HomeMy WebLinkAbout11 - Attachment D - PC Staff Report 4-7-11Attachment D
Staff report from the April 7, 2011,
Planning Commission Meeting
1 11
112
CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
April 7, 2011 Meeting
Agenda Item 2
SUBJECT: North Newport Center Planned Community Amendment - (PA2011 -017)
800, 840, 860, 880 Newport Center Drive
• Planned Community Development Amendment No. PD2011 -001
• Code Amendment No. CA2011 -004
APPLICANT: Irvine Company
PLANNER: Fern Nueno, Assistant Planner
( 949) 644 -3227, fnueno @newportbeachca.gov
PROJECT SUMMARY
A planned community development plan amendment to incorporate the Block 800
Newport Center Planned Community (PC -23) into the North Newport Center Planned
Community (PC -56) and a code amendment to change the zoning classification of this
property from PC -23 to PC -56. Additionally, the proposed amendment includes
revisions to the sign and lighting standards within the PC -56 Development Plan.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Resolution No. _ recommending City Council approval of Planned
Community Development Plan Amendment No. PD2011 -001 and Code
Amendment No. CA2011 -004 (Attachment No. PC 1).
INTRODUCTION
Project Setting
The North Newport Center Planned Community (PC -56) is located in Newport Center
and encompasses a regional center of business and commerce that includes major
retail, administrative, medical and professional office, entertainment, recreation, and
residential uses. PC -56 currently consists of Fashion Island, a portion of Block 100, a
portion of Block 400, a portion of Block 500, Block 600, a portion of San Joaquin Plaza,
and a portion of Block 800 (Colony Apartments). The proposed Planned Community
Development Plan amendment would incorporate the southerly commercial portion of
Block 800 into the North Newport Center Planned Community.
Fashion Island (approximately 75 acres), located to the southeast of Block 800
Commercial Office is developed with a regional shopping center consisting of anchor
11S
North Newport Center Planned Community Amendment
April 7, 2011
Page 2
department stores, retail stores, restaurants, and a cinema. Other blocks within
Newport Center are developed with office buildings, hotels, surface parking, parking
structures, and landscaped open space.
Proposed PC -56 Boundaries
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North Newport Center Planned Community Amendment
April 7, 2011
Page 3
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115
110
North Newport Center Planned Community Amendment
April 7, 2011
Page 4
Project Description
The applicant proposes an amendment to the North Newport Center Planned
Community (PC -56) to incorporate in its entirety the Block 800 Newport Center Planned
Community (PC -23). The applicant also proposes a code amendment to change the
Zoning designation of the subject property from PC -23 to PC -56. The PC -23
Development Plan would be rescinded if this application is approved. The proposed
project also includes a revision to a sign and a lighting standard within the PC -56
Development Plan regarding landscape wall signs and minimum foot - candle
illumination, respectively. The sign standard revision would add a definition of what is
considered a landscape wall sign. The lighting revision would change the foot - candle
minimum to an average. If approved, Block 800 would have two distinct areas: Block
800 Residential (The Colony that is currently within PC -56) and Block 800 Commercial
Office (the subject property that contains Pacific Financial Plaza). No construction or
changes in use are proposed with this application.
Background
On December 18, 2007, the City Council adopted the North Newport Center Planned
Community Development Plan and Design Regulations.
On July 22, 2008, the City Council approved the conversion of 72,000 square feet
allocated for the Block 500 City Hall site to general office and the transfer of
approximately 24,428 square feet of development rights from Block 600 to Block 500.
On August 7, 2008, the Planning Commission found that a traffic study for the proposed
development of 96,428 square feet of office space in Block 500 complied with the Traffic
Phasing Ordinance.
On February 24, 2009, the City Council conducted the first annual review of the North
Newport Center Development Agreement and found that Irvine Company had complied
in good faith with terms and conditions of the Development Agreement during the
review period.
On November 24, 2009, the City Council approved the first amendment to the PC -56
Development Plan incorporating properties located in Block 100, Block 400, Block 800,
and at the southwest corner of San Joaquin Hills Road and MacArthur Boulevard into
the North Newport Center Planned Community (PC -56).
On March 23, 2010, the City Council conducted an annual review of the North Newport
Center Development Agreement and found that Irvine Company had complied in good
faith with terms and conditions of the Development Agreement during the review period.
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North Newport Center Planned Community Amendment
April 7, 2011
Page 5
DISCUSSION
Analysis
Land use and property development on the subject property are currently regulated by
the Planned Community Development Plan for Block 800 Newport Center (PC -23).
These regulations have been translated and incorporated into the draft North Newport
Center Planned Community Development Plan and .Design Regulations (Attachment
No. PC 2). The objective is to have no substantial increase in range of allowed land
uses and no increase in development intensity.
Development Standards
The development standards and permitted uses for Block 800 Commercial Office would
remain substantially the same with this proposed amendment. The height limit for the
subject property would remain at 125 feet. The PC -23 regulations do not establish
setback requirements. Instead the development plan limits construction per the
previously approved site plan approved with the adoption of the PC -23 Development
Plan. The applicant proposes a fifteen (15) foot setback standard from property lines
abutting the streets and the interior lot line abutting the residential property, consistent
with the PC -56 standards for other blocks. The maximum floor area allowed would not
increase and is limited by the General Plan. The permitted uses would remain generally
the same with office uses permitted by right and limited commercial uses as accessory
or by use permit. The parking requirements would remain unchanged and would be
regulated by the Zoning Code. The following table provides a comparison of
development and use standards.
Comparison Table
11g
Block 800 PC -23
North Newport Center PC -56
Height
125' above pad
125' from finished grade
Setbacks
Per previously approved plan
15' from streets and from residential
interior lot line
Maximum
286,166 square feet total
286,166 square feet total
Floor Area
Restaurants are limited to 13,200 gross
Restaurants require a Minor Use Permit
square footage and 6,000 square feet of
net public area
Permitted
Office, ancillary retail, restaurant/bar with
Bank, office, ancillary day care, ancillary
Uses
Conditional Use Permit, parking lot, car
retail, ancillary personal services , and
wash
the following with a UP /MUP: drive
through at bank, public safety facilities,
commercial recreation and entertainment,
cultural and institutional, day spas, bars
and restaurants with alcohol sales, visitor
accommodations
Parking
Per Newport Beach Zonin Code
Per Newport Beach Zoning Code
11g
North Newport Center Planned Community Amendment
April 7, 2011
Page 6
Sign Standards
The proposed amendment to the PC -56 Development Plan includes a revision to the
sign standards within Table 7, Sign Type D. Sign Type D are signs mounted on
landscape walls. The revision adds a definition of the sign type to include ground
mounted signs in front of landscaping and landscape walls. Previously, only signs
mounted on a landscape wall would fall under this sign type category. This change
would allow monument signs located in front of landscaping or landscape walls to be
included in this sign type. An example of a landscape wall sign is included as
Attachment No. PC 3.
Lighting Standards
The proposed amendment to the PC -56 Development Plan includes a revision to the
lighting standards. The existing standard requires that a minimum 0.5 foot - candle be
maintained within certain parking and walkway areas. The proposed revision would
require a minimum average 0.5 foot - candle.
General Plan
The Land Use Element category for the subject portion of Block 800 is Regional
Commercial Office (CO -R). The CO -R designation is intended to provide for
administrative and professional offices that serve local and regional markets, with
limited accessory retail, financial, service, and entertainment uses. The proposed land
use regulations for Block 800 Commercial are consistent with this land use designation
because business, government, and professional offices are permitted by right and
other land uses are either limited to accessory uses or are regulated by use permits.
Block 100 and Block 400 are also within the General Plan land use category CO -R, and
the proposed permitted land uses for Block 800 Commercial Office are consistent with
the permitted land uses for Blocks 100 and 400. The development intensity for Block
800 Commercial Office is limited to 286,166 square feet, which is consistent with
Anomaly No. 42 designated within the General Plan for the subject portion of Block 800.
Airport Environs Land Use Plan
North Newport Center is located within the Planning Area for John Wayne Airport in the
Airport Environs Land Use Plan ( AELUP). The Airport Land Use Commission (ALUC)
has found the City of Newport Beach to be a consistent agency with the AELUP.
However, the AELUP requires that zone changes for consistent agencies be referred to
the ALUC for a determination prior to City action. The proposed amendments will be
forwarded to the ALUC, and a hearing will be scheduled prior to the City Council
meeting if the Planning Commission recommends approval of the project.
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North Newport Center Planned Community Amendment
April 7, 2011
Page 7
Summary
The proposed amendments are consistent with the General Plan and will facilitate land
use administration of future projects within Block 800 Commercial Office and the
entirety of the North Newport Center Planned Community. The proposed changes to
the development standards and permitted uses are appropriate and will not be
detrimental to the community.
Alternatives
The Planning Commission may recommend approval of a modified project to the City
Council or deny the application. If an amendment is denied, no further action is taken,
unless appealed to the City Council.
Environmental Review
This action is covered by the general rule that the California Environmental Quality Act
(CEQA) applies only to projects that have the potential for causing a significant effect on
the environment (Section 15061.b.3 of the CEQA Guidelines). It can be seen with
certainty that there is no possibility that this activity will have a significant effect on the
environment. Therefore, this activity is not subject to CEQA. The proposed project
incorporates the Block 800 Newport Center Planned Community into the North Newport
Center Planned Community with only minor changes to development standards and
allowed uses. No construction is proposed with this application.
Public Notice
Notice of this hearing was published in the Daily Pilot and mailed to property owners
within 300 feet of the property consistent with the Municipal Code. Additionally, the item
appeared upon the agenda for this meeting, which was posted at City Hall and on the
city website.
Prepared by: Submitted by:
F@ u no, Assistant Planner Gregg Rafnifez, Senior Planner
ATTACHMENTS
PC 1 Draft Resolution
PC 2 Redlined changes to the Planned Community Development Plan
PC 3 Landscape wall sign example
F: \Users \PLN \Shared \PA's \PAs - 2011 \PA2011 - 017 \PC \PA2011 -017 rpt.docx
Tmplt: 11/23/09
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Attachment No. PC 1
Draft Resolution
121
1-22
RESOLUTION NO. _
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH RECOMMENDING CITY COUNCIL
APPROVAL OF AN AMENDMENT TO THE NORTH NEWPORT
CENTER PLANNED COMMUNITY DEVELOPMENT PLAN
(PD2011 -001) AND A CODE AMENDMENT (CA2011 -004) TO
CHANGE THE ZONING CLASSIFICATION FROM PC -23 TO PC-
56 FOR PROPERTY LOCATED AT 800, 840, 860, AND 880
NEWPORT CENTER DRIVE (PA2011 -017)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
An application was filed by Irvine Company, with respect to property located at 800, 840,
860, and 880 Newport Center Drive and legally described as Parcel 1 of Resubdivision
0612 requesting approval of a Planned Community Development Plan Amendment and
a Zoning Code Amendment.
2. The applicant proposes an amendment to the North Newport Center Planned
Community (PC -56) to incorporate in its entirety the Block 800 Newport Center
Planned Community (PC -23). The applicant also proposes a code amendment to
change the Zoning designation of the subject property from PC -23 to PC -56. The PC-
23 Development Plan would be rescinded if this application is approved. The
proposed project also includes a revision to a sign standard within the PC -56
Development Plan regarding landscape wall signs and a revision to lighting standards.
The subject property is located within the Block 800 Newport Center Planned Community
(PC -23) Zoning District and the General Plan Land Use Element category is Regional
Commercial Office (CO -R).
4. The subject property is not located within the coastal zone.
A public hearing was held on April 7, 2011, in the City Hall Council Chambers, 3300
Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of
the meeting was given in accordance with the Newport Beach Municipal Code.
Evidence, both written and oral, was presented to, and considered by, the Planning
Commission at this meeting.
SECTION 2. FINDINGS.
The Planned Community Development Plan Amendment, with the recommended text
changes, is consistent with and implements the Land Use Element of the General Plan
as the proposed land use regulations are consistent with the Regional Commercial
Office (CO -R) land use category designated on the subject property.
12.3
Planning Commission Resolution No. _
Page 2 of 3
2. The Planned Community Development Plan Amendment, with the recommended text
changes, is consistent with Chapter 20.56 of the Municipal Code (Planned Community
District Procedures), which establishes the requirements of a Planned Community
Development Plan.
3. The Planned Community Development Plan Amendment, with the recommended text
changes, will not increase the intensity or density of allowed land uses or change the
types of allowable uses in the subject portion of Block 800.
4. The subject portion of Block 800 is fully developed and the applicant does not seek
any further entitlements through this Planned Community Development Plan
Amendment or Code Amendment.
5. The proposed development standards are adequate and appropriate for use and
development of Block 800 and would not be detrimental to the Newport Center
environs.
SECTION 3. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This action is covered by the general rule that the California Environmental Quality Act
(CEQA) applies only to projects that have the potential for causing a significant effect
on the environment (Section 15061.b.3 of the CEQA Guidelines). It can be seen with
certainty that there is no possibility that this activity will have a significant effect on the
environment. Therefore, this activity is not subject to CEQA.
2. The proposed project incorporates the Block 800 Newport Center Planned Community
into the North Newport Center Planned Community with only minor changes to
development standards and allowed uses. This action will not increase the allowable
development intensity. No construction is proposed with this application.
3. Muzzy Ranch v. Solano County Airport Land Use Commission (2007) 41 CalAth 372,
389th California Supreme Court held that the CEQA common sense exemption
applied to the approval of a land use compatibility plan that merely extended existing
land use restrictions to a greater geographical area.
4. The Planning Commission finds that judicial challenges to the City's CEQA
determinations and approvals of land use projects are costly and time consuming. In
addition, project opponents often seek an award of attorneys' fees in such challenges.
As project applicants are the primary beneficiaries of such approvals, it is appropriate
that such applicants should bear the expense of defending against any such judicial
challenge, and bear the responsibility for any costs, attorneys' fees, and damages
which may be awarded to a successful challenger.
Therefore, to the fullest extent permitted by law, applicant and property owner shall
defend, indemnify, release and hold harmless the City, its City Council, its boards and
commissions, officials, officers, employees, and agents from and against any and all
claims, demands, obligations, damages, actions, causes of action, suits, losses,
Tmpll: 04 /14 /10
124
Planning Commission Resolution No. _
Paoe 3 of 3
judgments, fines, penalties, liabilities, costs and expenses (including without limitation,
attorney's fees, disbursements and court costs) of every kind and nature whatsoever
which may arise from or in any manner relate (directly or indirectly) to the project, the
project's approval based on the City's CEQA determination and /or the City's failure to
comply with the requirements of any federal, state, or local laws, including, but not
limited to, CEQA, General Plan and zoning requirements. This indemnification shall
include, but not be limited to, damages awarded against the City, if any, costs of suit,
attorneys' fees, and other expenses incurred in connection with such claim, action, or
proceeding whether incurred by applicant, City, and /or the parties initiating or bringing
such proceeding.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
The Planning Commission of the City of Newport Beach hereby recommends City
Council approval to rescind PC -23, and approval of Planned Community Development
Plan Amendment No. PD2011 -001 and Zoning Code Amendment No. CA2011 -004.
PASSED, APPROVED AND ADOPTED THIS 7T" DAY OF APRIL, 2011.
AYES:
NOES:
ABSTAIN
ABSENT:
BY:
MO
Earl McDaniel, Chairman
Michael Toerge, Secretary
Tmplt: 04/14/10
125
120
Attachment No. PC 2
Redlined changes to the Planned
Community Development Plan
1-27
122
North Newport Center
Planned Community
Development Plan
Land Uses,
Development Standards Et
Procedures
Adopted December 18, 2007, Ordinance No. 2007 -20 (PA 2007 -151)
Amended November 24, 2009, Ordinance No. 2009 -28 (PA 2009 -111)
Amended 2011, Ordinance No. 2011- (PA 2011- )
1:�9
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130
Land Uses, Development Standards & Procedures
Contents
I.
Introduction and Purpose of Development Plan ................................................... ...............................
1
A. Sub -Area Purpose ..............................................................................................
............................... l
B. Relationship to Municipal Code ........................................................................
.............................10
C. Relationship to North Newport Center Design Regulations ..............................
.............................10
II.
Land Use and Development Regulations ............................................................ ...............................
l l
A. Permitted Uses ................................................................................................. ...............................
l l
B. Development Limits ..........................................................................................
.............................13
C. Transfer of Development Rights .......................................................................
.............................14
III.
Site Development Standards. .............................................................................................................
15
A. Permitted Height of Structures ..........................................................................
.............................15
B. Setback Requirements ..................................................................................... ...............................
t6
C. Parking Requirements ........................................................................................
.............................18
D. Landscaping .......................................................................................................
.............................19
E. Lighting .............................................................................................................
.............................19
F. Signs ..................................................................................................................
.............................19
G. Residential Compatibility ..................................................................................
.............................24
H. Residential Open Space Requirements ..............................................................
.............................24
N.
Planned Community Development Plan Administration .................................... ...............................
25
A. Process for New Structures ...............................................................................
.............................25
B. Process for New Signs .......................................................................................
.............................26
C. Transfer of Development Rights .......................................................................
.............................26
V.
Definitions ............................................................................................................ .............................29
Appendix A — Design Regulations
North Newport Center Planned Community Development Plan
3/23/11
2S2
Land Uses, Development Standards & Procedures
[this page intentionally blank]
North Newport Center Planned Community Development Plan
3/23/11
132
Land Uses, Development Standards & Procedures
Section I. Introduction and Purpose of Development Plan
I. Introduction and Purpose of Development Plan
The North Newport Center Planned Community district is comprised of seven sub -areas that include
Fashion Island, asd -Block 600 and Block 800 and portions of Block 100, Block 400, Block 500, Bleele
890-and San Joaquin Plaza. The sub -areas that comprise North Newport Center shall be governed by
the North Newport Center Planned Community ( "PC ") Development Plan set forth herein, which
includes land uses, development standards, and administration.
The City of Newport Beach Municipal Code allows a Planned Community Development Plan to
address land use designations and regulations in Planned Communities. The North Newport Center PC
Development Plan serves as the controlling zoning ordinance for the sub -areas identified in the Planned
Community Development Plan and is authorized and intended to implement the provisions of the
Newport Beach General Plan.
A. Sub -Area Purpose
Newport Center is a regional center comprised of major retail, professional office, entertainment,
recreation, and residential development within the City of Newport Beach. The North Newport Center
site comprises approximately L6944_58 4 acres along San Joaquin Hills Road and Newport Center Drive.
The seven sub -areas that make up the site including Fashion Island (75 acres), Block 100 (10 acres),
Block 400 (4 acres), Block 500 (15 acres and a 0.4 -acre open space area at the comer of MacArthur
Boulevard and San Joaquin Hills Road), Block 600 (25 acres), Block 800 (176 acres), and San Joaquin
Plaza (23 acres) are shown on Figure 1 and are described below.
The General Plan identifies the goal of creating a successful Mixed -Use district that integrates
economic and commercial centers serving the needs of Newport Beach residents and the sub - region,
with expanded opportunities for residential development.
Fashion Island is the primary retail hub within Newport Center and is developed with retail, dining, and
commercial entertainment uses. Permitted uses for Fashion Island include uses in support of the
existing retail, dining, and commercial entertainment uses. Fashion Island is intended to be a vibrant
regional retail and entertainment center and a day /evening destination with a wide variety of uses that
will serve visitors, residents, and employees of the area. Figure 2, Fashion Island Sub -Area, shows the
boundary of Fashion Island.
The Commercial Office blocks include Block 100 (Figure 3), and -Block 400 (Figure 4) and a portion of
Block 800 also referred to as Pacific Financial Plaza. Block 100 is generally comprised of
administrative and professional offices that serve local and regional markets. Other uses permitted in
the block include limited accessory retail, financial, service and entertainment uses. Block 400 is
generally comprised of commercial office, with medical related offices and retail use. The Pacific
Financial Plaza portion of Block 800 is generally comprised of commercial office and restaurant uses.
The Mixed -Use blocks include Block 500 (Figure 5), Block 600 (Figure 6), and San Joaquin Plaza
(Figure 87). The Mixed -Use blocks are generally composed of administrative, professional, and
financial office uses. Block 600 contains hotel and related ancillary uses. This Development Plan
allows for the diversification of land uses in order to encourage new and original uses consistent with
the Mixed -Use concept as established in the General Plan. Permitted uses for the Mixed -Use blocks
include offices, light general commercial, hotel, residential and other mixed uses in accordance with the
General Plan MU -113 land use designation. The residential portion of Block 800 (Figure 78) allows for
multi - family residential or senior citizen housing uses. While not categorized as a mixed -use area,
Block 800 contains two distinct uses which are not interchangeable. The northern portion of Block 800
is designated for residential use and the southern portion is commercial office. The boundaries of the
Mixed -Use blocks included in this Development Plan are shown in Figure 5, Block 500 Sub -Area,
Figure 6, Block 600 Sub -Area, and Figure 87, San Joaquin Plaza Sub -Area, respectively.
North Newport Center Planned Community Development Plan
3/23/11
i33
Land Uses, Development Standards & Procedures
Section I. Introduction and Purpose of Development Plan
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3/23/11
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Section I. Introduction and Purpose of Development Plan
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Section I. Introduction and Purpose of Development Plan
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North Newport Center Planned Community Development Plan
3/23/11
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Land Uses, Development Standards & Procedures
Section I. Introduction and Purpose of Development Plan
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Figure 4 — Block 400 Sub Area
North Newport Center Planned Community Development Plan
3/23/11
137
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Land Uses, Development Standards & Procedures
Section I. Introduction and Purpose of Development Plan
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North Newport Center Planned Community Development Plan
3/23/11
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138
Land Uses, Development Standards & Procedures
Section I. Introduction and Purpose of Development Plan
North Newport Center Planned Community Development Plan
3/23/11
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Land Uses, Development Standards & Procedures
Section I. Introduction and Purpose of Development Plan
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Figure 87— San Joaquin Plaza Sub -Area
North Newport Center Planned Community Development Plan 8
3/23/11
140
Land Uses, Development Standards & Procedures
Section I. Introduction and Purpose of Development Plan
San Clemente Drive
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R = Residential
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Figure -78 - Block 800 Sub -Area
North Newport Center Planned Community Development Plan 9
3/23/11
141
Land Uses, Development Standards & Procedures
Section I. Introduction and Purpose of Development Plan
B. Relationship to Municipal Code
Whenever the development regulations of this plan conflict with the regulations of the Newport Beach
Municipal Code, the regulations contained herein shall prevail. The Municipal Code shall regulate this
development whenever regulations are not provided within these district regulations. All words and
phrases used in this North Newport Center PC Development Plan shall have the same meaning and
definition as used in the City of Newport Beach Municipal Code unless defined differently in
Section V — Definitions.
The Municipal Code referred to herein is the version of the Code in effect on December 18, 2007 and
specifically includes Title 15 of the Municipal Code (Buildings and Construction), Title 19 of the
Municipal Code (Subdivisions) and Title 20 of the Municipal Code (Planning and Zoning) but
specifically excluding all other sections of the Municipal Code including Title 5 of the Municipal
Code (Business Licenses and Regulations).
C. Relationship to North Newport Center Design Regulations
Development in North Newport Center shall be regulated by both the Development Plan and the
Design Regulations, which is provided as Appendix A.
North Newport Center Planned Community Development Plan 10
3/23/11
142
Land Uses, Development Standards & Procedures
Section II. Land Use and Development Regulations
II. Land Use and Development Regulations
A. Permitted Uses
1. General
Permitted uses are those uses set forth in this Section for each sub -area as shown on Table 1. The uses
identified within the table are not comprehensive but rather major use categories. Specific uses are
permitted consistent with the definitions provided in Section V of this Development Plan. Uses
determined to be accessory or ancillary to permitted uses, or residential support uses to permitted uses
are also permitted. The Planning Director may determine other uses not specifically listed herein,
provided they are consistent with the Commercial Office, Regional Commercial, Mixed -Use, and
Residential General Plan districts, the purpose of this Planned Community Development Plan, and the
purpose of the sub -area in which the property is located.
North Newport Center Planned Community Development Plan 11
3/23/11
143
Land Uses, Development Standards & Procedures
Section II. Land Use and Development Regulations
Table 1 - North Newport Center Land Use Regulation Table
Uses
Fashion
Island
Block 100
Block 400
Block 500
Block 600
Block 800
San
Joaquin
Plaza
Commercial
Residential
Office
Bahks /Savings and Loans
P
P
P
P
P
P
P
} With drive through services
MUP
MUP
MUP
MUP
MUP
MUP
MUP
Buhiness, Government and
Professional
P
P
P
P
P
P
} Emergency Healthcare
Pt
P
P
P
P
P
} Management and Leasing Offices
P
P
P
P
P
P
__
P
} Office, Medical and Dental
P
P
P
P
P
P
} Public Safety Facilities
P
MUP
MUP
P
P
MUP
P
Cof nmercial Recreation and
Entertainment
P
UP
UP
MUP
MUP
UP
MUP
Cultural and Institutional
UP
UP
UP
P
P
UP
P
Da} Care
P
Pr
Pi
P
P
Pr
P
Da}r Spas
MUP
MUPz
MUP2
MUP
MUP
MUPz
MUP
Ealing and Drinking
Establishments
P*
MUP
MUP
P **
P **
MUP
P **
} Bars /Cocktail Lounges
MUP
UP
UP
UP
UP
UP
UP
Pelsonal
Improvement
MUP
MUP
MUP
P
P
MUP
P
} Health /Fitness Clubs
MUP
MUP
MUP
P
P
MUP
P+
P
Pelsonal
Services
P
P+
Pr
P
P
Pr
P
P
Rehidential
—
P
P
P
P
Relail
Sales
P
Pr
Pr
P
P
Pr
P+
P
} Animal Sales and Services
MUP
MUP
MUP
—
MUP
MUP
} Medical Retail
P
F.
P ++
P
P
P ++
--
P
Vi�itorAccommodations
UP
I UP
UP
UP
UP
I UP
UP
P = Permitted
UP = Use Permit
MUP = Minor use Permit Issued by the Planning Director
1 = Permitted as AccessorylAncillary Use
2 = In accordance with Chapter 20.87 of the Municipal Code
"= A Minor Use Permit Issued by the Planning Director is required for the sale of alcohol
" =A Use Permit is Required for the Sale of Alcohol
+= Intended for Residential Support Use
+ += Accessory and ancillary medical retail, including those in freestanding structures, shall remain subordinate to principal uses
-- = Not Permitted
2. Open Space Corners
The passive landscape areas on the following corners shall be limited to landscaping, and pennitted
signage.
San Joaquin Hills Road and Avocado, Avocado and San Nicolas Drive (northwest and
southwest corners), Avocado and San Miguel (northwest), San Joaquin Hills Road and Santa
Rosa Drive (southwest and southeast), San Joaquin Hills Road and Santa Cruz Drive
(southwest and southeast corners), San Joaquin Hills Road and Jamboree Road and San
Joaquin Hills Road and MacArthur Boulevard.
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Land Uses, Development Standards & Procedures
Section II. Land Use and Development Regulations
3. Special Events
The general regional Mixed -Use nature of North Newport Center results in a variety of special events
and temporary uses throughout the year. Special community events, such as parades, trade shows, car
shows, pageants, community concerts, outdoor displays, recreation /entertainment events and
temporary structures are permitted within the North Newport Center Planned Community consistent
with the following provisions:
a. If the event takes place on private property within Fashion Island the event is not
regulated so long as it does not displace required parking. Such events must comply
with the City's Municipal Code related to noise control and other pertinent standards.
b. If the event takes place anywhere else within North Newport Center or the public right -
of -way, such events are permitted as long as they comply with the Municipal Code.
B. Development Limits
The development limits in this Development Plan are consistent with those established by the General
Plan and are identified in Table 2 below. Development limits may be modified through the approval
of a Transfer of Development Rights. Carts, kiosks, temporary and support uses are permitted and are
not counted towards square footage development limits.
Table 2 — Development Limits
A. Hotel rooms are permitted in Fashion Island through the transfer of development rights.
B. Residential units are permitted in Block 500, Block 600 and San Joaquin Plaza if the total number of units does not exceed 430 units.
C. The maximum development for Block 100 may not exceed 121,114 square feet. Transfers of development rights shall be permitted,
provided the maximum development limit of 121,114 square feet is not exceeded. Transfers have resulted in no remaining intensity in Block
100,
1. Fashion Island
The total gross floor area for Fashion Island is 1,619,525 square feet plus the 1,700 -seat movie
theater. The movie theater building area is equivalent to and may be converted to 27,500 square feet
of retail development. The conversion of the movie theater to retail space shall not require any
additional parking. The gross floor area for Regional Commercial development is the total horizontal
floor area of all floors of a building within the exterior walls thereof, measured in square feet,
exclusive of common areas such as, but not limited to: covered malls and walkways, carts, kiosks,
open or roofed patio areas (defined by planters, awnings, shade structures, fences or rails), covered
entries, covered parking, driveways or loading areas.
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Fashion
San Joaquin
Land Use
Island
Block 100
Block 400
Block 500
Block 600
Block 800
Plaza
Total
Regional
1,619,525 sq.
0
0
0
0
0
0
1,619,525 sq. ft.
Commercial
ft.
Movie
1,700 seats
0
0
0
0
0
0
1,700 seats
Theater
(27,500
(27,500 sq. ft.)
sq. ft.)
Hotel
(A)
0
0
0
295
0
0
295
Residential
0
0
0
(B)
(B)
245
(B)
675
Office/
0
91,727 sq. ft.
52614
4,282,63;
286 1669
85,559
2,413,711 sq.
1,387,873 sq.
ft.', �- 47-"� ° .
Commercial
sq. ft.
310.684 sq. ft.
337,261 sq. ft.
(C)
I ft.
ft.
A. Hotel rooms are permitted in Fashion Island through the transfer of development rights.
B. Residential units are permitted in Block 500, Block 600 and San Joaquin Plaza if the total number of units does not exceed 430 units.
C. The maximum development for Block 100 may not exceed 121,114 square feet. Transfers of development rights shall be permitted,
provided the maximum development limit of 121,114 square feet is not exceeded. Transfers have resulted in no remaining intensity in Block
100,
1. Fashion Island
The total gross floor area for Fashion Island is 1,619,525 square feet plus the 1,700 -seat movie
theater. The movie theater building area is equivalent to and may be converted to 27,500 square feet
of retail development. The conversion of the movie theater to retail space shall not require any
additional parking. The gross floor area for Regional Commercial development is the total horizontal
floor area of all floors of a building within the exterior walls thereof, measured in square feet,
exclusive of common areas such as, but not limited to: covered malls and walkways, carts, kiosks,
open or roofed patio areas (defined by planters, awnings, shade structures, fences or rails), covered
entries, covered parking, driveways or loading areas.
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Land Uses, Development Standards & Procedures
Section II. Land Use and Development Regulations
2. Mixed -Use Sub -Areas
The Mixed -Use blocks include Block 500, Block 600 and San Joaquin Plaza. Up to 430 residential
units and 295 hotel rooms are permitted within the Mixed -Use blocks. Residential and hotel uses are
measured on a per unit basis. The gross floor area for all other permitted uses is the total enclosed
area of all floors of a building measured to the outside face of the structural members in exterior
walls, including halls, stairways, elevator shafts at each floor level, service and mechanical equipment
rooms and basement or attic areas having a height of more than seven feet. Excluded are covered
porches, walkways and loading docks, service tunnels, and mechanical shafts. Mechanical spaces on
roofs, which are inaccessible to tenants, are not counted as square footage. Development limits for
residential uses are based on unit counts, and are not within square footage limits. Support uses are
not included in the square footage development limits and shall not require parking.
3. Commercial Office Blocks
The maximum development limit for Block 100 is 121,114 square feet, -and for Block 400 is 91,727
square feet and for Block 800 Commercial Office is 286,166 square feet. The gross floor area for all
permitted uses is the total enclosed area of all floors of a building measured to the outside face of the
structural members in exterior walls, including halls, stairways, elevator shafts at each floor level,
service and mechanical equipment rooms and basement or attic areas having a height of more than
seven feet. Excluded are covered porches, walkways and loading docks, service tunnels, and
mechanical shafts. Mechanical spaces on roofs, which are inaccessible to tenants, are not counted as
square footage. Support uses are not included in the square footage development limits and shall not
require parking.
4. Block 800 Residential
The maximum number of dwelling units for multi - family residential use shall not exceed 245.
C. Transfer of Development Rights
The transfer of development rights among sub -areas of this Planned Community and to /from other
areas in the Newport Center /Fashion Island District identified in the General Plan is allowed in
accordance with the General Plan.
Development rights may be transferred through a change in location of use(s) and/or a conversion of
non - residential use to any other non - residential use allowed by the General Plan and this Planned
Community Development Plan or applicable zoning at the receiving site(s). Residential use may be
relocated, but may not be converted to or from another use.
The transfer of development rights shall be approved, as specified in Section IV.0 below, if the
transfer will not result in any adverse traffic impacts and will not result in greater intensity than
development allowed without the transfer.
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Land Uses, Development Standards & Procedures
Section III. Site Development Standards
III. Site Development Standards
The following site development standards shall apply to the North Newport Center Planned
Community.
A. Permitted Height of Structures
1. Standards for Allowable Heights
Allowable heights are determined by sub -area. All building heights are measured at finished grade.
Fashion Island: The maximum heights of structures within Fashion Island are depicted in
Table 3, Fashion Island Height Limits,
Table 3 — Fashion Island Height Limits
Building Type
Height
Major Buildings
125'
Mall Buildings
75'
Parking Structures
55'
Periphery Buildings
40'
Block 100: The maximum height of all structures shall be 50 feet as measured from finished
grade.
Blocks 400, 500, and 600: The maximum height of all structures shall be 295 feet as
measured from finished grade.
Block 800 : The maximum height of all structures within the residential portion shall be 200
feet as measured from finished grade. The maximum height of all structures within the
commercial office portion shall be 125 feet as measured from finished rg ade.
San Joaquin Plaza: The maximum height of all structures in San Joaquin Plaza shall be 65
feet as measured from finished grade.
2. Standards for Buildings Over 200 Feet in Height
a. Aviation Compatibility
Prior to issuance of building permits, the project applicant must demonstrate that the following
conditions have been satisfied. New development shall be required to comply with the following
conditions related to the Airport Environs Land Use Plan (AELUP) for the John Wayne Airport:
For development of structures that exceed 200 feet in height above ground level at a
development site, applicants shall file a Notice of Proposed Construction or Alteration
with the Federal Aviation Administration (FAA) (FAA Form 7460 -1). Following the
FAA's Aeronautical Study of the project, projects must comply with conditions of
approval imposed or recommended by the FAA. Subsequent to the FAA findings, the
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Section III. Site Development Standards
City shall refer the project to the Airport Land Use Commission (ALUC) of Orange
County for consistency analysis.
2. No buildings within the North Newport Center Planned Community area shall penetrate
the FAA Federal Aviation Regulations (FAR) Part 77 imaginary obstruction surface for
John Wayne Airport.
3. Applicants shall file a Notice of Proposed Construction or Alteration with the FAA
(Form 7460 -1) for any construction cranes that exceed 200 feet in height above ground
level.
b. Shade Standards
Prior to issuance of a building permit for a structure over 200 feet in height that has the potential to
shade residential areas north of San Joaquin Hills Road, a shade study shall be prepared by the
applicant and submitted to the City. The shade study shall demonstrate that the new development will
not add shade to the designated residential areas beyond existing conditions for more than three hours
between the hours of 9:00 a.m. and 3:00 p.m. Pacific Standard Time, or for more than four hours
between the hours of 9:00 a.m. and 5:00 p.m. Pacific Daylight Time.
The shade study shall be prepared to the satisfaction of the Planning Director and the Planning
Director shall determine conformance with the standards identified herein as part of the plan review
process.
C. Rooftop Appurtenances
Rooftop appurtenances are permitted and may exceed the maximum building height up to 20 feet.
Rooftop appurtenances shall demonstrate compliance with conditions related to the AELUP for the
John Wayne Airport, consistent with Section III(A)(2)(a). Rooftop appurtenances must be screened
from view; the height of rooftop appurtenances shall not exceed the height of the screening. Supports
for window washing equipment are permitted, and are not required to be screened from view. No
setbacks are required. The Planning Director shall notify the Planning Commission and City Council
if rooftop appurtenances above the height limit are approved, consistent with Section IV(A)(3).
d. Architectural Features
Architectural features are permitted and may exceed the maximum building height up to 20 feet. Such
features must be an extension of the architectural style of the building in terms of materials, design
and color. Architectural features shall demonstrate compliance with conditions related to the AELUP
for the John Wayne Airport, consistent with Section III(A)(2)(a). The Planning Director shall notify
the Planning Commission and City Council if architectural features above the height limit are
approved, consistent with Section W (A)(3).
B. Setback Requirements
Setbacks for the seven sub -areas are listed below. Setbacks for surface parking must be screened
using hedges, landscaping or other similar methods. Setbacks are the minimum distance from the
property line to building, parking structure, or parking lot, unless otherwise specified. This is not
intended to apply to interior lot lines or property lines.
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Section III. Site Development Standards
Fashion Island
Newport Center Drive: 10 feet; may be reduced to 0 feet by the Planning Director
through the plan review process.
Block 100
Newport Center Drive: 15 feet
Anacapa Drive: 15 feet
Farallon Drive: 15 feet
Block 400
Newport Center Drive: 15 feet
San Nicolas Drive: 15 feet
Block 500
Newport Center Drive: 15 feet
Santa Rosa: 15 feet
San Joaquin Hills: 15 feet
San Nicolas: 15 feet
Block 600
Newport Center Drive: 15 feet
Santa Cruz: 15 feet
San Simeon: 15 feet — setbacks for parking structure access points may be reduced by
the Planning Director through the plan review process
San Joaquin Hills: 15 feet — setbacks for parking structure access points may be reduced
by the Planning Director through the plan review process
Santa Rosa: 15 feet
Center Drive (e /w): 0 feet
Center Drive (n/s): 0 feet
Block 800
Newport Center Drive: 15 feet
Commercial office buildings shall be set back 15 feet from Block 800 residential
Commercial office narking lots and parking structures shall be set back 5 feet from
Block 800 residential
Santa Barbara Drive: 15 feet
San Clemente Drive: 15 feet
Santa Maria Road: 0 feet
San Joaquin Plaza
San Joaquin Hills: 15 feet
Santa Cruz: 15 feet
San Clemente: 15 feet
Santa Barbara: 15 feet
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Land Uses, Development Standards & Procedures
Section III. Site Development Standards
C. Parking Requirements
1. General Standards
Parking requirements are based on gross floor area (as defined in the Development Limits for Fashion
Island) for regional commercial uses, net floor area for office /commercial uses, and unit counts for
hotel rooms and residential units. Kiosks for retail sales, covered or uncovered, shall not be included
in the calculation of required parking. Accessory, ancillary, and support uses for hotel and residential
developments shall not be included in the calculation of required parking. Kiosks and sundry shops
serving tenants, including accessory, ancillary and support uses less than 5 percent of the gross floor
area, are not counted as square footage and do not require parking. Parking management or
engineering offices located in parking structures are counted as square footage and require parking.
Parking requirements for North Newport Center are shown below on Table 4, North Newport Center
Parking Requirements.
Table 4 - North Newport Center Parking Requirements
Land Use
Parking Requirement
Regional Commercial
3 spaces per 1,000 square feet'
Movie Theater
3 spaces per 1,000 square feet
Office
1 space per 375 square feet
Medical Office
Municipal Code
Hotel
Municipal Code
Residential
2 spaces per unit includes 1 covered; plus 0.5 spaces per unit up
to 50 units, then 0.25 spaces per unit thereafter for guest parking
Other
Municipal Code
For San Joaquin Plaza, a parking management plan shall be required to utilize the parking ratios
identified in Table 4 to demonstrate provision of adequate parking. If a parking management plan is
not prepared for San Joaquin Plaza, parking shall be provided per the Municipal Code. Parking for
Block 100, aad —Block 400 and Block 800 Commercial Office shall be provided per the Municipal
Code. Parking for Block 800 Residential shall be provided at 2 parking spaces per unit including 1
covered; plus 0.5 spaces per unit for guest parking.
2. Valet Parking
Valet parking and satellite parking with shuttle service that involves use of the public right -of -way
shall require approval by the City Traffic Engineer.
3. Parking Management Plan
Parking management plans may be prepared if the applicant wishes to deviate from the parking
standards identified above.
Parking management plans may address issues such as modified parking requirements based upon
complimentary peak hour demand of uses, off peak shared parking between sub - areas, drop off and
1 The parking requirement during the peak seasonal period is 4 spaces per 1,000 square feet per an existing parking management plan.
North Newport Center Planned Community Development Plan 18
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Land Uses, Development Standards & Procedures
Section III. Site Development Standards
valet services on private property, and tandem parking. The parking management plan shall take into
account properties that are not part of the Planned Community district, but that are served by parking
located within the district, and shall ensure that no detrimental effects to the existing parking for such
properties occur. Parking management plans shall be prepared by an independent traffic engineer at
the applicant's expense. Parking management plans shall be approved by the City Traffic Engineer
prior to the issuance of building permits.
D. Landscaping
Landscaping shall be installed subject to the following standards and maintained in a healthy, weed -
free condition, free of litter and so as not to interfere with traffic safety
Surface Parking Lot Landscaping: Parking lots shall be landscaped at a minimum of 1
tree per 5 parking spaces. The minimum size of trees shall be 24 -inch box.
2. Water Conservation: Satellite linked irrigation controllers or appropriate best manage-
ment practices shall be incorporated into landscape design for new construction.
E. Lighting
Parking lots and walkways accessing building and parking areas shall be illuminated with a minimum
maintained 0.5 foot - candle average on the driving or walking surface during the hours of operation
and one hour thereafter. If the applicant wishes to deviate from this lighting standard, a lighting plan
may be prepared by the applicant and submitted to the Planning Director for review and approval.
Indirect, decorative halo banding along the top of buildings is permitted.
F. Signs
1. General Sign Standards
All permanent and temporary signs in North Newport Center that are visible from public right -of-
ways and public property shall be consistent with the provisions of these sign standards, unless
otherwise approved by the Planning Director. All permanent and temporary signs that are not visible
from public right -of -ways are not limited in quantity, size, location, or design. Sign illumination is
permitted for all sign types.
Wall signs that are visible from public right -of -ways must consist of individual fabricated letters; or
routed -out letters in an opaque background. Enclosed "box" or "can" signs are not permitted, unless
they are logos.
All commercial uses are permitted to place at each entry an incidental sign located at or below eye
level to be visible to pedestrians, and shall not exceed six square feet.
In addition to other signs permitted in this section, signs used to give direction to vehicular or
pedestrian traffic are permitted. Directional signs oriented to vehicular or pedestrian traffic within
internal drives or walkways of a development block are not regulated. Directional signs oriented to
vehicular or pedestrian traffic in the public right of way are regulated as follows. Sign content shall
not be limited. Signs shall be subject to the review of the City Traffic Engineer to ensure adequate
sight distance in accordance with the provisions of the Municipal Code. Directional signs are limited
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Land Uses, Development Standards & Procedures
Section III. Site Development Standards
to a maximum of 10 square feet in size but are not limited in quantity, location, or design. Temporary
signs that are intended to be displayed for 60 days or less are permitted for purposes related to special
events, holiday activities and store openings. Detailed standards for temporary signs are contained
below.
A comprehensive sign program may be prepared if the applicant wishes to deviate from the sign
standards identified herein. Comprehensive sign programs shall be submitted for review and
consideration in accordance with the provisions of the Municipal Code. Sign programs in place prior
to this writing including the Island Hotel and Leasing Sign Programs shall remain in place.
2. Restricted Sign Types
Signs visible from public right -of -ways are subject to the following restrictions:
a. No rotating, flashing, blinking, or signing with animation shall be permitted on a
permanent basis.
b. No signs shall be permitted which imitate or resemble official traffic signs or signals.
C. No wind signs or audible signs are permitted.
Animated signs visible from public streets are not allowed unless otherwise permitted by the
Municipal Code.
3. Sign Standards for Fashion Island
In addition to the general sign standards identified above, specific sign standards for Fashion Island
are provided in Table 6, Fashion Island Sign Standards below.
Table 6 — Fashion Island Sign Standards
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Maximum Letter/
Sign Type
Location
Maximum Number
Maximum Sign Size
Logo Height
Shopping Center
Each vehicle entry drive location
2 per entry drive (one
100 square feet
9 feet
Identification Sign
on each side)
10 feet high
Major Tenant Sign
Exterior walls or parapets of
1 sign per building
Determined by name
10 feet
buildings
elevation (maximum 4
of tenant; letter /logo
signs for each major
height not to exceed
tenant)
10 feet
Freestanding
Exterior walls or parapets of
1 sign per building
Determined by name
3 feet
Commercial
buildings
elevation (maximum 4
of tenant; letter /logo
signs for each building
height not to exceed 3
or structure)
feet
Monument
1 per building
50 square feet
4.5 feet
5 feet high
Tenant Sign
Exterior elevations of shopping
1 sign per tenant, per
1 square foot per each
10 feet
center and parking structures
building elevation
lineal foot of storefront
facing Newport Center Drive
(not to exceed 100
square feet)
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Land Uses, Development Standards & Procedures
Section III. Site Development Standards
4. Sign Standards for Mixed -Use and Commercial Office Blocks
In addition to the general sign standards identified above, specific sign standards for the Mixed -Use
blocks, Block 100, Block 400 and Block 800 are provided in Table 7 below.
Primary building address numbers shall be visible from the street (and/or pedestrian walkways in the
case of necessity), and be located on the building so that they are visible from adjacent frontage roads
and designated parking areas, except for the buildings at 500 and 550 Newport Center Drive, which
have their primary address numbers on the cubes along Newport Center Drive. Secondary address
signs may be located where appropriate for on -site orientation and safety. All address signs shall have
a consistent color, design, and material for any given building. A single letter style is recommended.
Table 7 — Sign Standards for Blocks 100, 400, 500, 600, 800 and San Joaquin Plaza
Maximum Letter/
Sign Type
Location
Maximum Number
Maximum Sign Size
Logo Height
Theater Signs
Facing Newport Center Drive
1
300 square feet
Theater name:
Maximum Number
(exterior wall or parapet of
Height
20 feet high
5 feet
Santa Rosa Drive
building which theater occupies,
15 feet high
24 inches
Each show title:
sign located at
free standing, or on adjacent
(1 per corner)
15 feet wide
3 feet high
Santa Cruz Drive
parking structure)
15 feet high
24 inches
15 feet wide
Store Address
Each entry to store
1 per store entry
6 square feet
12 inches
Entry Marker Signs
To be approved by Planning
7 signs
36 square feet (with 2-
2 feet
24 inches
Director
foot overhang)
at San Joaquin Hills Road /Avocado
15 feet wide
15 feet high
Block 500:
4. Sign Standards for Mixed -Use and Commercial Office Blocks
In addition to the general sign standards identified above, specific sign standards for the Mixed -Use
blocks, Block 100, Block 400 and Block 800 are provided in Table 7 below.
Primary building address numbers shall be visible from the street (and/or pedestrian walkways in the
case of necessity), and be located on the building so that they are visible from adjacent frontage roads
and designated parking areas, except for the buildings at 500 and 550 Newport Center Drive, which
have their primary address numbers on the cubes along Newport Center Drive. Secondary address
signs may be located where appropriate for on -site orientation and safety. All address signs shall have
a consistent color, design, and material for any given building. A single letter style is recommended.
Table 7 — Sign Standards for Blocks 100, 400, 500, 600, 800 and San Joaquin Plaza
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Maximum
Sign
Maximum Sign
Letter /Logo
Type
Description
Location
Maximum Number
Size
Height
A
Large cube or blade
Santa Rosa Drive
2
15 feet high
24 inches
sign located at
at San Joaquin Hills Road
(1 per corner)
15 feet wide
Santa Cruz Drive
2
15 feet high
24 inches
entries to Newport
Center
at San Joaquin Hills Road
(1 per corner)
15 feet wide
Block 500:
1
15 feet high
24 inches
at San Joaquin Hills Road /Avocado
15 feet wide
Block 500:
1
15 feet high
24 inches
at San Nicolas / Avocado
15 feet wide
MacArthur Boulevard
1
15 feet high
24 inches
at San Joaquin Hills Road
15 feet wide
San Joaquin Plaza:
1
15 feet high
24 inches
at Jamboree / San Joaquin Hills Road
15 feet wide
B
Small cube located
San Nicolas Drive
2
5 feet high
5 inches
along Newport
at Newport Center Drive
(1 per corner)
5 feet wide
Newport Center Drive
2
5 feet high
5 inches
Center Drive
and Santa Rosa
(1 per corner)
5 feet wide
Block 600:
5
5 feet high
5 inches
Along Newport Center Drive
5 feet wide
Block 800:
1
5 feet high
5 inches
Newport Center Drive and
5 feet wide
Santa Maria Road
C
Other Freestanding
Block 100
1 per frontage
5 feet high
10 inches
10 feet wide
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Section III. Site Development Standards
North Newport Center Planned Community Development Plan 22
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Maximum
Sign
Maximum Sign
Letter /Logo
Type
Description
Location
Maximum Number
Size
Height
Signs
Block 400:
Avocado at San Miguel
2
5 feet high
13 inches
Along San Nicolas
1
6 feet wide
Between 500 and 550 Newport Center
1
4 feet high
18 inches
Drive
12 feet wide
Block 600:
2
7 feet high
18 inches
Along Santa Cruz Drive
22 feet wide
Block 800:
1
5 feet high
14124 inches
Along Santa Barbara Drive
25 feet wide
1
3.5 feet high
20 inches
10 feet wide
Santa Cruz Drive
1
15 feet high
24 inches
at Newport Center Drive
15 feet wide
San Joaquin Plaza:
1 each
6 feet high
51/2 inches for
Along San Joaquin Hills Road; Santa
(3 signs along
12 feet wide
Tenant ID;
Cruz Drive;
San Clemente Drive)
18 inches for
San Clemente Drive
Project ID
San Clemente Drive
1
5 feet high
18 inches
at Santa Cruz Drive
12 feet wide
San Clemente Drive
1
5 feet high
18 inches
at Santa Barbara
16 feet wide
D
Block 400:
1
Determined by
18 inches
Signs mounted on landscape
facing Newport Center Drive
name of tenant;
walls (includes around
letter /logo height
mounted signs in front of
not to exceed 18
inches
landsca ip_nu and landscape
WASI
Block 500:
facing Newport Center Drive
4
Determined by
name of tenant;
26 inches
letter /logo height
not to exceed 26
inches
Block 600:
2 facing San Joaquin
Determined by
18 inches
facing streets
Hills;
name of tenant;
5 facing Newport
letter /logo height
Center Drive;
not to exceed 18
1 facing Santa Rosa
inches
Block 800:
2
Determined by
Winches
at San Clemente project entry
name of tenant;
letter /logo height
not to exceed 36
inches
Block 800:
1
Determined by
36 inches
at San Clemente / Santa Barbara
name of tenant;
letter /logo height
not to exceed 36
inches
Block 800
1
Determined by
40inches
Along Newport Center Drive
name of tenant;
letter /logo height
not to exceed 40
inches
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Land Uses, Development Standards & Procedures
Section III. Site Development Standards
5. Temporary Signs
The following standards are intended to produce consistent sign design for temporary signs within
Newport Center. Temporary signs are to identify a future site or project; or a facility under develop-
ment or offered for lease. Temporary signs that are visible from public right -of -ways and identify new
construction or remodeling may be displayed for the duration of the construction period beyond the
60 -day limit. Signs mounted on a construction fence are allowed during construction and may be rigid
or fabric. The top of the sign must be no greater than 20 feet above grade.
Maximum Number: One (1) temporary sign is permitted on a site for each frontage street, up
to two (2) signs per building, but not at the same comer of the building.
Type: Single- or double -faced ground signs or wall signs.
Location: If ground signs, they may be parallel or perpendicular to the roadway. If wall signs,
they must be located below the sill of second floor windows.
Design: Rectangular shape; rigid, permanent material; not fabric.
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Maximum
Sign
Maximum Sign
Letter /Logo
Type
Description
Location
Maximum Number
Size
Height
E
Building Sign
On building elevation awning or
2 per Primary Tenant
Determined by
Primary
parking structure
1 per Secondary
name of tenant;
Tenant-
Tenant
letter /logo height
24 inches
3 for restaurants
not to exceed:
Secondary
Primary 24 inches,
Tenant-
Secondary 16
16 inches
inches
Restaurant:
40 inches
Restaurant: 40
inches high
F
Building Address
On building elevation
1 each
24 inches high
24 inches
(additional address
signs may be located
where appropriate for
on -site orientation)
G
Freestanding
Santa Rosa Drive at Newport Center
1 each
8 feet high
18 inches
Building Address
Drive; San Nicolas Drive at Newport
6 feet wide
Center Drive; Santa Cruz at Newport
Center Drive;
San Joaquin Hills Road
2
28 inches
H
Advisory Signs
Parking Lots and
As appropriate for
64 feet high
As required by
Entries to Parkin- Lots
safety and orientation
Fire
Department or
Building Code
for safety
purposes
I
Drive Through
Drive Throughs
1 per tenant per
8 feet wide
15 inches
Signs
elevation, up to 2 on
walls of structure
J
Apartment Leasing
Block 800
1 per frontage
5 feet high by 3
24 inches
Signs
feet wide panel on
post
K
Office Leasing
Blocks 100, 400, 500, 600, 800 and
1 per frontage
4.5 feet high by 5
7 inches
Signs
San Joaquin Plaza
feet wide
5. Temporary Signs
The following standards are intended to produce consistent sign design for temporary signs within
Newport Center. Temporary signs are to identify a future site or project; or a facility under develop-
ment or offered for lease. Temporary signs that are visible from public right -of -ways and identify new
construction or remodeling may be displayed for the duration of the construction period beyond the
60 -day limit. Signs mounted on a construction fence are allowed during construction and may be rigid
or fabric. The top of the sign must be no greater than 20 feet above grade.
Maximum Number: One (1) temporary sign is permitted on a site for each frontage street, up
to two (2) signs per building, but not at the same comer of the building.
Type: Single- or double -faced ground signs or wall signs.
Location: If ground signs, they may be parallel or perpendicular to the roadway. If wall signs,
they must be located below the sill of second floor windows.
Design: Rectangular shape; rigid, permanent material; not fabric.
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Land Uses, Development Standards & Procedures
Section III. Site Development Standards
Mounting Technique: Flush with building; entirely on glass or entirely on a wall surface; not
overlapping glass or wall surface.
Duration: Signs may exist from the time of lease or sale of the parcel until the construction
and /or leasing of the facility is complete.
G. Residential Compatibility
In keeping with the purpose of Fashion Island and the Mixed -Use sub - areas, permitted uses in North
Newport Center include uses and events that have the potential to generate noise. Due to the
day /evening use of Fashion Island in particular, noise generating activities, lighting, odors from
restaurants, and similar occurrences are produced and take place during all hours of operation. Such
uses and events are required to comply with the City's Municipal Code regulating these uses.
Disclosures shall be made to prospective buyers /tenants of residential developments that there is an
expectation for noise levels higher than in typical suburban residential areas as part of the Mixed -Use
concept within North Newport Center. Additionally, the disclosure shall indicate that there is an
expectation for lighting, odors and similar occurrences in a Mixed -Use setting as compared to
suburban residential areas.
H. Residential Open Space Requirements
The following open space standards shall apply to residential development projects:
1. Common Outdoor Open Space
Each project shall provide common outdoor open space either at grade, podium level, or roof level.
Common outdoor open space areas shall have a minimum dimension of 30 feet and may contain
active and/or passive areas and a combination of hardscape and landscape features, but a minimum of
10 percent of the common outdoor open space must be landscaped. All common outdoor open space
must be accessible to all residents. Projects shall provide a minimum of 5 percent common outdoor
open space based on the residential lot area.
2. Common Indoor Space
Each project shall provide at least one community room of at least 500 square feet for use by all
residents of the project. The area should be located adjacent to, and accessible from, common outdoor
open space. This area may contain active or passive recreational facilities or meeting space, and must
be accessible through a common corridor.
3. Private Open Space
At least 50 percent of all dwelling units shall provide private open space, on a balcony, patio, or roof
terrace, with a minimum area of 30 square feet each and an average horizontal dimension of 6 feet.
Balconies should be proportionately distributed throughout the project in relationship to floor levels
and sizes of units. For any project 8 acres or larger, open space shall be provided in accordance with
the General Plan.
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Land Uses, Development Standards & Procedures
Section IV. Planned Community Development Plan Administration
IV. Planned Community Development Plan Administration
A. Process for New Structures
1. Purpose and Intent
The purpose of the Plan Review process is to provide for review of development proposals for new
structures within the North Newport Center Planned Community district. Prior to the issuance of a
building permit, all development proposals shall be subject to a Plan Review by the Planning Director
for review to determine compliance with the Planned Community Development Plan and North
Newport Center Design Regulations. Signs, tenant improvements, carts, kiosks, temporary structures
and uses are exempt from this provision.
2. Submittal Contents
Each Plan Review submittal or amendment thereof shall contain sufficient details for a thorough
review of the relationships between uses on the site and on adjacent sites consistent with the
Development Plan and the Design Regulations. At the discretion of the Planning Director, the
requirements for submittal of a Plan Review may be altered from those set forth below when the
Director determines that other information will be sufficient to allow a thorough review of the project
by the approving authority.
Submittals for Plan Review shall include plans that contain the following elements in addition to the
City's submittal requirements for plan check:
a. Existing Conditions including adjacent structures and proposed improvements
In. Floor Plans
C. Elevations that clearly demonstrate the architectural theme of each face of all structures,
including walls and signs, illustrating the following:
1) All exterior materials
2) All exterior colors
3) Building heights
d. Parking management plan (where applicable)
e. Preliminary Landscape Plan, illustrating:
1) General location of all plant materials, by common and botanical names
2) Size of plant materials
3) Irrigation concept
f. Lighting Plan, including: locations, fixture height, lighting fixture product type and
technical specification
g. Permitted and proposed floor area, number of hotel rooms, theater seats, and/or
residential units
h. Statement of consistency with the General Plan, Planned Community Development Plan
and Design Regulations
i. Any additional background and supporting information, studies or materials that the
Planning Director deems necessary for a clear representation of the projects
j. Shade analysis if required
k. Open Space Plans for residential projects
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Land Uses, Development Standards & Procedures
Section IV. Planned Community Development Plan Administration
3. Review and Action
Submittals shall be reviewed by the Planning Director, and the Planning Director shall approve the
project if he /she makes the following findings:
a. The proposed use and /or development is consistent with the General Plan.
In. The proposed use and /or development is consistent with the North Newport Center PC
Development Plan and Design Regulations.
The Planning Director shall notify the Planning Commission and City Council if deviations from the
height limit are approved. The Planning Director action is the final action unless appealed in
accordance with the Municipal Code.
B. Process for New Signs
Applications for new signs shall follow the process identified in the Municipal Code. Submittal shall
be reviewed for consistency with the Development Plan and Design Regulations.
C. Transfer of Development Rights
The following procedure shall be used for the transfer of development rights.
The project applicant shall submit an application to the Planning Director, which
identifies the quantity of entitlement (floor area, hotel rooms, theater seats) to be
relocated, and the sending and receiving sites. If the requested transfer includes the
conversion of non - residential uses, the application shall also identify the quantity of
entitlement, by use category, before and after the transfer.
2. The City Traffic Engineer shall perform a traffic analysis to determine the total number
of PM peak hour trips that would be generated by development allowed with and
without the transfer. Trip generation rates shall be based on standard trip generation
values in the current version of ITE's "Trip Generation," unless the Traffic Engineer
determines that other rates are more valid for the uses involved in the transfer.
3. Depending on the location of the sending and receiving sites, the Traffic Engineer may
determine that a more detailed traffic analysis is required to determine whether adverse
traffic impacts will result from the transfer. This analysis shall demonstrate whether
allowed development, with and without the transfer, would either cause or make worse
an unsatisfactory level of service at any primary intersections for which there is no
feasible mitigation. This analysis shall be consistent with the definitions and procedures
contained in the Traffic Phasing Ordinance of the Municipal Code, except that
"unsatisfactory level of service" shall be as specified in the General Plan.
4. If the transfer request involves the conversion of uses, the Planning Director shall
perform a land use intensity analysis to determine the floor area that could be developed
with and without the transfer. For purposes of this analysis, theater use shall be
allocated 16.17655 square feet per seat. Hotel use shall be allocated the mmnber of
square feet per room at which it is included in the General Plan. When the General Plan
does not specify intensity for hotel rooms, it shall be as determined by the Planning
Director.
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Land Uses, Development Standards & Procedures
Section IV. Planned Community Development Plan Administration
5. Applications for transfer of development rights shall be considered by the City Council
as a ministerial action. The City Council shall approve a transfer of development rights
if it finds that the transfer will result in no more trips and no greater intensity of land use
than the development allowed without the transfer. In addition, if the traffic study in
Subsection c. is required, the City Council shall approve the transfer if it results in no
greater traffic impact than the development allowed without the transfer.
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Section IV. Planned Community Development Plan Administration
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Land Uses, Development Standards & Procedures
Section V. Definitions
V. Definitions
All words and phrases used in this North Newport Center PC shall have the same meaning and
definition as used in the City of Newport Beach Municipal Code unless defined differently in this
section.
Architectural Features: A visually prominent or formally significant element of a building
which expressed its architectural language and style in a complementary fashion.
Architectural features should be logical extensions of the massing, details, materials and color
of the building which complement and celebrate its overall aesthetic character.
Advisory Sign: Any sign that contains directional or safety information; does not contain
advertisements.
Audible Signs: Any sign that uses equipment to communicate a message with sound or
music.
Banks /Savings & Loans: Establishments that provide a full range of retail banking and
mortgage loan services to individuals and businesses. Includes only those institutions engaged
in the on -site circulation of cash money. Also includes businesses offering check - cashing
services. Drive - through or drive -up service included.
Bars and Cocktail Lounges: Establishments engaged in selling or serving alcoholic
beverages for consumption on the premises or establishments having any of the following
characteristics:
Licensed as a "public premises" by the California Department of Alcoholic
Beverage Control.
Provides an area for serving alcoholic beverages that is operated during hours not
corresponding to regular meal service hours. Food products sold or served
incidentally to the sale or service of alcoholic beverages shall not be deemed as
constituting regular food service.
Building Elevation: The exterior wall surface formed by one (1) side of the building.
Building Height: Building height is measured from the corresponding point on the roof to the
exterior finished grade. If the building is on a sloping surface, the height measurement is
taken from the building entrance. Exceptions include but are not limited to below grade
parking structure entrances, motor courts, and retaining walls. See Graphic 1 on page 34.
Business, Government and Professional: Offices of firms, individuals or organizations that
provide professional, executive, management or administrative services (e.g., architectural,
engineering, government, insurance, investment, legal, planning). Includes administrative,
clerical or public contact offices of a government agency, including incidental storage and
maintenance of vehicles. Support retail and service uses also allowed.
Carts and Kiosks: Carts and kiosks are small, freestanding structures used for retail sales and
services. Generally mobile in terms of ease of relocation, the structures can be seasonal,
temporary or for a more permanent use.
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Land Uses, Development Standards & Procedures
Section V. Definitions
Commercial, Recreation and Entertainment: Establishments providing participant or
spectator recreation or entertainment, either indoors or outdoors, for a fee or admission
charge. Illustrative examples of these uses include:
arcades or electronic games centers having three or more coin - operated game
machines
bowling alleys
billiard parlors
cinemas
ice/roller skating rinks
live entertainment
pool rooms
tennis /racquetball courts
theaters
Cultural Institutions: Public or private institutions that display or preserve objects of
community, or cultural interest in one or more of the arts or sciences.
Day Care: Non - medical care and supervision of children or adults on a less than 24 hour
basis, including nursery schools, preschools, and day care centers.
Day Spas: Establishments that specialize in the full complement of body care including, but
not limited to, body wraps, facials, pedicures, make -up, hairstyling, nutrition, exercise, water
treatments and massage which is open primarily during normal daytime business hours and
without provisions for overnight accommodations.
Department Store: A store selling a wide variety of goods or services arranged in several
departments.
Eating and Drinking Establishments: Establishments engaged in serving prepared food or
beverages for consumption on or off the premises.
Emergency Health Care: Establishments that provide emergency medical service with no
provision for continuing care on an inpatient basis.
Entry Marker Sign: Sign used to provide information on activities and events, as well as
advertise stores and shops within a shopping center.
Eye Level: The height of 5 feet measured from grade.
Freestanding Commercial: Any building with a commercial use which is separated from
other commercial uses by parking and /or streets.
Internal Pedestrian Street: Any walkway, path, plaza, arcade or corridor, either covered or
open to the sky, which is primarily for use by people on foot and is not adjacent to the
frontage road or common parking areas.
Major Building: A mall building over 50,000 square feet.
Major Tenant: A store or restaurant having a minimum of 10,000 square feet of floor space,
which is located within or between other commercial buildings.
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Land Uses, Development Standards & Procedures
Section V. Definitions
Mall Building: Retail buildings where stores front a pedestrian walkway, which may be
enclosed or open.
Medical Retail: Sales of medical goods or services that are retail oriented. Illustrative
examples of these uses include:
eye exam, eyeglass /contact lens sales
skin treatments
body scanning
dental enhancement treatments
Minor Use Permit: Use permit issued by the Planning Director.
Monument Sign: Any sign that is supported by its own structure and is not part of or
attached to any building.
Parldng Structure: Structures containing more than one story principally dedicated to
parking. Parking strictures may contain accessory, ancillary and resident support uses.
Periphery Building: Building located along the ring of Fashion Island adjacent to Newport
Center Drive.
Personal Improvement: Includes those services that are personal and that promote the health
and well -being of an individual.
Personal Services: Establishments that provide recurring services of a personal nature.
Illustrative examples of these uses include:
barber and beauty shops
clothing rental shops
dry cleaning pick up store with limited equipment
dry cleaning with no on -site equipment
home electronics and small appliance repair
postal services
locksmiths
self - service laundries
shoe repair shops
tailors and seamstresses
tanning salons
- printing & duplicating
- travel agencies /services
nail salon
Podium Level: A superposed terrace conforming to a building's plan, a continuous pedestal; a
level of vertical segregation linking separate areas.
Primary Tenant: The largest tenant of a building.
Project Identification Sign: A free - standing (single or double faced) monument sign
containing the project name.
Public Safety Facilities: Police, fire, paramedic and emergency service facilities.
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Land Uses, Development Standards & Procedures
Section V. Definitions
Regional Commercial Gross Floor Area: Refer to Section I1.B.1 above.
Residential: An area within a structure on a parcel that contains separate or independent
living facilities for one or more persons, with area or equipment for sleeping, sanitation or
food preparation.
Retail Sales: Stores and shops which sell various lines of merchandise for profit. This
includes the sales of non - durable and durable goods to customers. Illustrative examples of
these stores and lines of merchandise include:
- antiques
- appliances
- artists supplies
- automotive accessories (no installation)
- animal sales and services
- bakeries
- bicycles
- books
- cameras and photographic supplies
- carpeting and floor covering
- clothing and accessories
- convenience markets /stores
- department stores
- drug and discount stores
- dry goods
- electronic equipment (including automotive installation)
- food and beverages
- gift shops
- handcrafted items
- hardware
- hobby materials
- jewelry
- real estate information center
- luggage and leather goods
- medical supplies and equipment
- musical instruments, parts and accessories
- office supplies
- paint and wallpaper
- pharmacies
- shoe stores
- specialty shops
- sporting goods and equipment
- supermarkets
- tobacco
- toys and games
Rooftop Appurtenance: Rooftop appurtenances include, but are not limited to, mechanical
equipment, stairwell and elevator shaft housing, antennae, window washing equipment, and
wireless communication facilities. See Graphic 1 on page 34.
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Land Uses, Development Standards & Procedures
Section V. Definitions
Secondary Tenant: A small tenant; not the primary tenant of an office building.
Senior Citizen Housing: A residential development for senior citizens (i.e., persons 55 years
of age or older) that has at least 35 dwelling units and conforms to Civil Code 51.3(b)(4).
Service Tunnels: A corridor limited to access for building supply and maintenance personnel
and equipment including horizontal and vertical tunnels and shafts, and freight elevators, not
intended for customer circulation or access, and not for use as storage or office space.
Sign: Any media, including their structure and component parts which are used or intended to
be used out -of -doors to communicate information to the public.
Sign Area: The area enclosed by a rectangle drawn around the working, numbers or images
composing the sign.
Sign Face: The physical plane and/or surface upon which the working or images are applied.
Sign Letter: The individual symbols of the alphabet used in forming the words of a message.
Shopping Center Identification Sign: A monument sign identifying a shopping center.
Support Uses: Uses within residential developments, offices and hotels, and parking
structures designed, oriented, and intended to primarily serve building occupants. This
includes uses such as dry cleaners, coffee vendors, and sundry shops. Such uses must be
consistent with the pertinent regulations in Table 1.
Tenant Sign: Any permanent sign of an establishment that is located on or attached to the
storefront elevation, a covered walkway, or an awning for the purpose of communicating the
name of the tenant.
Temporary Sign: Any sign, banner, pennant, valance, or advertising display constructed of
cloth, canvas, plywood, light fabric, cardboard, wallboard or other light materials, with or
without frames, intended to be displayed for a limited period of time.
Theater Sign: Any permanent sign used to communicate to the public the name of a theater
and the show(s) or movie(s) that are offered.
Vehicle Entry: Any intersection points along the public right -of -way that provide access for
automobiles.
Visitor Accommodations: Establishments offering lodging rooms, including bed and
breakfasts, inns, hotel, and motels. Incidental support facilities are included within these uses.
Wind Sign: A series of similar banners or objects of plastic or other light material more than
2 inches in diameter which are fastened together at intervals by wire, rope, cord, string or by
any other means, designed to move and attract attention upon being subjected to pressure by
wind or breeze.
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Land Uses, Development Standards & Procedures
Section V. Definitions
MECHANICAL PENTHOUSE ELEVATOR OVERUN
NOTE: In no instance shall any part of the building, including rooftop appurtenances
or architectural features, penetrate the FAA (Part 77) imaginary obstruction surface for
John Wayne Airport.
Graphic 1, Example of Building Height and Rooftop Appurtenances
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Land Uses, Development Standards & Procedures
Appendix — Design Regulations
NORTH
NEWPORT CENTER
DESIGN
REGULATIONS
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Appendix — Design Regulations
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Land Uses, Development Standards & Procedures
Appendix — Design Regulations
I. Introduction ..........................................................................................................
............................... 1
A. Purpose of Design Regulations ..........................................................................
............................... l
B. Newport Center Design Framework ..................................................................
............................... I
C. North Newport Center ........................................................................................
..............................4
H. Design Regulations ...............................................................................................
............................... 7
Usingthese Regulations ...............................................................................................
..............................7
A. Building Location and Massing .........................................................................
............................... 7
1. Site Planning Elements ............................................................................
............................... 7
2. Building Envelope ...................................................................................
............................... 9
3. Building Character and Style ..................................................................
............................... 9
4. Building Materials and Colors ................................................................
.............................12
5. Parking Structures ...................................................................................
.............................12
B. Landscape ..........................................................................................................
.............................13
1. Overall Landscape ...................................................................................
.............................13
2. Perimeter and Street Landscape ..............................................................
.............................14
3. Parking Lot Landscape ............................................................................
.............................15
4. Internal Landscape ..................................................................................
.............................16
C. Circulation .........................................................................................................
.............................16
1. Streets and Pedestrian Activity ................................................................
.............................16
2. Service and Emergency ...........................................................................
.............................20
3. Parking Lots ..........................................................................................
............................... 21
D. Orientation and Identity .....................................................................................
.............................22
1. Gateways and Entrances ..........................................................................
.............................22
2. View Corridors ........................................................................................
.............................23
3. Landmarks ...............................................................................................
.............................24
4. Signage ....................................................................................................
.............................25
5. Lighting ...................................................................................................
.............................36
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Appendix — Design Regulations
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Land Uses, Development Standards & Procedures
Appendix — Design Regulations
I. Introduction
A. Purpose of Design Regulations
The Design Regulations expand upon the regulations set forth in the Planned Community
Development Plan. The Design Regulations are intended to be used for reference by the City of
Newport Beach as part of the plan review process. It is recognized that North Newport Center
will be built and redeveloped over time and that not all regulations may be achieved nor are
applicable for any given project.
All new commercial and residential development shall be subject to the North Newport Center
Design Regulations. Review for compliance of projects under this section shall occur through
the plan review process, as defined in the Development Plan, prior to building permit issuance.
B. Newport Center Design Framework
Newport Center is a 600 -acre master planned area. Development within Newport Center began
in the 1960s and generally has followed the following guiding principles:
1, Strong physical urban design framework which provides structure and character yet
allows flexibility
2. Synergistic mix of land uses, market driven to insure economic vitality
3. Balanced and dispersed auto access
4. Organized in "blocks" and districts to break down scale and provide identity
5. Pedestrian Orientation
6. Building massing that responds to topography, with taller buildings located along San
Joaquin Hills Road
7. Unifying architectural and landscape character
Aerial view of bluff (circa 1960)
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Appendix — Design Regulations
Early Newport Center Planning Diagrams and Sketches (circa 1960)
The design regulations provide standards that govern future development so that, to the extent
feasible, the initial design framework is carried forward and the design and development
policies from the Land Use Element of the General Plan are implemented.
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Appendix — Design Regulations
General Plan Policies
Newport Center
The following policies from the Land Use Element are for Newport Center as a whole.
Development within North Newport Center should contribute toward the policies whenever
possible.
• Development Scale: Reinforce the original design concept for Newport Center by
concentrating the greatest building mass and height in the northeasterly section along
San Joaquin Hills Road, 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.
• Urban Form: Encourage that some new development be located and designed to orient
to the inner side of Newport Center Drive, establishing physical and visual continuity
that diminishes the dominance of surface parking lots and encourages pedestrian
activity.
• Pedestrian Connectivity and Amenity: Encourage that pedestrian access and uses within
the district be improved with additional walkways and streetscape amenities concurrent
with the development of expanded and new uses.
• Fashion Island Architecture and Streetscape: Encourage that new development in
Fashion Island complement and be of equivalent or higher design quality than existing
buildings. Reinforce the existing promenades by encouraging retail expansion that
enhances the storefront visibility to the promenades and provides an enjoyable retail
and pedestrian experience. Additionally, new buildings shall be located on axes
connecting Newport Center Drive with existing building to provide visual and physical
connectivity with adjoining uses, where practical.
Mixed -Use District and Neighborhood
The following policies from the Land Use Element are City -wide in orientation. Development
within North Newport Center should contribute toward the policies whenever possible.
• Mixed -Use Buildings: Require that Mixed -Use buildings be designed to convey a high
level of architectural and landscape quality and ensure compatibility among their uses in
consideration of the following principles:
- Design and incorporation of building materials and features to avoid conflicts
among uses, such as noise, vibration, lighting, odors, and similar impacts
- Visual and physical integration of residential and non - residential uses
- Architectural treatment of building elevation and modulation of their massing
- Separate and well - defined entries for residential units and non - residential
businesses
- Design of parking areas and facilities for architectural consistency and
integration among uses
- Incorporation of extensive landscape appropriate to its location; urbanized
streetscapes, for example, would require less landscape along the street
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Land Uses, Development Standards & Procedures
Appendix — Design Regulations
frontages but integrate landscape into interior courtyards and common open
spaces
• Mixed -Use Building Location and Size of Non - Residential Uses: Require that 100
percent of the ground floor street frontage of Mixed -Use buildings be occupied by retail
and other compatible non - residential uses, unless specified otherwise by policies for a
district or corridor.
• Parcels Integrating Residential and Non - Residential Uses: Require that properties
developed with a mix of residential and non - residential uses be designed to achieve
high levels of architectural quality in accordance with policies related to the character
and quality of multi - family residential and the architecture and site design of
commercial districts, be planned to assure compatibility among the uses, and provide
adequate circulation and parking. Residential uses should be seamlessly integrated with
non - residential uses through architecture, pedestrian walkways, and landscape. They
should not be completely isolated by walls or other design elements.
• Districts Integrating Residential and Non - Residential Uses: Require that sufficient
acreage be developed for an individual use located in a district containing a mix of
residential and non- residential uses to prevent fragmentation and assure each use's
viability, quality, and compatibility with adjoining uses.
Aerial of Newport Center — 2007
C. North Newport Center
North Newport Center consists of properties on the higher elevations of Newport Center
between San Joaquin Hills Road and the Newport Center ring road (Blocks 400, 500, 600 and
800 and San Joaquin Plaza), as well as the core of Newport Center, Fashion Island, and Block
100.
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To the northeast is San Joaquin Hills Road, a wide boulevard on the ridge that forms the upper
edge of Newport Center. To the south and southeast are office buildings, movie theaters,
restaurants, service retail, the Newport Transportation Center, the Newport Beach Central
Library, and Corona del Mar Plaza, a community retail center. Adjacent uses within Newport
Center are office buildings, an apartment community, a resort hotel, art museum, police station,
fire station, auto dealership, service station, and the Newport Beach County Club.
North Newport Center is a mixed -use district that features an open -air regional shopping center,
Fashion Island; a resort hotel; and a variety of office buildings that help form the skyline of
Newport Beach; connected by a network of tree -lined streets and sidewalks, within a master
planned environment featuring a consistent landscape.
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II. Design Regulations
Using these Regulations
These regulations are intended to be used in conjunction with other applicable codes, documents, and
ordinances to assess compliance of proposed projects. Each category of regulations begins with the
intent, which describes the overall character that is envisioned and what objectives are necessary to
attain the desired effect.
A. Building Location and Massing
Intent
The intent of the building massing and location standards is to ensure that new development has
an appropriate scale, is related to its use and location, and is properly integrated with adjoining
land uses and features.
1. Site Planning Elements
a. New commercial and residential buildings should respect the existing urban form,
which generally consists of buildings that are organized orthogonally to create
pedestrian- friendly courtyards and promenades that visually link the buildings into
clusters, as seen in the diagrams below.
Pedestrian promenade at
Fashion Island
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Pedestrian courtyard at
550 Newport Center Drive
Building interface at
San Joaquin Plaza
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b. In Mixed -Use sub - areas, the development of a complex of buildings is preferable to
a single large structure because the varied massing provides visual interest and a
human scale. Additionally, the spaces created between the various buildings
provide opportunities for pedestrian plazas, courtyards and other outdoor gathering
areas.
C. New buildings should be oriented to and have features which reinforce and enhance
the existing pedestrian experience. Mixed -Use sub -areas should emphasize
pedestrian orientation by utilizing features such as plazas, courtyards, interior
walkways, trellises, seating, fountains and other similar elements.
d. New retail buildings should be located to enhance tenant visibility and identity,
while maintaining compatible relationships with adjacent structures and street
frontages.
e. New buildings should be arranged to provide convenient access to entrances and
efficient on -site circulation for vehicles and pedestrians. Projects should develop a
comprehensive open space network that uses plazas and other open space elements
to connect uses. Open space areas and the paths that link them should facilitate the
integration of adjacent land uses on the site.
f. New buildings with a strong street presence are encouraged in Fashion Island.
g. Residential development shall provide common outdoor open space areas for
residents. These areas should be configured and designed so as to address privacy
for residential uses while also providing linkages to the public open space
components of the project.
h. Planning and developing shared facilities such as driveways, parking areas,
pedestrian plazas and walkways, with adjoining properties, including those outside
of the North Newport Center Development Plan, is strongly encouraged.
Example of resident open space
Example of office courtyard
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2. Building Envelope
a. New buildings should respect the existing development scale, which generally
consists of high -rise buildings (10+ stories) clustered along the northerly section at
the highest point in Newport Center. Mid -rise office buildings (5 -10 stories), low -
rise office buildings, and retail development are generally located at lower
elevations towards Pacific Coast Highway.
3. Building Character and Style
a. The character and style of new buildings located in Fashion Island should be
compatible with the classically inspired architecture of the existing buildings in
Fashion Island. The character and style of new commercial and residential buildings
located in the mixed -use sub -areas should be compatible with the existing
contemporary architecture or the classically inspired architecture of the existing
buildings.
b. New buildings within Fashion Island should continue and enhance the existing
pedestrian experience by promoting storefront visibility.
C. New buildings should reflect a timeless architecture with straightforward geometry,
a unified composition, the expression of floor levels and structure, and solid
parapets. Trendy, short- lived, idiosyncratic architectural styles are not appropriate;
although retail storefronts may reflect the design theme of the merchant.
d. The top of all roof - mounted equipment and communications devices should be
below the building parapet or equipment screens in a manner that hides them from
the street. The height of rooftop appurtenances shall not exceed the height of the
screening.
e. Ground level equipment, refuse collection areas, storage tanks and infrastructure
equipment should be screened from public right -of -ways views with dense
landscaping and/or walls of materials and finishes compatible with adjacent
buildings.
f Above grade equipment, including backflow preventers at domestic water meters,
irrigation controllers, and cable television pedestals should not be visible from
public right -of -ways, when feasible.
g. Chain link fencing is not allowed, except to screen construction areas.
h. Avoid long, continuous blank walls, by incorporating a variety of materials and
design treatments and/or modulating and articulating elevations to promote visual
interest.
i. Architectural features should accomplish the architectural goal of extending the
design elements of the building.
j. New buildings on sites with sloping surfaces should be encouraged to utilize the
existing terrain. Entrances to motor courts and parking structures are not included in
the measurement of building height.
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Land Uses, Development Standards & Procedures
Appendix — Design Regulations
Example of appropriate high -rise
architecture
Example of straight forward geometry and
expression of floor levels
Examples of classically inspired architecture
Example of appropriate low -rise form
Example of retail storefront visibility to pedestrians
North Newport Center Design Regulations 10
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Appendix — Design Regulations
Example of architectural feature
Example of architectural feature
MECHANICAL PENTHOUSE
Example of building height measurement on sloping terrain
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Appendix — Design Regulations
4. Building Materials and Colors
a. Colors, materials, and finishes should be coordinated on all exterior elevations to
achieve continuity of design. Stripes and patterns are not appropriate; although
retail storefronts may reflect the design theme of the merchant.
b. Clay tile, concrete tile, metal, and fabric are acceptable materials for low- and mid -
rise roofs.
C. Stone, metal, exterior plaster, exterior insulated finishing systems (EIFS), brick,
concrete, wood, and glass are acceptable materials for building walls.
d. Stone, metal, exterior plaster, exterior insulated finishing systems (EIFS), brick,
concrete, wood, and glass are acceptable materials for railings.
e. Service door and mechanical screen colors should be the same as, or compatible to,
the adjacent wall colors.
Example of appropriate retail finishes
5. Parking Structures
Example of appropriate low -rise finishes
a. The architecture of new parking structures should be compatible, complementary,
and secondary to principal buildings.
In. The design of new parking structures in Fashion Island shall incorporate elements
(including landscaping) to soften their visual impact.
C. New parking structures in Fashion Island shall be located and designed in a manner
that is compatible with the existing pedestrian scale and open feeling of Newport
Center Drive.
d. Simple, regular forms are encouraged.
e. Views of parked vehicles should be screened.
f. The visual appearance of sloping floors should be minimized.
g. Interiors should be designed to promote a safe vehicular and pedestrian experience.
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Appendix — Design Regulations
It. Vehicular entries for non - residential parking structures should be obvious and
inviting.
i. Vehicular entries to exclusively residential structures should be incorporated into
the structure so as to minimize the street presence of the parking structure entrance
and to avoid interrupting the continuity of the street facing building elevations.
Block 600 parking structure demonstrating
rectangular form and vines to soften visual
impact
B. Landscape
Intent
West parking structure at Fashion Island
demonstrating rectangular form and varied
landscape to soften visual impact
The intent of the landscape standards is to ensure that new commercial and residential
development preserves and enhances the existing landscape character of North Newport Center.
1. Overall Landscape
a. New development should promote an evergreen plant palette that is appropriate in
the Mediterranean climate of Southern California. Plant materials should be of a
native or drought- tolerant species where appropriate and provide variety, while
being consistent with the existing landscape pattern and architectural design of the
building.
b. Landscape and site design will incorporate Best Management Practices (BMPs) to
address low -flow runoff and storm water runoff. Landscaped areas within the
project will be provided and used to treat runoff from impervious surfaces and roof
drains prior to being discharged into the storm drain system.
C. The landscape palette should consist of two distinct groups of plant materials:
- Accent planting, including palms, cypress, and color accents
- Background planting, including evergreen canopy trees and shrubs
d. The overall landscape should be dominated by background planting with accent
planting in key areas corresponding to the land use and development intensity.
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e. Planting should be organized in layers of plant size and variety such as flowering,
cascading, or climbing plants. Contrasts in color and texture should be used to
enhance the layering of plants.
Example of appropriate landscape variety
complementing the building form
Example of layering principles
2. Perimeter and Street Landscape
a. The landscape on the perimeter of sub -areas and along streets of new commercial
and residential development should complement the street tree pattern, enhance the
pedestrian experience, screen parked vehicles, and soften the view of parking
structures.
In. Existing trees along public streets should be preserved, and new trees should be
installed to fill in gaps.
C. Evergreen hedges should be used to screen the lower portions of parked cars.
d. Evergreen planting should be used to screen parking structures.
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Appendix — Design Regulations
Newport Center Drive landscape variety
San Nicolas landscape showing screening of
parked cars
San Joaquin I fills Road landscape
3. Parking Lot Landscape
Landscape adjacent to 888 San Clemente
parking structure
a. New surface parking lots should have evergreen canopy trees to provide shade.
b. A uniform evergreen tree type should be used for parking lot fields, with a different
uniform evergreen tree type used to highlight the major parking aisles.
C. Evergreen hedges should be used to screen parked cars.
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Fashion Island parking lot tree placement
4. Internal Landscape
Land Uses, Development Standards & Procedures
Appendix — Design Regulations
San Joaquin Plaza evergreen hedges that
screen parked cars
a. New courtyards and promenades should continue the existing pedestrian experience
by promoting visual continuity, shade and an evergreen landscape.
b. Trees should be installed to shade appropriate walkways and cause an interesting
and varied pedestrian experience.
Example of trees adding variety to
pedestrian experience
C. Circulation
Intent
Example of landscaping creating strong
visual continuity
The intent of the circulation criteria is to ensure that new commercial and residential
development enhances existing circulation patterns by maintaining existing, upgrading existing
and providing new street and walkway connections.
1. Streets and Pedestrian Activity
a. New development should preserve and enhance the existing attractive street scene,
promote safe and convenient driving practices, and encourage street level pedestrian
activity.
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Appendix — Design Regulations
b. All buildings should be publicly accessible via a path or walkway from a public
sidewalk.
C. The crescent walk linking Block 400, Block 500 and Block 600 along Newport
Center Drive and pedestrian connections to /in Fashion Island should be preserved
and enhanced where feasible. Connections from the crescent walk into courtyards,
plazas, and other gathering areas in Block 400, Block 500 and Block 600 should be
provided where possible.
d. Each sub -area should demonstrate an internal pedestrian network of walks and
paseos that connect to the larger Newport Center pedestrian system.
e. Strong pedestrian connectivity, reinforced by protected walkways and landscaping,
should occur between Newport Center Drive and the retail core of Fashion Island.
f. Amenities such as benches, plazas and other pedestrian- oriented facilities should be
provided at pedestrian destinations.
g. To promote the vitality of the public street scene, pedestrian bridges and tunnels
which remove pedestrians from the street level are not allowed.
h. New benches, street trees, directional signs, trash receptacles, and exterior lighting
are encouraged in the public right -of -ways to reinforce pedestrian activity.
i. Enhanced paving in crosswalks to highlight pedestrian pathways is allowed if it is
compatible with the character of the existing development.
Pedestrian walkway from Newport
Center Drive to Fashion Island
Example of pedestrian connectivity to the street
(between 500 and 550 Newport Center Drive)
Example of pedestrian amenities
Example of the crescent walk design
framework
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zg7
Pedestrian amenities in Fashion Island
Pedestrian amenity in Fashion Island
Example of a strong pedestrian pathway
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Land Uses, Development Standards & Procedures
Appendix — Design Regulations
Example of pedestrian oriented enhancement
Storefront interface with pedestrians
Fashion Island paseo
18
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Land Uses, Development Standards & Procedures
Appendix — Design Regulations
2. Service and Emergency
a. New commercial and residential development should promote efficient circulation
for service and emergency vehicles.
In. Major loading docks should be located away from front doors and from residential
areas to separate service traffic from other traffic.
C. Loading bays should be designed to minimize their visual prominence and any
interference with pedestrian and vehicular flows.
d. Turf -block may be used in landscape areas where fire access is necessary.
e. Truncated domes should be a contrasting color, other than yellow, and should be
coordinated with the paving material unless otherwise required by federal or state
standards.
Fashion Island loading dock
Fashion Island loading dock
North Newport Center Design Regulations 20
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;19L-)
3. Parking Lots
Land Uses, Development Standards & Procedures
Appendix — Design Regulations
a. Parking areas should not create a separation between adjacent land uses and
buildings.
b. Parking lots at new development should promote efficient circulation for vehicles
and pedestrians.
C. Convenient, well marked and attractive pedestrian access should be provided from
parking lots to buildings.
d. The use of permeable surfaces is encouraged.
r
Pedestrian entrance from surface parking at
680 Newport Center Drive demonstrating flow
from parking to building
Well - defined pedestrian walkway in 500 1550
Newport Center Drive parking lot
Well - defined walkway from Newport Center
Drive into Fashion Island at San Nicolas
North Newport Center Design Regulations 21
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Appendix — Design Regulations
D. Orientation and Identity
Intent
The intent of the standards for orientation, identity, and safety is to ensure that new commercial
and residential development promotes wayfmding for residents and visitors, strengthens North
Newport Center's sense of place, and produces a safe environment.
1. Gateways and Entrances
a. New development should respect existing entries and, if entry modifications are
required, should integrate with the existing vehicular and pedestrian circulation
system.
b. Key landscape elements at the "landscape corners" should be retained.
San Joaquin Hills Road and Jamboree Road
San Joaquin Hills Road and MacArthur
San Joaquin Hills Road and Santa Cruz
San Joaquin Hills Road and Santa Cruz
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Appendix — Design Regulations
2. View Corridors
a. New development should preserve views of major retail tenants in Fashion Island
from Newport Center Drive.
b. New development should capture views of the ocean from windows and decks at
new restaurants, offices, and residences, where feasible.
Fashion Island major tenant visibility
Fashion Island major tenant visibility
Balconies at 888 San Clemente featuring ocean views
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Appendix — Design Regulations
3. Landmarks
a. As appropriate, major new development may be positioned and designed to serve as
a landmark within North Newport Center.
In. Landmark elements may be included in building design to distinguish individual
buildings and enhance wayfmding.
The Island Hotel as a landmark building
Wind chime as a landmark at Macy's
Palms as a landmark at the southern envy into Fashion Island
North Newport Center Design Regulations 24
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Appendix — Design Regulations
4. Signage
a. New development should have signs that promote identity and wayfmding.
b. Signs should be designed to clearly communicate their messages.
C. Signs should be designed to complement the architecture and landscape.
d. Identification signs should be designed to convey the image of the project or
business.
e. Wayfmding signs should be unified within each sub -area.
f. Simplicity and legibility are encouraged.
g. Ample blank space around sign copy is encouraged.
h. Animated signs visible from public streets are not allowed unless otherwise
permitted by the Municipal Code.
i. Signs may be internally - illuminated, halo - illuminated, externally illuminated, or
non - illuminated.
j. Sign types A -K and their corresponding locations are shown on the following
pages.
Project identification sign
Directional sign
North Newport Center Design Regulations
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Business identification siLii
NORDSTROM OPENING 2010
Temporary signs mounted on construction fence
25
29s
Land Uses, Development Standards & Procedures
Appendix — Design Regulations
Sign A — Large Cube or Blade Sign
Existing Signs
Block 100, 400, 500, 600, 800; and San Joaquin Plaza
North Newport Center
North Newport Center Design Regulations
3/23/11
Sign: 13'-0" high; 12'-2" wide
Letters: 15 inches high max.
IMA
Sign A3
Sign: 11'-0" high; 12' -2" wide
Letters: 15 inches high max.
Symbol: 22 inches high
Sign:
Letters:
Symbol:
R�
Sign A4
Sign:
Letters:
Symbol:
11' -0" high; 12'-2" wide
15 inches high max.
22 inches high
r&WiPPORT
CENTER
11'-0" high; 12' -2" wide
15 inches high max.
22 inches high
1 �
FASHION
ISLAND
Sign A5 Sign A6
Sign: 11' -0" high; 12' -2" wide Sign: 13' -0" high; 12' -2" wide
Letters: 15 inches high max. Letters: 15 inches high max. (est)
Symbol: 22 inches high
26
Sign B — Small Cube
Sign B5
Sign: 5'-0" high; 5'-0" wide
Letters: 5 inches high max.
Numerals: 24 inches high max.
Sign B6
Sign: 5'-0" high; 5'-0" wide
Letters: 5 inches high max.
Numerals: 24 inches high max.
Existing Signs
Block 100, 400, 500, 600, 800; and San Joaquin Plaza
\� North Newport Center
pomp
Sign B7
Sign: 5'-0" high; 5'-0" wide
Letters: 5 inches high max.
Numerals: 24 inches high max.
Land Uses, Development Standards & Procedures
Appendix — Design Regulations
rt,
THE
ISLAND
HOTEL
Sign B1
Sign: 5'-0" high; 5'-0" wide
Letters: 9 inches high
Sign B3
Sign: 5' -0" high; 5' -0" wide
Letters: 5 inches high max.
Numerals: 24 inches high max.
Sign BE
Sian: 5'-0" high: 5'-0" wide
Letters: 5 inches high max.
Numerals: 24 inches high max.
Sign: 5'-0" high; 5'-0" wide
Letters: 5 inches high max.
Numerals: 24 inches high max.
Sign B4
Sign: 5' -0" high; 5' -0" wide
Letters: 5 inches high max.
Numerals: 24 inches high max.
North Newport Center Design Regulations 27
3/23/11
Sign C - Freestanding Signs
Land Uses, Development Standards & Procedures
Appendix — Design Regulations
Sign C1
Sign: 6'-6" high; 15' -4" wide
Letters: 13 inches high max.
Symbol: 18 inches hiqh
Sign:
Letters:
Sign C7
Sign: 5' -3" high; 11' -0" wide
Letters: 11 inches high
4' -4" high; 9' -6" wide
10 inches high max.
Sign C8
Sign: 6' -10" high; 6'-0" wide
Letters: 5 inches high max.
Numerals: 11 inches high max.
North Newport Center Design Regulations
3/23/11
4' -4" high; 9' -6" wide
10 inches high max.
THE ISLAND HOTEL
Sign C9
Sign: 6'-2" high; 20'-6" wide
Letters: 17 inches high max
Sign C14
Sign: 9' high; 4' -9" wide
Letters: 6 inches high max
Sign:
Letters:
4'-9" high; 12' -0" wide
12 inches hiqh
Sign: 4'-2" high; 5' -0" wide
Letters: 6 inches high max.
Symbol: 13 inches hiqh max.
9' high; 4' -9" wide
6 inches high max
888 San 0-"Ir
U55
AIar9KI M1�"
Sign C2
Sign: 4'-4" high; 9' -3" wide
Letters: 11 inches high max.
SAN JOAQUIN PLAZA
Sign C4
Sign: 5' -3" high; 11' -0" wide
Letters: 11 inches hiqh
Sign:
Letters:
5' -3" high; 11'-0" wide
11 inches hiqh
Sign: 4'-4" high; 9' -6" wide
Letters: 10 inches high max.
Sian C16
Sian: 5' high: 25' wide
Letters: 14 inches high max.
Symbol: 24 inches high max.
28
Land Uses, Development Standards & Procedures
Appendix — Design Regulations
Sign C - Freestanding Signs (continued)
Existino Signs
Block 100, 400 500, 600, 800; and
San Joaquin Plaza
North Newport Center
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3/23/11
29
i
Sign D — Landscape Walls
Sign D7 location
43O PACIFlC MERGMT4C
Sign D12
Letters: 11 inches high
Numerals: 12 inches high
MIME
Sign D8
Letters: 15 inches high max.
Sian D13
Letters: 40 inches high
T.
Sign D9 location
Land Uses, Development Standards & Procedures
Appendix — Design Regulations
�6e (p olon�
4
Sign D1
Letters: 37 inches high max.
Sign D3
Letters: 35 inches high max.
Sign D5 location
-M
Sign D10
Symbol: 17 inches high
Sign D2
Letters: 35 inches high max.
Sign D4
Letters: 15 inches high max.
Sign D6 location
a WAN &t4 ►
Sign D11
Letters: 18 inches high max.
Symbol: 26 inches high
Existing Signs
Block 100, 400, 500, 600, 800; and San Joaquin Plaza
North Newport Center
North Newport Center Design Regulations 30
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Sign E — Building Sign
Sign: Mounted directly on building face
Letters: 24 inches - primary tenant
16 inches - secondary tenant
Sign F — Building Address
OVII IW
Land Uses, Development Standards & Procedures
Appendix - Design Regulations
Sign E*
Sian: Sign on Awning at entrance to restaurant
Letters: 36 inches high
Sign F•
Sign: Mounted directly on building face
Letters: 24 inches
Photographs of sign types E and F provided for reference purposes. A full inventory of those signs is not provided herein.
North Newport Center Design Regulations 31
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1
vQ)
n
Land Uses, Development Standards & Procedures
Appendix — Design Regulations
Sign G — Freestanding Building Address
Sign G1
Sign: 8' -0" high; 6' -0" wide
Letters: 5 inches high max.
Numerals 28 inches high
Sign: 8' -0" high; 6' -0" wide
Letters: 5 inches high max.
Numerals 28 inches high
Existing Signs
Block 100, 400, 500, 600, 800; and San Joaquin Plaza
North Newport Center
North Newport Center Design Regulations 32
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0
W
Land Uses, Development Standards & Procedures
Appendix — Design Regulations
Sign H — Advisory Signs Sign I — Drive Through Signs
Sian H"
Sian: 6 feet high
Sign: 8 feet wide
Letters: 15 inches high
*Photographs of sign types Hand I provided for reference purposes. A full inventory of these signs is not provided herein.
North Newport Center Design Regulations 33
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C
Land Uses, Development Standards & Procedures
Appendix — Design Regulations
Sign J — Apartment Leasing Signs
Sign J7
Sign panel: 4' -0" high; 3' -0" wide (est.)
Letters: 6 inches high max. (est.)
Sign panel: 4' -0" high; 3' -0" wide (est.)
Letters: 6 inches high max. (est.)
Existing Signs
Block 100, 400, 500, 600, 800; and San Joaquin Plaza
North Newport Center
North Newport Center Design Regulations 34
3/23/11
G
r�
r
Land Uses, Development Standards & Procedures
Appendix — Design Regulations
Sign K — Office Leasing
� Lw� J . w
F
Sign K7
Sign: 5' -0" high; 5' -0" wide
Letters: 7inches high
Numerals: 6.5 inches high
M
Sign K8 location
11Tr��r■ IEasr19
Sign K9
Sign: 5' -0" high; 5' -0" wide
Letters: 7inches high
Numerals: 6.5 inches high
Sign K5
Sign: 5' -0" high; 5' -0" wide
Letters: 7 inches high
Numerals: 6.5 inches high
Sign K10
Sign: 5' -0" high; 5' -0" wide
Letters: 7 inches high
Numerals: 6.5 inches high
Existing Signs
Block 100, 400, 500, 600, 800; and San Joaquin Plaza
North Newport Center
Sign K2
Sign: 5'-0" high; 5' -0" wide
Letters: 7inches high
Numerals: 6.5 inches high
Sign K4
Sign: 5'-0" high; 5'-0" wide
Letters: 7inches high
Numerals: 6.5 inches high
Sign K6 location
Sign K11
Sign: 5' -0" high; 5' -0" wide
Letters: 7inches high
Numerals: 6.5 inches high
Sian K12 is similar to K11
Sian K13 is similar to K11
North Newport Center Design Regulations 35
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Land Uses, Development Standards & Procedures
Appendix — Design Regulations
5. Lighting
a. The exterior lighting at new commercial and residential development should be
compatible with and enhance the existing lighting of the sub -area.
In. Light fixtures at walkways and parking lots should be coordinated in height, color,
and style.
C. Light fixtures should not cast off -site glare.
d. Building walls may be illuminated by downlights and uplights; light sources should
not be visible from public view.
e. Tops of buildings may be highlighted with bands of light.
f Utilitarian light fixtures, such as floodlights and wallpacks, may only be used in
service areas.
g. Low sodium lighting is not allowed.
h. ATM lighting shall conform to state code without causing offsite glare, such as
through the use of bollards, tree lights, pole lights, and soffit lights, rather than
floodlights and wallpacks.
i. In pedestrian areas such as courtyards, plazas, and walkways, lighting fixtures
should be pedestrian scale.
Appropriate light bollard at Block 600
Non -glare producing lights at 888 San Clemente
North Newport Center Design Regulations 36
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200
Attachment No. PC 3
Landscape wall sign example
207
202
a
6
500 & 550 NEWPORT CENTER DR lcvwA 00NET ROUN'Gus
Newron w.eN,u ND GEWoUeswEIxGn N AG
m0rt .610 1" 726 )Nn E
2 IJ
1M Ielb.myl •n1..[NUl2a [..4n. 4rpn.+M. r.p.n OaMre MII.. .n....
NMr [Mn [M.4[ IW lxlr[ I ben1..P [.r1 Mw Mn lrrinn[.ne MNaY1 n.[n[w IM. •[I.n e[n[rnl^[r x. 4[•In.�• ..
1� Vid xnl.... ".IMr "..[ [ro .I .......... .. r rx[ ......-
2O
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500 & 550 NEWPORT CENTER DR lcvwA 00NET ROUN'Gus
Newron w.eN,u ND GEWoUeswEIxGn N AG
m0rt .610 1" 726 )Nn E
2 IJ
1M Ielb.myl •n1..[NUl2a [..4n. 4rpn.+M. r.p.n OaMre MII.. .n....
NMr [Mn [M.4[ IW lxlr[ I ben1..P [.r1 Mw Mn lrrinn[.ne MNaY1 n.[n[w IM. •[I.n e[n[rnl^[r x. 4[•In.�• ..
1� Vid xnl.... ".IMr "..[ [ro .I .......... .. r rx[ ......-
2O
r
a
T
rMx
Nlwuwww
."N S:
m
im
500 & 550 NEWPORT CENTER DR
Ne XTNACN.0
CONST.
J B 3 D
A, , e.r,Nrel Grmhal G branC,ng
nr N xn�. o•�., . D..,,,D•. e.me,n. •ase
f u lu flea • Iu f:a so•t ,a. • isle un
OHIGN NOTES:
]' DEFY lAtNLATED vie' NuMW VM
MNl1 MINlFD WiiNIWS Mt]DI]]
'RT84L['. <RKFED 10 xliY
SIGN •qwF /fV>•Oei$K
IIIWIMIO
] r 1,t- NBMGrFO •I!'
NuMWW tF'iEK MINIID
.17E. x.nm wv+x
xmn�
] rxr uuxrNDx ss••ov-NUxrto
MRTTT M•]D�R' tV
$ DOE T :EG$rOiE N .'IWEN IN
FOORNG A--E CEDrN:pkCV['f.
EopnNGS as Elc.ulL
EXISTING HEDGE TO BE
REMOVED BY
LANDSCAPER AS
REQUIRED TO
MINIMIZE & PREVENT
DAMAGE TO ROOT
BALL
JB3D TO MEET
LANDSCAPE
CONTRACTOR & G.C.
ON SITE PRIOR TO
FABRICATION TO
DETERMINE EXACT
PLACEMENT
IS. P1; LIiii�F +tS1iQe�SL'!SSi.I:T!S.]:ll
210
J B 3 D
Architectural GrDOhice & Branding
)3r N_ Main Slre ar Oro nn Cali io 1 92869
IL.>tA 23 C0 `>1i 74-' E
, 'J Ol 1a'. . 1,1
rS :rl.con
DESIGN NOTES:
._ 2' DEEP FABRICATED ALUMINUM
SUD= LPAINCEO MAI.HEMB MGL132
'JETEIACK'. ATTACHED TO METAL
SIOV FRAMEI SUPPoR IS AS
REQUIRED
2. 11/2' DEEP ASICATED ALUMINUM
il"ERS PAINTED mMTYEWS
m Pt 1177 'NATUA,; WXrt E'.
3, 2 -a 2'ALUMINUM SUPPORT PAINTED
MATTHEWS.0 -30 i32 ":ET BLACK'.
SUPPORT LEGS TO BE HIDDEN IN
HEDGE& EMBEDDED IN CONCRETE,
FO011NOS AS REOUKED.
A E:(ISTING HEDGE TO BE REMOVEDI
'ANOS(APER PS P OISES. TO
MIN Mill B PREVENT DAMAGE TO
ROOT BALL
5. UK- THICK ALUMINUM PLATE FOR
MOUNTINQ vIELOEC TO ERAME 3
PANEL
o. THRCUGH BOLTS FOR ATTACHMENT
>. DU ALL'MINU.v, ELOCR, AS RE W LR EO
B. 16/21 THREADED STUD, MINIMUM
IS LETTER
2
SECTION DETAIL
SECTION DETAIL
6
REY I$IO NS'.
CJEMS
CONiACi
DRAVa1.A Ti
500 & 550 NEWPORT CENTER DR
I
UE ACONBT.
OUN REESE
CI NATIONAL BANK
DATE
loR10+
s DESIGNER sp
C E MEET
NEWPORT aaACx, CA
10.8.10
`0336
NOTED
I.,V
I 2A.1.3
lella wing Ye,.a. tle i n 'r al er rnn 9 ^m..nt: ry pre aem.tl I, otl Y. ar.. .— nr prop , a1 NL 1e i..... ar ..Il Se as Pl" tll.cI —af 1. -1., or u..�d In mnnr..... with ar.Y'.arh er P: el err
.11- 11—!,. vp rrllietl P'oiert G, whir, r , -o I,— Pm Pa n.tl ++tl ory a with O.r: OF .-P n o�nl.laet eel �F tl.v lPn.. r. Vl ... l c rl—..'K U— s..... ar. —a"t .... ..... .... I, urr... Avarua —id , of •c re Pra nre of true rr rrri rrion.
211