 acres
c. Four Story ............................32
acres
d. Five Story .............................26
acres
e. Six Story .. .............................21
acres
Site 8 ............. 54,000 square feet (20)
a. Four Story ......................... 0.30 acres
D. Parldna (Criteria: 1 space/225 sciKaae, 363 sg,.ft/space)
Site 1 & 2.....
3,260 cars.........
27.17 acres (5) (14)
Site 2A .........
474 cars* ........
_.... _._
1.26 ** acres -
Site 3A..........
514 cars ..............4.28
acres (5)
Site 4 ..............
894 cars ..............
7.45 acres
Site 5...........
1,234 cars...........
6.13 acres (21)
Site 6............
188 cars..........
1.57 acres
Site 7............
248 cars...........
2.07 acres
Site 8............
231 cars...........
1.34 acres (20)
6,702 ears ..............
7,043 cars __ ...,
50 01 aeres (21)
...... 51.27 acres* (21;20
Based on net square footage of 106 455 29
* Includes surface parking and first floor or_ f exa tip"YT.tng;sfruitw e Qs _does;
,S
E. Landscaped - Open Space
Site 1& 2 (5,14) Gross Site........ 38.5 acres
Parking ........... 27.17 acres
Net .................11.33 acres
Two Story .........
8.42 acres.......
2.91 acres
Three Story .......
5.61 acres.......
5.72 acres
Four Story .........
4.21 acres.......
7.12 acres
Five Story .........
3.37 acres........
7.96 acres
Six Story ...........
2.81 acres........
8.52 acres
Site 2A 29 : Gross Site .... _ .. 3.9 acres
Parking
........... 1:26 acres
Net ...............
2.68
acres
Two Story .......
1.25 acres ...
1.43 acres.
Three Story ...,..
.84 acres ..,
1.84 acres
]Four Story ........
.63 acres ...
2.05 acres
five Story ,.......
.51 acres ...
2.17 acres
Site 3A (5) Gross Site......... 5.2 acres
Parking
............4.28acres
Net ....................92
acres
Two Story ..........
1.33 acres......
N/A
Three Story ........
.88 acres ......
. 04 acres
Four Story .........
.66 acres ......
. 26 acres
Five Story .........
.53 acres ......
. 39 acres
Six Story ..........
.44 acres ..... :
.48 acres
Seven Story ........
.37 acres ......
.55 acres
Eight Story ........
.33 acres ......
. 59 acre
Site 4 Gross Site......... 9.0 acres
Parlang ............ 7.45 acres
Net ..................1.55 acres
Two Story ..........
2.31 acres......
N/A
Three Story ........
1.54 acres .......
.01 acres
Four Story ..........
1.15 acres ......
. 40 acres
Five Story .............92
acres ......
. 63 acres
Six Story ..............77
acres ......
. 78 acres
�to
Site 5 Gross Site........ 7.4 acres
Parking ............ 6.13 acres
Net ..................1.27 acres
Two Story ..........
1.90 acres...... N/A
Three Story ........
1.27 acres ...... . 00 acres
Four Story ..........
.95 acres ...... .32 acres
Five Story .........
.76 acres . ..... . 51 acres
Six Story ..........
.63 acres ...... . 64 acres
Nine Story .........
.50 acres ...... . 77 acres (2 1)
Site 6 Gross Site.........
1.90 acres
Parking .............1.57
acres
Net ...................0.33
acres
Two Story ..........
.49 acres...... N/A
Three Story ........
.32 acres ...... .01 acres
Four Story ............
24 acres ...... . 09 acres
Five Story ..........
. 19 acres ...... . 14 acres
Six Story .............16
acres ....... . 17 acres
Site 7 Gross Site......... 2.50 acres
Parking ............
2.07 acres
Net .................43
acres
Two Story ...........
.64 acres...... N/A
Three Story .........
.43 acres ...... . 00 acres
Four Story ...........
.32 acres ...... . 11 acres
Five Story .............26
acres ..... . 17 acres
Six Story ..............21
acres ...... . 22 acres
Site 8 Gross Site......... 1.64 acres
Parking .............1.34
acres
Net .....................30
acres
Four Story ......................30 acres...... N/A (20)
11
F. Building Heigh (5)(12)(15)(21)(V)
Maximum building height shall not exceed six (6) stories above ground level, except for Site 3A
which shall have a maximum building height of eight (8) stories above ground level, and for Parcel No.
1 of Resubdivision No. 585 which shall have a maximum building height of ten (10) stories above
ground level and Parcel No. 2 of Resubdivision No. 585 which shall have a maximum building height
of seven (7) stories above ground level; and except for Site 5 which shall have a maximum of nine (9)
stories/167 feet above ground level. vlaximumbuilding height for Professional & Business Office Site
2A shall not exceed 95 feet above ground,level;
J�
STATISTICAL ANALYSIS
PART 11 RETAIL CON R1ERCIAL/PERMITTED USES - Part H, Section H, Group ME
A. Building Sites
Site 1......5.8 acres (25)
Site 2......1.4 acres
7.2 acres ...........................7.2 acres
The following statistics are for information only. Development may include but shall not
be limited to the following.
B. Building Area
Site 1 ...... 50,000 square feet .... 1.14 acres
Site 2......10.000 square feet..... 22 acres
60,000 square feet .... 1.36 acres ... 1.36 acres
C. Parlang (Criteria: 5 /snaces/1000 sg.ft.i. 363 sq. ft./ space)
Site 1......250 cars............ 2.08 acres
Site 2.......50 cars ............. .41 acres
300 cars ............. 2.49 acres ... 2.49 acres
D. Landscaped - Open Space
Site 1........ 2.58 acres
Site 2.........77 acres
3.35 acres........... 3.35 acres
E. Building HeiQlmt
Building height of structures shall be limited to a height of thirty -five (3 5) feet.
19
STATISTICAL ANALYSIS
PART 11 COIv% ERCIAURESTAURANTS
A. Building Sites
Site 1...... 2.9 acres
2.9 acres .......................2.9 acres (5) (20)
The following statistics are for information only. Development may include but shall not be
limited to the following.
B. Building Area
Site I.... 15.000 square feet ...... 34 acres
15,000 square feet ....... 34 acres (5) (20)
C. ParldnR(Criteria: 300 occupants/ 10,000 sq.ft.
1 space/3 occupants
363363 safe /space /space
Site 1......150 cars .....................1.25 acres
150 cars .................... 1.25 acres (5)(20)
D. Landscaped - Open Space
Site 1...1.31 acres
1.31 acres ...................... 1.31 acres (5)(20)
E. Building Heieht
Building height of structures shall be limited to a height of thirty-five (35) feet.
STATISTICAL ANALYSIS
PART lI COMMERCIALMOTEL. & MOTEL
A. Building Site (26.29)
Site 1 - 6.35 acres
Site 2B - -33 acres (29)
10A5 acres (29)
B. Hotel Room Limit (18,25,29)
Site 1 - 349 roomsl
Site 2B - . . 304 rooms (29)
The following statistics are for information only. Development may include but
shall not be limited to the following.
C. Building Area (Site I - 349 units @ 400 sq.ft /unit) (Site 2B 304 units: t@
517 net sq.ft. /unit).(18)(25N29)
Site 1 - 3.2 acres - 3.2 acres
Site 2B - 3.6 acres (total,enclosed a'rea,is' 4 5 aeres)
D. Parldng (Criteria: 1 spacelunit @ 363 sq ft /space)(18)(26) 9d
Site 1 - 349 parking spaces - 2.9 acres
Site 2B -_ 152 parking spacesz.:: 2. _ acres (total)
E. Landsca im}inng - Open Space (18)
The following is intended to show some of the variations possible.
'Use permits approved as of November 14, 1983, allow 468 hotel rooms with related
restaurant, conference area, and other support facilities. Hotel suites included as part of the
hotel room count may be converted to standard hotel rooms consistent with the specified hotel
room limit, so long as the approved site plan is maintained. Location and size of restaurant,
conference area, and other support facilities may also be revised if the plans meet the intent of
the approved site plan and other conditions of approval.(1)(18)
Based on one space/2 guest rooms per
Requirements, of the City of Newport Beach Plam
�1
Site 1
One Story Development
- 0.92 acres
Two Story Development
- 2.98 acres
Three Story Development
- 3.67 acres
Four Story Development
- 4.02 acres
Five Story Development
- 4.22 acres
Six Story Development
- 4.36 acres
Seven Story Development
- 4.46 acres
Eight Story Development
- 4.53 acres
Mme Story Development
- 4.59 acres
Ten Story Development
- 4.64 acres
Eleven Story Development -
4.67 acres
Twelve Story Development -
4.71 acres
Thirteen Story Development -
4.73 acres
The above analysis does not include support facilities utilized in many hotel
operations. These facilities would also require parldng not reflected in
the parking requirement criteria.
R Building Height (29)
Building height on _Site 2B shaH, . not exceed 60 feet. (29)
;a
STATISTICAL ANALYSIS
PART 11 AUTO CENTER AND GENERAL COM1vIERCIAL (8)(9) PERMITTED USES
Part II, Section II, Group 11 A & F
A. Auto Center Building Sites (291
Site lb - 3.0 acres
Site 2a 24-ac-res
5.9 acre
3.0 acres (29)
B. General Commercial Buildinlz Sites (8)(261
Site 1 -
3.0 acres
Site 2 -
1.0 acres (9)
Site 3 -
3.9 acres (9)
Site 4 -
2.0 acres (9)
Site 5 -
2.45 acres' (26)
12.35 acres
C. Building Area (26)(27)
Site 1 -
* Site 2 -
* Site 33 -
** Site 4 -
* Site 5 -
35,000 sq.ft. -
11,700 sq.ft. -
49,380 sq.ft. -
20,870 sq.ft.(19)-
31.362 sq.ft. -
148,312 sq.ft. -
0.80 acres
0.27 acres (9)
1.13 acres (27)
0.57 acres (9)
0.72 acres (26)
3.47 acres (26)(27)
* Restaurants are permitted uses in sites 1, 2, 3 and 5, subject to a use permit. (9)(23)(26)(27)
** If the development of General Commercial Site 4 is limited solely to Professional and Business
Office use, then the allowable Building Area shall not exceed 30,000 sq.ft. (19)
lA recorded reciprocal easement shall be provided for ingress, egress and parking for mutual benefit
between Hotel Site 1 and General Commercial Site 5.
a3
The following statistics are for information only. Development may include, but shall not be limited to
the following. (8)
D. Parldng (Criteria 4 spaces/1,000 sq.ft. @ 363 sq.ft. /space)(9)(26)
Site 1 -
140 cars -
Site 2 -
47 cars -
Site 3 -
193 cars -
Site 4 -
100 cars -
Site 5 -
167 cars -
647 cars -
E. Landsoping =Oven Space (9)(26)
Site 1
Site 2
Site 3
Site 4
Site 5 (1 & 2 story)
Total
Site 5 (3 story)
Total
Site 5 (4 story)
Total
F. Building Height (8)(9)(26)(29)
1.17 acres
0.39 acres
1.61 acres
0.83 acres
1.39 acres
5.39 acres
1.03 acres
0.34 acres
1.18 acres
0.60 acres
0.24 acres
3.39 acres
0.49 acres
3.64 acres
0.75 acres
3.90 acres
Building height of structures on Auto Center Site la and A shall be limited to a
height of thirty -five feet (35 ft.).
Building height of structures on General Commercial Site 1,2,3, and 4 shall be limited
to a height of thirty -five (35 ft.) and on General Commercial Site 5 shall be limited to
a height of fifty feet (50 ft.).
aA
PART 11 COM?VMRCIAL/SERVICE STATION"
A Building Site
Site 1 - 1.2 acres
PART I. INDUSTRIAL
Section I. Minimum Site Area
A. Thirty Thousand (30,000) square feet.
B. Exception: (I
1.2 acres
The Planning Commission may authorize an exception to the minimum site area.
Application for any such exception shall be made at the time of the filing of a tentative map
by the applicant. In order for an exception to be granted, the Planning Commission shall
find the following facts with respect thereto:
1. That the granting of the exception will not be detrimental to the public welfare or
injurious to other property in the vicinity.
2. That the development considerations and intent of this Planned Community
Development Standards are substantially met.
Section H. Permitted Uses
Group I. Light Industrial
A To allow uses primarily engaged in research activities, provided that such activities are
confined within a building or buildings that do not contribute excess noise, dust, smoke,
vibration, odor, toxic, or noxious matter to the surrounding environment nor contain a 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 fist of examples:
1. Bio- Chemical
Chemical
Film and Photography
Medical and Dental
Metallurgy
Pharmaceutical
X -Ray
"Reference Page 4, Part I, Item D.
7-�
2. Manufacture, research assembly, testing and repair of components, devices,
equipment and systems and parts and components such as but not limited to the
following list of examples:
Coils, Tubes, Semi - Conductors
Communication, Navigation Control, Transmission and Reception Equipment,
Control Equipment and Systems, Guidance Equipment and Systems
Data Processing Equipment and Systems
Glass Edging, Beveling, and Silvering
Graphics, Art Equipment
Metering Instruments
Optical Devices, Equipment and Systems
Phonographs, Audio Units, Radio Equipment and Television Equipment
Photographic Equipment
Radar, infra -red and Ultra- Violet Equipment and Systems
Scientific and Mechanical Instruments
Testing Equipment
�(b
B. To allow the location of offices and areas associated with and accessory to the permitted
uses listed under A.
1. Administrative, professional and business offices.
2. Regional or home offices of industries which are limited to a single use.
3. Blueprinting, photostating, photo engraving, printing, publishing and bookbinding,
provided that no on -site commercial services is associated with said uses.
4. Cafeteria, cafe, restaurant or auditorium.
Service stations will be permitted, subject to a use permit provided that no on -site
commercial service is associated with said uses.
C. Service stations subject to a use permit.
Group H. Medium Industrial and Industrial Service and Support Facilities.
A. To allow the location of general manufacturing activities, provided that such activities are
confined within a building or buildings and do not contribute excessive noise, dust, smoke,
vibration, odor, toxic or noxious matter to the surrounding environment nor contain a high
hazard potential due to the nature of the products, material or processes involved.
Manufacture and/or assembly of the following or similar products:
Aircraft and Related Components
Clocks and Watches
Coffins
Ceramic Products
Concrete Products
Electrical Appliances
Farm Equipment
Heating & Ventilating Equipment
Linoleum
Machinery & Machine Tools
Musical Instruments
Neon Signs
Novelties
Oil Well Valves & Repairs
Optical Goods
Refrigeration
Screw Machine Products
Sheet Metal Products
�I
Shoes
Silk Screens
Sporting Goods
Springs
Stencils
Toys
Trailers
Trucks
2. The manufacture of products or products made from the following or similar
materials:
Aluminum
Iron
Bags, except Burlap Bags or Linoleum
Sacks
Matches
Batteries
Mattresses
Boxes, Paper
Paper
Brass
Steel
Cans
Tin
Copper
Tools
Glass
Wool
Grinding Wheels
Yam
3. The manufacturing, compounding, processing or treatment of the following or similar
items:
Acids, Non - Corrosive
Candles
Cigarettes & Cigars
Detergents
Disinfectants
Dye
Food Products
Lubricating Oil
Pharmaceutical
Products
Plastics
Toiletries
Vitamin Products
Waxes and Polishes
4. Woodworking Shops, such as: (Provided that, if a planer, router, sticker or moulder
is maintained, all doors and windows in the outside walls of the room in which said
machinery is located shall be kept closed while said machinery is in use.)
Box
Furniture
Wood Products
M
5. Distribution and Warehousing Plants
B. To allow the location of general manufacturing activities, service industry and activities
related to contractor and construction industry, provided that such activities are confined
within a building or buildings and do not contribute excessive noise, dust, smoke, vibration,
odor, toxic or noxious matter to the surrounding environment nor contain a high hazard
potential due to the nature of the products, materials or processes involved.
1. Service industries or those industries providing a service as opposed to the man-
ufacture of a specific product, such as the repair and maintenance of appliances or
component parts, tooling, printers, testing shops, small machine shops, shops
engaged in the repair, maintenance and servicing of items excluding automobile
repair, providing that such industries are not the point of customer delivery or
collection.
2. Contractor and construction industries relating to building industry,, such as general
contractors, electrical contractors, plumbing contractors.
C. To allow a combination of general industry, business and professional offices, and industrial
support activities, provided that such activities are confined within a building or buildings,
and do not contribute excessive noise, dust, smoke, vibration, odor, toxic or noxious
matter to the surrounding environment nor contain a high hazard potential due to the
nature of the products, materials or processes involved.
The industrial support activities shall be defined as and limited to the sale of products or
services relating only to the immediate industrial complex. Any activity which could be
classified as retail commercial shall be restricted to activities strictly accessory and/or
supplementary to the industrial community.
1. All uses permitted under A, B, and D.
a. Business and Professional Offices.
b. Industrial Support Facilities, to include activities limited to the sale of
products or services related to only the industrial complex. Activities of a
commercial nature shall be restricted in scope so as to service and to be
accessory and/or supplementary to the industrial complex.
C. Service stations subject to a use permit.
2. Except as herein indicated, the General Development Standards for Industry shall
apply.
a. Sign Area
Industry Support Facilities and Business and Professional Offices.
Only one (1) facia mounted identification sign shall be permitted per street
frontage for each individual business or office.
No sign shall exceed an area equal to one and one -half (1 -1/2) square feet of
sign for each one (1) foot of lineal frontage of the building or store.
However, no sign shall exceed two hundred (200) square feet in area per
face.
b. Site Identification Ground Sien
One (1) site identification sign listing only the name of the site or major tenant
on the site shall be allowed. Said sign shall be limited to a maximum height of
four (4) feet and a width of eight (8) feet and may be double faced.
3�
C. Pedestrian Access
It is required of all developments in the industrial support facility area to
submit a plan of pedestrian access to the Planning 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.
D. To allow for the location of a storage facility for new car inventory. Located within
Industrial Site IA between Quail Street on the east, adjacent to Auto Center Sites 2A and
2B on the south, and Bristol Street on the west This use shall be subject to a use permit.
(3)
E. (Deleted)(2,4)
3�
Section III. General Development Standards for Industry
Maximum building areas shall be as noted in the Statistical Analysis, Part I.A and Part
I.B.
A. Building Height (22)
Building heights of structures shall be limited to a height of thirty-five (35) feet;
provided, however, that on Parcel I and Parcel 2 of Parcel Map 86 -33 -34
(Resubdivision No. 529) in Industrial Site 3A, the Planning Commission or the City
Council on review or appeal may approve a structure up to a maximum height of 50
feet after the approval of a use permit.
The Planning Commission or City Council in granting any use permit for structures in
excess of thirty-five (35) feet shall find that each of the following four points have been
complied with:
(a) The increased building height would result in more public visual open space
and views than is required by the basic height limit. Particular attention shall be
given to the location of the structure on the lot, the percentage of ground
cover, and the treatment of all setback and open areas.
(b) The increased building height would result in a more desirable architectural
treatment of the building and a stronger and more appealing visual character of
the area than is required by the basic height limit.
(c) The increased building height would not result in undesirable or abrupt scale
relationships being created between the structure and existing developments or
public spaces. Particular attention shall be given to the total bulk of the
structure including both horizontal and vertical dimensions.
(d) The structure shall have no more floor area than could have been achieved
without the use permit. (22)
B. Setbacks
All setbacks shall be measured from the property line. For the purpose of this
ordinance, a street side property line is that line created by the ultimate right -of -way
line of the frontage street.
Front Yard Setback
Thirty (30) feet minimum except that unsupported roofs or sun - screens 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 sun- screens may project six (6) feet into the
setback area. Interior lot lines for a corner lot shall be considered 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.
C. Site Coverage
Maximum building coverage of fifty (50) percent is allowed. Parking
structures shall not be calculated as building area, however, said structures shall
be used only for the parking of company vehicles, employee's vehicles, or
vehicles belonging to persons visiting the subject firm.
33
D. Signs
Sign Area
Only one (1) single faced or double faced signs shall be permitted per street
frontage. No sign or combination of signs shall exceed one (1) square foot in
area for each six hundred (600) square feet of total site area. However, no sign
shall exceed two hundred (200) square feet in area per face. An additional
twenty (20) square feet shall be allowed for each additional business conducted
on the site.
2. Sale or Lease Sian
A sign, advertising the sale, lease, or hire of the site shall be permitted in
addition to the other signs fisted in this section. Said sign shall not exceed a
maximum area of thirty -two (32) square feet.
Ground Sign
All ground signs shall not exceed four (4) feet above grade in vertical height.
Also, ground signs in excess of one - hundred fifty (150) square feet in area
(single face) shall not be erected in the first twenty (20) feet, as measured from
the property line, of any street side setback area. However, the above
standards shall not apply to the Community Directional Sign and Special
Purpose Sign.
4. Special Puroose Sign
Signs used to give directions to traffic or pedestrians or give instructions as to
special conditions shall not exceed a total of six (6) square feet (single face) in
area and shall be permitted in addition to the other signs fisted in this section.
5. Wall Signs
Wall signs shall not comprise more than ten (10) percent of the area of the
elevation upon which the sign is located. Said signs shall be fixture signs; signs
painted directly on the surface of the wall shall not be permitted.
JA
In the instance of a multiple tenancy building, each individual industry may
have a wall sign over the entrance to identify the industry. Said sign shall give
only the name of the company and shall be limited to four (4) inch high letters.
Said sign must be oriented toward the parking area for that building.
6. Construction Sian
One (1) construction sign denoting the architects, engineers, contractor, and
other related subjects, shall be permitted upon the commencement of
construction. Said sign shall conform with the requirements of Item 3 above,
Ground Sign, and will be permitted until such time as a final inspection of the
building(s) designates said structure(s) fit for occupancy, or the tenant is
occupying said building(s), whichever occurs first.
7. Future Tenant Identification Sian
A sign listing the name of the future tenant, responsible agent or realtor, and
identification of the industrial complex shall be permitted. Said sign shall
conform with the requirements of Item 3 above, Ground Sign, and will be
permitted until such time as a final inspection of the building(s) designates said
structure(s) fit for occupancy or tenant is occupying said building(s), whichever
occurs first.
8. Communitv Directional and/or Identification Sian
Permanent directional and identification signs, not exceeding two - hundred fifty
(250) square feet (single face), shall be permitted but subject to use permit.
E. Sign Standards
1. Signs visible from the exterior of any building may be lighted, but no signs or
any other contrivance shall be devised or constructed so as to rotate, gyrate,
blink or move in any animated fashion.
2. Signs shall be restricted to advertising only the person, firm, company or
corporation operating the use conducted on the site or the products or sold
thereon.
3. A wall sign with the individual letters applied directly shall be measured by a
rectangle around the outside of the lettering and/or the pictorial symbol and
calculating the area enclosed by such line.
4. All signs attached to the building shall be flush mounted.
F. Parkins
Adequate off-street parking shall be provided to accommodate all parking needs for the
site. The intent is to eliminate the need for any on- street parking.
Required off-street parking shall be provided on the site of the use served, or on a
contiguous site or within three hundred (300) feet of the subject site. Where parking is
provided on other than the site concerned, a recorded document shall be approved by
the City Attorney and filed with the Building and Planning Departments and signed by
the owners of the alternate site stipulating to the permanent reservation of use of the
site for said parking.
The following guide shall be used to determine parking requirements:
One (1) space for each 225 square feet of net floor area. The parking requirement may
be lowered to one (1) space for each 250 square feet of net floor area upon review and
approval of the modification committee.
Manufacture. Research and Assembly
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.
3�
G. Landscaping
Detailed landscaping and irrigation plans, prepared by a landscaping architect, licensed
contractor of architect shall be submitted to and approved by the Planning Director
prior to issuing of building permit and installed prior to issue of Certificate of Use and
Occupancy.
All landscaping referred to in this section shall be maintained in a neat and orderly
fashion.
1. Front Yard Setback Area
a. General Statement
Landscaping in these areas shall consist of an effective combination of
street trees, trees, ground cover and shrubbery. All unpaved areas not
utilized for parking shall be landscaped in a similar manner.
b. Special Landscaped Street
The entire area between the curb and the building setback line shall be
landscaped, except for any access driveway in said area.
C. Other Streets
The entire area between the curb and a point ten (10) feet in back of
the front property line shall be landscaped, except for any access
driveway in said area.
2. Side and Rear Yard Setback Area
a. General Statement
All unpaved areas not utilized for parking and storage, shall be
landscaped utilizing ground cover and/or shrub and tree materials.
b. Undeveloped Areas
Undeveloped areas proposed for future expansion shall be maintained
in a weed free condition but need not be landscaped.
C. Screening
Areas used for parking shall be landscaped and/or fenced in such a
manner as to interrupt or screen said areas from view from access
31
streets, freeways, and adjacent properties. Plant materials used for this
purpose shall consist of lineal or grouped masses of shrubs and/or
trees.
3. Parking Areas
Trees, equal in number to one (1) per each five (5) parking stalls shall be
provided in the parking area.
4. Sloped Banks
All sloped banks greater than 5 -1 or 6 feet in vertical height and adjacent to
public right -of -way shall be stabilized, planted and irrigated in accordance with
plans submitted and approved by Planning Director.
H. Loading Areas
1. On other than special landscaped streets street side loading shall be allowed
provided the loading dock is set back a minimum of seventy (70) feet from the
street right -ofway line or one hundred ten (I 10) from the street centerline,
whichever is greater. Said loading area must be screened from view from
adjacent streets.
I. Storage
Areas
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.
3. No storage shall be permitted between a frontage street and the building line.
I Refuse Collection Areas
1. All outdoor refuse collection areas shall be visually screened from access
streets, freeways, and adjacent property by a complete opaque screen.
2. No refuse collection areas shall be permitted between a frontage street and the
building line.
�V
K. Telephone and Electrical Service
All "on- site" electrical lines (excluding lines in excess of 12 KV) and telephone lines
shall be placed underground. Transformers or terminal equipment shall be visually
screened from view from streets and adjacent properties.
L. Sidewalks
The requirement for sidewalks in the Planned Community District may be waived by
the Planning Director if it is demonstrated that such facilities are not needed. However,
the City retains the right to require installations of sidewalks if, in the future, a need is
established by the City.
M. Nuisances
No portion of the property shall be used is such a manner as to create a nuisance to
adjacent sites, such as but not limited to vibration, sound, electro- mechanical
disturbance and radiation, electro- magnetic disturbance, radiation, air or water
pollution, dust, emission of odorous, toxic or noxious matter.
3°
PART II. COMMERCIAL
Section I. Minimum Site Area
A. Thirty Thousand (30,000) square feet
B. Exception: ( l 11
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 Sling of a tentative
map by the applicant. In order for an exception to be granted, the Planning
Commission shall find the following facts with respect thereto:
That the granting of the exception will not be detrimental to the public welfare
or injurious to other property in the vicinity.
2. That the development considerations and intent of this Planned Community
Development Standards are substantially met.
Section II. Permitted Uses
Group I. Professional and Business Offices.
To allow the location of commercial activities engaged in the sale of products or
services relating to and supporting the Development Plan, provided that such activities
are confined within a building or buildings.
A. Professional Offices
1. Accountants
2. Attorneys
3. Doctors, dentists, optometrists, oculists, chiropractors and others licensed by
the State of California to practice the healing arts.
4. Engineers, architects, surveyors and planners.
5. tiny otfi6 .... r.all rofesSional offices. (29)
VI�
B. Business Offices
1. Advertising agencies
2. Banks
3. Economic consultants
4. Employment agencies
5. Escrow offices
6. Insurance agencies
7. Laboratories:
a. Dental
b. Medical
c. X -Ray
d. Biochemical
e. Film, wholesale only
f. Optometrical
8. Stock Brokers
9. Studios for interior decorators, photographers, artists and draftsmen.
10. Telephone answering services
11. Tourist information and travel agencies and ticket reservation services but not
to include any airline terminal services or facilities for the transport of
passengers, baggage or freight. (2)
12. Any other_general.Ousiness offices .(29J
B. Support Commercial (21)
Retail sales and services, so long as said retail sales are of a convenience nature
ancillary to the operation and use of office facilities including tobacco stores,
card shops, confectionery and newspaper stands, and other uses which, in the
opinion of the Planning Commission are of a similar nature. Retail uses shall be
located in the basement or on the first floor of a building. Storage for such
uses shall be within a building.
2. Service uses which are for building tenants and patrons, such as a car wash and
gymnasium/health club facilities. Car washes shall drain into the sanitary sewer
system.
3. Restaurants - outdoor restaurants and take -out restaurants - subject to securing
a use permit in each case.
Group H. Commercial Uses
A. Automobile Center, subject to a use permit. (28)
Automobile dealership selling only new cars. The sale of used cars, automobile
repair, and automobile detailing may be permitted in conjunction with the sales
of new vehicles but only accessory uses.
2. Service stations subject to the issuance of the use permit and a finding that the
use is supportive of the principal uses permitted in the Newport Place Planned
Community text.
B. Motels and Motels, subject to a use permit.
C. State, County and Municipal Facilities (2)
D. Service Stations & Mechanical Car Wash within Service Station Site #l, subject to a
use permit. (4)
E. Retail Commercial uses such as:
Restaurants, including outdoor, drive -in or take -out restaurants shall be
permitted subject to the securing of a use permit except as noted under "a" and
"b" below: (7)
a. Restaurants, other than outdoor, drive -in or take -out restaurants, shall
be permitted in Retail- Commercial Site Iwithout a use permit provided
that the net floor area of all restaurant uses does not exceed 20% of the
net floor area of the retail- commercial center.
b. Outdoor, drive -in or take -out restaurants shall be designed and located
so as to be an integral element of the retail- commercial center and shall
not be permitted as a free - standing independent use in any case.
2. Barber shop and beauty parlor
3. Book and stationery store
4. Blueprinting and photostatics
Revisions of "Retail Commercial" land uses contained on pages 31 (E -1 -a) and -32 (b -14), 3/27/97
5. Camera shop
6. Delicatessen store
7. Florist
8. Shoe store or repair shop
9. Tailor
10. Tobacco store
11. Office equipment retail and repair
12. Pharmacies
13. Tourist information and travel agencies and ticket reservation services, but not
to include any airline terminal services or facilities for the transport of
passengers, baggage or freight
14. Instructional dance facility for adults and related retail sales . Subject to a
use permit
15. Other uses similar to the above fist
F. General Commercial (8)(9)(23)(26)
1. New car dealership, subject to a use permit, including ancillary uses fisted
under Part H, Section H, Group H,A.
2. Service stations subject to a use permit.
3. Restaurants, including outdoor, drive -in or take -out restaurants, shall be
subject to a use permit. Restaurant uses are permitted within General
Commercial Sites 1, 2, 3, 5 and 6 not permitted within General Commercial
Site 4.
4. Hobby, Arts and Crafts, including:
a. Sporting goods store
b. Camera store
C. Art gallery
d. Craft store
e. Pet store
f. Bicycle store
g. Other uses of similar nature
5. Book and Office Support Stores, including:
a. Book store
b. Office supplies
C. Other uses of similar nature
6. Retail stores and professional service establishments, including:
a. Pharmacies
b. Specialty food
C. Fabric shops
d. Jewelry shops
e. Furrier
f. Formal Wear
g. Barber and hair styling
h. Clothing store
i. Liquor store
N
j. Tourist information and travel agencies and ticket reservation services,
but not to include any airline terminal services or facilities for the
transport of passengers, baggage or freight.
k. Other uses of similar nature
7. Home and Office Furnishings, including:
a. Home fimn ture store
b. Office furniture store
C. Interior decorators
d. Home appliances
e. Antique store
f. Other uses of similar nature
8. Athletic Clubs, including:
a. Spa
b. Health club
C. Recreation facility
d. Other uses of similar nature
9. Home improvement stores, including:
a. Hardware store
b. Paint store
C. Wallcovering store
d. Other uses of similar nature
10. Retail nursery subject to a use permit
11. Institutional, instructional and educational uses, subject to a use permit in each
case.
* 12. Professional and Business Offices - see Part 11, Section 11, Group I for
permitted uses.
*Office uses are permitted within General Commercial Sites 3, 4 and 6 and not
permitted within General Commercial Sites 1 and 2. (9)(26)(29)
A�
Section III. General Development Standards for Commerce
Maximum building areas and building heights shall be noted in the Statistical Analysis,
Part IIA and Part II.B.
A. Setbacks
All setbacks shall be measured from the property line. For the purpose of this
ordinance, a street side property line is that line created by the ultimate right-of-way
line of the frontage street.
1. Front Yard Setback
Thirty (30) feet minimum; except that unsupported roofs or sun-screens may
project six (6) feet into the setback area.
,
i4otelmotei uses-: Seventeen '' " ,7* f6"6'*tah'd_JX S " h proyided
that the average setback for all Wid' mg along the linear, street frontage lsIbir
(39) fe_q-_(29)
2. Side Yard
Side yard setbacks will be required only when any one of the following
conditions exist:
a. Comer lot: Thirty (30) feet (street side setback only), except that
unsupported roofs and sun-screens may project three (3) feet into
setback area.
n
HoteVMotel uses. 6' 6�',{14
'51-H gih; - - -
provided rovi ed that the iYft6-"§abkk7 , In
street frontage A twetfy seven(2) feet. 29
b. Where property abuts other than commercially zoned property, a ten
(10) foot setback is required. Unsupported roofs and sun-screens 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.
A�
B. Sims
Sign Area: General Standard
Building identification shall be limited to a single (1) entity. Building
identification signs shall have an area not to exceed 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.
2. Pole Sim:
One (1) identification pole sign site will be allowed for the following
commercial businesses:
a. Restaurant
b. Cocktail lounge and/or bar
C. Motel and hotel
If a pole sign is utilized, it shall be in lieu of other identifications signs allowed
by ordinance. Pole signs shall be limited to maximum height of twenty (20)
feet and a maximum area of fifty (50) square feet per face, double faced.
Wall Sim:
In no event shall an identification sign placed on a wall comprise more than ten
(10) percent of the area of the elevation upon which the sign is located. Said
signs shall be fixture signs. Signs painted directly on the surface of the wall
shall not be permitted.
4. Ground Sim:
An identification ground sign shall not exceed four (4) feet above grade in
vertical height. Also, ground signs in excess on one - hundred and fifty (150)
square feet in area (single face) shall not be erected in the first twenty (20) feet,
as measured from the property line, of any street side setback. However, the
above standards shall not apply to the Community Directional Sign and Special
Purpose Sign.
la
5. Multi -Tenant Directory Sian:
One (1) directory sign listing only the name of the firms or businesses on a site
shall be allowed. Said sign shall be limited to a maximum height of twenty (20)
feet. Panels identifying each individual story shall be no longer than one (1)
foot in width and five (5) feet in length.
6. Saecial Puroose Sian:
Subject to the standards established in Part I, Section III, Item DA
Construction Sian:
Subject to the standards established in Part I, Section III, Item D.6.
8. Future Tenant Identification:
Subject to the standards established in Part I, Section TIT, Item D.7.
Community Direction and/or Identification Sian:
Subject to the standards established in Part I, Section III, Item C.B.
C. Sian Standards
Except as noted above, the same sign standards as outlined in Sub- Section D, Section
III, Part I of this ordinance, shall prevail for developments in this area.
D. Parldna
Medical and Dental
Five (5) spaces for each doctor or one (1) space for each 200 square feet of
gross floor area whichever is greater.
2. Professional Offices
One (1) space for each 225 square feet of net floor area. The parking
requirement may be lowered to one (1) space for each 250 square feet of net
floor area upon review and approval of the modification committee.
a1
General Commercial (8)(9)
a. One (1) space for each 250 sq.ft. of net floor area. One (1) loading
space for each 10,000 sq.ft. of gross floor area.
b. If the development of General Commercial Site 3 or 4 is limited coley
to Professional and Business Office use, the parking shall be: One (1)
space for each 225 sq.ft. of net floor area. The parking requirements
may be lowered to one (1) space for each 250 sq.ft. of net floor area
upon review and approval of the modifications committee.
C. Specific parking requirements shall be developed for uses such as
furniture stores, athletic clubs, theaters, bowling alleys, home
improvement stores, retail nurseries or tire stores based upon functions
and occupancies within these uses. Parking shall be in conformance to
existing City of Newport Beach requirements for said occupancies, or
at a demonstrated formula agreeable to the Director of Community
Development. In the event that any use described above is converted
to another use parking requirements for the new use shall be subject to
review by the Director of Community Development.
d. For restaurant parking see Part II, Section III, D.4.
E. Landscanine
Detailed landscaping and irrigation plans, prepared by a landscaping architect, licensed
landscaping contractor or architect shall be submitted to and approved by the Planning
Director prior to issuing of Building Permits and installed prior to issue of Certificate of
Use and Occupancy.
All landscaping referred to in this section shall be maintained in a neat and orderly
fashion.
Front Yard Setback Area
a. General Statement
Landscaping in these areas shall consist of an effective combination of
street trees, trees, ground cover and shrubbery.
b. Special Landscaped Street
The entire area between the curb and the building setback line shall be
landscaped, except for any driveway in said area.
4
C. Other Streets
The entire area between the curb and a point ten (10) feet in back of
the front property line shall be landscaped except for any driveway in
said area.
2. Side Yard and Rear Yard
a. General Statement
All unpaved areas not utilized for parking and storage, shall be
landscaped utilizing ground cover and/or shrub and tree materials.
b. Undeveloped Areas
Undeveloped areas proposed for future expansion shall be maintained
in a weed free condition, but need not be landscaped.
C. Screening
Areas used for parking shall be screened from view or have the view
interrupted by landscaping and/or fencing from access streets,
freeways, and adjacent properties. Plant materials used for screening
purposes shall consist of lineal or grouped masses of shrubs and/or
trees.
d. Boundary Areas
Boundary landscaping is required on all interior property lines. Said
areas shall be placed along the entire length of these property lines or
be of sufficient length to accommodate the number of required trees.
Trees, equal in number to one (1) tree per twenty -five (25) lineal feet of
each property line, shall be planted in the above defined areas in
addition to required ground cover and shrub material.
e. All landscaped areas shall be separated from adjacent vehicular areas by
a wall or curb, at least (6) inches higher that the adjacent vehicular
area.
3. Parking Areas
Trees, equal in number to one (1) per each five (5) parking stalls shall be
provided in the gyftce parking area;&
q�
F. Loading Areas
Street side loading on other than special landscaped streets, shall be allowed
providing the loading dock is set back a minimum of seventy (70) feet from the
street right -of -way line, or one hundred ten (110) feet from the street center
line, whichever is greater. Said loading area must be screened from view from
adjacent streets.
G. Storage Areas
All outdoor storage shall be visually screened from access streets, freeways and
adjacent property. Said screening shall form a complete opaque screen up to a
point eight (8) feet in vertical height but need not be opaque above that point.
2. Outdoor storage shall be meant to include all company owned and operated
motor vehicles, with the exception of passenger vehicles.
3. No storage shall be permitted between a frontage street and the building fine.
H. Refuse Collection Areas
All outdoor refuse collection areas shall be visually screened from access
streets, freeways and adjacent property. Said screening shall form a complete
opaque screen.
2. No refuse collection area shall be permitted between a frontage street and the
building line.
I. Telephone and Electrical Service
All "on- site" electrical lines (excluding lines in excess of 12KV) and telephone lines
shall be placed underground. Transformer or terminal equipment shall be visually
screened from view from streets and adjacent properties.
I Pedestrian Access
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 plans
will detail consideration for pedestrian access to the subject property and to adjacent
properties, and shall be binding on subsequent development of the property. The plan
shall show all interior walkways and all walkways in the public right -of -way, if such
walkways are proposed or necessary.
Sb
(1) Planned Community Tent Amendment No. 1, dated December 13, 1971, incorporating a revised
land use plan.
(2) Planned Community Text Amendment No. 2, dated June 12, 1972, incorporating the following
changes:
a. Relocation of Fire Station site.
b. Limitation of tourist information, travel agencies and ticket reservations within Retail
Commercial sites.
C. Addition of specific restaurant density within Retail Commercial sites.
(3) Planned Community Text Amendment No. 3, dated October 24, 1972, permitting Auto Centers as
an additional use within industrial Site 2B.
(4) Planned Community Text Amendment No. 4, dated January 8, 1973, incorporating the following
changes:
a. Provision for a Mechanical Car Wash within Service Station Site No. 1.
b. Eliminate provision for a Fire Station within Industrial Site 3A-
(5) Planned Community Text Amendment No. 5, dated July 23, 1973, incorporating the following
changes:
a. Rearrangement of Office Site 3 and Restaurant Site 2 and reapportionment of land allotted
to each.
b. Reduce allowable building area in Office Sites 1 and 2 and increase allowable building area
in Office Site 3A-
C. Increase allowable building height in Office Site 3A to 8 stories.
(6) Planned Community Text Amendment No. 6, dated June 10, 1974, establishing parking
requirements for Hotels and Motels based on a demonstrated formula.
(7) Planned Community Text Amendment No. 7, dated September 8, 1975, revising off-street parking
requirements for restaurants to conform with existing City Standards.
(8) Planned Community Text Amendment No. 8, dated February 9, 1976, permitting General
Commercial uses on Auto Center Site I and 2b.
51
(Cont.)
(9) Planned Community Text Amendment No. 9, dated April 11, 1977, incorporating the following
changes:
a. Expand the permitted uses for General Commercial.
b. Re- designate General Commercial Site 1 -A and 2 -B to General Commercial Sites 1, 2 and
3.
C. Expand General Commercial Site 3 to include one half of Industrial Site ]A
d. Convert Industrial Site 2A to General Commercial Site 4.
e. Restrict the allowable building area and the permitted uses for General Commercial Sites 1,
2,3 and 4.
(10) Planned Community Text Amendment No. 10, dated May 23, 1977, incorporating the following
change:
a. Delete the provision added by Resolution No. 8261 adopted by the City Council on June
10, 1974 from Section III, D, 6.
(11) Planned Community Text Amendment No. 11, dated April 10, 1978, incorporating the following
change:
a. Establish guidelines for an exception to the minimum site area.
(12) Planned Community Text Amendment No. 12, dated July 11, 1978, incorporating the following
change:
a. Revised the allowable building height for Parcel No. 1 of Resubdivision No. 585.
(13) Planned Community Text Amendment No. 13, dated November 27, 1978, incorporating the
following change:
a. Requirement that a Phasing Plan be approved by the Planning Commission for seventy (70)
percent of the undeveloped allowable building area existing as of October 1, 1978.
(14) Planned Community Text Amendment No. 14, dated June 11, 1979, incorporating the following
changes:
a. Reduce the allowable building area of Industrial Site 3A.
b. Reduce the allowable building area of CommerciaVProfessional and Business
Office Site 1 and 2.
5a
FOOTNOTES (Cont.)
(15) Planned Community Tent Amendment No. 15, dated March 23, 1981, incorporating the
following changes:
a. Specification of a maximum building height of seven (7) stories on Parcel No. 2 of
Resubdivision No. 585.
(16) Planned Community Text Amendment No. 16, dated March 8, 1984 incorporating the following
change:
a. Increase of 16,154 square feet of office space in Professional and Business
Offices Site 5.
(17) Planned Community Text Amendment No. 17, dated April 23, 1984, incorporating the following
change:
a. Increase of 1,091 square feet of office space in Professional and
Business Offices Sites 1 and 2.
(18) Planned Community Text Amendment No. 18, dated June 25, 1984, incorporating the
following changes:
a. Establish a specific limit on hotel rooms in Hotel Sites I and 1B.
(19) Planned Community Text Amendment No. 19, dated July 23, 1984, incorporating the
following changes:
a. Transfer of 4,130 square feet of allowable building area from General Commercial Site 4 to
Professional and Business Offices Site 5.
(20) Planned Community Text Amendment No. 20, dated January 12, 1987, incorporating the
following changes:
a. Add Professional and Business Offices Site 8, with 54,000 square feet allowed.
b. Delete Restaurant Site 2A, with 8,400 square feet deleted.
(21) Planned Community Text Amendment No. 21, dated March 9, 1987, incorporating the
following change:
a. Increase allowed development in Professional and Business Offices Site 5 to 241,570
square feet; allow additional support retail uses up to 294,600 square feet total; add
support commercial as permitted land use. (21)
5 �)
FOOTNOTES (Cont.)
(22) Planned Community Tent Amendment No. 22, dated February 4, 1988, incorporating
the following change:
a. Allow structures located within a portion of Industrial Site 3A to be construct-
ed in excess of the 35 foot height limit up to a maximum of 50 feet, subject to
the approval of a use permit.
(23) Planned Community Text Amendment No. 23, dated July 6, 1989 incorporating the
following change:
a. Allow restaurant uses on General Commercial Site 1, subject to the approval of
a use permit in each case.
(24) Planned Community Text Amendment No. 24, dated June 6, 1991, incorporating the
following change:
a. Increase the allowable office development in Professional Business Offices, Site
No. 5 to 257,287 square feet, and reduce the allowable retail development to
37,315 square feet.
(25) Planned Community Text Amendment No. 25, approved by the City Council on March
9, 1992, incorporating the following change:
a. Increase the allowable office development in Professional Business Offices, Site
No. 5 to 268,743 square feet, and reduce the allowable retail development to
25,857 square feet.
(26) Planned Community Text Amendment No. 26, approved by the City Council on June
8, 1992, incorporating the following changes:
a. Redesignate the Sheraton Hotel Site from Hotel Site 1 A and 1B to Hotel Site 1
and General Commercial Site 5.
b. Reduce the hotel room entitlement on Hotel Site 1 by 119 rooms and establish
a development entitlement of 31,362 square feet for General Commercial Site
5.
C. Establish a height limit of 50 feet within General Commercial Site 5.
d. The Requirement for a reciprocal easement to provide ingress, egress, and
parking for mutual benefit between Hotel Site 1 and General Commercial Site
5.
5`I
FOOTNOTES (Cont.)
(27) Planned Community Text Amendment No. 27, approved by the City Council on
September 13, 1993, incorporating the following changes:
a. Increase the allowable commercial development in General Commercial Site 3
from 48,300 square feet to 49,380 square feet.
b. Delete the provision which counts one square foot of floor area devoted to
restaurants as two square feet of permitted commercial floor area in General
Commercial Sites 2, 3, and 5.
C. Delete the provision which restricts the maximum amount of gross floor area
devoted to restaurants to 8,000 square feet each in General Commercial Sites 3
and 5.
(28) Planned Community Text Amendment No. 28, approved by the City Council on
January 22, 1996, incorporating the following changes.
a. Restricting automobile repair and detailing as an accessory use only in
conjunction with sales of new vehicles.
b. Eliminate other permitted uses.
(29) Planned Community Text Amendtrient IVo. 29, appi peed b Crt� Goutiat of
February 8, 1999, incorporating the %l[owuig chaff :
a. Redesignating Auto_ Center:;' od essignal c $ Ss
Oijices Site 2A.
b. Redesignating ustnal Srtg to o nnlerctaUE ote iYl atel tie .
C. Expand the, permitted,
d. 6tablisl : a heif
e. Establish a Height limit of 6(1 w t niiv o$e1 6"� klotel*utte
f.
ri
9. Establish.i'sidevard.. corner lot setback for Hotel/motel uses of a 14 1/2 foot
minimum I 111.11 'ded'that.the average setback fo all biOldings along he.lineat
�,provi r
g-
stred- 66*qt48e., is 27 %et.
h. Establish a side.yaid setback for Hotel/Motel uses o I f a 1. ten (10),foot ninitnum.
Provide ftt landscaping m* parking areas :b- e provided in
pKkmg_4eas.
f.\planning\pctext\newprtpi. ace
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