HomeMy WebLinkAbout5.0 - Newport Center PC Amendments and Development Transfer - PA2015-109 CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
September 17, 2015 Meeting
Agenda Item No. 5
SUBJECT: Newport Center Planned Community Amendments and
Transfer of Development (PA2015-109)
1. Planned Community Development Plan Amendment No. PD2015-003
2. Transfer of Development No. TD2015-001
ADDRESS: All addresses within the following planned communities:
1. North Newport Center
2. Block 500
3. Corporate Plaza
4. Corporate Plaza West
APPLICANT: Irvine Company
OWNER: Various
PLANNER: James Campbell, Principal Planner
949-644-3210, JcampbelV( newportbeachca.gov
PROJECT SUMMARY
The applicant requests approval of the following:
1. An amendment to the North Newport Center Planned Community Development Plan
(PCDP) to update development limits to reflect past transfers of development and
add two existing buildings (2071 and 2101 San Joaquin Hills Road) to Block 500,
modify height limits, allowed uses, parking requirements, and sign regulations.
2. An amendment of the Block 500 Planned Community District Regulations to remove
two existing buildings, specifically 2071 and 2101 San Joaquin Hills Road.
3. A transfer of unbuilt development from the Corporate Plaza and Corporate Plaza
West Planned Communities to the North Newport Center Planned Community Block
100. Staff recommends amendments of the Corporate Plaza and Corporate Plaza
West Planned Community District Regulations to reduce the maximum development
allocations to be consistent with the requested transfer of development.
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Newport Center Planned Community Amendments and Transfer of Development
Planning Commission, September 17, 2015
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RECOMMENDATION
1. Conduct a public hearing; and
2. Adopt Resolution No. — recommending approval of Planned Community
Development Plan Amendment No. PD2015-003 and Transfer of Development No.
TD2015-001 (Attachment PC 1).
INTRODUCTION
Background
In December 2007, the City Council adopted the North Newport Center Planned
Community Development Plan and Design Regulations (PCDP) and a Zoning
Implementation and Public Benefit Agreement (Zoning Agreement) with the Irvine
Company. The purpose of the PCDP and Zoning Agreement is to implement land use
changes authorized by the Comprehensive General Plan Update of 2006 and provide
vested rights to the Irvine Company and public benefits to the City. The Zoning
Agreement has the effect of a Development Agreement which vested specific
development rights in exchange for payment of public benefit fees. The PCDP has been
amended twice to add Block 800 to the PCDP and accommodate the development of
524 apartments at the former San Joaquin Plaza office site. The amendments also
updated the development limits to reflect traffic trip neutral transfers of development that
were also approved pursuant to General Plan Policy LU 6.14.3 and provisions of the
PCDP.
The Zoning Agreement allows the Irvine Company to construct consistent with the
General Plan and PCDP and pursuant to Section 6.1 of the amended Zoning
Agreement. The Zoning Agreement also requires the Irvine Company to demolish or
render non-habitable any existing building square footage that is transferred to a new
use before it can obtain final building approval or a certificate of occupancy for the
square footage transferred to that new use. In other words, existing and operating
building intensity can be transferred to a different site to facilitate new construction and
that donor site must be demolished or rendered non-habitable before the new
construction can be occupied (this way the net buildable square footage remains the
same between the two sites). This procedure ensures that building intensity after
construction does not exceed General Plan limitations. The construction of the two new
office towers in Newport Center has been authorized at the expense of San Joaquin
Plaza (now demolished), portions of Block 100 and Block 600. Pursuant to an executed
agreement, the Irvine Company is holding one, 21,161 square foot building in Block 100
vacant to support the new office tower at 520 Newport Center that will be ready for
complete occupancy later this year.
There are three options could be pursued in lieu of maintaining the vacant 21,2161
square building. First, the applicant could demolish the building. Second, the applicant
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Newport Center Planned Community Amendments and Transfer of Development
Planning Commission, September 17, 2015
Page 3
could request a General Plan Amendment to increase the maximum allowed
development, or third, the applicant could request the transfer remaining unbuilt
development intensity to account for the building. The applicant chose the third option
and would like to make several other minor changes to the affected PCDP regulations.
Proiect Setting
The project area encompassed four planned communities which are developed with
offices, residential uses, and regional commercial uses. The area also comprises
approximately half of Newport Center. The applicant owns most of the affected
properties; however, there are other owners of properties in Block 500, Corporate
Plaza, and Corporate Plaza West. Maps showing the affected Planned Communities
and the General Plan land use designations are attached (Attachment PC2 and PC3).
Proiect Description
1. Amend North Newport Center Planned Community (Attachment PC4)
The requested amendment to the PCDP would:
a) Change all references within the document to the "Planning Director" to the
"Community Development Director or "Zoning Administrator" where appropriate.
b) Modify allowed uses to eliminate the requirement for a Minor Use Permit for
fitness facilities and allow day care uses as principal uses rather than an
accessory uses within Blocks 100, 400, and 800 Commercial Block.
c) Updates development limits to reflect past approved transfers and the proposed
transfer of development and the addition of two existing buildings (2071 and
2101 San Joaquin Hills Road to the Block 500 subarea.
d) Provide a 10-foot additional height allowance for architectural features and
rooftop appurtenances for all blocks.
e) Modify parking requirements to eliminate references to office uses in San
Joaquin Plaza, change the parking ratios for Block 100, 400, and 800
Commercial Block from the Municipal Code to the parking ratios provided in
Table 1 of the North Newport Center PCDP, and allow shared parking.
f) Modify sign regulations to reflect approved signage programs issued by the
Community Development Director pursuant to the North Newport Center Planned
Community District Plan regulations.
g) Update the sign type exhibits in the Appendix by replacing pages 26 through 35
(10 pages) with new pages 26 through 31 (6 pages) reflecting changes in signs
since the adoption of the PCDP (Appendix PC5).
2. Amend Block 500 (Attachment PC6)
The requested amendment to the district regulations eliminates two buildings,
specifically 2071 and 2101 San Joaquin Hills Road. The applicant purchased these
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Newport Center Planned Community Amendments and Transfer of Development
Planning Commission, September 17, 2015
Page 4
two buildings after the North Newport Center PCDP was created and they would like
to have all office buildings within Block 500 under their ownership to be regulated by
the North Newport Center PCDP. The gross floor area of these two buildings
(24,000 gross square feet) will be deducted from the maximum allowed and the map
reflecting the elimination of these two sites will replace the existing map. No other
changes to the Block 500 PC would occur. The amendment has no effect upon the
four remaining buildings within the planned community.
3. Transfer Development from Corporate Plaza and Corporate Plaza West to North
Newport Center, Block 100 and amendments to the Corporate Plaza and Corporate
Plaza West Planned Community District Regulations.
a) Corporate Plaza
The General Plan allocates 484,348 gross square feet of office development to
Corporate Plaza. The planned community is presently developed with 19 buildings
totaling 466,510 square feet of development. The applicant requests the transfer of
15,468 square feet to Block 100 of the North Newport Planned Community resulting
in a maximum of 468,880 square feet. The planned community district regulations
allow for 477,320 square feet and the amendment would reduce this amount by
8,440 square feet (Attachment PC7). The updated development limit would be
468,880 square feet and a total of 2,370 square feet would be available for future
additions.
b) Corporate Plaza West
The General Plan allocates 162,364 gross square feet of office development to
Corporate Plaza West. The planned community is presently developed with 4
buildings totaling 156,671 square feet of development. The applicant requests the
transfer of 5,693 square feet to Block 100 of the North Newport Planned Community
resulting in a maximum of 156,671 square feet. The planned community district
regulations allow for 159,688 square feet and the amendment would reduce this
amount by 3,017 square feet (Attachment PC8). The updated development limit
would be 156,671 square feet leaving zero remaining square feet for future
additions.
c) North Newport Center, Block 100
The current district regulations allocate no square footage to this block; however,
past City-approved transfers allow 99,953 square feet of office development. This
amount represents 5 of 6 existing buildings with one 21,161 square foot building to
be demolished or rendered vacant/unoccupied later this year when the 520 Newport
Center office building is fully occupied pursuant to an agreement with the City. The
proposed amendment of the district regulations and the proposed transfer of 21,161
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Newport Center Planned Community Amendments and Transfer of Development
Planning Commission, September 17, 2015
Page 5
square feet from Corporate Plaza and Corporate Plaza West will allow continued
use of all buildings in Block 100 when the new office tower is fully occupied.
DISCUSSION
Analysis
General Plan
The amendments and transfer of development does not change land use designations
nor does it authorize development or change uses. General Plan Policy LU 6.14.3 and
the transfer procedures of the PCDP provide that development rights may be
transferred through a change in location and/or a conversion of nonresidential use to
another nonresidential use allowed by the General Plan or the PCDP. The General Plan
designates Block 100 sub-area and Corporate Plaza as CO-R (Regional Commercial
Office) that are intended to provide for administrative and professional offices that serve
local and regional markets with limited accessory retail, financial, service, and
entertainment uses. Corporate Plaza West is designated CO-G (General Commercial
Office), which is intended provide for administrative, professional, and medical offices
with limited accessory retail and service uses; hotels, motels, and convalescent
hospitals are not permitted.
A traffic analysis is required to determine the total number of PM peak hour trips that
would be generated with and without the transfer. The proposed project involves a
simple transfer square footage of office use between three office blocks and no
conversion of use. The City retained Stantec Consulting Services Inc. to prepare a peak
hour trip transfer analysis. The Stantec report (Attachment PC9) was prepared under
the supervision of the City's Traffic Engineer and the report concludes that the proposed
transfer is trip neutral (no increase or decrease). Based on the results of the analysis,
Stantec and the City Traffic Engineer have determined that no adverse traffic impacts
will result from the transfer. Lastly, staff sees no General Plan conflict with the proposed
transfer or any of the proposed changes to the regulatory documents.
Local Coastal Program, Land Use Plan
The only portion of the overall project that is within the coastal zone, and subject to the
Coastal Land Use Plan (CLUP), is the Corporate Plaza West Planned Community. The
transfer and amendment reduces future office development within the planned and no
physical changes within Corporate Plaza West would occur. No conflict with the CLUP
or the Coastal Act would be created.
Newport Center Planned Community Amendments and Transfer of Development
Planning Commission, September 17, 2015
Page 6
Changes within the North Newport Center Planned Community
a) The amendment changes all references within the document to the "Planning
Director" to the "Community Development Director" or "Zoning Administrator' where
appropriate.
This change is a "clean-up" and reflects current titles and practices.
b) The amendment modifies allowed uses to eliminate the requirement for a Minor Use
Permit for fitness facilities and allow day care uses as principal uses rather than an
accessory uses within Blocks 100, 400, and 800 Commercial Block.
The typical reason to require discretionary review is to address potential land use
conflicts that might be generated by the use such as noise, parking, and operating
hours. Fitness facilities are often found in mixed-use environments as they equally
serve commercial and residential patrons. Noise generation is not anticipated and
the location of uses and parking are highly controlled by the Irvine Company. The
applicant proposes an allowance for shared parking and ultimately, staff has no
concerns removing the MUP requirement.
c) The amendment updates development limits reflecting past and current transfers of
development and the addition of two existing buildings (2071 and 2101 San Joaquin
Hills Road) to the Block 500 subarea based upon their existing gross floor area.
The changes are important as they reflect all the past approved transfers and
changes in land use. The PCDP will now accurately show development intensity and
land use facilitating more accurate and efficient administration of the regulations
going forward. Shifting 2071 and 2101 San Joaquin Hills Road from the Block 500
Planned Community District Regulations to the North Newport Center PCDP would
not create nonconforming uses. The most noteworthy regulatory shift will reduce the
maximum height from 375 feet to 295 feet and change the medical parking ratio from
1 space for every 250 square feet to 1 space for every 200 square feet. The
regulatory change would also subject future changes to at two sites to the detailed
sign and design regulations provided in the North Newport Center PCDP.
d) Provide a 10-foot additional height allowance for architectural features and rooftop
appurtenances for all blocks. The PCDP presently allows a 20-foot allowance for
architectural features and rooftop appurtenances for buildings over 200 feet tall,
therefore additional 10-feet would not apply to buildings over 200-feet.
The proposed 10-foot allowance uses identical language and would apply to all
blocks. Given existing buildings and allowed building heights ranging from 40 to 295
feet and the limited nature of the exception, staff has no concerns with the proposed
change.
Newport Center Planned Community Amendments and Transfer of Development
Planning Commission, September 17, 2015
Page 7
e) Modify parking requirements to eliminate the requirement for a parking management
program for office uses in San Joaquin Plaza, change the parking ratios for Block
100, 400, and 800 Commercial Block from the Municipal Code to the parking ratios
provided in Table 1 of the North Newport Center PCDP, and allow shared parking.
The Municipal Code requires 1 parking space for every 250 net square feet of office
use and medical uses require 1 space for every 200 gross square feet. Table 1 of
the PCDP has a reduced ratio for non-medical office uses (1 space for every 375
square feet) and the same amount of parking for medical uses. As a result, the
proposed change lowers the parking requirements for office uses. This change
should not impact current conditions, as actual parking demand in Newport Center
for office uses does not routinely exceed the current parking ratio. Shared parking is
a way to utilize existing parking resources more efficiently and is a more sustainable
solution compared to building additional parking spaces or parking structures.
Shared parking, on an informal basis, has been successfully occurring in Newport
Center with no noticeable impacts and the change proposed would officially sanction
the current practice. Staff does not believe a review or approval process is
necessary due to the success of past private parking management.
f) Modify sign regulations to reflect approved signage programs issued by the
Community Development Director pursuant to the North Newport Center PCDP
regulations.
The current regulations provide significant flexibility and signs require the approval of
the Community Development Director. The Director can approve a wide variety of
deviations and several Modification Permits for additional signs have been approved
as the additional signs met the overall intent of the PCDP regulations. The proposed
changes to the regulations reflect past approved signs.
g) Update the sign type exhibits in the Appendix by replacing pages 26 through 35 (10
pages) with new pages 26 through 31 (6 pages) reflecting changes in signs since
the adoption of the PCDP.
The signs in Newport Center change over time as tenants come and go. The Irvine
Company would like to update the photographs and the exhibits have been further
modified making them more organized and efficient allowing a reduction of pages
necessary to convey the same information. The net effect is negligible and the
updated exhibits are more efficient and more useful.
Summary
The practice of transferring development within Newport Center has created a situation
where the North Newport Center PCDP does not reflect approved uses or intensity of
uses. The proposed amendments and transfer will remedy the situation and will allow
continued use of a 21,161 square foot building in Block 100 ensuring that intensity limits
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Newport Center Planned Community Amendments and Transfer of Development
Planning Commission, September 17, 2015
Page 8
of the General Plan are not exceeded. The updated planned community district
regulations and North Newport Center PCDP will facilitate more efficient and accurate
administration going forward.
Alternatives
The Commission can recommend denial of one or more of the requested applications.
Additionally, the Commission can recommend changes to the proposed amendments to
address specific concerns. If the transfer of development were not approved, one
existing building within Block 100 would eventually need to be demolished to ensure
that development intensity does not exceed the General Plan.
Environmental Review
Staff recommends the Planning Commission find the proposed amendments to the
Block 500, Corporate Plaza, and Corporate Plaza West Planned Community District
Regulations and the transfer of development exempt from and are not subject to the
California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) (General
Rule) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3. It
can be seen with certainty that there is no possibility that the project could have a
significant effect on the environment. No development would be authorized and all
development within the affected planned communities is within the limits of the General
Plan. The transfer of unbuilt development to Block 100 of the North Newport Center
Planned Community will allow the continued use of an existing building and no new
development would result. A traffic analysis was prepared under the supervision of the
City Traffic Engineer and it concludes the transfer is trip neutral and no significant
impact to traffic would result.
Staff further recommends the Planning Commission find the proposed amendment of
the North Newport Center Planned Community exempt from CEQA pursuant to
Sections 15301 (Existing Facilities) and 15303 (New Construction or Conversion of
Small Structures) of the CEQA Guidelines because it has no potential to have a
significant effect on the environment. The Class 1 exemption allows the alteration of
existing structures involving negligible or no expansion of use and the Class 3
exemption allows construction of new, small facilities or structures and installation of
small new equipment and facilities. The changes to planned community regulations do
not authorize new uses or development and will not expand uses. The increase in
height for architectural features and rooftop appurtenances are minor within the context
of the existing and anticipated building heights as planned and regulated by the North
Newport Center Planned Community District Plan.
Public Notice
Notice of this application was published in the Daily Pilot, mailed to all owners of
property within 300 feet of the boundaries of the site (excluding intervening rights-of-
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Newport Center Planned Community Amendments and Transfer of Development
Planning Commission, September 17, 2015
Page 9
way and waterways) including the applicant and posted on the subject property at least
10 days before the scheduled meeting, consistent with the provisions of the Municipal
Code. Additionally, the item appeared on the agenda for this meeting, which was posted
at City Hall and on the City website.
Prepared by: Submitted by:
James Campbell, Principal Planner Brn Wisnes i, ICP, Deputy Director Planning
ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 Map of Affected Planned Communities
PC 3 General Plan Map of Newport Center
PC 4 Proposed change to the North Newport Center PCDP
PC 5 Proposed change to North Newport Center PCDP appendix
PC 6 Proposed change to the Block 500 Planned Community
PC 7 Proposed change to the Corporate Plaza Planned Community
PC 8 Proposed change to the Corporate Plaza West Planned Community
PC 9 Trip Transfer Analysis
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Attachment No. PC 1
Draft Resolution with Findings and Conditions
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RESOLUTION NO. ####
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH RECOMMENDING CITY COUNCIL
APPROVAL OF PLANNED COMMUNITY DEVELOPMENT PLAN
AMENDMENT NO. PD2015-003 AND TRANSFER OF
DEVELOPMENT NO. TD2015-001 (PA2015-109)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by The Irvine Company requesting approval of amendments to the
North Newport Center Planned Community Development Plan (PCDP), Block 500 Planned
Community District Regulations, and a Transfer of Development from the Corporate Plaza
and Corporate Plaza West Planned Communities to the North Newport Center Planned
Community Block 100.
2. The requested amendment to the North Newport Center PCDP updates development limits
to reflect past transfers of development and adds two existing buildings (2071 and 2101
San Joaquin Hills Road) to subarea Block 500. The amendment also modifies height
limits, allowed uses, parking requirements, and sign regulations. The proposed
amendment to the Block 500 Planned Community District Regulations removes 2071 and
2101 San Joaquin Hills Road. The transfer of development application transfers unbuilt
development from the Corporate Plaza (15,468 square feet) and Corporate Plaza West
(5,693 square feet) Planned Communities to the North Newport Center Planned
Community Block 100. The transfer of development will allow the continued use of a
21,161 square foot building within the North Newport Center Planned Community Block
100 and full occupancy of 520 Newport Center Drive and ensure that development limits
of the General Plan are not exceeded.
3. Amendments to the Corporate Plaza and Corporate Plaza West Planned Community
District Regulations have been included with the application to reduce the maximum
development intensity allowed within the two planned communities to reflect the applicant's
requested transfer of development.
4. A public hearing was held on September 17, 2015 in the Council Chambers at 100 Civic
Center Drive, Newport Beach. 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. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. The Planning Commission finds the proposed amendments to the Block 500, Corporate
Plaza, and Corporate Plaza West Planned Community District Regulations and the
transfer of development exempt from and not subject to the California Environmental
Quality Act (CEQA) pursuant to Section 15061(b)(3) (General Rule) of the CEQA
13
Planning Commission Resolution No. ####
Page 2 of 10
Guidelines, California Code of Regulations, Title 14, Chapter 3. It can be seen with
certainty that there is no possibility that the project could have a significant effect on the
environment. No development would be authorized and all development within the
affected planned communities is within the limits of the General Plan. The transfer of
unbuilt development to Block 100 of the North Newport Center Planned Community will
allow the continued use of an existing building and no new development would result. A
traffic analysis was prepared under the supervision of the City Traffic Engineer and it
concludes the transfer is trip neutral and no significant impact to traffic would result.
2. The Planning Commission further finds the proposed amendment of the North Newport
Center Planned Community exempt from CEQA pursuant to Sections 15301 (Existing
Facilities) and 15303 (New Construction or Conversion of Small Structures) of the CEQA
Guidelines because it has no potential to have a significant effect on the environment. The
Class 1 exemption allows the alteration of existing structures involving negligible or no
expansion of use and the Class 3 exemption allows construction of new, small facilities or
structures and installation of small new equipment and facilities. The changes to planned
community regulations do not authorize new uses or development and will not expand
uses. The increase in height for architectural features and rooftop appurtenances are
minor within the context of the existing and anticipated building heights as planned and
regulated by the North Newport Center Planned Community District Plan.
3. 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.
SECTION 3. FINDINGS.
Planned Community Development Plan Amendment No. PD 2015-003
1. The requested amendment of the North Newport Center Planned Community is
appropriate and will update the regulations reflecting past approved and proposed
transfers of development allowing for more efficient and accurate administration of
regulations. Adding 2071 and 2101 San Joaquin Hills Road to the PCDP is appropriate
and will regulate these sites consistent with the adjacent office buildings currently within
the PCDP. The changes to permitted uses, height regulations, parking regulations, and
sign regulations are appropriate and acceptable and will appropriately implement the
General Plan and avoid land use conflicts.
2. The requested amendment of the Block 500 Planned Community District Regulations is
appropriate and is necessary to maintain consistency with the proposed changes to the
North Newport Center PCDP.
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Planning Commission Resolution No. ####
Page 3 of 10
3. The amendments to the Corporate Plaza and Corporate Plaza West Planned Community
District Regulations to reduce the maximum development intensity are appropriate and
will maintain consistency with the General Plan and Transfer of Development No. TD
2015-001.
Transfer of Development No. TD 2015-001
1. General Plan Policy LU 6.14.3 allows development rights to be transferred within Newport
Center as long as the transfer is consistent with the intent of the General Plan and will not
result in any adverse traffic impacts. The Newport Center Planned Community
Development Plan includes procedures that implement General Plan Policy LU 6.14.3 that
requires transfers to be trip neutral.
2. The General Plan designates the recipient site Block 100 and Corporate Plaza, one of two
donor sites, as CO-R (Regional Commercial Office) that are intended to provide for
administrative and professional offices that serve local and regional markets with limited
accessory retail, financial, service, and entertainment uses. Corporate Plaza West, the
second donor site, is designated CO-G (General Commercial Office), which is intended
provide for administrative, professional, and medical offices with limited accessory retail
and service uses; hotels, motels, and convalescent hospitals are not permitted. The
transfer of office development intensity with no change of land use between these office
blocks is consistent with the land use designations of the General Plan.
3. A trip transfer analysis titled North Newport Center Trip Transfer No. 8 (Stantec
Consulting Services Inc., August 5, 2015) was prepared for the transfer of development
application in compliance with General Plan Policy LU 6.14.3 and the North Newport
Center Planned Community Development Plan. The proposed transfer is a transfer of
office uses on a square foot per spare foot basis and does not include a conversion of
land uses. The trip transfer analysis found the transfer is trip neutral and would not
generate a significant impact to area intersections.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby recommends City Council
approval of Planned Community Development Plan Amendment No. PD2015-003 as
shown in the following exhibits:
Exhibit A: Changes to the North Newport Center Planned Community Development Plan
Exhibit B: Changed pages of the North Newport Center Planned Community
Development Plan Appendix
Exhibit C: Changes to the Block 500 Planned Community District Regulations
Exhibit D: Changes to the Corporate Plaza Planned Community District Regulations
Exhibit E: Changes to the Corporate Plaza West Planned Community District
Regulations
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Planning Commission Resolution No. ####
Page 4 of 10
2. The Planning Commission of the City of Newport Beach hereby recommends City Council
approval of Transfer of Development No. TD2015-001 consisting of; 1) the transfer 15,468
square feet of office intensity from Corporate Plaza to the North Newport Center Planned
Community Block 100, and 2) the transfer 5,693 square feet of office intensity from
Corporate Plaza West to the North Newport Center Planned Community Block 100;
subject to the conditions of approval contained in Exhibit F.
PASSED, APPROVED, AND ADOPTED THIS 17th DAY OF SEPTEMBER, 2015.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
Kory Kramer, Chairman
BY:
Peter Koetting, Secretary
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Planning Commission Resolution No. ####
Page 5 of 10
Exhibit A
Changes to the North Newport Center Planned Community Development Plan
17
Planning Commission Resolution No. ####
Page 6 of 10
Exhibit B
Changed pages of the
North Newport Center Planned Community Development Plan
Appendix
12
Planning Commission Resolution No. ####
Page 7 of 10
Exhibit C
Changes to the Block 500 Planned Community District Regulations
19
Planning Commission Resolution No. ####
Page 8 of 10
Exhibit D
Changes to the Corporate Plaza Planned Community District Regulations
20
Planning Commission Resolution No. ####
Page 9 of 10
Exhibit E
Changes to the Corporate Plaza West Planned Community District Regulations
21
Planning Commission Resolution No. eft
Page 10 of 10
Exhibit F
Condition of Approval
1. To the fullest extent permitted by law, The Irvine Company shall indemnify, defend and
hold harmless 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, 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 City's approval of the North
Newport Center Amendments and Transfer of Development (PA2015-109). 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, causes of action, suit or proceeding whether incurred by applicant,
City, and/or the parties initiating or bringing such proceeding. The applicant shall
indemnify the City for all of City's costs, attorneys' fees, and damages which City
incurs in enforcing the indemnification provisions set forth in this condition. The
applicant shall pay to the City upon demand any amount owed to the City pursuant to
the indemnification requirements prescribed in this condition.
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Attachment No. PC 2
Map of Affected Planned Communities
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Newport Center Planned Community Amendments
❑ and Transfer of Development (PA2015-109)
General Plan Designations
PA2015-109_GPJd°µmxd -�
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Attachment No. PC 4
Proposed change to the
North Newport Center PCDP
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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 May 24, 2011, Ordinance No. 2011-16 (PA 2011-017)
Amended July 24, 2012, Ordinance No. 2012-19 (PA 2012-020)
Amended 2015. Ordinance No. 2015- (PA 2015- )
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Contents
1. 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
11. Land Use and Development Regulations.......................................................................................... I 1
A. Permitted Uses................................................................................................................................ 11
B. Development Limits.......................................................................................................................12
C. Transfer of Development Rights.................................................................................................... 14
III. Site Development Standards............................................................................................................. 15
A. Permitted Height of Structures....................................................................................................... 15
B. Setback Requirements.................................................................................................................... 16
C. Parking Requirements....................................................................................................................18
D. Landscaping................................................................................................................................... 19
E. Lighting.......................................................................................................................................... 19
F. Signs............................................................................................................................................... 19
G. Residential Compatibility...............................................................................................................24
H. Residential Open Space Requirements...........................................................................................24
IV. 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
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so
I. Introduction and Purpose of Development Plan
The North Newport Center Planned Community district is comprised of seven sub-areas that include
Fashion Island, Block 600 and Block 800 and portions of Block 100, Block 400, Block 500, 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-Ib4170.3 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 (-1316.3 acres and a 0.4-acre open space area at the corner of
MacArthur Boulevard and San Joaquin Hills Road), Block 600 (25 acres), Block 800 (17 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), 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 7). 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 8) 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 7, San Joaquin Plaza Sub-Area,respectively.
37
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Figure 1 —North Newport Center Planned Community
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Figure 3 —Block 100 Sub Area
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Figure 5 —Block 500 Sub-Area
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Figure 6—Block 600 Sub-Area
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San Joaquin Hills Rd
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Figure 7— San Joaquin Plaza Sub-Area
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R = Residential
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Figure 8 - Block 800 Sub-Area
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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 for Blocks 500, 600, San Joaquin Plaza, and Fashion Island 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).
The Municipal Code referred to herein for Blocks 100, 400 and 800 is the version of the Code in
effect on June 5, 2012 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.
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IL 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 Community Development 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.
Table 1 -North Newport Center Land Use Regulation Table
Block 800 San
Fashion Block Block Block Block Commercial Residentia Joaquin
Uses Island 100 400 500 600 Office I Plaza
Banks/Savings and Loans P P P P P P — P
- With drive through services MUP MUP MUP MUP MUP MUP MUP
Business,Government and Professional P P P P P P
Emergency Healthcare P1 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
Commercial Recreation and Entertainment P UP UP MUP MUP UP MUP
Cultural and Institutional UP UP UP P P UP p
Day Care P Pr P1 P P P' P
Day Sas MUP MUPz MUPz MUP MUP MUPz MUP
Eatinq and Drinkinq Establishments P' MUP MUP P" P" MUP P"
- Bars/Cocktail Lounges MUP UP UP UP UP UP UP
Personal Improvement MUP MUP MUP P p MUP p
- Health/Fitness Clubs MUP 4414P WISP P P 44P P+ P
Personal Services P P1 P1 P P P1 P P
Residential P P P P
Retail Sales P P1 P1 P P P' P+ P
Animal Sales and Services MUP MUP MUP MUP
Medical Retail P P^+ P" P P P" — P
VisitorAccommodations UP UP UP UP UP UP — UP
P=Permitted
UP=Use Permit
MUP=Minor use Permit Issued by the Plaaain(Community Development Director
1 =Permitted as Accessory/Ancillary Use
2=In accordance with Chapter 20.87 of the Municipal Code
=A Minor Use Permit Issued by the PlaaaOg-Community Development 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
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2. Open Space Corners
The passive landscape areas on the following corners shall be limited to landscaping, and permitted
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.
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.
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Table 2—Development Limits (A)
Fashion San Joaquin
Land Use Island Block 100 Block 400 Block 500 Block 600 Block 800 Plaza Total
Regional 1�19 l 523 0 0 0 0 0 0 ',649,525
Commercial 416 sq.ft. 1,523.416 sq.ft.
Movie 4-,B9 680 seats 0 0 0 0 0 0 a,}BB 680 seats
Theater27-,50011000 (2730811000
sq.ft.� sq.ft.}
Hotel (B) 0 0 0 295 0 0 295
Residential 0 0 0 0 0 245 524 769
Office/ 0
Commercial 121114 sq. 91,727 sq.ft. i99k54 4,949,699 286,166 95,550 sq.ft. 2,44 24q 4
ft. 623.525 sq. 1.353.399 sq. (D) 2,571.481 sq.ft.
(C) ft.(D) ft.(D}
A. Square footage indicated in Table 2 may not reflect current development limits because of the transfer of development rights provision described
in Sections II.0 and IV.0 herein.Transfers may result in increased or decreased development limits,so long as the transfers are consistent with
the General Plan and do not result in greater intensity than allowed in the Newport Center statistical area.A transfer of development rights must
be approved by the City Council and is recorded on the City's Tracking Development Rights table for North Newport Center Planned Community.
B. Hotel rooms are permitted in Fashion Island through the transfer of development rights,
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, In 2015 TDR 20142 re-established 99 953 s uare feet of commercial offc
mtensity.T......-04q 6..........- 11..d L.....;9W@lR1R9 WGR9-0.. ..
D.
44104�,�,, on9,69P S. 1 and f.,.S.,..4...,,.,,.,oWa;995G59-&9-4 for Block 500 reflects the boundary adjustment
and incorporation of two existing 12.000 sq.ft.office buildings into North Newport Center Planned Community.
1. Fashion Island
The total gross floor area for Fashion Island is 1,6'T 19,5n1,523,416 square feet plus 1�680movie
theater seats. The movie theater building area is equivalent to and may be converted to X30011,000
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.
2. Mixed-Use Sub-Areas
The Mixed-Use blocks include Block 500, Block 600 and San Joaquin Plaza. Up to 524 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 the commercial office blocks is specified in Table 2 above. 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
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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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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.
Rooftop appurtenances and architectural features are permitted and may exceed the maximum
building height by up to 10 feet. Rooftop appurtenances must be screened from view; the height of
rooftop appurtenances shall not exceed the height of screening. Supports for window washing
equipment are permitted, and are not required to be screened from view. No setbacks are required.
Architectural features must be an extension of the architectural style of the building in terns of
materials, design and color.
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 grade.
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:
1. 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
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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
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 PlapAing—Community Development
Director and the Planning Community Development 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 Planaixg—Community Development Director shall notify the Planning
Commission and City Council if rooftop appurtenances above the height limit are approved,
consistent with Section 17V(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 Plannixg-Community
Development Director shall notify the Planning Commission and City Council if architectural
features above the height limit are approved, consistent with Section IV(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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Fashion Island
Newport Center Drive: 10 feet; may be reduced to 0 feet by the P-laffflingCommunity
Development 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 Plam-tngCommunity Development Director through the plan review process
San Joaquin Hills: 15 feet-setbacks for parking structure access points may be
reduced by the Community Develoymentl4aa4g 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 parking 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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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
the P,It*34eipal Cade. Pafkiag fee Week 100, Bleek 400, And BIRRIE 900 C_-,8FA_FARrPiAl 044PP, AM' Ifte
pfevided ..e_ the Nitinie:ti-' Code. Shared parking among and between sites, lots, blocks, and sub-
areas is allowed. 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
valet services on private property, and tandem parking. The parking management plan shall take into
'The parking requirement during the peak seasonal period is 4 spaces per 1,000 square feet per an existing parking management plan.
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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.
A 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
1. 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 Pla"ing—Community
Development 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 Plaaaiag -Community Development 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
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
5.5
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
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)
Theater Signs Facing Newport Center Drive 42 300 square feet Theater name:
(exterior wall or parapet of 20 feet high 5 feet
building which theater occupies, Each show title:
free standing,or on adjacent 3 feet high
parking structure) 15 feet wide
Store Address Each entry to store 1 per stare entry 6 square feet 12 inches
Entry Marker Signs To be approved by RIaRR ng 7 signs 36 square feet(with 2- 2 feet
Community Development Director foot overhang)
15 feet high
150
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. The location of signs
specified below may be changed subiect to the review of the City Traffic Engineer to ensure
adequate sight distance in accordance with the provisions of the Municipal Code, so long as the total
number of signs in not increased.
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
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
entries to Newport Santa Cruz Drive 2 15 feet high 24 inches
Center at San Joaquin Hills Road (1 per corner) 15 feet wide
Block 500: 4 15 feet high 24 inches
at San Joaquin Hills Road/Avocado 15 feet wide 24 Rshes
Week g9cnn. 4 15 feel high z24Rehes
at San Nicolas/Avocado I 15 rpt °irlp.
MacArthur Boulevard 15 feet
at San Joaquin Hills Road '�°�'^"�'^
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
Center Drive Newport Center Drive 2 5 feet high 5 inches
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: 4.2 5 feet high 5 inches
Newport Center Drive and 5 feet wide
at Santa Maria Road
at Santa Barbara Drive
C Other Freestanding Block 100 1 per frontage 5 feet high 10 inches
Signs 10 feet wide
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
57
Maximum
Sign Maximum Sign Letter/Logo
Type Description Location Maximum Number Size Height
Block 800:
Alonu Newport Center Drive 42 r6 feet high 441248 inches
210 feet wide
Along Santa Barbara Drive
1 3,54 feet high 2&5124 inches
4&6 feet wide
Santa Cruz Drive 1 15 feet high 24 inches
at Newport Center Drive 15 feet wide
San Joaquin Plaza: 6 feet high 5112 inches for
Along San Joaquin Hills Road 1 each 12 feet wide Tenant ID;
;Santa Cruz Drive; (3 signs along 18 inches for
San Clemente Drive 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 ground letter/logo height
mounted signs in front of not to exceed 18
landscaping and landscape inches
walls) Block 500: 4 Determined by 26 inches
facing Newport Center Drive name of tenant;
letter/logo height
not to exceed 26
inches
Block 600: 2-3 facing San Determined by 18 inches
facing streets Joaquin 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 36 inches
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 40 inches
Along Newport Center Drive name of tenant;
letter/logo height
not to exceed 40
inches
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 Tenant-
inches,Secondary 16 inches
16 inches Restaurant:
Restaurant:40 40 inches
inches high
52
Maximum
Sign Maximum Sign Letter/Logo
Type Description Location Maximum Number Size Height
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 6 feet high As required by
Entries to Parking 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
Signs
Block 800 1 per frontage 5 feet high by 3 24 inches
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.
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.
59
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.
00
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 Plaming
Community Development 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 Wig—Community
Development 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
b. 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-Community Development Director deems necessary for a clear representation
of the projects
j. Shade analysis if required
k. Open Space Plans for residential projects
01
3. Review and Action
Submittals shall be reviewed by the Planning community Development Director, and the Plaffffitrg
Community Development 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.
b. The proposed use and/or development is consistent with the North Newport Center PC
Development Plan and Design Regulations.
The Plapffiing-Community Development Director shall notify the Planning Commission and City
Council if deviations from the height limit are approved. The DSCommunity Development
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.
1. The project applicant shall submit an application to the Planning—Community
Development 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 PlaBBing—Community
Development 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 16.1765 square feet per seat. Hotel use shall be
allocated the number 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 Community Development Director.
02
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.
63
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04
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.
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:
05
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.
Mall Building: Retail buildings where stores front a pedestrian walkway, which may be
enclosed or open.
00
Land Uses, Development Standards& Procedures
Section V. Definitions
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 Zoning Administrator.
Monument Sign: Any sign that is supported by its own structure and is not part of or
attached to any building.
Parking Structure: Structures containing more than one story principally dedicated to
parking. Parking structures 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.
Regional Commercial Gross Floor Area: Refer to Section II.B.l above.
North Newport Center Planned Community Development Plan 31
7/24/12—June 2015 Draft
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.
Secondary Tenant: A small tenant; not the primary tenant of an office building.
02
Land Uses, Development Standards& Procedures
Section V. Definitions
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.
North Newport Center Planned Community Development Plan 33
7/24/12—June 2015 Draft
�J
MECHANICAL PENTHOUSE ELEVATOR OVERUN
TOP OF PARAPET
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00
FINISH GRADE
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
jD
Attachment No. PC 5
Proposed change to the
North Newport Center PCDP appendix
71
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Attachment No. PC 6
Proposed change to the Block 500 Planned Community
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BLOCK 500
PLANNED COMMUNITY DISTRICT REGULATIONS
Adopted August 28, 1995
Ordinance No. 95-32
Amendment No. 827
Ordinance No. 2007-20
PC Resolution No. 1739
Amendment No.PD2007-003(PA2007-151)
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CONTENTS
Introduction................................................................................................................................................... 1
SectionI. Statistical Analysis........................................................................................................................3
Section II. General Notes for New Construction..........................................................................................4
SectionIII. Definitions..................................................................................................................................5
Section IV. Business, Professional and Commercial....................................................................................6
A. Intent..........................................................................................................................................6
B. Permitted Uses...........................................................................................................................6
C. Building Location......................................................................................................................6
D. Building Height.........................................................................................................................6
E. Parking......................................................................................................................................6
F. Landscaping...............................................................................................................................6
G. Loading Areas...........................................................................................................................7
H. Storage Areas............................................................................................................................7
I. Refuse Collection Areas............................................................................................................7
J. Telephone and Electrical Service..............................................................................................7
K. Signs..........................................................................................................................................7
Figure 1 —Land Use Designations................................................................................................................2
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INTRODUCTION
The Block 500 Planned Community District for the City of Newport Beach is a part of the Newport
Center Development,and has been developed in accordance with the Newport Beach General Plan.
The purpose of this PC (Planned Community) District is to provide a method whereby property may be
classified and developed for commercial activity, professional and business offices. The specifications
of this district are intended to provide land use and development standards supportive of the
development contained herein while insuring compliance with the intent of all applicable regulatory
codes.
Whenever the regulations contained herein conflict with the regulations of the Newport Beach
Municipal Code, the regulations contained herein shall take precedence. The Municipal Code shall
regulate this development when such regulations are not provided within these district regulations. All
development within the Planned Community District boundaries shall comply with all provisions of the
Uniform Building Code and various mechanical codes related thereto.
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O San Joaquin
Hills Rd
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Nicholas Dr
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Q Block 500 Planned Community
Figure 1. Land Use Designations
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SECTION I. STATISTICAL ANALYSIS
Block 500
1. Project Area
Net Acreage 4.37
2. Percentage of Site Coverage
a. Building Footprint 20%maximum
b. Landscape 30%minimum
3. Maximum building floor area will not exceed 73,400 square feet.
4. The square footage of individual building sites is subject to adjustment as long as the
limitations on total development are not violated. Any adjustment in the square footages for
each building site shall be reviewed and approved by the Planning Director.
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SECTION II.GENERAL NOTES FOR NEW CONSTRUCTION
1. Grading within the Planned Community area will be permitted upon securing of a grading
permit.
2. Water within the Planned Community area will be furnished by the City of Newport Beach.
3. Sewage disposal facilities within the Planned Community will be provided by the City of
Newport Beach and Orange County Sanitation District No. 5.
4. The subject property is within the City of Newport Beach. The Developer will provide the
necessary flood protection facilities under the jurisdiction of the City of Newport Beach.
5. Erosion control provisions shall be carried out during construction activities on all areas of the
Planned Community in a manner meeting the approval of the Director of Planning.
6. Except as otherwise stated in this Ordinance, the requirements of the Newport Beach Zoning
Code shall apply.
The contents of this text notwithstanding, no construction shall be proposed within the
boundaries of this Planned Community District except that which shall comply with all
provisions of Newport Beach's Uniform Building Code and the various mechanical codes
related thereto.
7. Parking lot lighting for new construction shall be subject to the review and approval of the
Planning Director. Parking lot lighting shall be designed in a manner so as to minimize impacts
on adjacent residential areas.
8. All mechanical appurtenances on building roof tops and utility vaults shall be screened from
street level view in a manner meeting the approval of the Planning Department.
9. Prior to the issuance of new grading permits the site shall be examined to determine the
existence and extent of archaeological and paleontological resources in accordance with City
Council Policies K-4 and K-5.
10. Prior to issuance of new grading permits the on-site parking, vehicular circulation and
pedestrian circulation systems shall be reviewed and approved by the City Traffic Engineer.
11. The intersection at new private streets and drives shall be designed to provide sight distance as
specified in drawing No. STD-110-L of the City Public Works design criteria unless otherwise
approved by the City Traffic Engineer. Slopes landscape, walls and other obstructions shall be
considered in the sight distance requirements. Landscaping within the sight line shall not
exceed thirty inches in height. The sight distance requirement may be modified at non-critical
locations, subject to approval of the City Traffic Engineer.
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SECTION III.DEFINITIONS
Advertising Surface of a Sign
The total area of the face of the sign structure, excluding supports.
Area of Elevation
Total height and length of a building as projected to a vertical plane.
Setbacks from Street Corners
Setbacks from street corners shall be established as that point of intersection of the required setback
lines from access streets,prolonged to point of intersection.
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SECTION IV.BUSINESS,PROFESSIONAL AND COMMERCIAL
A. INTENT
The intent of this district is to permit the location of a combination of business and professional
office uses, and light general commercial activities engaged in the sale of products to the
general public.
B. PERMITTED USES
Permitted uses shall include offices,light general commercial and medical/dental offices.
C. BUILDING LOCATION
All buildings shall be located within the boundaries of the district and in compliance with sight
distance as established in City Standard Drawing No. 110-L.
D. BUILDING HEIGHT
All buildings and appurtenant structures shall be limited to a maximum height of 375 feet.
E. PARKING
Adequate off-street parking shall be provided to accommodate all parking needs for the site.
Required off-street parking shall be provided within the Block 500 P.C. District area, unless
otherwise approved by the P. C. through an off-site parking agreement:
General office use: 1 space per 375 square feet of net floor area
Medical office use: 1 space per 250 square feet of gross floor area
Other permitted uses: As set forth in the Newport Beach Municipal Code.
Future conversion of general office floor area to medical office shall be contingent on the
provision of the above required parking.
F. LANDSCAPING
All landscaping referred to in this section shall be maintained in a neat and orderly fashion.
1. Screening
Areas used for parking shall be screened from view or have the view interrupted by
landscaping, and/or fencing from access streets, and adjacent properties.
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Plant materials used for screening purposes shall consist of lineal or grouped masses of
shrubs and/or trees.
2. Parking Areas
Trees, equal in number to one (1) per each five (5) parking stalls shall be provided in
the parking area.
G. LOADING AREAS
1. Street side loading shall be allowed providing the loading dock is screened from view
from adjacent streets.
H. STORAGE AREAS
1. All outdoor storage shall be visually screened from access streets, and adjacent
property. Said screening shall form a complete opaque screen.
2. No storage shall be permitted between a frontage street and the building line.
L REFUSE COLLECTION AREAS
1. All outdoor refuse collection areas shall be visually screened from access streets, and
adjacent property. Said screening shall form a complete opaque screen.
2. No refuse collection area shall be permitted between a frontage street and the building
line.
3. Screen areas shall not interfere with the required sight distance per City Standard
Drawing No. 110-L.
J. TELEPHONE AND ELECTRICAL SERVICE
All "on site" electrical lines (excluding transmission lines) and telephone lines shall be placed
underground. Transformer, terminal equipment, detector checks and fire service facilities shall
be visually screened from view from streets and adjacent properties, and shall meet the
requirements of City Standard Drawing No. 11 O-L.
K. SIGNS
1. General Sign Standards
All permanent and temporary signs must be consistent with the provisions of these
regulations or be approved by the City of Newport Beach and The Irvine Company.
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Signs must consist of individual fabricated letters; or routed-out letters in an opaque
background. Enclosed sign,box or "can" signs are not acceptable on buildings.
Signs, including all signs visible from the exterior of any building, may be lighted, but
no sign or any other contrivance shall be devised or constructed so as to rotate, gyrate,
blink,or move in any animated fashion.
3. Building Identification Signs
Building identification signs may only be located at the ground floor level of 567 San
Nicholas Drive; 18 inches max. logo/letter height; 2 locations maximum
4. Tenant Identification Signs
The following types of tenant identification sign are permitted:
Signs on buildings, restricted as follows:
567 San Nicholas Drive
No tenant signs are permitted on the building
Low-rise single-tenant buildings and low-rise buildings with exterior doors
used by more than one tenant
Max. one (1) sign per major tenant per building elevation, up to a maximum of
two (2) major tenant signs per building, but not located at the same building
comer; 24 inches max. letter/logo height; 30 feet max. length; (at 2161 San
Joaquin Hills Road,28 inches max. letter/logo height)
Max. one (1) sign per minor tenant per building elevation, up to a maximum of
two (2) signs per building, but not located at the same building comer; 12
inches max. letter/logo height; 15 feet max. length
Multi-tenant low-rise buildings with exterior doors for the exclusive use of
individual tenants
Major tenant: max. two (2) signs per building: max. one (1) sign facing
perimeter of Block 500, 24 inches max. letter/logo height, 20 feet max. length;
and max. one (1) sign facing the parking lot, 12 inches max. letter/logo height,
15 feet max. length
Minor tenants: max. one (1) sign per tenant per building elevation, up to a
maximum of two(2) signs per tenant; 12 inches max. letter/logo height; 15 feet
max. length
Sign copy shall be restricted to identification of the person, firm, company, or
corporation operating the use conducted on the site. Tenant signage exceeding the
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above standards shall be limited to the interior of buildings located within a common
entryway or lobby area.
5. Building Address Signs
Building address signs may be located at one or more of the following locations:
On a free-standing monument sign at 1601 Avocado Avenue; 8 inches, max.
number height
On a free-standing monument sign at 1605 Avocado Avenue; 8 inches, max.
number height
On a building;24 inches,max. number height
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. Secondary address
signs may be located where logical for on-site orientation.
All address signs shall have a consistent color, design, and material for any given
building. A single letter style is recommended.
6. Other Signs
Advisory signs are permitted in the parking lot; 48 inches,max.height.
7. Temporary Signs
The following guidelines 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 development or offered for lease.
Information on this sign is limited to:
For Sale,For Lease, Future Home of, Building/Project Name, etc.
Type of Name of Development
Type and Area of Space Available
Major Tenant or Developer
Financial Institution
General Contractor
Architect
Leasing Agent
Occupancy Date
Phone Number
Irvine Company or Irvine Company Project Name and Logo
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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.
Mounting technique: Flush with building: entirely on glass or entirely on a wall
surface;not overlapping glass or wall surface.
Required color:White copy on colored background; or colored copy on white
background; or a combination of the above.
Longevity: Signs may exist from the time of lease or sale of the parcel until
the construction and/or leasing of the facility is complete.
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Attachment No. PC 7
Proposed change to the
Corporate Plaza Planned Community
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CORPORATEPLAZA
PLANNED COMMUNITY DISTRICT REGULATIONS
Amendment No. 728
City Council Resolution No. 9.2-4
January 13, 1992
Amendment No. 784
City Council Resolution No. 93-96
December 13, 1993
Amendment No. 825
City Council Resolution No. 95-115
October 9, 1995
Amendment No. 889
City Council Ordinance No. 99-27
November 8, 1999
Amendment No. 2004-002
City Council Ordinance No. 2004-13
June 22, 2004
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TABLE OF CONTENTS
Introduction................................................................................................................. Page 3
SECTION I STATISTICAL ANALYSIS...................... Page 4
SECTION II GENERAL NOTES................................... Page 5
SECTION III DEFINITIONS............................................ Page 7
SECTION IV BUSINESS, PROFESSIONAL,MEDICAL AND
COMMERCIAL...................... Page 8
Sub-Section A Intent.............................................................. Page 8
Sub-Section B Permitted Uses............................................. Page 8
Sub-Section C Building Location........................................ Page 8
Sub-Section D Building Height............................................ Page 9
Sub-Section E Parking........................................................... Page 9
Sub-Section F Landscaping.................................................. Page 9
Sub-Section G Loading Areas.............................................. Page 10
Sub-Section H Storage Areas............................................... Page 10
Sub-Section I Refuse Collection Areas............................. Page 10
Sub-Section J Telephone and Electrical Service............. Page 11
Sub-Section K Signs............................................................... Page 11
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INTRODUCTION
The Corporate Plaza Planned Community District for the City of Newport Beach is a part of the
Newport Center Development in conjunction with the South Irvine Ranch General Land Use Plan
and the Newport Beach General Plan which was adopted in December 1973.
The purpose of this PC (Planned Community) District is to provide a method whereby property
may be classified and developed for commercial activity, professional, business, and medical
offices. The specifications of this district are intended to provide flexibility in both the land use and
development standards for the planned building groups.
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SECTION I. STATISTICAL ANALYSIS
Corporate Plaza
1. Proiect Area
Gross Acreage 47.8
Net Acreage 40.4
2. Percentage of Site Coverage
a. Building Footprint 15-20
b. Parking Area 40-45
C. Landscape 40-45
3. Maximum gross building floor area shall not exceed 47,3220 squaFe feet.468,880 square feet.
4. A maximum of 79,847 gross square feet of building floor area may be allocated for
medical/dental office uses on Building Sites No. 2, 3, 8, 9, 11, 17 and 22 only. Of this
79,847 gross square feet of building floor area, Building Site No. 2 is permitted a maximum
2,100 gross square feet for medical/dental office uses, Building Site No. 3 is permitted a
maximum 3,100 gross square feet for medical/dental office uses and Building Site No. 17 is
permitted a maximum of 11,200 square feet for medical/dental office uses on the first floor
only. There are no restrictions on how the remaining 63,447 gross square feet can be
distributed among Building Sites No. 8, 9, 11 and 22. No medical/dental office uses are
permitted on any other building site:
5. The square footage of individual building sites are tentative and subject to adjustment as
long as the limitations on total development are not violated. Any adjustment in the square
footages for each building site shall be reviewed and approved by the Planning Director.
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SECTION 11. GENERAL NOTES
1. Grading outside an area submitted under the Planned Development Ordinance but within
the Planned Community area will be permitted upon securing of a grading permit.
2. Water within the Planned Community area will be furnished by the City of Newport Beach.
3. Sewage disposal facilities within the Planned Community will be provided by Orange
County Sanitation District No. 5.
4. The subject property is within the City of Newport Beach. The Developer will provide the
necessary flood protection facilities under the jurisdiction of the City of Newport Beach.
5. Erosion control provisions shall be carried out on all areas of the Planned Community in a
manner meeting the approval of the Director of Planning.
6. Except as otherwise stated in this Ordinance, the requirements of the Newport Beach
Zoning Code shall apply.
The contents of this supplemental text notwithstanding, no construction shall be proposed
within the boundaries of this Planned Community District except that which shall comply
with all provisions of Newport Beach's Uniform Building Code and the various mechanical
codes related thereto.
- --7..._ Parking lot-lighting shall be subject to the review aiid approval of the Director of-Pt anning.
Parking lot lighting shall be designed in a manner so as to minimize impacts on adjacent
residential areas.
8. All mechanical appurtenances on building roof tops and utility vaults shall be screened from
street level view in a manner meeting the approval of the Director of Planning.
9. Prior to the issuance of grading permits, the site shall be examined to determine the
existence and extent of archaeological and paleontological resources in accordance with
adopted City polices.
10. Any future signal light on East Pacific Coast Highway at the private street intersection will
be the responsibility of The Irvine Company.
11. The on-site parking, vehicular circulation and pedestrian circulation systems shall be
reviewed and approved by the Traffic Engineer.
12. The intersections at private streets and drives shall be designed to provide sight distance for
a speed of 30 miles per hour. Slopes, landscaping, walls and other obstructions shall be
considered in the sight distance requirements. Landscaping within the sight line shall not
log
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exceed twenty-four inches in height. The sight distance requirement may be modified at
non-critical locations, subject to approval of the Traffic Engineer.
13. Prior to occupancy of any structures, easements for public emergency and security ingress,
egress and public utility purposes shall be dedicated to the City over all private streets.
14. Prior to issuance of a grading permit, the master plans of water, sewer and storm drain
facilities shall be reviewed and updated to current standards and any modifications or
extensions to the existing storm drain, water and sewer systems shown to be required by the
review shall be the responsibility of the developer unless otherwise provided for through an
agreement with the property owner. The review of the storm drain master plan will require
the submittal of hydrology and hydraulic studies to the Public Works Department for review
and approval. The hydrology study shall include both on-site and off-site drainage to
determine the measures necessary to protect the subject development from flooding during a
100 year storm frequency. The developer may be required to install retention basins
upstream from the proposed development or enlarge the existing downstream storm drain
system to satisfy the requirement.
15. The northerly entrance/exit on Avocado Avenue shall be designed for a right turn in and
out, ONLY. The design shall provide for an island that restricts left turns. This requirement
may be waived if the driveway lines up with the access to the parcel easterly of Avocado
Avenue and the City incurs no additional costs to relocate their proposed access to the
library site.
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SECTION III.DEFINITIONS
Advertising Surface of a Sign
The total area of the face of the sign structure, excluding supports.
Area of Elevation
Total height and length of a building as projected to a vertical plane.
Setbacks from Street Comers
Setbacks from street comers shall be established as that point of intersection of the required setback
lines from access streets,prolonged to point of intersection.
Entitlement Gross Floor Area
The area of a building or portion thereof including the surrounding exterior walls.
Any finished portion of a building which measures more than 4 feet from finished floor to ceiling
and is accessible shall be included in calculations of gross floor area.
Areas utilized for stairwells and elevator shafts shall be counted towards gross floor area on only
the first level.
Parking Gross Floor Area
The area included within the surrounding exterior walls of the building or portion thereof,exclusive
of vent shafts and courts. The floor area of a building, or portion thereof, not provided with
surrounding exterior walls shall be the usable area under the horizontal projection of the roof or
floor above.
Parking Net Floor Area
The area included within the surrounding walls of a building, exclusive of vent shafts, elevator
shafts, stairways, exterior corridors or balconies, rooms containing only mechanical and electrical
equipment used for service of the building,utility shafts and parking.
Note: Exterior roofed atrium areas open on two or more sides, and exterior roofed balconies or
walkways open on one side, shall not be included in Entitlement Gross Floor Area, Parking
Gross Floor Area or Parking Net Floor Area calculations.
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SECTION IV.BUSINESS,PROFESSIONAL,MEDICAL AND COMMERCIAL
A. Intent
The intent of this district is to permit the location of a combination of business,professional
and medical office uses, and light general commercial activities engaged in the sale of
products to the general public.
B. Permitted Uses
The following shall be permitted:
1. Retail sales and service of a convenience nature.
2. A maximum of 79,847 gross square feet of building floor area may be allocated for
medical/dental office uses on Building Sites No. 2, 3, 8, 9, 11, 17 and 22 only. Of
this 79,847 gross square feet of building floor area, Building Site No. 2 is permitted
a maximum 2,100 gross square feet for medical/dental office uses, Building Site No.
3 is permitted a maximum 3,100 gross square feet for medical/dental office uses and
Building Site No. 17 is permitted a maximum of 11,200 square feet for
medical/dental office uses on the first floor only. There are no restrictions on how
the remaining 63,447 gross square feet can be distributed among Building Sites No.
8, 9, 11 and 22. No medical/dental office uses are permitted on any other building
site.
3. Restaurants, including outdoor, drive-in or take-out restaurants, bars and
theater/nightclubs shall be subject to the securing of a use permit in each case.
Facilities other than indoor dining establishments or those that qualify as outdoor,
drive-in or take-out establishments shall be subject to the City of Newport Beach
regulations covering drive-in and outdoor establishments.
4. Institutional, financial and governmental facilities.
5. Civic, cultural, commercial recreational and recreational facilities.
6. Parking lots, structures and facilities.
7. Drive-up teller units, subject to the review of the on-site parking and circulation plan
by the City Traffic Engineer and approved by the Director of Planning.
C. Building Location
All buildings shall be located in substantial conformance with the approved site plan.
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D. Building Height
All buildings and appurtenant structures shall be limited to a maximum height of thirty-two
(32) feet, with the exception of Building "22" which shall be permitted up to the limit
established by the sight plane and the extension of the sight plane northerly to Farallon
Drive and southerly to Pacific Coast Highway.
E. Parkine
Adequate off-street parking shall be provided to accommodate all parking needs for the site.
The intent is to eliminate the need for any on-street parking.
Required off-street parking shall be provided on the site of the use served, or on a common
parking area in accordance with the off-street parking requirements as follows:
1. Office Buildings: One parking space for each 250 square feet of net floor area,
except as provided herein.
PARKING REQUIREMENT FOR OFFICE BUILDINGS BASED ON SIZE OF
PARKING POOL. The parking requirement for office buildings, as specified
above,may be modified in accordance with the following schedule:
(a) For the first 125,000 sq. ft., parking shall be provided at one space per 250
- - - -
--sq.-ft. of net-floor area.
(b) For the next 300,000 sq. ft., parking shall be provided at one space per 300
sq. ft. of net floor area.
(c) Any additional floor area,parking shall be provided at one space per 350 sq.
ft. of net floor area.
For pools based on more than 425,000 sq. ft, of net floor area, the Planning
Commission may modify the parking formula by Use Permit, based on a
demonstrated formula.
F. LandscaninQ
Detailed landscaping and irrigation plans, prepared by a licensed landscape architect,
licensed landscaping contractor, or architect shall be reviewed by the Director of Parks,
Beaches and Recreation. In no case shall any landscaping penetrate the sight plane
ordinance established by the sight plane for Harbor View Hills.
1.13
-10-
All landscaping referred to in this section shall be maintained in a neat and orderly fashion.
1. Screening
Areas used for parking shall be screened from view or have the view interrupted by
landscaping, and/or fencing from access streets,and adjacent properties.
Plant materials used for screening purposes shall consist of lineal or grouped masses
of shrubs and/or trees.
2. Landscaping-Vehicle Separation
All landscaped areas shall be separated from adjacent vehicular areas by a wall or
curb,at least six (6)inches higher than the adjacent vehicular area.
3. Parking Areas
Trees, equal in number to one (1) per each five (5) parking stalls shall be provided
in the parking area.
G. Loading Areas
1. Street side loading shall be allowed providing the loading dock is screened from
view from adjacent streets.
H. Storage Areas
1. All outdoor storage shall be visually screened from access streets, and adjacent
property. Said screening shall form a complete opaque screen.
2. No storage shall be permitted between a frontage street and the building line.
I. Refuse Collection Areas
I. All outdoor refuse collection areas shall be visually screened from access streets,
and adjacent property. Said screening shall form a complete opaque screen.
2. No refuse collection area shall be permitted between a frontage street and the
building line.
114
-11-
J. TelMhonc and Electrical Service
All "on site" electrical line (excluding transmission lines) and telephone lines shall be
placed underground. Transformer or terminal equipment shall be visually screened from
view from streets and adjacent properties.
K. Sims
1. Building Address Sign
Building address numerals shall be a maximum of two (2)feet in height and shall be
consistent with the building identification signing.
Building address number shall face the street (and/or pedestrian walkways in the
case of necessity), and be located on the building so that they are visible from
adjacent frontage roads and designated parking areas.
2. Project/Building Identification Sign
Project and/or building identification signs are permitted at major entry access
drives from adjacent frontage streets, provided that they comply with the City of
Newport Beach site distance requirement 110-L.
The identification signage is permitted in the form of a free-standing (single or
----double-faced) monument sign. e sign copy shalF be restricted to the project or
building name and street address. Individual letter heights shall not exceed eighteen
(18)inches.
3. Tenant Identification Signs
Tenant identification signs are permitted and are divided into two (2)categories:
Primary Tenant
Secondary Tenant
Tenant identification signs are to be wall-mounted graphics, consisting of
individually fabricated letters. Box or "can" signs are not permitted.
The maximum number of primary tenant signs permitted on any one building
elevation is two (2).
Each secondary tenant shall be limited to one (1)identification sign.
11�
-12-
The maximum letter height of a primary tenant sign shall not exceed twenty-four
(24) inches. The maximum letter height of a secondary tenant sign shall not exceed
sixteen (16)inches.
Sign copy shall be restricted to identification of the person, firm, company or
corporation operating the use conducted on the site.
4. General Sign Standards
a. Signs (to include all those visible from the exterior of any building) may be
lighted but no sign or any other contrivance shall be devised or constructed
so as to rotate, gyrate, blink or move in any animated fashion.
5. Temporary Signs
The following guidelines are intended to produce a consistent sign design for
temporary signs within Newport Center. All temporary signs require the approvals
of the City of Newport Beach and The Irvine Company.
Temporary signs are to identify the future site,project or facility under development
on individual project sites.
Information on this sign is limited to:
For Sale,For Lease, Future Home of, Building/Project Name, etc.
Type or Name of-Development ..._......
Type and Area of Space Available
Major Tenant or Developer
Financial Institution
General Contractor
Architect
Leasing Agent
Occupancy Date
Phone Number
Irvine Company or Irvine Company Project Name and Logo
Location: One temporary sign is permitted on site for each frontage street.
These signs may be single or double-faced and parallel or
perpendicular to the roadway.
Design: All temporary signs are to be built in substantial conformance to The
Irvine Company corporate design standards as shown on the
following page.
11C
-13-
Longevity: Signs can exist from the time of lease or sale of the parcel until
construction and/or leasing of the facility is complete.
Y1�
Future Home of
American Products
31 Technology Dr.
(714) 551.1500
BROKER: Company
+aOOcT: Frank Lloyd Wright
carra.croa: Johnson Construction
THE IRVINE COMPANY
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LEGEND
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GRADING PLAN i
Attachment No. PC 8
Proposed change to the
Corporate Plaza West Planned Community
123
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CORPORATE PLAZA WEST
PLANNED COMMUNITY DISTRICT REGULATIONS
Adopted August 24, 1992
Ordinance No. 92-40
Amendment No. 770
Adopted October 9, 1995
Resolution No. 95-115
Amendment No. 825
Amended January 24, 2006
Ordinance No. 2005-002
PD2005-001
12�
TABLE OF CONTENTS
INTRODUCTION Page 1
SECTION I Statistical Analysis Page 6
SECTION II General Notes Page 7
SECTION III Definitions Page 9
SECTION IV Business, Professional and Commercial Standards Page 10
LIST OF FIGURES
FIGURE 1 Land Use Designations Page 2
FIGURE 2 Setbacks Site Plan Page 3
FIGURE 3 Sight Plane Plan Page 4
FIGURE 4 Grading Plan Page 5
12�
INTRODUCTION
The Corporate Plaza West Planned Community District for the City of Newport Beach is a part of
the Newport Center Development, and has been developed in accordance with the Newport Beach
General Plan.
The purpose of this PC (Planned Community) District is to provide a method whereby property
may be classified and developed for commercial activity, professional and business offices. The
specifications of this district are intended to provide land use and development standards supportive
of the development proposal contained herein while insuring compliance with the intent of all
applicable regulatory codes.
1 2��
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LEGEND
PROFESSIONAL / OFFICE / COMMERCIAL
I
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CORPORATE PLAZA WEST
Land Use Designations
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CORPORATE PLAZA WEST
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E A S T C 0 A S T H I G H IV A Y
CORPORATE PLAZA WEST
NEWPORT CENTER
SECTION I. STATISTICAL ANALYSIS
Corporate Plaza West
1. Project Area
Net Acreage 12.7
2. Percentage of Site Coverage
a. Building Footprint 15-20
b. Parking Area 40-45
C. Landscape 40-45
3. Maximum building floor area will not exceed . 156,671 square feet.
4. The square footage of individual building sites are tentative and subject to adjustment as
long as the limitations on total development are not violated. Any adjustment in the square
footages for each building site shall be reviewed and approved by the Planning Director.
5. Preliminary
Pad elevations shown are preliminary and subject to revisions which may result from a site
survey and preparation,and City review and approval of the final grading plan.
6 132
SECTION 1I. GENERAL NOTES
1. Grading within the Planned Community area will be permitted upon securing of a grading
permit.
2. Water within the Planned Community area will be furnished by the City of Newport Beach.
3. Sewage disposal facilities within the Planned Community will be provided by the City of
Newport Beach and Orange County Sanitation District No. 5.
4. The subject property is within the City of Newport Beach. The Developer will provide the
necessary flood protection facilities under the jurisdiction of the City of Newport Beach.
5. Erosion control provisions shall be carried out on all areas of the Planned Community in a
manner meeting the approval of the Director of Planning.
6. Except as otherwise stated in this Ordinance, the requirements of the Newport Beach
Zoning Code shall apply.
The contents of this supplemental text notwithstanding, no construction shall be proposed
within the boundaries of this Planned Community District except that which shall comply
with all provisions of Newport Beach's Uniform Building Code and the various mechanical
codes related thereto.
7. Parking lot lighting shall be subject to the review and approval of the Director of Planning.
-- - ------Parking-lot-lighting-shall be-designed-in a manner so-as-to minimize impacts ori adjamit -
residential areas.
8. All mechanical appurtenances on building roof tops and utility vaults shall be screened from
street level view in a manner meeting the approval of the Planning Department.
9. Prior to the issuance of grading permits, the site shall be examined to determine the
existence and extent of archaeological and paleontological resources in accordance with
adopted City polices.
10. The on-site parking, vehicular circulation and pedestrian circulation systems shall be
reviewed and approved by the City Traffic Engineer.
7
133
11. The intersections at private streets and drives shall be designed to provide sight distance as
specified in drawing No. STD-110-L of the City Public Works design criteria unless
otherwise approved by the City Traffic Engineer. Slopes landscape, walls and other
obstructions shall be considered in the sight distance requirements. Landscaping within the
sight line shall not exceed twenty-four inches in height. The sight distance requirement may
be modified at non-critical locations, subject to approval of the Traffic Engineer.
12. Prior to occupancy of any structures, easements for public emergency and security ingress,
egress and public utility purposes should be dedicated to the City over all private streets.
13. Prior to issuance of a grading permit, the master plans of water, sewer and storm drain
facilities shall be reviewed and updated to current standards and any modification or
extensions to the existing storm drain, water and sewer systems shown to be required by the
review shall be the responsibility of the developer unless otherwise provided for through an
agreement with the property owner.
14. Location and site access designs for drives entering arterials shall require further review and
approval by the Public Works Department.
8
134
SECTION III.DEFINITIONS
Advertising Surface of a Sign
The total area of the face of the sign structure, excluding supports.
Area of Elevation
Total height and length of a building as projected to a vertical plane.
Setbacks from Street Corners
Setbacks from street corners shall be established as that point of intersection of the required setback
lines from access streets,prolonged to point of intersection.
9 13�
SECTION IV. BUSINESS,PROFESSIONAL AND COMMERCIAL
A. Intent
The intent of this district is to permit the location of a combination of business and
professional office uses, and light general commercial activities engaged in the sale of
products to the general public.
B. Permitted Uses
The following shall be permitted:
1. Retail sales and service of a convenience nature.
2. Administrative and professional offices(excluding medical offices).
3. Restaurants, including outdoor, drive-in or take-out restaurants, bars and
theater/nightclubs shall be subject to the securing of a use permit in each case.
Facilities other than indoor dining establishments or those that qualify as outdoor,
drive-in or take-out establishments shall be subject to the City of Newport Beach
regulations covering drive-in and outdoor establishments.
4. Institutional, financial and governmental facilities.
5. Civic,cultural,commercial recreational and recreational facilities.
---- 6
E. Parking
Adequate off-street parking shall be provided to accommodate all parking needs for the site.
The intent is to eliminate the need for any on-street parking.
Required off-street parking shall be provided on the site of the use served, or on a common
parking area in accordance with the off-street parking requirements of City of Newport
Beach Planning and Zoning Ordinance.
F. Landscaping
Detailed landscaping and irrigation plans, prepared by a licensed landscape architect,
licensed landscaping contractor, or architect shall be reviewed by the Director of Parks,
Beaches and Recreation. All landscaping shall be installed and maintained so as not to
penetrate the extension of the Sight Plane established for the Corporate Plaza Planned
Community in Ordinance No. 1596 and obstruct sight distance as established by City
Standard Drawing No. 110-L.
All landscaping referred to in this section shall be maintained in a neat and orderly fashion.
1. Screening
Areas used for parking shall be screened from view or have the view interrupted by
landscaping, and/or fencing from access streets, and adjacent properties.
Plant materials used for screening purposes shall consist of lineal or grouped masses
- — — -_ _--of shrubs and/or trees.-
2.
rees_2. Landscaping-Vehicle Separation
All landscaped areas shall be separated from adjacent vehicular areas by a wall or
curb, at least six(6) inches higher than the adjacent vehicular area.
3. Parking Areas
Trees, equal in number to one (1) per each five (5) parking stalls shall be provided
in the parking area.
G. Loading Areas
1. Street side loading shall be allowed providing the loading dock is screened from
view from adjacent streets.
11 13�
H. Storage Areas
1. All outdoor storage shall be visually screened from access streets, and adjacent
property. Said screening shall form a complete opaque screen.
2. No storage shall be permitted between a frontage street and the building line.
I. Refuse Collection Areas
1. All outdoor refuse collection areas shall be visually screened from access streets,
and adjacent property. Said screening shall form a complete opaque screen.
2. No refuse collection area shall be permitted between a frontage street and the
building line.
3. Screen areas shall not interfere with the required sight distance per City Standard
Drawing No. 110-L.
J. Telephone and Electrical Service
All "on site" electrical lines (excluding transmission lines) and telephone lines shall be
placed underground. Transformer, terminal equipment, detector checks and fire service
facilities shall be visually screened from view from streets and adjacent properties, and shall
meet the requirements of City Standard Drawing No. 110-L.
K. Sim
I. Building Address Sign
Building address numerals shall be a maximum of two (2) feet and a minimum of
one(1)foot in height and shall be consistent with the building identification signing.
Building address number shall face the street (and/or pedestrian walkways in the
case of necessity), and be located on the building so that they are visible from
adjacent frontage roads and designated parking areas.
2. Project/Building Identification Sign
Project and/or building identification signs are permitted at major entry access
drives from adjacent frontage streets, provided that they comply with the City of
Newport Beach site distance requirement 110-L
12 23
The identification signage is permitted in the form of a free-standing (single or
double faced) monument sign. The sign copy shall be restricted to the project or
building name and street address. Individual letter heights shall not exceed eighteen
(18) inches.
3. Tenant Identification Signs
Tenant identification signs are permitted and are divided into two(2) categories:
Primary Tenant
Secondary Tenant
Tenant identification signs are to be wall-mounted graphics, consisting of
individually fabricated letters. Box or"can" signs are not permitted.
The maximum number of primary tenant signs permitted on any one building
elevation is two (2).
Each secondary tenant shall be limited to one(1)identification sign.
The maximum letter height of a primary tenant sign shall not exceed twenty-four
(24) inches. The maximum letter height of a secondary tenant sign shall not exceed
sixteen(16)inches.
Sign copy shall be restricted to identification of the person, firm, company or
corporation operating the use conducted on the site.
4. General Sign Standards
a. Signs (to include all those visible from the exterior of any building) may be
lighted but no sign or any other contrivance shall be devised or constructed
so as to rotate, gyrate,blink or move in any animated fashion.
5. Temporary Signs
The following guidelines are intended to produce a consistent sign design for
temporary signs within Newport Center. All temporary signs require the approvals
of the City of Newport Beach and The Irvine Company.
Temporary signs are to identify the future site, project or facility under development
on individual project sites.
13
13J°
Information on this sign is limited to:
- For Sale,For Lease, Future Home of, Building/Project Name,etc.
- Type or Name of Development
- Type and Area of Space Available
- Major Tenant or Developer
- Financial Institution
- General Contractor
- Architect
- Leasing Agent
- Occupancy Date
- Phone Number
- Irvine Company or Irvine Company Project Name and Logo
Location: One temporary sign is permitted on site for each frontage street.
These signs may be single or double-faced and parallel or
perpendicular to the roadway.
Design: All temporary signs are to be built in substantial conformance to The
Irvine Company corporate design standards as shown on the
following page.
Longevity: Signs can exist from the time of lease or sale of the parcel until
construction and/or leasing of the facility is complete.
F:\...\PCTCX 0RPLAZAW.D0C
14
140
Attachment No. PC 9
Trip Transfer Analysis
141
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North Newport Center
Trip Transfer No. 8
City of Newport Beach
5 Stantec
Prepared for:
City of Newport Beach
Prepared by:
Stantec Consulting Services Inc.
August 5,2015
1-43
Sign-off Sheet
This document entitled North Newport Center Trip Transfer No. 8 was prepared by Stantec
Consulting Services Inc. ("Stantec") for the account of City of Newport Beach (the "Client').
Prepared by
(signature)
Cathy Lawrence, PE
(949) 923-6064
Reviewed by
(signature)
Daryl Zerfass, PE, PTP
(949) 923-6058
�1 Stantec
2��
NORTH NEWPORT CENTER
TRIP TRANSFER NO. 8
Table of Contents
1.0 INTRODUCTION................................................................................................................1
2.0 BACKGROUND.................................................................................................................1
3.0 ANALYSIS..........................................................................................................................3
4.0 CONCLUSIONS.................................................................................................................b
LIST OF TABLES
Table 1 North Newport Center Trip Transfer History ..................................................................2
Table 2 Before and After Trip Generation Comparison...........................................................5
LIST OF FIGURES
Figure 1 Entitlement Transfer Diagram........................................................................................4
Stantec
145
NORTH NEWPORT CENTER
TRIP TRANSFER NO. 8
Introduction
August 2015
1 .0 INTRODUCTION
Transfers of entitlement ore allowed between blocks in North Newport Center by the existing
Development Agreement as long as the PM peak hour trips being transferred remain "trip
neutral' (i.e., no new trips are created). The Irvine Company is proposing to transfer unassigned
office space in Irvine Company buildings in Corporate Plaza and Corporate Plaza West to office
space in Block 100 as part of an amendment to the North Newport Center Planned Community.
This is the eighth such trip transfer proposed since the North Newport Center Zoning was
established in 2007.
2.0 BACKGROUND
The previous seven trip transfers have occurred over several years. Table 1 summarizes the history
of trip transfer numbers 1 through 7.The last trip transfer (Trip Transfer No. 7) re-established
entitlement for a 17,300 square foot health club in Block 600 and re-established entitlement for
99,953 square feet of office space in Block 100 by transferring trips from unbuilt entitlements in
Block 500, Block 600, and Fashion Island. Trip Transfer No. 6 consisted of converting entitlement
for 79 hotel rooms to 79 dwelling units and transferring the entitlement for those 79 dwelling units
and 15 additional dwelling units to San Joaquin Plaza for a total of 94 dwelling units.Trip Transfer
No. 5 consisted of transferring 288,975 square feet of office development entitlement out of San
Joaquin Plaza and Block 600 and into Block 500, as well as transferring 430 unbuilt entitled
dwelling units out of Block 500 and into San Joaquin Plaza.
Trip Transfer No.4 consisted of relocating 75,878 square feet of existing office space from Block
100 to San Joaquin Plaza, transferring 45,236 square feet of office entitlement from Block 100 to
Block 600, and transferring 430 unbuilt entitled dwelling units from San Joaquin Plaza to Block
500. A previous transfer (Trip Transfer No. 3) moved 165,833 square feet of the 241,711 square feet
entitlement (moved in Trip Transfer No.2) back to San Joaquin Plaza. Trip Transfer No. 1 and the
City Hall trip transfer resulted in an increase of office space in Block 500, which was later
removed in Trip Transfers 2 and 3, and a decrease in office space and hotel rooms in Block 600,
which was replaced with additional office space in later trip transfers.
® Stantec
cl v:\2073\active\2073009050\report\trip_tronsfer_8\rptnewport_ctr trip_transfer8.docx 1
14 0
NORTH NEWPORT CENTER
TRIP TRANSFER NO. 8
Background
August 2015
Table 1 North Newport Center Trip Transfer History
Office
Trip Rafe
Transfer Date Block 100 Block 500 Block 600 San Joaquin Plaza Other Source
+205.161 TSF Office -42.036 TSF Office
1 Nov 2007 +72.000 TSF Cit Hall -195 Rm Hotel 1
72.000 TSF City Hall
City Hall July 2008 +96.428 TSF Office 1
+327.467 TSF Office -241.711 TSF Office.
2 June 2009 85.756 TSF Office -430 DU +430 DU 2
3 Jan 2010 -215.833 TSF Office +50.000 TSF Office +165.833 TSF Office 2
4 Oct 2010 -121.114 TSF Office +430 DU +45.236 TSF Office +75.878 TSF Office 3
-430 DU
+288.975 TSF Office 47 -241.711 TSF Office
5 Sept 2011 -430 DU .264 TSF Office +430 DU 3
-79 Hotel Rms
6 May 2012 +94 DU (Marriott site) n/o
-15 DU (The Tennis
Club site
-96.109 TSF Retail
7 Jan 2015 +99.953 TSF Office -0.134 TSF Office +17.300 TSF Health (Fashion Island) 3
Club' -1,020 Theater Seats
Fashion Island
1,298.109 TSF Office
Total Existing 17.300 TSF Health 95.550 TSF Office
Entitlement 99.953 TSF Office2 599.525 TSF Office Club 524 DU
Notes:
Includes utilization of unbuilt intensity (4.51 TSF) remaining in Block 600
2 Existing office buildings in Block 100 were without entitlement before Trip Transfer No.7.
Source:
1 -Trip estimates based on applying the ITE Office equation to existing office square footage (408 TSF) and proposed office square
footage (614 TSF), and calculating the PM rate (1.12/TSF) based on the square footage increment (206 TSF).
2-Trip estimates based on ITE Office equation applied to final square footage in each Block,with the exception of San Joaquin Plaza
which used the ITE Office average rate of 1.49/TSF.
3-Trip estimates for Block 100 based on ITE Office average rate (1.49/TSF), Block 500 and Block 600 based on ITE Office equation
applied to 310 TSF and 1,300 TSF,respectively, and San Joaquin Plaza based on rate approved June 9,2009 1.30/TSF .
® Stantec
cl v:\2073\active\2073009050\report\Mp_transfer_8\rpt-newporf_ctcMp_kansferUocz 2
-147
NORTH NEWPORT CENTER
TRIP TRANSFER NO. 8
Analysis
August 2015
3.0 ANALYSIS
The current proposal consists of transferring office entitlement within North Newport Center,
Corporate Plaza and Corporate Plaza West as part of an amendment to the North Newport
Center Planned Community.The details of the proposed trip transfer are as follows:
1. Transfer 15,468 square feet of unassigned office intensity from Irvine Company buildings
currently located in Corporate Plaza to office space in Block 100.
2. Transfer 5,693 square feet of unassigned office intensity from Irvine Company buildings
currently located in Corporate Plaza West to office space in Block 100.
The proposed transfer of office space is illustrated schematically in Figure 1. Table 2 summarizes
the before and after trip generation for the proposed trip transfer. As this table shows, the
transfer of unassigned office space from Corporate Plaza and Corporate Plaza West to
Block 100 results in no additional PM peak hour trips since the trip rate for each office
development in this transfer is the same.
A potential impact could occur if there were to be any significant change in trip distribution.The
trip distribution impact of the transfer is projected to result in no significant change since the
shifting of future trips literally across the street from Corporate Plaza or Corporate Plaza West to
Block 100 will not create any significant redistribution of trip patterns.
Because this an amendment to the Planned Community, the office entitlement being
transferred from Corporate Plaza and Corporate Plaza West is potentially subject to Newport
Beach Traffic Phasing Ordinance (TPO) analysis. Application of the current ITE office ADT trip rate
of 11.03 trips/TSF to the proposed 21,161 square foot transfer results in a total of 233 ADT.This daily
trip generation is less than the threshold of 300 ADT established in the TPO; therefore, the project
is exempt from the TPO analysis.
® Stantec
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248
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Ql Proposed transfer of 15,468 sf Office space to i ter`s '.
f Block 100 �410;� 4e-
02 Proposed transfer of 5,693 sf Office space to
Block 100
North Newport Center Trip Transfer 8
® Stantec Entitlement Transfer Diagram Figur.
NORTH NEWPORT CENTER
TRIP TRANSFER NO. 8
Analysis
August 2015
Table 2 Before and After Trip Generation Comparison
Current Entitlement Proposed Entitlement
PM Peak Hour PM Peak Hour PM Peak Hour
Location/Use Trip Rate Amount Tris Amount Trips
Block 100
Office 1.49/TSF) 99.953 TSF 149 121.114 TSF 181
Cororate Plaza
Office 1.49/TSF) 220.143 TSF 328 204.675 TSF 305
Cororate Plaza West
Office 1.49/TSF] 162.364 TSF 242 156.671 TSF 233
TOTAL 1 719 719
Trip Rate Source:
ITE Category710
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150
NORTH NEWPORT CENTER
TRIP TRANSFER NO. 8
Conclusions
August 2015
4.0 CONCLUSIONS
North Newport Center Trip Transfer No. 8 is "trip neutral' based on the PM peak hour trips.The
transfer of 15,468 square feet of office space in Corporate Plaza and 5,693 square feet of office
space in Corporate Plaza West to office space in Block 100 can be accomplished with no
significant impact on the surrounding circulation system. Furthermore, the project is exempt from
TPO analysis based on the daily trip generation.
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151
• • • r '• r •
Newport Center Planned Community Amendments
and Transfer of Development (PA2015-109)
z
i
Planning Commission
Public Hearing
September 17, 2015
Planning Commission - September 17, 2015
Item No. 5a: Additional Materials Presented at Meeting
109)
Introduction
~fin
a
z
a.C'dt/FO0.NP .
Irvine Company requests
Amendment of the North Newport Center Planned
Community Regulations
Transfer of Development from Corporate Plaza and
Corporate Plaza West Planned Communities to the
North Newport Center PC, Blockloo
City Staff Recommends
Amendment of Corporate Plaza and Corporate Plaza
West Planned Community Regulations for consistency
09/17/201.5 Community Development Department - Planning Division 2
Planning Commission - September 17, 2015
Item No. 5a- Additional Materials Presented at Meeting
111109)
Vicinity Map
Legend
PC-17-Corporate Plaza
PC-40-Corporate Plaza West
PC-46-Block 500
PC-56-North Newport Center
PC-as
S
PC-40
, CvicVPC17 Center
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09/17/2015 Community Development Department - Planning Division 3
Planning Commission - September 17, 2015
Item No. 5a: Additional Materials Presented at Meeting
109)
PCDP Amendment Details
Changes to the North Newport Center PC
Updates development intensity table to reflect past City Council-
approved transfers of development
Adds proposed transfer of 21,161 to Block Zoo subarea
Adds two buildings to Block 500 subarea, increases maximum GFA by
24,000 (update to map)
Permitted uses — fitness facilities allowed without MUP
Signs — reflective of past sign approvals
Building height — adds a Zo-foot exception for rooftop appurtenances and
architectural features of buildings under 200 feet
Change office parking ratios from Zoning Code to 1:375 sf
Allows shared parking
Changes Planning Director to Community Development Director or
Zoning Administrator where appropriate
09/17/2015 Community Development Department - Planning Division 4
Planning Commission - September 17, 2015
Item No. 5a: Additional Materials Presented at Meeting
109)
PCDP
, Details
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a
C9CIF00.NP .
■ Block 500 PC regulations
Removes two buildings
Reduces maximum GFA by 24,000 (existing GFA of the two buildings)
■ Corporate Plaza regulations
Reduces maximum GFA by 8,440
Reduces remaining unbuilt floor area leaving 2,370 for future additions
■ Corporate Plaza West regulations
Reduces maximum GFA by 3,017
No remaining floor area available
No other changes
■ No nonconformities created
■ Does not affect existing buildings, entitlement, or uses
09/17/2015 Community Development Department - Planning Division 5
Planning Commission - September 17, 2015
Item No. 5a: Additional Materials Presented at Meeting
109)
Transfer ofDevelopmentDetails � s
ct/FO0.NP
L
Unbuilt (unused) floor - '
area
■ Square foot per spare
foot basis10
=_
r _
i
No change in use
■ Traffic trip neutral • • orp PIaiza
Consistent with theorQor
General Plan .'
■ No significant traffic
impact o • ...
09/17/201.5 Community Development Department - Planning Division 6
Planning Commission - September 17, 2015
Item No. 5a: Additional Materials Presented at Meeting
109)
CEQA Review
� s
a
a.C'dt/FORNP
■ Amendments to Block Soo, Corporate Plaza, Corporate
Plaza West Planned Communities and the Transfer of
Development Exempt Pursuant to Section 15o61(b)(3)
(General Rule)
■ Amendment to North Newport Center Planned
Community Exempt Pursuant to Section 15301
( Existing Facilities) and 15303 ( New Construction)
09/17/2015 Community Development Department - Planning Division 7
Planning Commission - September 17, 2015
Item No. 5a: Additional Materials Presented at Meeting
109)
Recommendation 'n
a.C'dt/F00.NP .
■ Conduct a public hearing
Adopt Resolution Recommending
Finding project exempt from CEQA
Adoption of Planned Community Development Plan
Amendment No . PD2015-003
Approval of Transfer of Development No . 2015-01
09/17/2015 Community Development Department - Planning Division 8
Planning Commission - September 17, 2015
Item No. 5a: Additional Materials Presented at Meeting
109)
Next Steps
� z
a
a.C'dt/F00.NP .
■ If recommended for approval
Airport Land Use Commission — change to NNCPC
height exception only — tentatively scheduled for
October 15, 2015
City Council Consideration tentatively scheduled for
October 27, 2015
09/17/2015 Community Development Department - Planning Division 9
i
•
h
4
J
NA
t
Questions ?
For more information contact: -
James Campbell, Principal Planner
949-644-3210
jcampbell@newportbeachca.gov
www.newportbeachca.gov