Part 8 — Maps — Newport Beach Zoning Code

Chapter 20.80

MAPS

Sections: 20.80.010 Area maps. 20.80.020 Bluff overlay. 20.80.025 Housing Opportunity Overlay Zoning Districts maps.
20.80.030 Height limit areas. 20.80.035 Parking Management Overlay District maps.
20.80.040 Setback maps. 20.80.045 Special Flood Hazard Area (VE) Overlay map.

923

(Newport Beach 11-25)

20.80.010

==> picture [449 x 628] intentionally omitted <==

924

(Newport Beach 11-25)

20.80.010

==> picture [450 x 628] intentionally omitted <==

925

(Newport Beach 8-11)

20.80.010

==> picture [449 x 628] intentionally omitted <==

926

(Newport Beach 8-11)

20.80.010

==> picture [456 x 609] intentionally omitted <==

927

(Newport Beach 8-11)

20.80.010

==> picture [446 x 619] intentionally omitted <==

928

(Newport Beach 8-11)

20.80.010

==> picture [439 x 612] intentionally omitted <==

929

(Newport Beach 4-22)

20.80.010

==> picture [445 x 632] intentionally omitted <==

930

(Newport Beach 4-22)

20.80.020

==> picture [435 x 602] intentionally omitted <==

931

(Newport Beach 3-24)

20.80.020

==> picture [446 x 603] intentionally omitted <==

932/936-2

(Newport Beach 3-24)

20.80.025

20.80.025 Housing Opportunity Overlay Zoning Districts maps. ¶

==> picture [430 x 567] intentionally omitted <==

936-2a

(Newport Beach 1-25)

20.80.025

==> picture [423 x 568] intentionally omitted <==

936-2b

(Newport Beach 1-25)

20.80.025

==> picture [425 x 569] intentionally omitted <==

936-2c

(Newport Beach 9-25)

20.80.025

==> picture [432 x 559] intentionally omitted <==

936-2d

(Newport Beach 9-25)

20.80.025

==> picture [425 x 572] intentionally omitted <==

936-2e

(Newport Beach 9-25)

20.80.025

==> picture [425 x 574] intentionally omitted <==

(Ord. 2025-10 § 2 (Exh. B), 2025; Ord. 2024-16 § 2 (Exh. B))

936-2f

(Newport Beach 9-25)

20.80.030

==> picture [456 x 642] intentionally omitted <==

936-3

(Newport Beach 2-15)

20.80.035

==> picture [445 x 618] intentionally omitted <==

936-4

(Newport Beach 2-15)

20.80.040

20.80.040 Setback maps. Setback Maps (Section 20.18.030, Tables 2-2 and 2-3):

==> picture [375 x 574] intentionally omitted <==

936-4a

(Newport Beach 4-22)

20.80.040

==> picture [483 x 612] intentionally omitted <==

936-4b

(Newport Beach 4-22)

20.80.040

==> picture [483 x 612] intentionally omitted <==

936-5

(Newport Beach 4-22)

==> picture [483 x 612] intentionally omitted <==

20.80.040

==> picture [485 x 613] intentionally omitted <==

----- Start of picture text -----
0
3201
401 40330023000 3110
405 405407 407 408 407 410 408
2605 409413415411 0 409 409415417419411 414 414410412416420422418 413417419421423411409 416428414
417421419415 429 3009423427425 430 3011424426428 310131073103425427431439 3109434 432430 [3111]
281028092807 510504508 501505507 500502504506 507501503505 3012502506500 501505503
2813 512516 5095112907 508510512514 515517509513511519 508510512 509 500 503501 3307301333513300300530113304330103303330233533315335533063310300133573311331333093009300730033308 3363337733783369
3305
53 36 117
S-2B - Balboa Peninsula Setback Map
330533053305 33053305 3325331533373333
3305 3295 3341
3345
3321 3401
50 52
5
3
2600 27002600262226002600
2600 2600260026002602 26002600260026002600260027002600
26002700 2600 2600
2600
2600
0
2600
2600 2600
2700
26002600
11
LAFAYETTE
AVENUE
3010 3000
601
601
601
601
6016016016016010601601601601601601601
601 601601601
601
10
0
DRIVE
NOMAD ST
24 NOMAD ST SHIPYARD WAY
0 22 6 3 1 2
38 293331 30272523242722 20 16 15 130 12 8
43 0 2427 23 22
41 37 30290 0
4341 46
47 4543041394043376041423539453658403337343844353141324236543329394530403446273137433804402526353642302327393440283722322602329362133392848312026293044210282531202623292430212722282520262321220 252424212217201520414212 8111490471025 604 0
9
STREET5
STREET
5
5 5
10
5
1010
55
1010
8
5
3 1010
1010
43 10 55 5 5
10 1010
55
1010
1010
1010
9 1010
9
1010
5
5
38TH
ST
37TH
STREET
36TH
35TH
34TH
STREET
33RD
STREET
30TH STREET
STREET
29TH
34TH ST
28TH
106
9
10
10
32ND STREET
31ST
STREET
32ND
STREET
3807
3801
3715
3609
3607
3515 3601
3417 3501 3507 3509351335133515 3611 3615361537013705
3409 36053607 3611
340134033403 3601
0 3310 3314
3306
3302
0 320832103212321432123214 360236043606
3204 3601
105
310831103112 3112 3110 3404
3510
0
116
3000 118
290629082910291029142914 127 129 120 203
0 281228122814 3311314 3402 3406 3410
2800 2804 3012 3119 3130 3312
26002602 26062610 27022706 2708 30083010300830123134 3100312131010 313831203136 31003130 300 0 3204 32123212 330433063308 33113313331534013401
2510
2502 31173152
2408
3803
3713
37093711
370137033707
36133615
3600 3603
3707
3503 37033705
3503 3613
3411 34153419 3609 3613
3405 3407 3411 36033605
3405
3401
3312
3308
3304
3300
3600
32003202 3206 108
3114
3114
31023104 3106 300
300430063008301030123010301430123014 3100 31023104 3510
0 2912 122
2912
29002904 3408 3412 3500
0 271027122714 2802 280628082810 30083010 301430123014 31343138 3109 330033093302 3310 3400 3404 3408 3405
0 2700 3107 3210
2604 2608 3018 31153136 308 3152 320632083210 409 3316
2508
240624101042500 25042506 3001 3011 3142
10
5
27TH
26TH
25TH STREET
STREET
STREET
STREET
5 12
55
55
55
55
10
H
STR
AC
E
BE
2811 2817
28182820282228242826
28122814
40940928002804 28152817281928214122823
2805 0
33403344
619 613
621 621 621 617
703705707701633633633633633633633633633633633633621621621621621621 621
0 17 15 2
6
35 33 31 29 27 25 10
49 30 28
2833 2901
28192821
2815
2816
280628082810 2816 412412
2807 28112813 2817
2809
3348
3314332233243328 3336
33163318
615
633 621 621 621621621
633 633 633 621
633
23 21 19 8 717 4
51 47 45 43 41 39 2637 24 22 20 18 16 14 12 111
E
EET
T
TR
26132611
02408 2414
2318 2406 307
2320
2627
0
2410 S
28TH
26TH STREET
2016-5 2023-3 111
CC Ordinance No.
0
3711 3711
Name: S-2B /February 28, 2023 125 CA2015-011 CA2020-006 Amendment No.
250
Feet PA2015-196 PA2020-060 Project No.
3605
04/12/2016 02/28/2023 Adopting Date
301
Balboa Boulevard 314
Description
located at 3008, 3010, and 3012 20 feet to 5 feet for the properties To change the front setback from 3014 & 3012 Balboa Blvd on the side property line between 10 3504
COASTAL COMMISSION APPROVAL 8/7/2024
Remove 3 ft front yard setback located
0
2402 3405
2402
3112 0
3012 3020 3116 404
2900 2920 2920400 29202920 29202920 29202920 3300
2301 2828410410 410 424424 424424 424424 3300 3300 3300 33000 33000 3419 3461 3459 34253505 34413441
426 3366 3300 0 3433 3473 3441
475 3421 3439 3441 3441 3441 3415
3471 3465 3467 3417
480 0 3423 3435 3445 3475
0
511 523
2900 2904 2906 2908 2910 2912 520 530 5053209
2806
301 700
700 700 700
700 700
700 700
700 700 700700 700 700 700 700 640 0
700 700700 700700 700 7000 700 700 634 670 630
700
SHIPYARD WAY 700 700 700 700 700 700
700 700 700
(ALL STREETS PVT)
107 105
31ST ST
30TH ST
29TH ST
29TH
30TH 31ST 32ND
STREET
STREET
STREET VIA MALAGA
STREET
28TH STREET
400 402 404 406406 408408 410410 502502 504
500
500
FINLEY AVE
2820
28000 0
28160
117 115 121119
28042806
2808 02812 02814 02818
103
120
118 122
BOLIVAR
ANZA STREET
CHANNEL
FREMONT
ROAD EL PASEO
DRAKE
STREET CABRILLO
STREET
STREET STREET
STREET
109 109
119
119
116
116 120
121
110114116 121123123
21
20
0 16 0 1
0 8 9 3 710
44
46 13
64 0
62
56
101
114
114
121121
0
19 5
6
47
5
0
0
0
0 SEASHORE
5
DRIVE
5
5
5
0
5
10
5
5
5
5
5
3
5
25
3 20
20
3 20
5
35 2.85
LAKE
MARCUS
AVENUE
AVENUE
BALBOA

br>119
119
116
116 120
121
110114116 121123123
21
20
0 16 0 1
0 8 9 3 710
44
46 13
64 0
62
56
101
114
114
121121
0
19 5
6
47
5
0
0
0
0 SEASHORE
5
DRIVE
5
5
5
0
5
10
5
5
5
5
5
3
5
25
3 20
20
3 20
5
35 2.85
LAKE
MARCUS
AVENUE
AVENUE
BALBOA
BLVD
OCEAN
FRONT
WEST
6
0
0
3710
0 37003704 114
115
1093604 114114 121121
0 115
109111110112 112110114 117121121
3410 110 115 119 120 120122 122124 128
116 123123125
115 116 129 3505 204
109107 106 109 127 126 126128 128 1251271253401 126205126207 206 206 210210 203205 209207211209211213215213 210210 220220
113115106108115106 110108121112110 118109107109126108106128117108123121114123116107127120109129107120109111 128117108110119112123114116127 109129107120122109107126128126108117125 125119123114114129112120 120 1221072711122107 11110927131112713109106 106117119280312110828011141101182805120114118 122201120203109 109122201 128203209111128205209106 106119117213215119211117121206 125217116206125112208212116122 122212 201124 124126 126 205201113207 207115205113115209200123 123117108 217125119208217125114208221120 120114223214 214122 122107214109115111222 205205115117121110213207117125121110 3009125 205 124207124209 217208221 221219 210217208 212210 214212214216203301220303207216220305 309 313213 217202313302315217215310312 312310314211303211 300309307300 304302313315221 221215304308 308302219 310301 301223400 307222309313 313307 308 308 303301303301309307304 304306306310
127129
126126
251
351 201
3712
112
111111 118116118
3610 117119119
3600 116116
115 120 122120122
123
123
0 109111 115 116118116118
3412 117
111111113115115110112 118 113115106121125118 124111124113115106 106117 121119110121 12711010811211612711811611812912427111241131131151231151191231251211162805116 124 107126 1261241071132051152071132001152111080202200204110 121108202213204110123 127123210118127105 120210214118216120109214107216203109218111203218111 106117 121202106119211110 215 204213112121202110 206215204127 127112210 210206219116118212 124118 220126 126201 201124203220203113222207119209106119123108217215209213112 107 123 107107126115106320610912611733111152111173314211209204 2042132153310202112206 2061253312129 129215112125127219122 122223 124 205124205222209301115307222209311 123207211123311211215300110206 206129 129219 219213204208 221304308 120 223306208210221308122 122214120223212210301 301124 124214203 218 128216305 305220303 209222 222218128220307209311121213311215202 217204121213 208306 306127217208 212127 214223212 216214218 218216220 220303128305303205311305300 300204 204302 302311315 315309304217306 306 208219215206304 223221217208212310219214312223221216 216314 314212310214312218305307222311305370631136003093133501308312
109111113117119114116120122120124122 121119125125 122124126
120124 124122118122 123125
2810
101
333
151
FRONT
BALBOA BLVD
5
5
5
OCEAN
5
5
VILLA
WAY
NEWPORT
BLVD
BEACH DR ANCHORAGE WAY
4
VIA LIDO
LIDO PARK DRIVE
BEACH DR
10
2727 29052903 2915 2917
2727
28232825
28092807
2280221023122280224422102210 2234222022102220
2220
2270 22202210
2220
3300
611
611 611
611611 611
611
711 711
711
711
2727 2903
2220
22202210
2210 2270 2210
2210 2122
2220 2210
2280
3366
611611611
611611611611 611611611611 611611
611
0 711711711711711711711711711711
0 113 100
BLVD
NEWPORT BLVD
T
0
2727
0
0
2727
2615
ROPWEN
DVLB TROPWEN
NEWPORT BLVD
WAY VILLA
OPORTO VIA
----- End of picture text -----

711
711
2727 2903
2220
22202210
2210 2270 2210
2210 2122
2220 2210
2280
3366
611611611
611611611611 611611611611 611611
611
0 711711711711711711711711711711
0 113 100
BLVD
NEWPORT BLVD
T
0
2727
0
0
2727
2615
ROPWEN
DVLB TROPWEN
NEWPORT BLVD
WAY VILLA
OPORTO VIA
----- End of picture text -----

936-7

(Newport Beach 1-25)

20.80.040

==> picture [485 x 613] intentionally omitted <==

----- Start of picture text -----
1416 1425
S-2C - Balboa Peninsula Setback Map
1444
PLACE
15TH
STREET
16TH
STREET15TH
18TH
19
STREET
17TH STREET
STREET
19TH
STREET
10 5
1900
1826 1831
18021804180618081812181618201818 18071809181118131815181718191821182318251827 1808181618181820182218281830 181118121821181518191819 233
105
1800 1803
1724 1801
1722
1725
1718 1723
17161714 1719
1712 1715
1710 1713
17061708 17111709
1704
1705
16241628 16291631
1627
1620
16161618 16211623
1614 1615
1610 1613
16061608 16071609
1605
1600
1522 1529
1525 1524
1518 1523
1516 1519
1512 1517 1516
1510 1511 1514
109
111
1829
1826
1824
1814
1810
1814
1812
1810
1800 18011805 1806 18071809
1805
1726 106
1720
1721
1717
1707
1700
1622
1625
1619
1617
1611
1604
1601
1526
1527
1520
1521
1514
1515
1508
1509 1510
1427
DEN
MCFAD
1926
1924
1921
1917
1912 1914
1910 19091911 19131911
1904 1905 19051906
1903
224
1922 1925
1920
191619141918 191319151919 191619181920 19151917
1912
19061908 1907 19081910 5
5
20TH
5
21ST
STREET
STREET
2010
2002
2001 2025
2110
2004 20052007
226
106
2008
2006
2009
2000 2007
2006 2009
2000
2001
229
DRIVE
223
2510
2500250225042506
24082410
24002402
2310
2304
22122214 111
2206
2200
119
1
2508
24042406
2314
2308 2312
2300
22082210
22022204
2233
2110
2108
2100
22ND STREET
55
55
26TH
25TH
24TH
STREET
23RD STREET STREET
H
AC
BE
22ND ST 2200
2116
2202
0
125
250
Feet
112
Name: MAP_2C_BalboaPeninsula / October 26, 2010
2320
10
19
(ALL STREETS PVT)
151
1770
1441
OCEAN
FRONT
PLACE
BAY
BLVD
WEST
7
5 5
9
5
5
5
5
WEST
FRONT 7
WEST
UNEVAY AB
211 217 219
225 229
1824
1823
110 1727
1501
105
1500
1420
202
1906
215
223
210 1829
108
108
103 107 111 113 117
104
200 204 206
5
5
3 E
TSEW
OCEAN
ELLELIV
3
5
5AVENUE5 209
210
214 216
220 222
226
1909
208
212
218
5 5
5 5COURT
4
5
AOBL
72
2000 202204206208 214
213 215 216218
219
223225
110
211 220 222
1910
5 AB
ARCADE
NEL
ROAD
STREET
STREET
106
108
110
111
109 110112 113117115
106
109 108 112114116 119 118120 126
115 119 118120122 125
123 126
2301
111 112114
125
107
109
106
108
107
111 114
110 113115117 116
122
121 124
123
2111 127129 128
124
2116
106
108
107 110 2201
121 2121
2222
FRONT
WEST
5
5
5
BLVD
THE
----- End of picture text -----

936-8

(Newport Beach 1-25)

20.80.040

==> picture [483 x 612] intentionally omitted <==

936-10

(Newport Beach 4-22)

20.80.040

==> picture [483 x 612] intentionally omitted <==

936-11

(Newport Beach 4-22)

20.80.040

==> picture [483 x 612] intentionally omitted <==

936-12

(Newport Beach 4-22)

20.80.040

==> picture [483 x 618] intentionally omitted <==

936-13

(Newport Beach 6-18)

20.80.040

==> picture [467 x 606] intentionally omitted <==

936-14

(Newport Beach 6-18)

20.80.040

==> picture [483 x 612] intentionally omitted <==

936-15

(Newport Beach 4-22)

20.80.040

==> picture [483 x 612] intentionally omitted <==

936-16

(Newport Beach 4-22)

20.80.040

==> picture [483 x 612] intentionally omitted <==

936-18

(Newport Beach 4-22)

20.80.040

==> picture [483 x 612] intentionally omitted <==

936-20

(Newport Beach 4-22)

20.80.040

==> picture [483 x 612] intentionally omitted <==

----- Start of picture text -----
1090 171
5
710
1602 1103
001 1912 1907
Setback Map
1203
S-9A - Irvine Terrace
MARINE AVENUE
GRAND CANAL
ABALONE DR
ONYX AVE
CANAL
AVENUE
AVENUE
AVENUE
AVENUE
204 212 222 300 302304306308310312314 330 1205
1207
339 1211 1012
1303
1309
1311
1405
1411
337
301 307
1600
1604
1605
1611
1507
208 216218220 226 328
1209
1301
1305
1307
1401
1403
1407
1509
1514 1511 1510
224 306
1603
1608
1607 303
1609
1706
1708
6
1501
10
1003
1005
1104
1011
1017
1116
1029
1120
711
1300
1108
1112 1023
1301
6
15 12 15
21 18
10 20
15
10
DRIVE
K-THANGA DR
DRIVE
19
20
1301
A
1307
1307
1306
15
1312 1315
15
AN
23
12
1315
1318 1319
10
1319
10
1701
1801
1816
1817
1825
1832
1840
1843
1848
1849
1806
1809
1824
1831
1837
1325
1325
1406
1324
1331
14
14
10
SANT
1330
MA
1412
1331
1336 1337
11ITA
10
18
1401
10
1401
1400
1418
LA
TOL
1407
1407
1406
1543
10
1424
1415
1535
1536
1412
BA
PA
1430
1415
1419
1530
1427
13
1418
1425
1419
1101
1111
1119
1125
1215
1223
1107
1131
1137
1201
1207
1231
1436
1524
8
1301
1529
1424
1027
1437
1431
R
343
341
339
337
333
331
325
1425
1430
335
1442
1437
1523 1443
1518
1300
1501
1400
1500
1500
1306
1312
1501
1506 1501
1507
1309
1517
1507
1536
1615
1619
14
20
5
22
10
DRIVE
EVITA DR
DRIVE
21
1515
1525
1512
1518 1515
1524 1519
1530 1525 1512
1518 1515
1543 1524 1519
1531
1537
1600
1606 1601
1614 1607
1906 1901
1507
1519
1506
1531
1537
1531
1537
1530 1525
1536
711
1543
707
1900
1512
15
RAMON
1509
1317
1023
1501
1506
1602
15A
12
1325
18
1500
1437
1516
1400
1401
1430
14
1429
1409
1419
1416
1424
27
1019
1611
37
16
321323
315317
305307
301
233
223
215
209211
1421
319
309311313
234
225
219221
213
1401
1407
1621 1617
1625
1629
1633
1550
EL PASEO DRIVE 525
12
1637
1621
1701
1627
1015
1615
1633
1641
10
1709 1701
1715
1721
1727
1801
1827 1821 1815 1807
00
201 0
1304
201 150
30
Name: S-9A / March 22, 2011
201 Feet
Bluff Development Overlay
202
(See Map B-2 - Irvine Terrace - Dolphin Terrace)
202
Bluff Development Overlay
205
(See Map B-3 - Irvine Terrace - Bayadere Terrace)
2011-9
CC Ordinance No.
CA2010-010
Amendment No.
PA2010-176 Project No.
03/22/2011
Adopting Date
1600
1900
Description
1912 located at 1537 Santanella Terrace. 34 feet to 19 feet for the property To change the front setback from
BALBOA
AVENUE
316 318 320
203 205 207 209 213 215 217 219 221 223 225 301 303 307 309 313 315 317 319 321 323 325 327
208 214 218 220 222 224 226 300 302 308 310 312 314 316 318 320 322 324 326
209 213 215 217 219 221 223 225 229 301 305 307 311 313 315 317 319 323 333
200 204 206 8 0 2 210 214 216 218 220 224 226 300 302 304 306 308 310 312 316 318 322 324 332
207 209 213 217 219 221 223 227 301 303 307 309 311 313 315 317 319 321 325 327 331 1101
208 210 212214 216 218 222 222 224 226 300 302 304 306 308 310 312 314 316 318 320 322 324 1137
1508
1508 207 209 213 223 1511
1516 323 331
222 1518
204 206 208 210 212
1608 214 223
205 207 211 213 215
2001704204 210 212 214
CANAL WAY
ABALONE PL
322 324
211 227 311 333
202 204 206 210 212 216 304 306 330
203 207 211 321 325 329
222 320 326
203 205 211 215 225 305 323 333
204 206
205 211 215
201
311
1610201 209
1702 206 208
1009
1807
1810 1800
1400
1801
1901
)
1007
712 718
717 723 729
724
707 715 1211
1001
1100
706
718
730
1541
25
COAST
6
8
18
10
14
10
10
BONNIE
160
10
22 15
10
712
701
12
5
26 20
1130
709
1901
25
15
18
10
617
MARAPATA 1800
DRIVE SEADRIFT DR
610
10
18
NODO 424
22 35
32
NAS
11
612
706
SEADRIFT DRIVE
20
23
E
10
20
ES
25
LLENAT
609
15
10
1200
1220
18
DAENR18
A
6
15
15
20
BAYSIDE
10
1202
1419
606
618
609
9 25
E31
1288
1607
1601
18
18
18
28
26
17 15
13
10
20
AWGHIH
26
23
624
600
10
5 8
10
5 10
DOLPHIN
15
15
CRYSTAL BAY
17
15
351
1500
25
20
18
18 Y
20
ARRET
615
12 15
16
30
1201
12
14
EC
18
630
1600
15
17
COAST HIGHWAY EA
27
20 20
25 8
30 39
35 12
21 14 1820
18 27 25
22 20
19 10 10
5 20 15
35
5
12 15
10
1
TERRACE
TERRACE
10
EAST
SEADRIFT
718
724
730
28
34
10
721
21
10
621
OVE EAST
11
(PVT)
10
636
627
712
10
15
DRIVE
5
642
600
D
10 1408
5
TERRACE
A
620
706
6
O
20
FRONT
EAST
10
BAY
AVENUE
1353
BAYSIDE
R
1521
EC
1601
700
A
DAYAB
R
ERE
E
R
1547
IHDOLP
ER
GALATEA
1099 E
O
1515
10
10
T N
AJ
AS
BM
----- End of picture text -----

br>10
636
627
712
10
15
DRIVE
5
642
600
D
10 1408
5
TERRACE
A
620
706
6
O
20
FRONT
EAST
10
BAY
AVENUE
1353
BAYSIDE
R
1521
EC
1601
700
A
DAYAB
R
ERE
E
R
1547
IHDOLP
ER
GALATEA
1099 E
O
1515
10
10
T N
AJ
AS
BM
----- End of picture text -----

936-21

(Newport Beach 8-11)

20.80.040

==> picture [483 x 612] intentionally omitted <==

----- Start of picture text -----
1507
4
912 7
511 609 618 707 2301
S-9B - Irvine Terrace Setback Map
CRYSTAL AVENUE
JADE AVENUE
1800
1700 200
1702 1702
170817101704 1710170417061708
118
1802
1804
1808
1810
1810
1501
10
1831
1837
1701
1801
1806
1809
1816
1817
1824 1825
1832
1840
1843
1848
1849
2125
2121
401
2207
3
2137
1907
1915
ZAHMA
DRIVE
AVOCADO 6
12
EVITA
DR
ANGELITA
DRIVE
ACACIA
BEGONIA AVENUE
CARNATION AVENUE
ACACIA
AVE
A
AVE
AVENUE
PLAZACORPORATE
2209
2215
2209
2227 222222232219 417
2231 2200
2301 1900
2220 1906 1901
2228
23042300 2211 420 2001 1912
2215 2021 2007
41123242320 420 419 2212 2006 2001
2220
2310 2012
2121
2229
2223 2200
2215
2227
2235
2216
2224
2308
23162312 2204 1918
2208 2015 2000 1919
2216
2306
2007
2015
10
1927 1901
1933
1915 1901
2001 1921
1927 1915
2015 1901
2021 1921
1907
2001 1927
2007 1933
2015 2001 1907
1935 1915
2001 1921
2021
2007 1924 1927
2015 2000
2021 2001
2007 1932
2000
1927
2001
2027
2000
1821
19211915 1827
1907 1833
1939
1945
1907
2007
1933
2027
1915
1921
1927
2007
2015
2007 1927 1910
2015 2001 1918
2021
1933
2006 1926
2027 2012
2021
1920
2015
2006
2033
ANGELITA
DR
2039
2103
400
1912
1815
10
1611
1901
301305307
231233
223225227
215219
211
1617
234
221
213
209
1621
1625
1629
1633
EL
PASEO
DRI
1550
1637
1827
1621
1851
2021
1627
205
125
111 113115117119121123
127
1807
1615
1641
411
10
201
1715
415
1709 1701
1721
1827
1633
1820
1727
1821 1807
1801
1827 1815
1645
0
150
300
Feet
Bluff Development Overlay
Name: MAP_9B_IrvineTerrace / October 26, 2010
1516
(See Map B-3 - Irvine Terrace - Bayadere Terrace)
525
1701
Bluff Development Overlay
1821
(See Map B-4 - Avocado Avenue / Pacific Drive)
721
2231
2305
411
2506
22
431 5
438
AVENUE
FRONT
SOUTH
106 110 114 116 122 124 204 206 212 214
107 111 119 121
106 110
118 120 126 208 210
1705
113 115 117 125 127
112 114 116
1907
1900
1821 1815 1807 1801
1901
1800
1801
1801
1845
1839 1833
1649
1707
1717
1807
1657 1653
1715
1815
10
NORFRETAW
10
MARAPATA
DRIVE SEADRIFT
DR
1800
10
T
DRIVE
2201
RD
1607
1601
410
422
440
501
1901
502
436 438
433
5
ST
SECOND
AVENUE THIRD
AVENUE FOURTH
S
10
10 10
14
0
COAST
408
413
417 501
507
412414416 428 518
417 524
2420 427429428423432 436 44043144244443542243743944142843044543423324365014385035054335095044375085105035145052200516502520504506 510519521514 603605600602606608 612 715 2101
428430432 435439441 501 505507 502 506508510 514 518 515 521 600 606 610 614616611613615617619 701703 700702 708
442435 500507509504506508510 514516 513515517 521 601 607602 608 614616609611 615617 621 2350 705 702704 2201
423
412 431 438
415 439 500
506
408 512
426
515
415 432
419421 425427429 424426 432 435 501 508 512 521 2111
426 430 433 443 2320500 507509511513515517 518520
434 506
423425 438 601 610
426437439441 431503433505437502 503512 500509511518504 519512 516 520603513605600517604606 601610603612605607602604613608619612 609618620703 2320 621614706616708618710620705707709704706 710
SEADRIFT
DRIVE CHUBASCO
DRIVE
DRIVE
10
1921
2018
501
2018
DRIVE
10
10
10
10
10
10 10
10
10
10
10
1921
2015
2008
2007
2024
TERRACE
TERRACE
TERRACE
TERRACE
ALTURA
DRIVE E
418
10
10
PACIFIC EM
5
5
5
2115
1907
424
1801
EV
A
432
10
IRD
AST
10
BAY
309
216
BAYS WEK
BAYSIDE
1521
1601
1915
DAYAB
1900
1701
ERE
FRONT
EAST
1914
1915
GALATEA
1515
10
10
10
TAHUNA
ALTURA
ANIRBAS
10
10
10
10
----- End of picture text -----

r>DRIVE E
418
10
10
PACIFIC EM
5
5
5
2115
1907
424
1801
EV
A
432
10
IRD
AST
10
BAY
309
216
BAYS WEK
BAYSIDE
1521
1601
1915
DAYAB
1900
1701
ERE
FRONT
EAST
1914
1915
GALATEA
1515
10
10
10
TAHUNA
ALTURA
ANIRBAS
10
10
10
10
----- End of picture text -----

936-22

(Newport Beach 8-11)

20.80.040

==> picture [483 x 612] intentionally omitted <==

936-23

(Newport Beach 4-22)

20.80.040

==> picture [483 x 612] intentionally omitted <==

936-24

(Newport Beach 4-22)

20.80.040

==> picture [483 x 612] intentionally omitted <==

936-26

(Newport Beach 4-22)

20.80.040

==> picture [368 x 558] intentionally omitted <==

----- Start of picture text -----
710
7
33
1601
27 2900
Setback Map
180
23
S-11A - Harbor View Hills / Spyglass
1107
13
T
23
25
29
31
21
27
10
29 25
27
29
7
)
1
3
5
2716
41
23
8
(PVT)
50SAILS
58
ENROD
AT
31
40
33SEA LANE24
60
33
32
30
AVE
18
(PV
8
DRIVE
LD
OL
DRIVE
DR
48
DRIVE
DRIVE
2921
22
20
6
35
6
L
29
GO
2915
7
260
8
40
6
144
107
6
10
29
(PVT)
140
142
2
4
12
38
36
34 37
32 35
30
26 31
105
33
22
27
ER
ER
CREE
JASMINE
1
2
7
9
48
3
5 4
6
8
10
MACARTHUR
BLVD
2915
(PVT)
SKYSAIL
DR
DR
101
99
76
103
97
27
52
20
PIP
PIP
MAINSA
2700 2515
2601
2708
2907
2700
2507
2607
2915
2921
12
DRIVE
42
20
WHITE
SEA
LANE
WHITE
SAILS WAY
MACARTHUR
BLVD
13 23
7 20 18
20
38 9 7 22
8 20
7
8
10 16 48 25 30 7 8 13
27
10 20
13
13
6 7
8
30
20
WAY
GOLDENROD
M
1001
2708
95
93
2800
2723
91
IVE
ER
I
15STA
K
PORT
2901
11
2821
3001
20
SAND
SAND
15 89
85
87
83
SUR
6
26
2921 2907
1
18
11 20
22
24
1100
1300
3
5
7
9
81
AVOCADO
T
2915
2921
3007
2901
2907
SIDE
RBO
2901
(PVT)
3001
BR 2821
2709
2915
FLINE
20
2815
6
4
2509
5
3
1
24
20
20
7 8
1010
2907
ARD
JETTY
68
2
2915
C
2907 2821
EAKWA
DR
2719
2801
2741
2801
9
11
14
2801
2807
2815
2821
2901
2731
2807
2815
2821 2807
2901 2815
2807
16
AVENUE
6
912
11
9
9
2907
15
2729
(PVT)
6
10
2901
2907
L
TIDE
2
4
1
3
5
6
5
7
43
6
8
8
10
K
2735
2801
2807
2815
2821
2723
2729
2735
2801
2807
2821
2901
2519
2815
2718
2724
7
12
21
20
20
6
BE
6
2601
2701
2711
2733
3
6
BARRIER
REEF
DR
(PVT)
2707
2
4
AVENU
86
AVENUE
14
922
SHUTTERS
LN
R
2411
2581
2591
2621
2600
2641 2620
2630
26502640
2660
2607
922
1100
2721
2716
2722
2728
2715
1
10
14
11
77
ROSEMARYPL
2301
2325
2333
2345
2407
2421
2441
2601
2611
2631
2610
2670
2680
928
2715
2721
2801 2727
2721
2727
12
16
6
CREE
WA
20
AC
1228
CROW
28
E
P
(PVT)
2500
2734
2435
2707
L
12
Y
923
HCOMB
N
15
17
DRIVE
1400
2506
15
17
WAY
E
WAY
WAY
8
ER
12
15
23
21
2730
19
DR
1234
19
SAND
6
(PVT)
20
(PVT)
11
LIGHTHOUSE
LANE
6
POINT
CANYON
CREST
A
2512
1200
110
2540
DRIVE
2518
20
NORTH
2821
2808
S
3001
929
923
O
2571
943
935
9 934
928
2524
949
SAIL
2807
2815
2727
2600
T
2712
2715
2715
2707
1201
2801
2712
O
2707
2700
2706
KY
2606
2715
2701
2701
2612
2700
2706
2620
2707
7 5 S
2615
26
12
2701
2609
2612
2615
JAS
2607
2615
2606
2601
2601
2600
24
MIN
2507
2515 2507
2601
2515
2506
1640
26
2515
2609
2507
2525
2507
2515
2512
22
2501
2501
2501
2500
2501
2500
E
28
SAN
H
O
SAL
24 26
955 2615
M
CR
T
20
20
E
3007
2800
MIGU
AI
EE
C
DRIV
52
AIR
L
618
150
0
Name:
150
2515 300
220
Feet
2546
MAP_11A_ HarborViewSpyglass
/ October 26,
2690
2010
1450
900
5
7
9
3001
7
31 206
42
1
123
K
17
I
10
48
20
50
S
EDRIV
N
270
18
DRIVE
S
R
RD
IA
1038 1100
3 1
1039
INLET
DRIVE
1032
28
L
1033 1101
57 61 63
2561
53 55
59
26
15
11
19 21 23
14 16 20 24
15 17
18 22
DRIVE
20
1115
1030
1106
2551
1024
1100
1024 1030 1100
20
20
1027
1106
1016
2541
2540 2530
VIEW
DR
240
230
2550 280
250
20
2711
2 4 6 8 10 12
DRIVE
(PVT)
11
135
131
16
7 5
SANDBAR
139 137
133
9
3
2719
10
6
2
7 9 11
14 12
8
4
1016
(PVT)
20
PEBBLE
1006 1014
1026
1032
1007
1106
1006 1039 1120
1014
1007 1015 1020 1026 1032 1038 1115
1106
2701 1126
1132
2720
1133
1114
1120
2531
1020
1015 1038
1021 1027 1100
1033 1114
1101 1107 1126 1132
1100 1121 1127
1021 1114 1133
1120
1107
1115 1121
1127
1121
51 49 47 45
12
7 CROWN
WINDOVER
8
6
1000
2501
1126
129
1000
2610
2711
2701
1
51
VP(
E
2521
20
20
1207
47 49
43 41
2501
1215
1207
1207
14
90 32
30
ROAD
2711
1207
20
20
6
DRIVE
VE
VE
22
5
HARBOR
VIRD
1211
20
T(PV
10
1221
127
16 18
VRID
1010
T
1211
EVDRI
10
IRD
IRD ROAD
125
(PVT)
2
1
1227
4
3
6
D
VIEW
VIEW
1215
1127
2915
E
20
20
20
20
DR
)
1132
SETTING 1211
SUN
SUN
7
9
RD
(PVT)
(PVT)
1303
1333
1367
15
20
20
18
REBM
(PVT)
SEAFARING
DR
1215
(PVT)
1233
20

127
16 18
VRID
1010
T
1211
EVDRI
10
IRD
IRD ROAD
125
(PVT)
2
1
1227
4
3
6
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VIEW
VIEW
1215
1127
2915
E
20
20
20
20
DR
)
1132
SETTING 1211
SUN
SUN
7
9
RD
(PVT)
(PVT)
1303
1333
1367
15
20
20
18
REBM
(PVT)
SEAFARING
DR
1215
(PVT)
1233
20
20
SAILHOUSE
41
43
45
HARBOR
HARBOR
RD
R
20
20
12
10
18
CI
)
701
1219
1210
2739
1
3
5
DRIVE
2720
VIEW
OCHCAEB
EBBTIDE
18
20
6
10
15 15
12
20
20
DRIVE
20
620 2350 709711
700704
706
705711
1000
934
1133
1126
1132 1214
20
2
123
1540
703705 707
703
2651
2701
6
8
VIRD
1239
4
25
27
22
24
DRIVE
EM
30
30
1219
6
FICA
1223
1215
S
E
29
15
11
3101
15
LED
AWHGIH
ITIARM
ENAL
37
39
41
1245
TENIOP
(PVT)
1550
44
46
L
1223
2601
1222
35
LLIH
15
Y
1251
1227
31
33
1221
1218
35
37 1216
39
1257
1210
2828
2820
121 2814
17
1233
9
119
11
15
1227
19
10
R
RCEVAW
(PVT)
10 12
8
14
12
10
8
10 25
0 25
21
LANE
GOLDENROD
AVE
10
21
TSE
2511
2501
23
15
2569
33
20
E
E
6
PLACE
INUQAOJ
6
20
117
12
10
VIRD
VIRD
E
6
20
LANE
6
20
15
TIHW
RE
115
10
VIEW
6
20
TAW
15
SAN
10
U
20
SEUOHHT6GIL
6
20
6
20
ISLAND
25
10
CIR AIR6SALT
BLUE
20
15
NUB
1101
C
20
14
AG
27
15
17
19
P
C
OL
111
109
A
3007
W
20
9 40
EVRID
SEA
----- End of picture text -----

S-11A - Harbor View Hills / Spyglass

936-27

(Newport Beach 8-11)

20.80.040

==> picture [483 x 612] intentionally omitted <==

----- Start of picture text -----
S-11B - Harbor View Hills / Spyglass Setback Map
21
54
20
20
20
6
21 T
20
6
20
6
)
10
20
(PVT)
14
AT
20
20
20
55
(PV
DRIVE
OL
DRIVE
DRIVE
20
SANDCASTLE DR
30
15
21
20 26
(PVT)
21
10
ER
20
PIP
DRIVE
(PVT)
15
ER
10
SAND
12
WAY
10
T
BR
15
KEY
WEST
BAYKEY
UE
10
20
10
AVENUE
TILLER
SAND
KEY
21
21
EAKWA
15
6
INLET
ISLE DR
10
21
AVEN
K
15
15
BARRIER
REEF
DR
(PVT)
NARCISSUS
AVENUE
AVENUE
AVENUE
NE(PVT)
CREE
10
(PVT)
L
DRIVE
LE
8
10
ST
A
12
20
A
21
WA
10
10
10
E
SANDC
Y
SAIL
DRIV
20
HERON
WAY
20'
O
SKY
20
20
10
17
DRIVE
16
21
21
WAY20
TILLER
10
PREMIE
10
10
RE
10
20
24
K
VIEWKEY
KEY
VIEW
H
ER
10
20
20 WAT
E
10 15
RITE TE
1441
IN
(PVT)
MAP_11B_ HarborViewSpyglass/ October 26,2010Name: 19716714707704700621718702709930720711 713706715994990708Feet986998701717982710373110007217039783640015030071997471270510067169700296670770971836201010962704711958720706713954950983101470871599598994497971771097593810017219717141018967932716963100995792471835001022953390939013401391594991838231710173819392193938159127191026380972138059069313927 9251030900 3900380140128949193915362738181034888381291540063907801882362190738084000390190110388783800 3615391240153821893874 38043906381588740071100870362036073631 390038078818664001 360138128773614862110439073449380138068734008858361939013515360600869380034438541112381140008043727343586536153600850380735078083910342986136303907812380134233721360735083900350185581636143901341537153814360182038273429350034073621901380836083821341837073521340136153423380034303809 36009009093701341238013900351536073415342490437233404915351490838303507835360137193407912120534143601340091635089193701360792038223505350191134003401120992392435003800915928 35019299199321217381612001092393635063808935940120692712211201941944101512019319473500100710219531001121210279591225103393594812051200120710393408122993995212181206121561209122090095696012333400 4812211212122610130112246212151618142012181022812123224426130712192812242301300320111233321315341223 33612303130613011715122719132138119752123405 13140071307132774231123112346693344132213151401113546 1537331712351927133025233007132131212948140539173001 4150140014011510101411 52114113242921140691407431417101671400124564101412251415847114212921102464931418314202915451576141421211142511030142253729071516141585591429171100181014281571421291511192031433290712592111061426221425145612329012415017150029316327332515013582126923 150622115072828301507324261977 151614417612414023142315152715298255222115207152111109191521201511152413911912152517114975718137361527551143
1200 1201 1218 1227 1318 1407
1206 1212 1300 1306 12001312 1206 1201 1210 12051214 1209 1200 1215 1208 12141221 1201 1220 12071226 12151232 12191300 13011306 130713121226 13151300 13211312 13271318 140115151324 15191400 15231406 15271412 15311418 15351424 360115391500 15431506 360015161547 1522360736011551
1318 1400 1406 1412 1416 1420 1424 1428 1200 1220 1441 1505 15091456 1506 1510 1516 1520 1524 362136153607 361036063616 36213615
1432 1436 3729 3725 3719 3622
1440 20 51 1452 3735 3627 3628 3625
1 1444 1448 3730 64 3726 3720 3714 3708 3700 3632
3 1619 1635
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6 7 28' 1606 1612 1618 16071615 1621 1627
8
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BLUE
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15
10
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8
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10
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20
DRIVE INLET
DRIVE
6
INLET
DRIVE
(PVT)
10
10 SANDUNE
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10
10
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20
10
(PVT)DRIVESANDCASTLE
6
7
10
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ROAD
20
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20
20
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10
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10
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10
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10
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(PVT)
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10
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10
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20
6
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6
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21
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15
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10
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WHITEWATERWAY
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10
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----- End of picture text -----

34.7'
6
10
RIM
10
15
10
20
DRIVEGULLYBUCK
7
SAUSALITO
DR
LTS
21
21
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L
20
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10
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15
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20
62
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16
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20
A
14
21
15
(PVT)
20
3
----- End of picture text -----

936-28

(Newport Beach 8-11)

20.80.040

==> picture [483 x 612] intentionally omitted <==

----- Start of picture text -----
24 21 15 10 9
1224
3 4 1 3
Setback Map
23 15 91 18
S-11C - Harbor View Hills / Spyglass
(PVT)
21
3518
SPYGLASSHILL RD
3400
3406
3418
3600
3606
3601
YG
54
20
20
3500
3506
3514
SP
3615 3616 3621
3627
3628
3601
3607
3610
3621
3622
6
T
3410
3606
3414
1601
3607
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3
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11
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5
7
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S
20
1436
HILL
(PVT)
20
14 20
MARGUERITE AVE
19
15
20 20 15
10
76
1537
23
21
17
11
9
20
32
30
55
(PV
DRIVE
RD
ACCESS ROAD TOP OF REE
DRIVE
1648
3
DRIVE
1600
CIRSEA BELL
23
21
(PVT)
8
20 26
10
12
25
(PVT)
2
4
6
29
36
32 35
30
26
22
5
77
38
34 37
33
31
27
7
15
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MONTEREY
CIRCLE
1235
MAINSA
12
DRIVE
5
WAY
A
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BODEGA
I
89 11
87
85
83
E
22
20
81
T
BR
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24
29
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21
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15
20
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16
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L
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A
1234
5
20
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1230
7
7
15
11
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5
2 CIRLITTLE
CIRTWIN RIVER
LAKES
E
9
5
3
1
1207
1201
17
15
7
11
1215
1641
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1401
1327
1315
1301
1322
1314
1306
1221 1318
1232 1300 1315
1400
1324
1515
1220
1520
1510
1506
1321
1307
1330
1401
1232 1300 1315 1321
1226 1301 1307 1400
1233 1324
1227
1306 1312 1321 1327
1220 1226 1301 1307
1219
1318
1312 1523
1300 1519
1226
1509
1505
1516
1401
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1400
1524
1407
1527
1647
1406
4
1407
1412
1405
1415
1531
20
1421
1
20
26
1418
1535
1406
1425
1424
1612
28
1539
1633
10 1615
10
1621 1627
1501
1500
1411
1507
15
1615 1621
1607
1601
VIEWKEY
1615
1627
20
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1415
1543
1506
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1515
1417
6
10
1412
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1516
1547
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3708
1612 1618 1621 1627 1633 1639 1645
AI
6
1616
15
52
1527
1522 1528
1551 1555
CATAMARAN 15
20
25
1421
1533
2
27
2540
Name: 0
150
3400
1215 300
Feet
1206 1212
MAP_11C_ HarborViewSpyglass 66
2900
/ October 26, 2010
1233
20
1220
1214
3300
1420
20
51
64 1653
OCEAN
BIRCH 3500
See Detail on S-11B DRIVE
ROAD
46
3800 1 7
19
9
23
5
29
31
HILLS
(PVT)
1418
20
BLUE
KEY
15
10
10
14
20 18
3443
3626
3625
3720
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3725 3719 JOAQUIN
3714
SAN
S
N
20
15
20 DRIVE 10
10
DRIVE INLET
12
1425
S
1429
1422 1428
1448
3735
5
3726
3
1433
IA
1501
1532
INLET
DRIVE
1525 1529
1506 1516 1520
9
(PVT)
1507
1521
1533
1500
1524 1528
28
3
SAN
MATEO
L
53 55 59 63
26
4
1
57 61
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VIEW
DRIVE
19 23
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19
11 15 17 21
14
20
15 17
10
1606
15
1424 1428
1601
3233
1432
6
1
11
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(PVT)
1444
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5
7
9
6
12
4
8 10
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51
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11
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43
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11
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39
41
42
46
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19
38
40
35
15
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DRIVE
17
20
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CLIF BAY
46
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3700
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(PVT)
1619
IV
20
3830
3839 3840
3850
3841 3860
20
53
6
20
----- End of picture text -----

43
AH
(PVT) CIR COVE CASTLE
CLIF BAY
46
41
49
C
10
W E
TSE
1607
1607
1601
RI
48
(PVT)
1601
15
10
E
7
20
62
CIR
16
E 53
1421
20
F
14
39
21
3600
3700
1635
15
(PVT)
1619
IV
20
3830
3839 3840
3850
3841 3860
20
53
6
20
----- End of picture text -----

936-29

(Newport Beach 8-11)

20.80.040

==> picture [483 x 612] intentionally omitted <==

----- Start of picture text -----
1901
1901
3500
SPYGLASS
31 17 27 44 53 11 24 17
Setback Map
2003
DRAKES BAY DR
S-11D - Harborview Hills / Spyglass
70
3
1
7
5
10
66
70
69
70
71
73
SPYGLASS HILL RD
77
85
23
21
17
15
9
7
5
3
19
11
9
19
119
110
106
95
85
74
77
73
74
66
75
59
73
67
69
130
57
61
100
67
69
28
HILL
3
38
1
26
30
28
23
CAMBRIA DR
11 5
3
10
41
64
26
36 62
35
31
62
55
50
47
41
2
60
63
5
RD
32
36
69
1
34
15
38
36
23
17
7
7
21
19
15
11
9
6
6
6
40
46
43
47
48
50
52
52
48
44
40
38
38
40
28
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3
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63
64
65
62
58
50
44
47
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36
42
37
41
38
42
39
42
40
44
43
46
45
45
44
33
31
29 25
23
25 21
23
19
17
19
15
17
11
27
27
21
9
115
118
103
107
100
105
98
104
97
101
94
91
87
80
71
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29
6
39
41
6
35
26
32
MONTECITO
15
6
2002
6
2001
6
6 10
151
157
133
136
25
56
37
BODEGA BAY DR
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DR
39
44
54
40
42
30
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10
15
38
42
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37
43
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31
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94
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38
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1
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SPYGLASS HILL RD
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45
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46
26
39
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157
161
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33
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58
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42
46
45
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48
53
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54
51
56
52
54
47
47 5044
4842
4742
42
2
19
17
8
29
21
11
9
7
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6
15
TWIN LAKES CIR
9292 8569 6955
15
9
7
5
6
80
83
15
3
1
4
50
68
72
57
57
50
53
47
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42
40
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61
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10092
21
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41
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9
3
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55
55
55
56
55
35
9
8
37
33
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19
21
10
TERRACE
RIDGE
DANA POINT WAY
TERRACE
34
32
26
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74
16
36
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28
24
22
47
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27
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49
8
6
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4
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29 31
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55
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57
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60 63 74 78
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10
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3830
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7
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14
SAN JOAQUIN
HILLS
RD
30
58
1 103 7
59
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43
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5000
3
61
53
105
5
63
43
10
58
11
3
10 14
12
Name: 0 2005
2009
150
300 2012
Feet
74
10
MAP_11D_ HarborViewSpyglass 3800
/ October 26, 2010
105 96
19
55
38
4 6 8 10
21
15
69 63 58 50 44 41
EL
46 42
6
89 91
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65
45
SAN
MATEO
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1903 1907
3
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1
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RD
4500
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73
61
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19
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6
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35
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1
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6
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88
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60
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20052007
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2832 27 25 35 2737 3038
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6
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74
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6
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6
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6
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66
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114
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6
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46
DR
10
DR
6
----- End of picture text -----

936-30

(Newport Beach 8-11)

20.80.040

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----- Start of picture text -----
1965
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2252
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Setback Map
504 2223
S-12A - Eastbluff
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Name: 1900 0
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Feet 300 2145
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MAP_12A_ Eastbluff / October 26, 2010
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----- End of picture text -----

936-31

(Newport Beach 8-11)

20.80.040

==> picture [483 x 612] intentionally omitted <==

----- Start of picture text -----
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MAP_12B_ Eastbluff / October 26, 2010
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----- Start of picture text -----
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----- End of picture text -----

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----- Start of picture text -----
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----- End of picture text -----

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----- End of picture text -----

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----- Start of picture text -----
2000 2015 431 424
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2020 2141
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1918
2129 2131
1907
1912
1918
2127
1915
1912
2153 2155 21572159
1862
1906
1912
1947
1946
1907
1906
1901
1906
307
301
1900
1941
1900
305 303
1900
1846
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1839
1901
1848
1833
1845
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1934
1840
1842
1836
2024
10
1925
1929
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1807
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1821
1800 1827
1806 1839
1818
1806 1830
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1836
1908
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1801 1810 1816 1827
1822
1828
1834
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1812
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1830
1806
MARLIN
WAY
2030
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2033
2323
1801
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2000 1815
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1806 1827
1816
2020
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1731 1730
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FRANCISCO
CATALINA SHORE DR
442
1601
1856
2200
395
1807
1727
1719 1812
1725
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2001
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2001
2107
2121
447
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1857
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1746 1801 1814
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HOLIDAY RD
BAY ST
EMERSON ST 21ST ST
20TH ST
EMERSON ST EMERSON ST
HIGHLAND DR
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COMMODORE RD
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SHIPWAY LN WINDWARD LN
FRANCISCO DR
SIERRA VISTA
NAUTILUS LN
SANTIAGO DR
20 20
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6
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DR
PRIVATE
5
5
2008 2021 2072
2011 20202024 423 443441 396
2032
2016 2027 2042 1730
1542 2022 1743
2013 2024 20302036 2049 444 1748 2131
2027 2040 2048 1737 1743 2157
1700 1747 1856
2107 1701 1711 1706 1753 1862 1866
1609 1712 1727 2175
1640 1718 1733
1646 1724 1867
1700 1729
1706 1735 2191
1715 1744 19121916
1724 1867
2032 1707 1711 17171712 1718 1724 1730 1727 1733 17451730 1736 1807 1857 2440
1701 1751
1709 1718 2020
2006 1857
1706 1821
2017
1827 1907 2008
2201 2309
2505
1933 2131
2019
1800
415
2014 419417 2074
2017 445 2078 2084
2010 2023 2033 2038 427 431 437439 424426428 2090 2121
1548 2130 1606 20092011 20152021 20372043 1701204617072050205420581730 446 1730
1612 1618 20332039 1715 1748
2063 1721 1742 1746 1759 1857
1617 2100 1717 1723 1739 1750 1758 21792183
1623 1730 1745 2189
1701 1707 1712 1741 1738 1908
2050 1718 1747
2040 1706 1721 1753 1856 2211
1739 2012
1742
1706 1712 1723 1867 2016
1715 1820
1721 1815 1863
1830 2311
1711 1836
1831 1842
1820 1837 1848 2001
1826 1843 1900 1923 2009
1834 1840 1849 1901 1906 1912 1921 1929 2025
1846 1918
1915 1921 1924 1930 2018 2024 2329
1927 1936 2501
1756 1939 2009 2500
1921 1945
18
6
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RD
1738
1729
20
305
303301
GALAXY
20
2036
DR
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300 306
2316
1942
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1832
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311
1711 1836
1831 1842
1820 1837 1848 2001
1826 1843 1900 1923 2009
1834 1840 1849 1901 1906 1912 1921 1929 2025
1846 1918
1915 1921 1924 1930 2018 2024 2329
1927 1936 2501
1756 1939 2009 2500
1921 1945
18
6
10
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RD
1738
1729
20
305
303301
GALAXY
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2036
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2316
1942
20
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6
1832
2

936-35

(Newport Beach 6-16)

20.80.040

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1518 1515
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COAST HWY E
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936-36

(Newport Beach 6-16)

20.80.045

(Ord. 2023-3 § 1, 2024; Ord. 2021-22 § 1 (Exh. A), 2021; Ord. 2020-11 § 1 (Exh. A), 2020; Ord. 2017-13 § 1 (Exh. A), 2017; Ord. 2016-9 § 1, 2016;	Ord. 2016-5 § 1, 2016; Ord. 2011-9 § 1 (S-9A), 2011; Ord. 2010-21 § 1 (Exh. A)(part), 2010)	20.80.045 Special Flood Hazard Area (VE) Overlay map.

==> picture [385 x 535] intentionally omitted <==

936-36a

(Newport Beach 11-25)

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20.90.010

Part 9. Specific Plans

Chapter 20.90

SANTA ANA HEIGHTS SPECIFIC PLAN[*]

Sections:
20.90.010	Establishment of Specific Plan
	District—Santa Ana Heights.
20.90.020	Purpose.
20.90.030	Design Guidelines.
20.90.040	Land Use Regulations.
20.90.050	Open Space and Recreation
	District: SP-7 (OSR).
20.90.060	Residential Equestrian District:
	SP-7 (REQ).
20.90.070	Residential Kennel District: SP-7
	(RK).
20.90.080	Residential Single-Family
	District: SP-7 (RSF).
20.90.090	Residential Multiple-Family
	District: SP-7 (RMF).
20.90.100	Horticultural Nursery District:
	SP-7 (HN).
20.90.110	General Commercial District:
	SP-7 (GC).
20.90.120	Business Park District: SP-7
	(BP).
20.90.130	Professional and Administrative
	Office District: SP-7 (PA).
20.90.140	Professional, Administrative and
	Commercial Consolidation
	District—SP-7 (PACC).
20.90.150	Planned Development
	Combining District: (PD).
20.90.160	Commercial Stable Overlay
	District: (S).
20.90.170	Fire Facility Overlay District:
	(FF).
20.90.180	Commercial Nursery Overlay
	District: (N).

20.90.190 Public Improvements. 20.90.200 Discretionary Review and Amendments. ¶

20.90.010 Establishment of Specific Plan District—Santa Ana Heights. ¶

A. Specific Plan District. The provisions of this chapter shall apply to all parcels within the boundaries of Santa Ana Heights Specific Plan District No. 7, as shown on the “Land Use Map—Specific Plan District No. 7” (Exhibit 20.90-1), incorporated herein and designated “SP-7” on the Zoning Map.

B. Redevelopment Projects. Redevelopment projects within the Santa Ana Heights specific plan district shall be governed by the provisions of Chapter 15.65.

Chapter 20.90 was added as Sections 20.90.100 through 20.90.800. The sections have been editorially renumbered on request of the city.

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(Newport Beach 3-24)

20.90.010

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936-38

(Newport Beach 3-24)

20.90.020

20.90.020 Purpose. ¶

The purpose of the Santa Ana Heights specific plan is to provide for the orderly and balanced development of the community consistent with the specific plan’s adopted land use plan and with the stated goals and policies of the Land Use Element of the General Plan. In carrying out this goal, the principal objectives are as follows:

Encourage the upgrading of existing residential neighborhoods and business development areas.
Ensure well-planned business park and commercial developments which are adequately buffered from adjacent residential neighborhoods.
Encourage the consolidation of smaller contiguous lots in the business park area.
Ensure that business park and residential traffic are separated to the maximum extent possible, while minimizing impact upon existing parcels.
Ensure adequate provision of public works facilities as development occurs.
Enhance equestrian opportunities within the residential equestrian neighborhood.
Enhance the overall aesthetic character of the community.

The preceding goals and objectives have guided the preparation of this specific plan and are incorporated into the various components of the plan. (Ord. 2010-21 § 1 (Exh. A)(part), 2010)

20.90.030 Design Guidelines. ¶

A. Introduction. The intent of the Santa Ana Heights specific plan design guidelines is to promote a consistent, high quality character of development that will result in the overall enhancement of the aesthetic character of the community. Use of these guidelines in future project approvals will implement these objectives through the careful use of building forms and materials, streetscape concepts, setback and buffer areas and a unifying landscape concept. Combined, these elements will provide a sense of identity to the specific plan area and development which will complement existing and surrounding land uses while minimizing business park development impacts to the adjacent REQ District.

Consolidation of smaller single lots within the business park area of Santa Ana Heights can provide for more flexibility in the design of office develop-

ment, thereby enhancing the aesthetic character and cohesiveness of the development. Lot consolidation is encouraged within the business park area through the inherent benefits obtained when developing on larger consolidated parcels (e.g., the ability to dissolve setbacks along interior lot lines and to design more efficiency into parking areas), which will provide better business park development with fewer driveways and improve the overall community vehicular circulation.

B. Architectural Guidelines for Business Park Uses. Due to the proximity of the areas designated for business park uses and residential uses, it is the stated objective of the City to provide architectural guidelines for business park uses which will blend with and complement the residential areas of the community. In order to achieve that goal, the following guidelines shall be of prime importance in the consideration of future development proposals.

Building Massing/Form. a. Building facades abutting streets shall not have the appearance of excessive massing or bulk. The use of grading techniques and grade changes should be considered in order to minimize mass and bulk of buildings.

b. Special consideration shall be given architecturally to emphasize pedestrian areas such as entry ways, walkways, and courtyards/plazas (e.g., trellises, low parapet walls, extended roof or patio overhangs).

c. Buildings clustered around a pedestrian area, such as a courtyard/plaza, shall be designed to minimize excessive shading and maximize light exposure.

d. Long, uninterrupted exterior walls shall be avoided on all buildings. For architectural interest, walls shall incorporate relief features, including building elements, articulation, window treatment, and negative space to create an interesting blend with the landscaping, other buildings and the casting of shadows. Incorporation of small-scale elements such as planters, installation of mature landscaping and landform manipulation will aid in softening the overall mass of structures.

e. Particular consideration as to color, material, and form shall be given to the design and treatment of roofs because of their potential visual impact.

936-39

(Newport Beach 3-24)

20.90.030

f. Roof flashing, rain gutters, downspouts and vents shall be treated to match materials and/or colors of the overall building. All roof equipment shall be screened with materials/colors consistent with the treatment of the building.

g. Utilization of windows and balconies shall be encouraged in order to extend interior space to the outside and to create a visual connection with the exterior setting of courtyard or plaza areas. However, usable balconies and unenclosed outside stairwells shall not be used on walls facing the REQ District.

h. Walls and/or fences shall be used to screen utility and maintenance structures/facilities and storage areas. These surfaces shall match or be in harmony with the exterior finish of any structure with which they are in contact.

i. Radical theme structures, signage, building and roof forms shall be discouraged.

Exterior Building Materials. The following shall be used as predominant exterior wall materials throughout the business park area. A combination of these materials is encouraged to soften and add architectural variety and interest to building facades.

a. Wood. b. Brick, stone, rock or other appropriate accent materials.

c. Architecturally treated concrete, concrete masonry, and block. These materials are to be painted or integrally colored in tones ranging from whites to earth tones.

d. Stucco, with a machine-applied or smooth finish in natural gray or colors ranging from whites to earth tones.

Accent materials and colors shall be coordinated to achieve a continuity of design with the overall structure and surrounding structures.

Glazing. The use of glass shall be subdued and in harmony with the building and the natural surroundings. Glazing shall be used predominately for the purpose of lighting interior space. Glazing shall not be used as a major architectural element, but may be used as an accent feature to add variety to building facades. Mirrored glazing shall not be used.
Building Entrances.

a. Site access, entrance drives and building entries shall be readily observable and inviting to the first-time visitor.

b. Care shall be taken to provide minimum conflict between service vehicles, private automobiles, and pedestrians.

c. Building entries shall be integrated with overall building form and should be highlighted by such features as:

i. Entry porte cocheres. ii. Inviting pedestrian spaces such as plazas and
fountains.

iii. Special planters and plantings.

iv. Textured hardscape.

Building Rooflines.

a. Roofs may be sloped, in a hip, gable, or shed
fashion. Flat roofs are permissible.

b. Simulated wood and slate materials, lightweight concrete and tile roofs are encouraged and must meet Building and Fire Code requirements.

Highly reflective metal roofing material is prohibited. Asphalt and fiberglass materials are permitted only on flat roofs where screened from view.

c. In all cases, roof-mounted mechanical equipment shall be screened from view from the adjacent streets and adjacent REQ District residences with materials finished to match materials and colors in the roof and building.

d. Uncovered trash enclosures shall not be located any closer than forty (40) feet from any property line abutting the REQ District and no closer than ten (10) feet from any side property line and shall not exceed a height of eight feet maximum abutting the BP District.

Energy Considerations. Passive solar design orientation is encouraged. Solar collectors, if used, shall be oriented away from public view or designed as an integral element of the roof structure.
Sound Attenuation. All interior building areas shall be mitigated for noise, consistent with the General Plan Noise Element.

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(Newport Beach 3-24)

20.90.030

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Exhibit 20.90-2: Landscape Plan/Buffer Diagram

936-41

(Newport Beach 3-24)

20.90.030

C. Landscape Guidelines. Landscape design is a crucial element in achieving a distinctive development character and in blending the development with the existing character of surrounding land uses. This character will be reinforced through the coordinated design and selection of landscape and paving materials and emphasis on special features such as entryways and signage. The overall landscape and buffer theme for the specific plan area is illustrated in Exhibit 20.90-2. Guidelines are specified herein for the following landscape components of the plan: streetscape, entry treatment, buffer design, parking lot design, hardscape and street furniture design and landscape maintenance.

when installed. Later phases of development must provide trees in sizes comparable to existing trees, or the largest commercially available.

Streetscape.

a. Business Park Streetscape—Acacia and Birch Streets, and Orchard Drive. Acacia Street, Birch Street and Orchard Drive roadways were originally each designed with two eleven (11) foot and two thirteen (13) foot travel lanes and a six-foot walkway on either side. Acacia Street (within the Business Park District) is designed with a seventy (70) foot right-of-way with two twelve (12) foot travel lanes, a twelve (12) foot median lane, an eightfoot bikeway and a nine-foot parkway that will include a six-foot sidewalk on either side (Exhibit 20.90-3). Adjacent to the walkways outside the right-of-way, a ten (10) foot landscaped setback is required. Should it be appropriate, road dimensions within right-of-way may be modified as needed to accommodate existing structures. Birch Street is now designed with an eighty (80) foot right-of-way and Orchard Drive is designed with a seventy (70) foot right-of-way (Exhibits 20.90-4 and 20.90-5, respectively). Birch Street will have the same improvements as Orchard Drive but with the added feature of a ten (10) foot median/left turn pocket. The streetscape for the business park area will be installed by individual property owners concurrent with development of approved projects. Ongoing maintenance will be the responsibility of individual property owners.

y (Exhibits 20.90-4 and 20.90-5, respectively). Birch Street will have the same improvements as Orchard Drive but with the added feature of a ten (10) foot median/left turn pocket. The streetscape for the business park area will be installed by individual property owners concurrent with development of approved projects. Ongoing maintenance will be the responsibility of individual property owners.

The ten (10) foot landscaped front setback shall be bermed at a 3:1 slope and planted with the designated street tree, Tristania conferta (Brisbane box), in one row, thirty (30) feet on center. All street trees shall be a minimum twenty-four (24) inch box size

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(Newport Beach 3-24)

20.90.030

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Exhibit 20.90-3: Typical Section—Acacia Street

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Exhibit 20.90-4: Typical Section—Birch Street and Mesa Drive (W. of Birch)

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(Newport Beach 3-24)

20.90.030

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Exhibit 20.90-5: Typical Section—Orchard Drive (In Business Park District)

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(Newport Beach 3-24)

20.90.030

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Exhibit 20.90-6: Typical Section—Cypress Street and Mesa Drive (E. of Birch St.)

To screen parking areas, the remainder of the landscaped setback area shall be planted with a continual massing of shrubs and groundcover using the following plant palettes:

i. Shrubs.

Hemerocallis spp. Hebe buxifolia “coed” Pittosporum tobira “variegata” Raphiolepsis indica Agapanthus spp. Pittosporum tobira “wheeleri” Xylosma congestum Trachelospermum jasminoides

Daylily Hebe Variegated tobira India hawthorne Lily-of-the-Nile Dwarf tobira Shiny xylosma Star jasmine

All shrubs shall be a minimum size of five gallons.

ii. Groundcover. Hedera Helix “Hahns” English ivy

Turf is discouraged.

b. Residential Streetscape—Cypress Street. The Cypress Street roadway is designed with two twelve (12) foot travel lanes, eight-foot on-street parking areas on each side of the street and, on the east side of the street, a five-foot-wide sidewalk adjacent to the street. On the west side of the street, a three-foot planted parkway will be located adjacent to the curb along with twelve (12) foot wide equestrian trail (Exhibit 20.90-6). Funding for implementation of the streetscape along Cypress Street may be through an assessment district, redevelopment agency, or some other future funding source. The surface of the equestrian trail shall be one of the following:

i. Compacted decomposed granite.

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(Newport Beach 3-24)

20.90.030

ii. Existing soil, graded and compacted.

A three-and-one-half-foot-high split rail fence shall be installed on both sides of the equestrian trail.

c. Residential Streetscape—Mesa Drive. The Mesa Drive roadway is planned with the same design features as Cypress Street, with an equestrian trail on the south side of the street and a pedestrian sidewalk on the north side. Exhibit 20.90-6 illustrates the typical section for Cypress Street and Mesa Drive east of Birch Street. Funding for implementation of the streetscape may be through an assessment district, redevelopment agency, or some other future funding source.

d. Residential Streetscape—Orchard Drive. The Orchard Drive roadway is designed with two twelve (12) foot travel lanes and eight-foot on-street parking areas on each side of the street. A ten (10) foot planted parkway will be located on the north side of the street. On the south side of the street, a ten (10) foot planted parkway provided with a meandering four-foot sidewalk. Funding for implementation of the streetscape within the residential area of Orchard Drive may be through an assessment district, redevelopment agency or some other future funding source. The streetscape improvements within the business park area will be installed by individual property owners concurrent with development of approved projects.

The ten (10) foot landscaped parkways shall be planted with the designated street tree, Platanus acerifolia (London plane tree), in one row, thirty (30) feet on center. All street trees shall be a minimum twenty-four (24) inch box size when installed. The remainder of the landscaped area shall be planted with Vinca minor groundcover.

Entry Treatments.

a. Business Park Entry Treatment.

i. The primary purpose of entry treatment is the announcement of entry into the specific plan area. For the business park area, special entry treatment will be located at the intersection of Irvine Ave. and Orchard Dr. and on Birch St. just south of the South Bristol St. intersection (Exhibit 20.90-2). The two entry statements should be identical in design in order to reinforce project continuity and identification. These entries may include the following:

(A) Landscape elements, i.e., accent trees,
shrubs, and groundcover.
- (B) Entry monumentation.
(C) Pedestrian crossings and signalization, if
appropriate.

ii. Recommended plant materials for the business park entryways include the following:

Accent Trees:

Cupaniopsis Anacardioides (multi-trunk) Carrotwood Erythrina caffra (multi-trunk) Coral tree Jacaranda mimosifolia (multi-trunk) Jacaranda

All accent trees shall be a minimum twenty-four (24) inch box size.

Shrubs:

Shrubs:
Hemerocallis spp. Hebe buxifolia “coed”	Daylily Hebe
Pittosporum tobira “variegata”	Variegated tobira
Raphiolepsis indica	India hawthorne
Bougainvillea spp.	Bougainvillea
Agapanthus spp. Abelia grandiflora Photinia fraseri Pittosporum tobira “wheeleri”	Lily-of-the-Nile Glossy abelia Photinia Dwarf tobira
Xylosma congestum	Shiny xylosma
Trachelospermum jasminoides	Star jasmine
Dodonea viscosa “purpurea”	Hop seed bush

All shrubs shall be a minimum size of five gallons.

Groundcover:

Hedera Helix “Hahns” Gazania spp.	English ivy Gazania

iii. Entry Monumentation. Building materials to be used for entry monumentation include the following:

(A) Textured concrete.
(B) Wood.
(C) Stone.
(D) Masonry.

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(Newport Beach 3-24)

20.90.030

All shrubs shall be a minimum size of five gallons.

(E) Brick.

b. Residential Entry Treatment.

i. For the residential areas, entry treatments will be located on Orchard Drive between Birch and Cypress streets and at the intersection of Mesa Drive and Acacia Street (Exhibit 20.90-2). These entries should be identical in design and reflect a more residential character in landscaping and signage, clearly delineating to business park users the entrance to a residential neighborhood. These entries may incorporate the following:

Groundcover:
Hedera Helix “Hahns”	English ivy
Gazania spp.	Gazania

Buffer Design. Along all property lines where nonresidential uses abut residential uses, a ten (10) foot wide landscape buffer shall be required in order to screen and soften views from existing residential uses to business park uses (see Exhibits 20.90-2 and 20.90-7). The concept for planting the buffer areas will consist of a dense planting of trees and shrubs incorporating both low and high vertical elements. These elements will be combined with a six-foot high opaque wall at the property line. Planting will consist of evergreen trees and shrubs, to include the following:

(A) Landscape elements: accent trees, shrubs and groundcover.

(B) Entry monumentation.

(C) Pedestrian crossings, if appropriate. ii. Recommended plant materials for the residential entryways include the following:

Accent Trees:

Melaleuca quinquenervia Cajeput tree Jacaranda mimosifolia Jacaranda (multi-trunk) Liquidambar styraciflua American sweet gum Callistemon citrinus Lemon bottlebrush

Trees:

Trees:
Pinus canariensis	Canary Island pine
Podocarpus gracilor	Fern pine
Cypress leylandii	Cypress
Cupaniopsis anacardioides Pittosporum undulatum	Carrotwood tree Victorian box
Pinus halepensis	Aleppo pine

All accent trees shall be a minimum twenty-four (24) inch box size.

Shrubs:

Hemerocallis spp. Hebe buxifolia “coed”	Daylily Hebe	Trees shall be planted at fifteen (15) feet on cent and shall include at least one twenty-four (24) inc	Trees shall be planted at fifteen (15) feet on cent and shall include at least one twenty-four (24) inc
Pittosporum tobira “variegata”	Variegated tobira	box tree, with adequate infill landscaping o
Raphiolepsis indica	India hawthorne	approved shrubs and groundcover.
Bougainvillea spp.	Bougainvillea
Agapanthus spp.	Lily-of-the-Nile	Shrubs:
Abelia grandiflora	Glossy abelia	Hemerocallis spp.	Daylily
Photinia fraseri	Photinia	Hebe buxifolia “coed”	Hebe
Pittosporum tobira “wheeleri”	Dwarf tobira	Pittosporum tobira “variegata”	Variegated tobira
Xylosma congestum	Shiny xylosma	Raphiolepsis indica	India hawthorne
Trachelospermum jasminoides	Star jasmine	Bougainvillea spp.	Bougainvillea
Dodonea viscosa “purpurea”	Hop seed bush	Agapanthus spp.	Lily-of-the-Nile
		Abelia grandiflora	Glossy abelia
		Photinia fraseri	Photinia
		Pittosporum tobira “wheeleri”	Dwarf tobira
		Xylosma congestum	Shiny xylosma

Trees shall be planted at fifteen (15) feet on center and shall include at least one twenty-four (24) inch box tree, with adequate infill landscaping of approved shrubs and groundcover.

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(Newport Beach 3-24)

20.90.030

Shrubs:

Trachelospermum jasminoides Star jasmine Dodonea viscosa “purpurea” Hop seed bush

All shrubs shall be a minimum size of five gallons.

Shrubs:

Trachelospermum jasminoides Star jasmine Dodonea viscosa “purpurea” Hop seed bush

All shrubs shall be a minimum size of five gallons.

Groundcover:

Groundcover:
Gazania spp.	Gazania
Hedera Helix “Hahns”	English ivy

Heavy planting is recommended to screen views. 4. Parking Lot Design. Within parking areas, trees shall be provided at a minimum ratio of one tree per four parking stalls. Planting islands shall be located not less than every eight parking stalls. The planting islands shall be a minimum of three feet wide and equal in length to the parking space it abuts (see Exhibit 20.90-8). Landscaping in parking lot areas is to be protected by a curb at least six inches in height. Recommended plant materials include the following:

Trees:

Trees:
Melaleuca quinquenervia	Cajeput tree
Pinus canariensis	Canary Island pine
Eucalyptus sideroxylon	Red iron bark
Eucalyptus ficifolia	Red-flowering gum
Cupaniopsis anacardiodes	Carrotwood tree

Shrubs:

Shrubs:
Hemerocallis spp.	Daylily
Hebe buxifolia “coed”	Hebe
Pittosporum tobira “variegata”	Variegated tobira
Raphiolepsis indica	India hawthorne
Bougainvillea spp.	Bougainvillea
Agapanthus spp.	Lily-of-the-Nile
Abelia grandiflora	Glossy abelia
Photinia fraseri	Photinia
Pittosporum tobira “wheeleri”	Dwarf tobira
Xylosma congestum	Shiny xylosma

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(Newport Beach 3-24)

20.90.030

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Exhibit 20.90-7: Residential Equestrian Buffer Design

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(Newport Beach 3-24)

20.90.030

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Exhibit 20.90-8: Business Park Parking Lot Landscape Design Concepts

Groundcover:

Gazania spp. Gazania Hedera Helix “Hahns” English ivy

Hardscape and Street Furniture Design. Hardscape and street furniture design elements incorporated into the overall design theme for development in the specific plan area shall include, but not be limited to: walls and fences, paving, light fixtures, bollards, benches, trash receptacles and planters. Hardscape and street furniture elements will function to allow a coordinated and consistent visual and physical connection between buildings and landscape materials within the specific plan area.

Building materials to be used as key hardscape elements are specified below. All materials utilized for walls, fences, paving, lighting and street furniture shall be coordinated with and be complementary to architectural design details and materials.

a. Walls and Fences.
i. Concrete masonry: integral color, four-inch
coursing maximum.
- ii. Brick: either red or in earth tones.
- iii. Concrete: textured, bush-hammered, rock
salt, sandblasted, integral color in earth tones.
- iv. Wrought iron (as accents).
v. Stucco: integral or painted color (same as
building stucco color or approved alternative).
b. Project and Individual Site Entry Paving
(Outside Public Right-of-Way).
i. Concrete: integral color, rock salt, exposed
aggregate finish with brick or wood edges, or stamped concrete.
- ii. Paving brick: in earth tones.
- iii. Paving brick tile: in earth tones.
- iv. Textured concrete: in earth tones.
- v. Precast rough-textured pavers: integral color.
- vi. Quarry tile: in earth tones.

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vii. Rough-textured granite. viii. River-washed stones/cobblestones.

ix. Asphalt; use of asphalt with the above-noted materials as accent features is encouraged.

c. Lighting Fixtures. The following lighting elements may be incorporated into site plans for individual development proposals:

i. Parking light standards.
ii. Pedestrian pathways (bollard lights).
iii. Pedestrian plaza/courtyards (bollard lights).
iv. Landscape lighting.

d. Miscellaneous Hardscape. Miscellaneous hardscape elements include bollards, benches, trash receptacles and planters. All of these elements shall be designed and located so as to complement and enhance the building.

Landscape Maintenance. All landscaping shall be maintained as follows: i. All planting areas shall be kept free of weeds and debris.

ii. Lawn and groundcovers shall be kept trimmed and/or mowed regularly. iii. All plantings shall be kept in a healthy and growing condition.

iv. Fertilization, cultivation and tree pruning shall be carried out as part of regular maintenance.

v. Irrigation systems shall be kept in working condition. Adjustment and cleaning of system shall be a part of regular maintenance.

vi. Stakes, guys and ties on trees shall be checked regularly for correct function; ties shall be adjusted to avoid creating abrasions or girdling to the stems.

vii. Damage to plantings created by vandalism, automobile or acts of nature shall be corrected within thirty (30) days. (Ord. 2010-21 § 1 (Exh. A)(part), 2010)

20.90.040 Land Use Regulations. ¶

A. Land Use Designations. The following land use designations are established for the Santa Ana Heights specific plan area:

Open Space and Recreational District: SP-7 (OS/R).
Residential Equestrian District: SP-7 (REQ). 3. Residential Kennel District: SP-7 (RK).
Residential Single-Family District: SP-7

(RSF).

Residential Multiple-Family District: SP-7

(RMF).

Horticultural Nursery District: SP-7 (HN).
General Commercial District: SP-7 (GC).
Business Park District: SP-7 (BP).
Professional and Administrative Office Dis-

trict: SP-7 (PA).

Professional, Administrative, and Commercial Consolidation District: SP-7 (PACC).
Planned Development Combining District

(PD).

Commercial Stable Overlay District: (S). 13. Commercial Nursery Overlay District: (N).

Land use and development standards for Santa Ana Heights shall be in accordance with Exhibit 20.90-1, “Land Use Map—Specific Plan District No. 7,” and the provisions of this section.

B. Special Symbols. The following special symbols are hereby established for the Santa Ana Heights Specific Plan Land Use Map (Exhibit 20.901).

Minimum Area Per Dwelling Unit. Consistent with Section 20.14.030, a number following the district symbol and enclosed by parentheses shall designate the minimum number of square feet of land area required for each dwelling unit. Example: SP-7 (REQ) (12,750) = minimum twelve thousand seven hundred fifty (12,750) sq. ft. per dwelling unit.
Minimum Building Site. A number following the district symbol preceded by a hyphen shall designate the minimum building site required in acres. Example: SP-7 (REQ)-2 = minimum building site of two acres.
Maximum Height. A number below the district symbol, with an underline under the district symbol, shall designate the minimum building height in feet.

C. Definitions. Except as otherwise specified below, the meaning and construction of words, phrases, titles and terms used in this specific plan shall be the same as provided in Part 7 of this title:

Commercial Kennel. Any property where four or more dogs, or four or more cats, over the age of four months, are kept or maintained for the pur-

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pose of financial gain, except veterinary clinics and hospitals.

Outdoor Living Area. “Outdoor living area” is a term used to define spaces that are associated with residential land uses typically used for passive recreational activities or other noise-sensitive uses. Such spaces include patio areas, barbecue areas, jacuzzi areas, etc., associated with residential uses. Outdoor areas usually not included in this definition are: front yard areas, driveways, maintenance areas and storage areas associated with residential land uses.

D. Noise Mitigation.

All new or entirely reconstructed structures with habitable rooms (e.g., dwelling units, hotels, motels, convalescent homes and hospitals) shall be sound attenuated against present and projected noise, which shall be the sum of all noise impacting the structure, so as not to exceed a standard of forty-five (45) dB CNEL in all habitable rooms. In conjunction with this construction, all associated outdoor living areas shall be sound attenuated, if necessary, against present and projected highway noise so as not to exceed a standard of sixty-five (65) dB CNEL. Prior to the issuance of any building permits for such development, an acoustical analysis report describing the sound attenuation measures required to satisfy the noise standards shall be prepared by a Cityapproved acoustical consultant and submitted to the Community Development Director for approval. The report shall include satisfactory evidence indicating that the sound attenuation measures have been incorporated into the design of the project.
All nonresidential structures shall be sound attenuated against the combined impact of all present and projected noise from exterior noise sources as necessary to meet the interior noise criteria of the General Plan Noise Element. Prior to the issuance of any building permits, evidence prepared by a Cityapproved acoustical consultant that these standards will be satisfied in a manner consistent with applicable zoning regulations shall be submitted to the Community Development Director in the form of an acoustical analysis report describing in detail the exterior noise environment and the acoustical design features required to achieve the interior noise standard and which indicate that the sound attenuation

measures specified have been incorporated into the design of the project.

Prior to the issuance of a building permit for a structure that penetrates the 100:1 Notice Surface pursuant to FAR Part 77.13, the project applicant shall submit a “Notice of Proposed Construction” to the Federal Aviation Administration (FAA), which will initiate an Aeronautical Study of the project by the FAA. Upon completion of the FAA Aeronautical Study, the project applicant shall submit evidence to the Community Development Director that restrictions and conditions, if any, imposed on the project by the FAA have been incorporated into the design of the project.
All projects including, but not limited to, General Plan amendments and zone changes within the project area pertinent to the Airport Land Use Commission’s (ALUC) John Wayne Airport “Airport Environs Land Use Plan” shall be referred to ALUC until such time as the City becomes a “Consistent Local Agency” as defined by ALUC. For purposes of this requirement, the term “project” shall include those applications requiring discretionary approvals, tentative tract map or parcel map approvals or modifications, and/or condominium conversions. Such projects shall not include minor modifications, such as remodels and additions to single-family dwelling units with no intensification of development. (Ord. 2023-22 § 940, 2023; Ord. 2010-21 § 1 (Exh. A)(part), 2010)

20.90.050 Open Space and Recreation District: SP-7 (OSR). ¶

A. Purpose and Intent. The SP-7 (OSR) District is established to ensure the long-term use and viability of the Newport Beach Golf Course.

B. Principal Uses Permitted.

The following principal use is permitted: a. Local and buffer greenbelts.
The following principal use is permitted sub-

ject to the approval of a minor use permit per Part 5 of this title:

a. Public/private utility buildings and struc-
tures.

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The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Part 5 of this title:

a. Golf courses.
b. Outdoor commercial recreation.

C. Accessory Uses Permitted. Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site including:

Detached buildings.
Fences and walls.
Signs per Chapter 20.42. No sign shall exceed six square feet in area unless otherwise approved through a comprehensive sign permit or modification permit in accordance with Chapter 20.42 and Part 5 of this title.
Restrooms.
Any other accessory use or structure which the Community Development Director finds consistent with the purpose and intent of this district.

D. Prohibited Uses. The following uses are specifically prohibited:

All uses not listed in this section as permitted.

E. Site Development Standards.

Building Site Area. One acre minimum.
Building Height. Eighteen (18) feet maxi-

mum unless otherwise provided for by an approved use permit.

Building Setbacks. Twenty (20) feet minimum from all property lines.
Off-Street Parking. Per Chapter 20.40.
Lighting. All lighting shall be designed and located so that direct light rays are confined to the premises. (Ord. 2023-22 § 941, 2023; Ord. 2010-21 § 1 (Exh. A)(part), 2010)

20.90.060 Residential Equestrian District: SP7 (REQ). ¶

A. Purpose and Intent. The SP-7 (REQ) District is established to provide for the development and maintenance of a single-family residential neighborhood in conjunction with limited equestrian uses. A rural character with an equestrian theme shall predominate.

B. Principal Uses Permitted.

The following principal uses are permitted:

a. Single-family detached dwellings or single-

family mobile homes (one per building site).

b. Residential care facilities, small licensed.
c. Parks, playgrounds, and athletic fields (non-
commercial).
- d. Riding and hiking trails.

e. Small family child care homes (see Section 20.48.070, Day Care Facilities (Adult and Child)).

The following principal uses are permitted subject to the approval of a minor use permit per Part 5 of this title:

a. Communication transmitting, reception, or relay facilities.

b. Public/private utility buildings and structures.

c. Large family child care homes (see Section 20.48.070, Day Care Facilities (Adult and Child)).

The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Part 5 of this title:

a. Fire and police stations. b. Churches, temples, and other places of wor-

ship.

c. Educational institutions.
d. Libraries.

e. Any other use which the Planning Commission finds consistent with the purpose and intent of this district.

C. Temporary Uses Permitted. The following temporary uses are permitted, subject to approval of a limited term permit per Part 5 of this title:

Continued use of an existing building during construction of a new building.
Mobile home residence during construction. D. Accessory Uses Permitted. Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site including:
Garages and carports.
Swimming pools.
Fences and walls.
Patio covers.
Signs per Chapter 20.42. No sign shall exceed six square feet in area unless otherwise approved through a comprehensive sign permit or

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modification permit in accordance with Chapter 20.42 and Part 5 of this title.

Home occupations per Section 20.48.110.
The keeping of the following animals for the recreational enjoyment of persons residing on the same building site, subject to the noted restrictions: a. Any animal if kept exclusively within the residence.

b. Horses and ponies, limited to the following (offspring exempt up to the age of eight months):

Size of Building Site (sq. ft.)	Maximum Number Permitted
Less than 10,000	1
10,000 to 15,000	2
Greater than 15,000	3 to 6*

c. Goats, sheep, pigs and cows only on building sites greater than fifteen thousand (15,000) square feet in size and limited to: (i) no more than two adult animals of any one species per building site and (ii) no more than a total of six adult animals, including horses and ponies, per building site. Offspring are exempt until such time as they are weaned.

d. Rabbits, chickens and ducks, limited to no more than a total of six of such animals per building site.

e. Up to three dogs and three cats. Offspring are exempt up to the age of four months. The keeping of four or more dogs or four or more cats over the age of four months is also permitted subject to obtaining an animal permit per County health regulations.

Subject to compliance with the property maintenance standards in subsection (G) of this section.
- f. Minimum setbacks for the keeping of animals shall be as follows:

	From Ultimate Street Right-of-Way Line	From Ultimate Street Right-of-Way Line	From Property Line Abutting RSF or BP Districts	From Property Line Abutting RSF or BP Districts	From Property Line Abutting REQ District	From Property Line Abutting REQ District
	Front	Side	Front	Side	Front	Side
All structures housing animals (e.g., corrals, pens, stalls, cages, doghouses)	50	20	25	25	5*	5*
Exercise areas	25	10	0	0	0	0

Required for covered portions of structures only.

Accessory dwelling unit in conformance with Section 20.48.200.
Any other accessory use or structure which the Community Development Director finds consistent with the purpose and intent of this District.

E. Prohibited Uses. The following uses are specifically prohibited:

All uses not listed in this section as permitted. 2. The storage of vehicles, equipment, or prod-

ucts related to commercial activities not permitted in this district.

The keeping of animals for any commercial purpose except in the Commercial Stable (S) District, where applicable.
Commercial kennels.
Apiaries.
Aviaries.

F. Site Development Standards.

Building Site Area. Nineteen thousand eight hundred (19,800) square feet minimum. (Minimum site area does not apply to parcels in existence prior to October 1986.)
Building Height. Thirty-five (35) feet maximum. Roof-mounted mechanical equipment shall not be visible from any existing dwelling unit located three hundred (300) feet or less from the subject building site.

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Building Setbacks.

a. Front Setback. Twenty (20) feet minimum.
b. Side Setback. Five feet minimum.

c. Rear Setback. Twenty-five (25) feet mini-

mum.

Off-Street Parking. Per Chapter 20.40.
Lighting. All lighting shall be designed and located so that direct light rays are confined to the premises.

G. Property Maintenance Standards.

Purpose and Intent. Within the REQ District, most lots are relatively small (less than one-half acre), narrow (sixty-six (66) feet wide), and surrounded by existing tract housing, existing retail commercial uses and proposed business park development. Due to the unique size and configuration of these lots and their close proximity to more urbanized uses, it is necessary to adopt property maintenance standards for the noncommercial keeping of horses and ponies for the purpose of ensuring compatibility with surrounding land uses.

e), and surrounded by existing tract housing, existing retail commercial uses and proposed business park development. Due to the unique size and configuration of these lots and their close proximity to more urbanized uses, it is necessary to adopt property maintenance standards for the noncommercial keeping of horses and ponies for the purpose of ensuring compatibility with surrounding land uses.

The following standards shall apply to building sites with three to six horses and/or ponies over the age of eight months:

a. The property owner or tenant shall initiate and maintain a program of proper manure management. The property owner or tenant shall provide for the daily collection of manure from in and around corrals and exercise areas. Manure shall be stored in covered containers. In no case shall manure be permitted to remain in any container for a period exceeding seven days.

b. A program of continuous dust control of the entire premises shall be carried out. A method for light watering of arenas and exercise areas shall be maintained. In lieu of watering, chemical control of dust may be permitted.

c. There shall be adequate and effective control of insects and rodents and such control shall be vigorously maintained at all times. All dry grains and pellets shall be stored in rodent-proof containers (i.e., well-sealed and preferably metal containers). Hay shall be stored on a raised platform with a minimum six-inch clearance above the surrounding area.

d. Combustible materials and/or solutions shall be maintained a minimum of twenty-five (25) feet from all residential structures and structures housing animals.

e. The property owner or tenant shall allow no animal to constitute or cause a hazard or be a menace to the health, safety, or peace of the community. The property owner or tenant shall keep all animals in such manner as may be prescribed to protect the animals from the public and the public from the animals.

f. The property owner or tenant shall make every reasonable effort to recapture every animal that escapes. Escapes of animals wherein the recapture of the animal cannot be immediately accomplished shall be reported to City Animal Control.

H. Dumpster Regulations. Dumpsters shall not be placed within the front setback area of a building site for a single-family residence built after January 1, 2000, or any residence being remodeled and/or repaired at a cost of more than twenty-five (25) percent of the value of the existing residence. Dumpsters shall be effectively screened from view from the street right-of-way with appropriate screening material, i.e., block wall or wood fencing at a minimum height to completely screen the container. (Ord. 2023-22 § 942, 2023; Ord. 2017-11 § 9, 2017; Ord. 2013-21 §§ 1, 2, 2013; Ord. 2010-21 § 1 (Exh. A)(part), 2010)

20.90.070 Residential Kennel District: SP-7 (RK). ¶

A. Purpose and Intent. The RK District is established to provide for the development and maintenance of a neighborhood which includes singlefamily residences in conjunction with commercial kennel businesses.

B. Principal Uses Permitted.

The following principal uses are permitted: a. Single-family detached dwellings or singlefamily mobile homes (one per building site).

b. Community care facilities serving six or fewer persons and large family day care homes.

c. Parks, playgrounds, and athletic fields (noncommercial).

d. Riding and hiking trails.

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The following principal uses are permitted subject to the approval of a minor use permit per Part 5 of this title:

a. Communication transmitting, reception, or relay facilities.

b. Public/private utility buildings and structures.

The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Part 5 of this title:

a. Commercial kennels when in conjunction with a single-family residence on the same building site, subject to obtaining a kennel license pursuant to Chapter 7.35.

b. Any other use which the Planning Commission finds consistent with the purpose and intent of this district.

C. Temporary Uses Permitted. The following temporary uses are permitted, subject to approval of a limited term permit per Part 5 of this title:

Continued use of an existing building during construction of a new building.
Mobile home residence during construction. D. Accessory Uses Permitted. Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site, to include:
Garages and carports.
Swimming pools.
Fences and walls. 4. Patio covers.
Signs per Chapter 20.42. No sign shall exceed six square feet in area unless otherwise approved through a comprehensive sign permit or modification permit in accordance with Chapter 20.42 and Part 5 of this title.
Home occupations per Section 20.48.110.
The keeping of the following animals for the recreational enjoyment of persons residing on the same building site, subject to the noted restrictions: a. Any animal if kept exclusively within the residence.

b. Up to three dogs and three cats. Offspring are exempt up to the age of four months. The keeping of four or more dogs or four or more cats over the age of four months is also permitted subject to obtaining a kennel operator permit pursuant to Chapter 7.35.

c. Accessory buildings used for the keeping of animals shall not be less than sixty (60) feet from the front property line nor less than twenty (20) feet from any side or rear property line.

Accessory dwelling unit in conformance with Section 20.48.200.
Any other accessory use or structure which the Community Development Director finds consistent with the purpose and intent of this district.

E. Prohibited Uses. The following uses are specifically prohibited:

All uses not listed in this section as permitted.
The storage of vehicles, equipment, or prod-

ucts related to commercial activities not permitted in this district.

Apiaries.
The keeping of animals, except dogs and cats, other than in the residence.
- F. Site Development Standards.
Building Site Area. Eight thousand (8,000)

square feet minimum.

Building Height. Thirty-five (35) feet maximum.
Building setbacks, except for commercial kennels.

a. Front Setback. Twenty (20) feet minimum. b. Side Setback. Five feet minimum.
c. Rear Setback. Twenty-five (25) feet mini-

mum.

Kennel Facilities. Commercial kennel facilities shall be located in compliance with the following:

a. Location of Attached Accessory Structures. Accessory structures which are attached to a main building shall comply with the setback requirements for a main building.

b. Location of Detached Accessory Structures. For the purposes of this section, detached accessory structures are those which are separated from a main building by a minimum open clear space of thirty (30) inches. Detached accessory structures shall be permitted anywhere on the building site except within the following areas:

i. Within the ultimate right-of-way. ii. Within the area designated on an approved building line plan as a setback area applicable to accessory buildings.

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iii. Within those areas where fences and walls are limited to a maximum height of three and onehalf feet per this Code.

iv. Within the front fifty (50) feet or front onehalf of any building site, whichever is less.

v. Within the panhandle portion of a panhandle building site.

Off-Street Parking. Per Chapter 20.40.
Lighting. All lighting shall be designed and located so that direct light rays are confined to the premises.

G. Special Regulations.

Building Site Area. An amendment to a valid use permit or certificate of use and occupancy for a commercial kennel may be approved administratively by the Community Development Director, and shall not require an acoustical analysis report per subsection (G)(2) of this section if all of the following conditions apply:

a. The proposed change does not increase the overall size of the facility by more than ten (10) percent from that shown on the current plot plan;

b. The proposed change does not increase the number of dog runs from that shown on the current plot plan;

c. The proposed change does not intensify any accessory uses (e.g., grooming parlor, sale of pet supplies, training classes) allowed by the current permit and does not provide for any additional accessory uses;

d. The proposed change is consistent with the setback standards for kennel facilities as set out in subsection (F) of this section; and

e. The proposed change satisfies the required findings for use permits in Part 5 of this title.

For all new commercial kennels or for structural modifications to existing kennel facilities requiring a use permit, an acoustical analysis report and appropriate plans shall be submitted describing the noise generating potential of the proposed project and proposed attenuation measures to assure compliance with Chapter 10.26 (Community Noise Control). The report shall be prepared by a Cityapproved acoustical consultant and submitted to the Community Development Director for review and approval. The approved attenuation features shall be incorporated into the plans and specifications of the

project. (Ord. 2023-22 § 943, 2023; Ord. 2017-11 § 10, 2017; Ord. 2010-21 § 1 (Exh. A)(part), 2010)

20.90.080 Residential Single-Family District: SP-7 (RSF). ¶

A. Purpose and Intent. The RSF District is established to provide for the development and maintenance of medium density single-family detached residential neighborhoods. Only those uses are permitted that are complementary to and can exist in harmony with such a residential neighborhood.

B. Principal Uses Permitted.

The following principal uses are permitted: a. Single-family detached dwellings or singlefamily mobile homes (one per building site);

b. Residential care facilities, small licensed. c. Parks, playgrounds, and athletic fields (noncommercial);

d. Riding and hiking trails.

e. Small family child care homes (see Section 20.48.070, Day Care Facilities (Adult and Child)).

The following principal uses are permitted subject to the approval of a minor use permit per Part 5 of this title:

a. Communication transmitting, reception, or relay facilities;

b. Public/private utility buildings and structures;

c. Large family child care homes (see Section 20.48.070 (Day Care Facilities (Adult and Child))).

The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Part 5 of this title:

a. Fire and police stations; b. Churches, temples, and other places of wor-

ship;

c. Any other use which the Planning Commission finds consistent with the purpose and intent of this district.

C. Temporary Uses Permitted. The following temporary uses are permitted, subject to approval of a limited term permit per Part 5 of this title:

Continued use of an existing building during construction of a new building.
Mobile home residence during construction.

D. Accessory Uses Permitted. Accessory uses and structures are permitted when customarily asso-

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ciated with and subordinate to a principal permitted use on the same building site including:

Garages and carports.
Swimming pools.
Fences and walls.
Patio covers.
Signs per Chapter 20.42. No sign shall exceed six square feet in area unless otherwise approved through a comprehensive sign permit or modification permit in accordance with Chapter 20.42 and Part 5 of this title.
1. Home occupations per Section 20.48.110.
The noncommercial keeping of pets and ani-

mals as follows:

a. The noncommercial keeping of pets and animals weighing less than three hundred (300) pounds and not prohibited per subsection (E) of this section (Prohibited Uses), are subject to the following standards: pens, cages, and other structures specifically for the keeping of animals other than in the residence shall be located at least twenty-five (25) feet from any residential window located on an adjoining building site. Exceptions to the above may be provided for by a use permit approved by the Community Development Director.

of this section (Prohibited Uses), are subject to the following standards: pens, cages, and other structures specifically for the keeping of animals other than in the residence shall be located at least twenty-five (25) feet from any residential window located on an adjoining building site. Exceptions to the above may be provided for by a use permit approved by the Community Development Director.

b. The noncommercial keeping of horses on land immediately adjacent to the Recreation Equestrian District (REQ); provided, that no horse shall be permitted on a building site containing less than ten thousand (10,000) square feet of land area, and pens, cages, and other structures specifically for the keeping of horses shall be located at least fifty (50) feet from any residential window located on an adjoining building site. One or two adult horses are permitted on a building site containing between ten thousand (10,000) and fifteen thousand (15,000) square feet of land area. One additional adult horse may be kept for each additional ten thousand (10,000) square feet, with a maximum of six horses on any one building site. The offspring of such animals shall be considered adults when eight months old. Exceptions to the above may be provided for via a use permit approved by the Community Development Director.

c. Any nonconforming use of any property within this district for the maintenance of pets and animals other than those enumerated in this section shall be terminated within one year of the enactment

of this section. In any case in which a building in excess of six hundred (600) square feet has been erected pursuant to a validly issued permit for the maintenance of pets and animals, the amortization period of continuation of such use shall be extended for four additional years.

Accessory dwelling unit in conformance with

Section 20.48.200.

Any other accessory use or structure which the Community Development Director finds consistent with the purpose and intent of this district.

E. Prohibited Uses. The following uses are specifically prohibited:

All uses not listed in this section as permitted. 2. The storage of vehicles, equipment, or prod-

ucts related to commercial activities not permitted in this district.

The keeping of animals for any commercial purpose unless provided for by an approved use permit.
1. Apiaries.
- F. Site Development Standards.
Building Site Area. Seven thousand two hun-

dred (7,200) square feet minimum, except as otherwise identified on the Land Use District Map.

Building Height. Thirty-five (35) feet maximum. Roof-mounted mechanical equipment shall not be visible from any existing dwelling unit located three hundred (300) feet or less from the subject building site.
Building Setbacks.

a. Front Setback. Twenty (20) feet minimum.
b. Side Setback. Five feet minimum.
c. Rear Setback. Twenty-five (25) feet mini-

mum.

Off-Street Parking. Per Chapter 20.40.
Lighting. All lighting shall be designed and located so that direct light rays are confined to the premises. (Ord. 2023-22 § 944, 2023; Ord. 2017-11 § 11, 2017; Ord. 2010-21 § 1 (Exh. A)(part), 2010)

20.90.090 Residential Multiple-Family District: SP-7 (RMF). ¶

A. Purpose and Intent. The RMF District is established to provide for the development and maintenance of high-density multifamily residential neighborhoods with a moderate amount of open

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space. Only those uses are permitted that are complementary to and compatible with such a residential neighborhood.

B. Principal Uses Permitted.

The following principal uses are permitted:

a. Multifamily projects of four or less dwelling

units.

b. Single-family detached dwellings or singlefamily mobile homes (one per building site).

c. Community care facilities serving six or fewer persons and large family day care homes.

d. Parks, playgrounds, and athletic fields (noncommercial).

e. Riding and hiking trails.

The following principal uses are permitted subject to the approval of a minor use permit per Part 5 of this title:

a. Multifamily projects of five or more dwelling units.

b. Communication transmitting, reception, or relay facilities.

c. Public/private utility buildings and structures.

The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Part 5 of this title: a. Fire and police stations.

b. Churches, temples, and other places of wor-

ship.

c. Mobile home parks and subdivisions.

d. Residential condominium, stock cooperative and community apartment projects, Title 19 (Subdivision Code).

e. Any other use which the Planning Commission finds consistent with the purpose and intent of this district.

C. Temporary Uses Permitted. The following temporary uses are permitted, subject to approval of a limited term permit per Part 5 of this title:

Continued use of an existing building during construction of a new building.
Mobile home residence during construction.

D. Accessory Uses Permitted. Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site including:

Swimming pools.
Fences and walls.
Signs per Chapter 20.42. No sign shall exceed six square feet in area unless otherwise approved through a comprehensive sign permit or modification permit in accordance with Chapter 20.42 and Part 5 of this title.
Home occupations per Section 20.48.110. 6. The noncommercial keeping of pets and animals.
Any other accessory use or structure which the Community Development Director finds consistent with the purpose and intent of this district.
Accessory dwelling unit in conformance with Section 20.48.200.

E. Prohibited Uses. The following uses are specifically prohibited:

All uses not listed in this section as permitted. 2. The storage of vehicles, equipment, or products related to commercial activities not permitted in this district.
The keeping of animals for any commercial purpose unless provided for by an approved use permit.
- F. Site Development Standards.
Building Site Area. Seven thousand two hun-

dred (7,200) square feet minimum.

Building Height. Thirty-five (35) feet maxi-

mum.

Area per Unit. Three thousand (3,000) square feet minimum net land area per dwelling unit except as otherwise identified on the Land Use District Map.
Distance Between Principal Structures. Fifteen (15) feet minimum.
Building Setbacks.

a. Front Setback. Twenty (20) feet minimum. b. Side Setback. Five feet minimum.
c. Rear Setback. Twenty-five (25) feet mini-

mum.

Off-Street Parking. Per Chapter 20.40. 7. Lighting. All lighting shall be designed and located so that direct light rays are confined to the premises. (Ord. 2023-22 § 945, 2023; Ord. 2018-14 § 5, 2019; Ord. 2010-21 § 1 (Exh. A)(part), 2010)
Garages and carports.

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20.90.100 Horticultural Nursery District: SP7 (HN). ¶

A. Purpose and Intent. The HN District is established to ensure the long-term use and viability of the horticultural nursery uses located along Orchard Drive in the western section of Santa Ana Heights.

B. Principal Uses Permitted.

The following principal use is permitted:

a. Wholesale plant nurseries.

The following principal use is permitted sub-

ject to the approval of a minor use permit per Part 5 of this title:

a. Public/private utility buildings and struc-
tures.

C. Temporary Uses Permitted. Temporary uses are permitted subject to approval of a limited term permit per Part 5 of this title.

D. Accessory Uses Permitted. Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site including:

Detached buildings.
Fences and walls.
Signs. Signs are permitted subject to the provisions of Chapter 20.42. No sign shall exceed twenty-five (25) square feet in area or be lighted or illuminated unless otherwise approved through a comprehensive sign permit or modification permit in accordance with Chapter 20.42 and Part 5 of this title.
Any other accessory uses or structures which the Community Development Director finds consistent with the purpose and intent of this district. E. Prohibited Uses. The following uses are specifically prohibited:
1. All uses not listed in this section as permitted. 2. Retail nurseries.
The commercial stockpiling or processing of

manure.

F. Site Development Standards.

Building Site Area. Twenty-eight thousand

(28,000) square feet minimum.

Building Site Width. Seventy (70) feet mini-

mum. 3. Building Height. Thirty-five (35) feet maximum.

Building Setbacks.

a. Front Setback. Twenty (20) feet minimum.
b. Side Setback. Five feet minimum.
c. Rear Setback. Twenty-five (25) feet mini-

mum.

Off-Street Parking. Per Chapter 20.40. 6. Lighting. All lighting shall be designed and

located so that direct light rays are confined to the premises. (Ord. 2023-22 § 946, 2023; Ord. 2010-21 § 1 (Exh. A)(part), 2010)

20.90.110 General Commercial District: SP-7 (GC). ¶

A. Purpose and Intent. The GC District is established to provide regulations for the commercial areas along South Bristol Street and to ensure the continuation of commercial uses which offer a wide range of goods and services to both the surrounding residential and business communities. It is intended to promote the upgraded aesthetic image of the community and reduce conflicts between commercial and residential uses.

B. Principal Uses Permitted. 1. The following principal uses are permitted subject to the approval of a minor use permit per Part 5 of this title:

a. Retail businesses.
b. Service businesses.
c. Professional and administrative offices.
d. Civic and governmental uses.
e. Financial institutions.
f. Print shops.
g. Animal clinics and hospitals.
h. Automobile parking lots and structures per
Chapter 20.40.
- i. Automobile repair specialty shops.
- j. Automobile dealerships.
- k. Churches, temples, and other places of wor-

ship.

l. Commercial recreation.
m. Communication transmitting, reception or
relay facilities.
- n. Day nurseries.
- o. Hotels and motels.
p. Public/private utility buildings and struc-
tures.
- q. Restaurants.

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r. Wholesale business offices with samples on the premises but not to include general storage.

The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Part 5 of this title:
- a. Automobile washing.
- b. Mini-storage facilities.
- c. Retail sale of building materials.

d. Automobile service stations per Section
20.48.210.

e. Convalescent homes.

f. Commercial kennels subject to issuance of a kennel license in accordance with Section 7.04.090.

g. Helistops.
h. Hospitals.

i. Milk processing and distribution in connection with retail dairy outlets.

j. Mortuaries. k. Sanitariums, mental and health.

l. Any other use which the Planning Commission finds consistent with the purpose and intent of this district.

C. Temporary Uses Permitted. Temporary uses are permitted subject to approval of a limited term permit per Part 5 of this title.

D. Accessory Uses Permitted. Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site including:

Detached buildings. 2. Fences and walls.
Signs. The following signs shall be permitted, subject to the restrictions specified and the provisions of Chapter 20.42:

a. Wall Signs. Business or identification wall signs shall not exceed one square foot of sign area for each linear foot of frontage of the building, or portion thereof, involved. The total aggregate sign area for such signs shall not exceed one hundred fifty (150) square feet for each business. If the building frontage of any business is less than twenty-five (25) square feet, only one sign, with a maximum area of twenty-five (25) feet, shall be permitted for each business.

e foot of sign area for each linear foot of frontage of the building, or portion thereof, involved. The total aggregate sign area for such signs shall not exceed one hundred fifty (150) square feet for each business. If the building frontage of any business is less than twenty-five (25) square feet, only one sign, with a maximum area of twenty-five (25) feet, shall be permitted for each business.

b. Monument/Ground Signs. One business or identification sign, including the foundation, not exceeding fifty (50) square feet in area or four feet in

height may be permitted on each additional street frontage that is in excess of ninety-nine (99) feet in length.

c. Larger Monument/Ground Signs. A business or identification sign, including the foundation, measuring more than fifty (50) square feet in area and/or exceeding four feet in height may be permitted subject to a use permit approved by the Planning Commission per Part 5 of this title. Applications for signs shall be accompanied by scale drawings indicating the size, sign copy, color, method and intensity of illumination, height, sign area, and location of all signs on the building site.

d. Temporary Pole Signs. Temporary nonilluminated construction signs, real estate signs, and travel direction signs are permitted. However, no such sign shall be more than sixteen (16) feet in height or the following square feet in area:

i. Construction Project Signs. Thirty-two (32) square feet maximum.

ii. Real Estate Signs. For residential building sites with four or less units, six square feet. For residential building sites with five or more units, thirtytwo (32) square feet. For nonresidential, thirty-two (32) square feet.

iii. Off-Site Travel Directional Signs. Subject to approval of a limited term permit per Part 5 of this title. Sign location(s), number, and area shall be as specified in the permit. (For purposes of this specific plan, “travel direction sign” shall mean a sign to inform the motorist as to the route or direction of travel in order to arrive at the residential development project for sale or rent to which it pertains.)

e. Permanent Pole Signs. Business and identification pole signs may be permitted subject to a use permit approved by the Planning Commission per Part 5 of this title. Applications for such pole signs shall be accompanied by scale drawings indicating the size, sign copy, color, method and intensity of illumination, height, sign area, and location of all signs on the building site.

f. Sign Programs. Multiple building sites that share a common access may develop a sign program subject to approval of a comprehensive sign program by the Zoning Administrator per Chapter 20.42. Applications for such sign programs shall be accompanied by scale drawings indicating the size, sign

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copy, color, method and intensity of illumination, height, sign area, and location of all signs on the building site.

g. Other Signs. Except for signs specifically prohibited below, any sign may be permitted subject to a use permit approved by the Planning Commission per Part 5 of this title.

h. Prohibited Signs. The following signs are specifically prohibited:

i. Outdoor advertising signs or billboards.
ii. Roof and projecting signs. iii. Banner signs.
iv. Electronic message board signs. v. Portable signs.
vi. Electronic flashing/blinking signs. vii. Rotating signs.

Any other accessory uses or structures which the Community Development Director finds consistent with the purpose and intent of this district.

E. Prohibited Uses. The following uses are specifically prohibited:

All uses not listed in this section as permitted.
Automobile repair, tire retreading, fender and body repair and paint shops.
Automobile wrecking, junk and salvage

yards.

Bottling plants.
Rental and sales agencies for agricultural,

industrial and reconstruction equipment.

Warehouses, contractors’ storage and equip-

ment yards, work and fabricating areas.

Welding shops.
Drive-through facility or restaurant abutting

the REQ District, unless approved prior to September 20, 1996.

F. Site Development Standards.

Floor Area Ratio (FAR). Maximum of 0.5.
Building Site Area. No minimum required.
Building Height. Thirty-five (35) feet maxi-

mum.

Building Setbacks.

a. Front Setback. No minimum required.

b. Side Setback. No minimum required, except where a side property line abuts a residential district, in which case a minimum setback of ten (10) feet is required.

c. Rear Setback. No minimum required, except where a rear property line abuts a residential district, in which case a minimum setback of ten (10) feet is required. A minimum setback of five feet is required adjacent to an alley.

Vehicular Access Regulations. Street openings shall be a minimum of twenty-two (22) feet apart and twenty-two (22) feet from any existing street openings, measured at the ultimate street rightof-way line; however, every building site shall be permitted to have at least one street opening.
Off-Street Parking. Per Chapter 20.40. 7. Lighting. All lighting, exterior and interior,

shall be designed and located so that direct rays are confined to the premises.

Loading. All loading operations shall be performed on the site, and loading areas shall be screened by a landscape or architectural feature.
Trash and Storage Area. All storage of cartons, containers and trash shall be enclosed by a building or by a wall not less than six feet in height. If unroofed, no such area shall be located within forty (40) feet of any residential district.
Enclosed Uses. All commercial uses and their related products shall be contained entirely within a completely enclosed structure, except for parking and loading areas, and except for outdoor uses expressly permitted by an approved modification permit or use permit.
Screening.

a. An opaque screen shall be installed and maintained along all district boundaries where the premises abut areas zoned for residential or agricultural uses. A screen shall consist of one or any combination of the following types:

i. Walls. A wall shall consist of concrete, stone, brick, tile or similar type of solid masonry material a minimum of four inches thick.

ii. Berms. A berm shall be not more than twenty (20) feet in width at the base. It shall be constructed of earthen materials and it shall be landscaped.

iii. Fences—Solid. A solid fence shall be constructed of wood or other materials and shall form an opaque screen.

iv. Fences—Open. An open weave or mesh type fence shall be combined with plant materials to form an opaque screen.

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v. Planting. Plant materials, when used as a screen, shall consist of compact evergreen plants. They shall be of a kind, or used in such a manner, so as to provide screening, having a minimum width of two feet within eighteen (18) months after initial installation. Permanent watering facilities shall be provided. If, eighteen (18) months after installation, plant materials have not formed an opaque screen or if an opaque screen is not maintained, the Community Development Director shall require that either walls, berms, or a solid fence be installed.

b. Screen heights shall not be less than six feet in height except where a shorter height is required per applicable provisions of this Code.

c. No signs or sign supports except those specified in the off-street parking regulations shall be permitted on any required screening.

Buffer Area. A minimum six-foot-high slump block wall shall be constructed along property lines abutting the REQ District, except within the front setback area, where the height shall be no greater than three and one-half feet. Landscaping adjacent to this wall shall be in conformance with the provisions of Section 20.90.030 (Design Guidelines) and Exhibit 20.90-7. (Ord. 2023-22 § 947, 2023; Ord. 2010-21 § 1 (Exh. A)(part), 2010)

20.90.120 Business Park District: SP-7 (BP). ¶

A. Purpose and Intent. The BP District is established to provide for the development and maintenance of professional and administrative offices, commercial uses, specific uses related to product development, and limited light industrial uses. Attention shall be given to the protection of the adjacent residential uses through regulation of building mass and height, landscape buffers, and architectural design features.

B. Principal Uses Permitted.

The following principal uses are permitted subject to the approval of a minor use permit per Part 5 of this title:

a. Professional and administrative offices. b. Financial institutions. c. Civic and government uses. d. Office-serving commercial uses, including
restaurants, located within a building primarily devoted to office uses.
e. Communication transmitting, reception or
relay facilities.
- f. Public/private utility buildings and struc-
tures.
g. Blueprinting, reproduction and copying ser-
vices.
- h. Message, mail and delivery services.
- i. Medical and dental offices.
- j. Retail businesses.
- k. Service businesses.

The following principal uses are permitted

subject to the approval of a use permit by the Planning Commission per Part 5 of this title:

a. Restaurants subject to the following:
i. Not permitted adjacent to REQ lots.
ii. No live entertainment. iii. No dancing.
b. Automobile rental agencies not permitted
adjacent to REQ lots.
- c. Commercial recreation.
- d. Assembly of components or finished prod-
ucts.
e. Research, testing and development laborato-
ries.

f. Any other uses which the Planning Commission finds consistent with the purpose and intent of this district.

C. Temporary Uses Permitted. 1. Temporary uses per Part 5 of this title.

The following additional temporary uses are

permitted subject to approval of a limited term permit per Part 5 of this title:

a. Outdoor storage of passenger vehicles and vans, equipment, materials and temporary structures directly associated with these uses, in compliance with the site development standards identified below. A cash bond in the amount of five hundred dollars ($500.00) for each temporary structure shall be posted with the Community Development Director to guarantee the removal of each temporary structure upon the expiration of the use permit.

b. Commercial coaches serving as temporary office space. A cash bond in the amount of five hundred dollars ($500.00) for each commercial coach unit shall be posted with the Community Development Director to guarantee the removal of each commercial coach unit upon expiration of the use permit.

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c. Conforming uses shall be permitted in nonconforming structures subject to the approval of a minor use permit. Such building site shall conform with the parking requirements and site development standards contained in Chapter 20.40 and the site development standards contained in this section.

d. Any other uses which the Community Development Director finds consistent with the purpose and intent of this District.

Removal of Temporary Uses. The temporary use and accessory equipment, materials and structures permitted per subsection (C)(2) of this section shall be removed and the premises cleared of all debris within fourteen (14) days of the expiration of the applicable use permit.
Prohibited Temporary Uses. a. All uses not specifically permitted per this section.
- b. Storage of hazardous materials. c. Underground storage tanks.

d. Trucks and trailers exceeding three tons in
gross weight.

e. Vehicle repair (as a primary use), automobile junk and salvage yards.

f. Any use which the Community Development Director finds would result in conditions or circumstances contrary to public health, safety and general welfare.

Time Limits. Limited term permits for temporary uses permitted per subsection (C)(2) of this section shall be approved for a maximum of five years from the date of final determination. At the end of that time period, the permit shall be reviewed and may be extended from one to five years at the discretion of the Zoning Administrator.
Site Development Standards for Temporary Uses.

a. Perimeter Wall or Fence. An opaque wall or fence shall be constructed at six feet in height along the side property line and at eight feet in height maximum along the rear property line, measured from the highest adjacent finished grade of the subject site. For property lines adjacent to the REQ District, an eight-foot-high wall shall be required. In addition, a front wall or fence may be required at the discretion of the Community Development Director. Fence or wall materials and height shall be subject to approval

at the discretion of the Community Development Director. However, open chain link or chain link with wooden or plastic slats shall be prohibited.

b. Setbacks. Setbacks for any temporary building, wall, fence or storage area shall be ten (10) feet from any property line abutting a public street.

c. Landscaping. A landscape plan shall be required within the ten (10) foot setback area adjacent to any public street. Landscaping in these areas shall be used to screen temporary buildings, fences, walls or storage areas which may be visible from a public street. This landscaping shall be consistent with the design guidelines of Section 20.90.030.

d. Lighting. All lighting shall be designed and located so as to confine direct rays to the premises. e. Utility Poles and Overhead Wires. All public utility wires and lines shall be undergrounded within the ten (10) foot setback area adjacent to any public street where undergrounding of utilities exists. Connections to existing utility poles will be allowed temporarily until such time as undergrounding of utilities within the street is implemented.

f. All-Weather Surface. An all-weather surface (e.g., asphalt, concrete or other approved material) at least four inches thick shall be provided for all storage areas including storage areas for equipment, materials, and vehicles.

g. Height Limit. The height of vehicles, equipment or materials stored on the subject property shall not exceed ten (10) feet and structures and commercial coaches shall not exceed sixteen (16) feet. In all cases, the height of vehicles, equipment, materials, structures and commercial coaches shall not exceed six feet if within ten (10) feet of the perimeter wall or fence.

h. Hours of Operation. Commercial operations shall occur only between the hours of 7:00 a.m. and 10:00 p.m., to ensure compatibility with surrounding land uses.

D. Accessory Uses Permitted. Accessory uses and structures are permitted when customarily associated with and subordinate to a principal permitted use on the same building site including:

Automobile parking structures, in compliance with the site development standards in subsection (F) of this section.
Other detached buildings.

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Fences and walls.
Signs per subsection (F) of this section.
Any other accessory use or structure which the Community Development Director finds consistent with the purpose and intent of this district.

E. Prohibited Uses. The following uses are specifically prohibited:

All uses not listed in this section as permitted. 2. Outdoor storage of any equipment, materials, apparatus or vehicles greater than one ton unless allowed by a use permit under subsection (C) of this section (Temporary Uses Permitted).
Adult entertainment businesses and adult-oriented businesses.
Educational institutions.
Hospitals and nursing homes.
Residential uses.
Manufacturing uses, unless allowed by a use permit under subsection (C) of this section (Temporary Uses Permitted).
Day nurseries.
Automobile wrecking, junk and salvage yards.
Vehicle engine/transmission rebuilding as a primary use.
Any use which the Community Development Director finds would result in conditions or circumstances contrary to public health, safety and general welfare.

F. Site Development Standards.

Floor Area Ratio (FAR). Maximum of 0.5. 2. Building Site Area. Nineteen thousand eight hundred (19,800) square feet minimum, except as modified by special symbol per Section 20.90.040(B).
Building Site Coverage. Forty (40) percent maximum.
Building Height. Fifteen (15) feet maximum or sloping up to eighteen (18) feet maximum in the first twenty (20) feet measured from the front property line, and then thirty (30) feet maximum for structures located less than seventy-five (75) feet from any property line abutting the REQ District and thirty-seven (37) feet for structures located seventyfive (75) feet or more from any property line abutting the REQ District. Roof-mounted mechanical equipment shall comply with the following:

a. Mechanical roof screens may exceed the maximum thirty-seven (37) foot height limit by six feet; provided, that the roof screen is set back from the outside face of the main building parapet a minimum of ten (10) feet.

b. Roof screen materials and detailing must be compatible with the main building architecture.

c. Roof-mounted equipment shall not be visible from a point five feet above the centerline of the adjacent street(s) and from abutting lots in the REQ District, as calculated from a point five feet above existing grade level at a distance of three hundred (300) feet or less from the subject building site.

Building Setbacks.

a. Front Setback. Ten (10) feet minimum.

b. Side Setback. Zero feet minimum one side only and ten (10) feet minimum other side, except where the side property line abuts the REQ District, in which case the following shall apply:

i. For structures thirty (30) feet or less in height (including roof-mounted mechanical equipment): forty-five (45) feet minimum, to include a ten (10) foot wide landscape buffer adjacent to the property line.

ii. For structures greater than thirty (30) feet in height: seventy-five (75) feet minimum, to include a ten (10) foot wide landscape buffer adjacent to the property line.

c. Rear Setback. Zero feet minimum, except where the rear property line abuts the REQ District, in which case the following shall apply:

i. For structures thirty (30) feet or less in height: forty-five (45) feet minimum, to include a ten (10) foot wide landscape buffer adjacent to the property line.

ii. For structures greater than thirty (30) feet in height: seventy-five (75) feet minimum, to include a ten (10) foot wide landscape buffer adjacent to the property line.

Off-Street Parking. Per Chapter 20.40, except only one level of parking is permitted below any floor with office/commercial space.
Trash, Storage and Ground-Mounted Mechanical Equipment. All storage of cartons, containers and trash, along with ground-mounted mechanical equipment, shall be enclosed by a building or by a wall not less than six feet in height. No

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such structure shall be located within ten (10) feet of any property line abutting the REQ District. If unroofed, no such structure shall be located within forty (40) feet of any property line abutting the REQ District and no closer than ten (10) feet from any side property line abutting the BP District. (Refer to Section 20.90.030 for design guidelines.)

Enclosed Uses. All office and commercial uses and their related products shall be contained entirely within a completely enclosed structure except for parking and loading areas and outdoor uses expressly permitted by an approved use permit.
Landscaping. A minimum landscaped area shall be provided as follows:

a. Boundary landscaping with a minimum depth of ten (10) feet along all property lines abutting a public street, except for the area required for street openings.

b. Boundary landscaping with a minimum depth of three feet along all property lines not abutting a public street, except property lines abutting the REQ District where a minimum depth of ten (10) feet is required.

c. Landscaping shall be provided in conformance with the landscape guidelines of Section 20.90.030 (Design Guidelines).

Building Design. All development shall be in conformance with the guidelines of Section 20.90.030 (Design Guidelines) and the following:

a. On properties abutting the REQ District, a direct line of sight to abutting properties within the REQ District from second story openings, windows, usable balconies, open stairways, stairway landings or other architectural features shall be prohibited. In addition, all windows above the first floor facing the REQ District shall have a minimum height of six and one-half feet of permanent window treatment. This treatment may include integrally obscured glass, permanently positioned window louvers or other equally effective treatment as approved by the Planning Commission. Applied films to windows are prohibited.

b. Usable balconies, open stairways and landings or other architectural features shall be permitted on the sides and the front of the building, not facing the REQ District.

c. All roof structures, such as air conditioning units, ventilation devices or other roof-mounted appurtenances, shall be screened from view from a point five feet above the centerline of any adjacent street and from the REQ District or abutting lots in the REQ District, as calculated from a point five feet above existing grade level from a distance of three hundred (300) feet or less from the subject building site.

Lighting. All lighting, exterior and interior, shall be designed and located so that direct light rays are confined to the premises. (Refer to Section 20.90.030 for design guidelines.)
Buffer Area. A minimum six-foot-high slump block wall shall be constructed along property lines abutting the REQ District, except within the front setback area, where the height shall be no greater than three and one-half feet. Landscaping adjacent to this wall shall be in conformance with the provisions of Section 20.90.030 and Exhibit 20.90-7 (Design Guidelines).
Utility Poles and Overhead Wires. All public utility wires and lines shall be undergrounded within the ten (10) foot setback area adjacent to any public street.
Signs. The following signs shall be permitted, subject to the restrictions specified and the provisions of Chapter 20.42:

a. Ground Signs. One double-faced ground sign per building site within the required front setback area, containing only the address of the property. Ground signs shall not exceed six feet in height including any earth berm, pedestal, base or similar structure upon which the sign may be mounted.

Height to top of sign shall be measured from the top of curb for the adjacent public street. Each sign shall not exceed six square feet in area and shall be externally lighted. External lighting fixtures used to illuminate ground signs shall be concealed within plant materials or attached to and designed as an integral part of the sign. The sign and sign structure shall be designed and located so as not to create a sight distance safety problem for vehicle or pedestrian traffic.

b. Wall Signs. i. One identification sign placed on each wall facing a public street, relating only to the name and

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use of the building, up to a maximum of forty (40) square feet, and comprising no more than ten (10) percent of the area of the wall, including windows and door area, upon which the sign is located. Such signs shall be nonilluminated.

ii. Additionally, in multiple-tenancy office buildings, each individual tenant may have a wall sign over their entrance to identify only the name of the business. Each sign shall not exceed six square feet in area. Such signs shall not be located above the roof fascia, shall not have internal lighting, and shall be made of a material compatible with the materials of the building.

c. Building Directory Signs. One building directory at each main entrance to the building. Such directory shall have letters not exceeding two inches in height containing only the name of the tenants, the suite or office number, and the nature of the use or service rendered.

d. Real Estate Signs. One unlighted sign not to exceed twelve (12) square feet in area, pertaining only to the sale, lease or hire of the particular building, property or premises upon which displayed, and including no institutional advertising.

e. Internal Signs. All signs located within structures are permitted, provided such signs are not visible from any point on the boundary of the building site.

Drainage Plan. A drainage plan shall be submitted and approved as part of the use permit for each development showing the method for control and disposal of all waters flowing into, across and from the building site and a statement setting forth the method by which facilities shall be maintained. (Ord. 2023-22 § 948, 2023; Ord. 2010-21 § 1 (Exh. A)(part), 2010)

or adjacent to commercial or industrial districts, and may be used to buffer residential areas.

B. Principal Uses Permitted.

The following principal uses are permitted subject to the approval of a minor use permit per Part 5 of this title:

a. Automobile parking lots per Chapter 20.40. b. Churches, temples, and other places of wor-

ship.

c. Civic and government uses.
d. Communication transmitting, reception, or
relay facilities.
- e. Day care nurseries.
- f. Educational institutions serving adults.
- g. Financial institutions.
- h. Libraries and museums.
- i. Professional and administrative offices.
j. Public/private utility buildings and struc-
tures.

The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Part 5 of this title:

a. Any use which the Planning Commission finds consistent with the purpose and intent of this district.

C. Temporary Uses Permitted. Temporary uses, per Part 5 of this title, to include the following:

Commercial coaches.
Christmas tree sales.
Halloween pumpkin sales.

D. Accessory Uses Permitted. The following accessory uses and structures are permitted when customarily associated with and subordinate to a permitted principal use on the same building site.

Uses per Chapter 20.30, to include:

a. Detached buildings.
b. Fences and walls.

20.90.130 Professional and Administrative Office District: SP-7 (PA). ¶

A. Purpose and Intent. The PA District is established to provide for the development and maintenance of an optimal environment for moderate intensity professional and administrative office uses and related uses on sites with large landscaped open spaces and off-street parking facilities. This district is intended to be located on heavily traveled streets

Signs per Chapter 20.42.
Accessory uses and structures which the Community Development Director finds consistent with the purpose and intent of this district.

E. Prohibited Uses. The following uses are specifically prohibited:

Adult entertainment businesses and adult-oriented businesses.
All uses not listed in this section as permitted.

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F. Site Development Standards.

Floor Area Ratio (FAR). As specified on Table LU2 and Figure LU11 of the Land Use Element of the General Plan.
Building Site Area. Ten thousand (10,000) square feet minimum, except as modified by special symbol, per Section 20.90.040(B).
Building Site Width. Seventy-five (75) feet minimum.
Building Height. Thirty-five (35) feet maxi-

mum.

Building Site Coverage. Thirty-five (35) percent maximum.
Building Setbacks. Ten (10) feet minimum from any property line, ultimate street right-of-way, or alley, except zero feet side setback from alleys. 7. Off-Street Parking. a. Parking shall be provided as required by Chapter 20.40.

b. Parking on the front half of the lot shall have no direct access to the street and shall be under roof unless adequate screening of open parking can be provided by berming, fencing, or landscaping as shown on an approved site plan or use permit.

Lighting. All lighting shall be designed and located so as to confine direct rays to the premises.
Trash and Storage Areas. All storage of cartons, containers and trash shall be enclosed by a building or by a wall not less than six feet in height. If unroofed, no such area shall be located within forty (40) feet of any district zoned for residential or agricultural uses.
Enclosed Uses. All commercial and office uses and their related products shall be contained entirely within a completely enclosed structure except for parking and loading areas and outdoor uses expressly permitted by an approved modification permit or use permit.
Screening. Screening shall be provided per the standards of Section 20.90.110(F).
Landscaping. Landscaping, consisting of trees, shrubs, vines, groundcover, or any combination thereof, shall be installed and maintained in accordance with the following standards:

a. Boundary landscaping is required for a minimum depth equal to the required setback distance or ten (10) feet, whichever is less, along all property

lines abutting streets, except for the area required for street openings.

b. Landscaping along all streets and boundaries shall be in compliance with Section 20.30.130 and Chapter 20.36.

c. All landscaped areas shall be separated from an adjacent parking or vehicular area by a wall or curb at least six inches higher than the adjacent parking or vehicular area.

d. Permanent watering facilities shall be provided for all landscaped areas.

e. Required landscaping shall be maintained in a neat, clean and healthy condition. This shall include proper pruning, mowing of lawns, weeding, removal of litter, fertilizing and watering as needed, and replacement of plants when necessary.

f. For projects with landscaping of more than one cumulative acre, a landscape and irrigation system plan shall be submitted and approved prior to the issuance of building permits to comply with current water conservation practices.

Buffer Area. A minimum six-foot-high slump block wall shall be constructed along property lines abutting the REQ District, except within the front setback area, where the height shall be no greater than three and one-half feet. Landscaping adjacent to this wall shall be in conformance with the provisions of Section 20.90.030 and Exhibit 20.90-7 (Design Guidelines). (Ord. 2023-22 § 949, 2023; Ord. 201021 § 1 (Exh. A)(part), 2010)

20.90.140 Professional, Administrative and Commercial Consolidation District—SP-7 (PACC). ¶

A. Purpose and Intent. The PACC District is established to provide for the development and maintenance of professional and administrative office uses and commercial uses on lots located between South Bristol Street and Zenith Avenue in a manner which will ensure lot consolidation and vehicular access to and from South Bristol Street.

B. Principal Uses Permitted.

The following principal uses are permitted subject to the approval of a minor use permit per Part 5 of this title:

a. Single-family detached dwelling units which lawfully existed at the time of initial adoption of

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these regulations by the County of Orange may be rebuilt in conformance with the zoning regulations in effect prior to the adoption of this specific plan. However, such reconstruction must comply with current building and related codes.

The following principal use is permitted subject to the approval of a minor use permit per Part 5 of this title:

a. All uses permitted within the PA Professional and Administrative Office District per Section 20.90.130.

The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Part 5 of this title:

a. Retail businesses.

b. Service businesses.

c. Restaurants without drive-through facilities. d. Any other uses which the Planning Commission finds consistent with the purpose and intent of this district.

C. Site Development Standards.

Building Site Area. All lots within this district shall be consolidated into one building site to achieve a minimum area of forty thousand (40,000) square feet.
Vehicular Access. Vehicular access shall be South Bristol Street.
Other Standards. All other site development standards shall be the same as those set forth in Section 20.90.130 for the PA Professional and Administrative Office District. (Ord. 2010-21 § 1 (Exh. A)(part), 2010)

20.90.150 Planned Development Combining District: (PD). ¶

A. Origin of Regulations. The PD combining regulations set forth in this section are adapted from the County of Orange Zoning Code in order to provide continuity of land use regulation for properties which were designated as “PD” under County jurisdiction prior to annexation to the City. Thus, the applicable PD regulations and map designations have been carried forward in this City specific plan via the following text and the Specific Plan No. 7 Land Use Map (Exhibit 20.90-1).

B. Purpose and Intent. The purpose of this district is to provide a method whereby land may be developed utilizing design features which take advantage of modern site planning techniques to produce an integrated development project providing an environment of stable, desirable character which will be in harmony with existing and potential development of the surrounding neighborhood.

The regulations of this district are intended to produce planned development projects which meet standards of open space, light and air, and density of land uses which provide for better use of common areas, open space and off-street parking facilities and provide for safe and efficient vehicular and pedestrian circulation. These regulations are intended to be utilized only for integrated planned development projects and should not be utilized for the establishment of individual land uses or structures unless they would become an integral part of an existing planned development.

C. Application. In any district where the district symbol is followed by, as a part of such symbol, the letters “PD,” planned development projects shall be permitted subject to the regulations of this section. The district symbol shall constitute the “base district” and the PD suffix shall constitute the “combining district” indicating the additional permitted uses subject to the development standards as provided in this section and the provisions of the use permit required for all planned development projects. Projects which are not planned developments and uses or structures which are not part of planned developments shall not be subject to these regulations.

D. Principal Uses Permitted Subject to a Use Permit. The following principal uses are permitted subject to the approval of a use permit by the Planning Commission per Part 5 of this title:

Uses permitted by the base district regulations.
Planned unit developments not otherwise permitted through base district regulations.
Any other use which the Planning Commission finds consistent with the purpose and intent of this District.

E. Accessory Uses Permitted. Accessory uses and structures which are customarily associated with and subordinate to a permitted principal use within

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the same project net area, which are consistent with the design of the planned development project, and which are consistent with the purpose and intent of this District are permitted subject to the approval of a minor use permit per Part 5 of this title.

F. Prohibited Uses. Uses not permitted in this section are specifically prohibited.

G. Site Development Standards. The following site development standards are in addition to the site development standards of the base district unless otherwise stated below.

Building Site Area. For planned developments, the project net area shall be used. The size, location, and configuration of individual lots shall be determined by the required use permit and the tract map for the project.
Building Site Coverage. For planned developments, there shall be no maximum building coverage for any individual site. However, the project net area shall not exceed the following building coverage:

a. Forty (40) percent for residential projects. b. Twenty-five (25) percent for office and commercial projects.

c. Thirty-five (35) percent for industrial projects.

Area Per Unit. For residential planned developments, there shall be no minimum land area per unit for any individual site. However, the project net area shall have an average land area per unit no less than the minimum area per unit required by the base district or per Section 20.90.040(B). (Note: This is normally designated by a number following the district symbol “PD” and enclosed in parentheses on the zoning district map.)
Number of Dwelling Units. The project net area divided by the minimum land area per dwelling unit will determine the maximum number of permitted dwelling units for the project.
Building Setbacks. For planned developments, building locations need not satisfy the base district setback regulations but shall be determined by the approved use permit. Building locations shall be dimensioned on the use permit plans including distances between buildings and distances from streets and common driveways. (Ord. 2010-21 § 1 (Exh. A)(part), 2010)

20.90.160 Commercial Stable Overlay District: (S). ¶

A. Principal Uses Permitted. Commercial stables, housing horses and ponies only, are permitted in areas designed with an “(S)” overlay designation, subject to approval of a use permit by the Planning Commission per Part 5 of this title. No residential uses shall be permitted on the same building site as a commercial stable.

B. Site Development Standards. 1. Building Height. Twenty (20) feet maximum, except for structures used for the storage of hay. However, in no case shall any structure exceed thirty-five (35) feet in height.

Building Setbacks. Minimum setbacks for all structures housing animals shall be as follows (all other structures shall be located in conformance with the standards of the underlying base district (e.g., REQ Residential Equestrian)):

a. Front Setback. Fifty (50) feet minimum. Exercise areas, such as arenas, shall be set back a minimum of twenty-five (25) feet.

b. Side Setbacks.

i. Abutting all districts except BP District: five feet minimum. Exercise areas shall also be set back a minimum of five feet.

ii. Abutting BP District: twenty-five (25) feet minimum. Exercise areas shall be set back a minimum of five feet.

c. Rear Setback. Five feet minimum. Exercise areas shall also be set back a minimum of five feet.

Number of Animals. Twenty-five (25) animals per gross acre maximum.
Landscaping. Boundary landscaping shall consist of trees, shrubs, vines, grasses, groundcover or any combination thereof. Such areas shall not include open soils, building, paving, gravel or any other assemblage of building materials upon or over the land. Landscaping shall be provided as follows:

a. Boundary landscaping with a minimum depth of twenty (20) feet along all property lines abutting a public street, except for the area required for street openings.

b. Boundary landscaping with a minimum depth of five feet along all property lines not abutting a public street.

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c. An approved irrigation system shall be provided.

Building Design. All buildings shall maintain a consistent design theme (e.g., use of similar exterior materials). Use of earth tone colors and nonreflective roof materials shall be required.
Lighting. All lighting shall be designed and located so that direct rays are confined to the premises. (Ord. 2010-21 § 1 (Exh. A)(part), 2010)

20.90.170 Fire Facility Overlay District: (FF).

A. Purpose. The Fire Facility (“FF”) Overlay District shall be established solely to provide for municipal fire protection and a municipal fire training center that serves residents and businesses in and around Newport Beach and surrounding communities. The District shall allow a municipal fire station, a classroom-style fire training room, and a municipal Fire Training Center (“FTC”), that includes one four-story training tower. The tower may be of a height and design that will allow Fire Department personal to train for fire suppression and rescue activities that could reasonably occur within the City limits of Newport Beach, given the height and size of residential and commercial buildings in the City. In no instance shall the FF Overlay District be assigned to properties that do not directly involve municipal fire suppression and municipal fire training activities.

B. Principal Uses Permitted. A municipal fire station, a fire training classroom, and a municipal FTC only are permitted within the Business Park District when assigned an “FF” overlay designation, subject to approval of a minor use permit which considers input from the Santa Ana Heights Project Advisory Committee and includes conditions related to the design and operation of the facility.

C. Site Development Standards.

Building Height. The maximum building height for an FTC in the FF overlay shall be fortyfive (45) feet above nearest adjacent grade to the top of parapet, top of ridge, and top of miscellaneous building elements such as mechanical roof screens, guardrails, cowels, vents and antennas. The maximum height for other structures shall be per specific plan BP District criteria in Section 20.90.120(F)(4).
Building Design. All buildings, including the FTC, shall maintain a consistent design theme through the use of similar and compatible building materials, finishes, and colors.
Lighting. Fixed or permanent lighting on the site shall comply with the following:

a. Lighting shall be in compliance with applicable standards of the Zoning Code. Exterior on-site lighting shall be shielded and confined within site boundaries. No direct rays or glare are permitted to shine onto public streets or adjacent sites or to create a public nuisance. “Walpak” type fixtures are not permitted. Parking area lighting shall have zero cutoff fixtures and light standards shall not exceed twenty-five (25) feet in height. All lighting shall be designed and located so that direct rays are confined to the premises.

b. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if, in the opinion of the Community Development Director, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Community Development Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated.

c. Prior to the issuance of a building permit, the applicant shall prepare a photometric study in conjunction with a final lighting plan for approval by the Planning Department.

d. Prior to the issuance of a certificate of occupancy or final building permits, the applicant shall schedule an evening inspection by the Code and Water Quality Enforcement Division to confirm control of light and glare.

Other Standards. All other site development standards shall follow the Business Park District’s site development standards as shown in Chapter 20.90.120.

D. Land Use Map Designator. The FF Overlay District shall apply to all parcels shown on the “Specific Plan District No. 7 Land Use Map” (Exhibit 20.90-1) with an “FF” designator. (Ord. 2023-22 § 950, 2023; Ord. 2010-21 § 1 (Exh. A)(part), 2010)

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20.90.180 Commercial Nursery Overlay District: (N). ¶

Wholesale commercial nurseries are permitted in areas designed with an (N) overlay, subject to the site development standards of the base district. (Ord. 2010-21 § 1 (Exh. A)(part), 2010)

20.90.190 Public Improvements. ¶

A. Purpose and Intent. The intent of this section is to provide for public improvements identified as needed for the area in the County’s Santa Ana Heights specific plan, precursor to the present City of Newport Beach specific plan.

B. Circulation Plan. The circulation plan is designed to provide for safe vehicular, equestrian and pedestrian movement within and adjacent to the specific plan area. Santa Ana Heights has been heavily impacted by nonresidential traffic attempting to avoid congested conditions on surrounding arterials. Thus, a primary consideration in the development of the plan was reduction of through traffic within residential areas. With the development of business park uses within areas adjacent to residential uses, another consideration was the separation of business park and residential traffic. Street improvements and modifications intended to achieve these objectives are described below.

Improvement Feature 1. Installation of a traffic signal at the intersection of Irvine Avenue and Orchard Drive.
Improvement Feature 2. Installation of a traffic signal at the intersection of Mesa Drive and Santa Ana Avenue.
Improvement Feature 3. Construction of a cul-de-sac and improvement of Cypress Street south of South Bristol Street.
Improvement Feature 4—Monitoring Traffic in the Bayview Tract. The City will continue the County’s program to monitor traffic in the Bayview tract. However, traffic counts have not indicated a significant increase in traffic volumes that would warrant further circulation improvements. If traffic counts do show a significant increase in traffic volumes, a circulation improvement test program to study and develop a method to control any potential through traffic in the Bayview tract will be reviewed and implemented. The program’s objective would be

development of an optimal solution, one that minimizes through traffic along Mesa Drive and in the Bayview tract without significantly inconveniencing a large number of residents. The test program methodology will include extensive monitoring of traffic before any improvements are installed and then systematic monitoring of a variety of test alternatives. Each alternative would involve installation of temporary improvements for a period of possibly thirty (30) days. The alternatives to be tested could include: (a) a cul-de-sac at the north end of Orchid Street; (b) the closure of Spruce Avenue; (c) closure of the north end of Orchid Street and the south end of Bayview Avenue; and (d) the closure of both Spruce and Bayview Avenues just north of Azure Street to northbound traffic, in tandem with the Orchid Street cul-de-sac. Other alternatives might be tested in addition to, or in lieu of, those mentioned above. The community would be consulted both before and after the program is implemented. Both traffic engineering criteria and community input would be considered in evaluating the results of the program.

Bayview Avenues just north of Azure Street to northbound traffic, in tandem with the Orchid Street cul-de-sac. Other alternatives might be tested in addition to, or in lieu of, those mentioned above. The community would be consulted both before and after the program is implemented. Both traffic engineering criteria and community input would be considered in evaluating the results of the program.

Improvement Feature 5—Realignment of the Intersection at Mesa Drive and Acacia Street. The Acacia Street intersection with Mesa Drive will be improved to make a T-intersection with the realignment of Mesa Drive/Birch Street (Feature 7) for improved sight distance.
Improvement Feature 6. Construction of a cul-de-sac at the eastern end of Orchard Drive within the western portion of Santa Ana Heights and vacation of the remaining right-of-way.
Improvement Feature 7—Realignment of Birch Street/Mesa Drive and Roadway Improvements. These improvements will widen Birch Street to an eighty (80) foot right-of-way south of Bristol Street and connect Birch Street to Irvine Avenue by incorporation of a section of Mesa Drive.
Improvement Feature 8. Additional right-ofway and pavement width on the Business Park streets: seventy (70) feet of total right-of-way for Acacia Street, seventy (70) feet of right-of-way for Orchard Drive east of Birch Street, and eighty (80) feet of total right-of-way for Birch Street. Mesa Drive from Irvine Avenue to the realigned portion of Birch Street will also be increased to an eighty (80) foot right-of-way.

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The above circulation improvements have been implemented in a phased manner to best achieve the plan’s objectives. Implementation of Improvement Features 1, 3, and 4 has been given priority because they are designed to provide an early reduction or elimination of through and business park traffic in residential neighborhoods.

As of the current specific plan revision, Improvement Features 1, 2, 3, 5, 6, and 7 are complete. For Improvement Feature 4, traffic continues to be monitored. Improvement Feature 8 is currently being designed and will be implemented when the required right-of-way has been acquired. Funding possibilities for these improvements include the Orange County Development Agency, an assessment district, or developer contribution.

C. Public Services/Utilities Plan. The Public Services/Utilities Plan addresses the adequacy of existing water, sewer and drainage facilities to meet existing and ultimate demand and identifies those public works facility improvements needed to implement the Land Use Plan.

The public works improvements recommended are based on studies prepared by the County which took into account ultimate buildout of the specific plan area, Orange County fire flow requirements and other design criteria. City design criteria may differ in some respects, which may require modifications before implementation occurs.

The proposed upgrading of facilities is required to eliminate deficiencies which will be created once the specific plan is implemented. some relocation of facilities will be necessary due to proposed realignments of street rights-of-way. Specific proposals for the improvement and modification of facilities and services are described below.

Water Distribution System Improvements. The Irvine Ranch Water District presently provides adequate water service to the specific plan area to serve existing land uses. Ultimate development of the area, however, will require seven thousand four hundred (7,400) linear feet of six-inch and eight-inch water mains and additional fire hydrants for fire protection. Planned improvements are described below.

a. Improvement Feature 1. Replacement of the six-inch line with an eight-inch line on Irvine Ave-

nue and Acacia Street from South Bristol to Mesa Drive.

b. Improvement Feature 2. Installation of the twelve (12) inch water main along South Bristol Street from Irvine Avenue to Spruce Avenue.

c. Improvement Feature 3. Replacement of the four-inch line with a six-inch line from Orchard Drive south along Riverside Drive.

d. Improvement Feature 4. Replacement of the four-inch line with a six-inch line from Orchard Drive south seven hundred (700) feet along Kline Drive.

e. Improvement Feature 5. Replacement of the six-inch line with a twelve (12) inch line on Birch Street between South Bristol Street and Mesa Drive, and the extension of the twelve (12) inch line west along Mesa Drive to Irvine Ave.

As of the current specific plan revision, Improvement Features 2 and 5 have been completed.

Sewer System Improvements. The Costa Mesa Sanitation District (CMSD) provides sewer service to the specific plan area. Various sewer mains in the area flow at or near capacity. In order to adequately serve ultimate buildout, installation of eight thousand two hundred fifteen (8,215) linear feet of ten (10) inch through eighteen (18) inch sewer mains and upgrading of two pump stations in the general area will be required. The following improvements have been identified for construction and/or upgrading.

a. Improvement Feature A. Line A, located on the north side of the Santa Ana-Delhi channel, conveys sewer flows from Bristol Street east to Santa Ana Avenue and then continues south along the channel. This main does not convey sewer flows from the specific plan area. This eight-inch-diameter line will be expanded to a ten (10) inch line.

b. Improvement Feature B—South Bristol Flow Reversal. This project is to direct a portion of the sewer flow in the study area from CMSD facilities to the Sanitation Districts of Orange County facilities. This project includes a twelve (12) inch gravity sewer.

c. Improvement Feature C. Line C, located along the Santa Ana-Delhi channel, conveys sewer flows from the western portion of Santa Ana Heights and the commercial center on Santa Ana Avenue. An

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eighteen (18) inch parallel line is proposed to be installed.

d. Improvement Feature D. Pump Station 11 collects sewer flows from various portions of Santa Ana Heights and pumps to Sewer Pump Station 10 (Improvement Feature E). Pump Station 11 is proposed for upgrading, to include installation of new pumps and controls, electrical service, and remodeling of the existing wet well.

e. Improvement Feature E. Pump Station 10 pumps sewer flows from various portions of Santa Ana Heights to the twenty-four (24) inch sewer trunkline along Fair Drive (Improvement Feature F), which flows into the CMSD treatment facility. Pump Station 10 is proposed for upgrading, to include installation of new pumps and controls, electrical service, and remodeling of the existing wet well.

f. Improvement Feature F. Line F is a twentyfour (24) inch trunkline located along Fair Drive which transports flows from Pump Station 10 to the CMSD treatment facility. A fifteen (15) inch parallel line is proposed to be installed.

g. Improvement Feature G—Area 2 Outfall Sewer Facilities. This project will reduce the flows to Costa Mesa Sanitary District’s Tustin Office Avenue Pumping Station, in order to meet demands under ultimate conditions. The project includes a new pump station at the Bristol/Birch intersection, a gravity sewer, and a new sewer force main in Birch Street, along the SR-73 bridge and extending northerly into Newport Beach. It includes a gravity sewer in Birch Street from the SR-73 bridge to MacArthur Boulevard.

Drainage System Improvements. In general, the existing storm runoff collection system within the specific plan area is adequate, with the exception of areas where proposed circulation realignments and modifications will alter street drainage patterns. The ultimate land use changes and circulation improvements will require the construction of two thousand five hundred fifty (2,550) linear feet of thirty (30) inch reinforced concrete pipe (RCP) mains and a system of catch basins. Improvements to the existing system are described below.

a. Improvement Area 1. i. One fourteen (14) foot catch basin at Orchard Drive and Birch Street.

ii. Thirty (30) inch RCP along Birch Street from
Orchard Drive to Mesa Drive.
iii. One seven-foot catch basin at Mesa Drive to
drain southerly.
iv. Thirty (30) inch RCP from Mesa Drive to
Santa Ana-Delhi channel.
- b. Improvement Area 2.
i. Thirty (30) inch RCP on Cypress Street from
Cypress Street cul-de-sac to South Bristol Street.
ii. Two fourteen (14) foot catch basins at
Cypress Street cul-de-sac.
- c. Improvement Area 3.
i. One fourteen (14) foot catch basin at Orchard
Drive cul-de-sac.
ii. One eighteen (18) inch RCP from Orchard
Drive cul-de-sac to the Santa Ana-Delhi channel.
- d. Improvement Area 4.
i. Installation of one thousand nine hundred
(1,900) feet of storm drain along Santa Ana Avenue south of Orchard Drive.
ii. Installation of eight catch basins on Santa
Ana Avenue.

e. Improvement Area 5. Installation of an eighteen (18) inch diameter drainage system along Indus Street and Redlands Drive to divert stormwater runoff around this area to the Santa Ana-Delhi Channel.

f. Improvement Area 6.
i. Installation of an eighteen (18) inch diameter
RCP and three catch basins along Bayview Avenue. ii. Installation of a storm drain and two catch
basins along two hundred fifty (250) feet of Orchid Street.

g. Birch-Cypress Drainage Problem. A localized drainage problem exists along Birch and Cypress Streets south of Orchard Drive. In this area, surface runoff flows from parcels fronting on Cypress Street onto parcels along Birch Street. Ponding of water also occurs on at least one parcel along Birch Street. This drainage situation is a particular concern where business park development is planned to occur along Birch Street. Such development must provide for the transport of runoff from adjacent residential parcels to the drainage facilities planned along Birch Street. The area affected by this drainage is based on existing topography. In order to adequately provide for surface runoff in this area, a comprehensive drainage plan and implementation

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program must be developed for the area prior to any business park development within the affected area. Possible drainage solutions which are being considered include the following:

i. An underground storm drain collection system.

ii. A pumping station which collects storm runoff and pumps to an acceptable public storm drain system.

Funding possibilities for the above improvements include the Orange County Development Agency, an assessment district, or developer contribution.

Electric, Telephone and Cable Television Improvements. Although not anticipated, the planned improvements and modifications to the circulation system may require utility relocations, realignments, or abandonments.

D. Fire Protection. Addition of the development in Santa Ana Heights to the City’s fire protection responsibilities may require the construction of a new fire station located in or near Santa Ana Heights. Funding possibilities for the fire station include the Orange County Development Agency, an assessment district, and/or developer contributions.

including an office and storage rooms. If a site is acquired by a public agency, the property would be developed and maintained by a private stable operator under a lease agreement with the agency.

Regional recreation facilities, either existing or proposed within the general areas, include: two existing golf courses, the Newport Beach Golf Course and Santa Ana Country Club; the existing Irvine Coast Regional Riding and Hiking Trail through Upper Newport Bay, linking the existing trail along San Diego Creek with the proposed Santa Ana Heights Regional Riding and Hiking Trail along the Santa Ana-Delhi channel; an existing bikeway along Irvine Avenue south of University Drive; and proposed bikeways along University Drive and through Upper Newport Bay.
The County’s Upper Newport Bay Regional Park will include land adjacent to the State Ecological Reserve. This regional park will complement the Ecological Reserve with more active uses, such as an interpretive center and a pedestrian trail, and will serve as a buffer from adjacent land development.

E. Recreation Improvements. The Recreation Plan is designed to enhance equestrian opportunities within the specific plan area with appropriate connections between local and regional trail systems. Exhibit 20.90-9 identifies those recreational facilities planned within and adjacent to the specific plan area. Elements of the Recreation Plan are as follows:

A local equestrian trail has been constructed along the west side of Cypress Street from the north end of the street to Mesa Drive. As currently shown on the Recreation Plan, the trail would continue west along the south side of Mesa Drive to just prior to Birch Street, where it turns south to connect with the proposed regional trails along Upper Newport Bay and the Santa Ana-Delhi channel. This local equestrian trail is also planned to extend east along Mesa Drive from Cypress Street to the Irvine Coast Regional Trail.
Acquisition of an appropriate site for development of a public equestrian center will be studied. Facilities within a center may include box stalls and pipe corrals, arenas, horse rental facilities, parking and staging areas, and other related support facilities,

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Exhibit 20.90-9: Recreation Improvement Plan

(Ord. 2010-21 § 1 (Exh. A)(part), 2010)

20.90.200 Discretionary Review and Amendments. ¶

A. Discretionary Permit Procedures. Discretionary permits, including use permits, variances, site plan review, and modification permits, shall be processed per Part 5 of the Zoning Code.

B. Specific Plan Amendment Procedures. This specific plan is part of the City’s Zoning Code. Therefore, amendments to the specific plan shall be processed in accordance with the procedures for code amendments as set forth in Chapter 20.66. (Ord. 2010-21 § 1 (Exh. A)(part), 2010)

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Chapter 20.91 Chapter 20.92 (Reserved) (Reserved)

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