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HomeMy WebLinkAboutSS04 - General Plan UpdateO BR, 0 V r �aEw�Rr c�4 [Oad`r CITY OF NEWPORT BEACH COMMUNITY AND ECONOMIC DEVELOPMENT PLANNING DEPARTMENT 3300 NEWPORT BOULEVARD NEWPORT BEACH, CA 92658 (949) 644 -3200; FAX (949) 644 -3250 Study Session Item No.: Staff Person: Patricia L. Temple 644 -3228 REPORT TO THE MAYOR AND CITY COUNCIL SUBJECT: General Plan Update — Discussion of Existing General Plan Background At the City Council meeting of March 28, 2000, the City Council received a report on the status of the existing General Plan (attached) (Tab 1). At the conclusion of discussion, Council directed staff to place a discussion of the Land Use Element on the next study session agenda. Discussion The City Council has received several reports discussing the strengths and weaknesses of the existing General Plan. For convenience of the Council, a copy of the existing Land Use Element is attached (Tab 2). As the Council commences its review of this element, staff reminds the Council IV of some of the principle weaknesses of the plan. • 12 policies are contained in the first 20 pages of the element. The policies are not integrated into the land use discussions which follow, which are principally a numerical calculation of permitted development. • Policies specifically related to the various neighborhoods and commercial districts are absent from the plan. • Lacks policy guidance related to the use of the Bay. • Addresses the City's role as a visitor destination only in the context of protecting and preserving residential areas from the negative impacts from visitors. Provides no goals or policies aimed at reasonably managing or improving the quality of the visitors who inevitably will come here, and managing their impact on local residents and resources. The City's General Plan has had more comprehensive policy statements in the past. Attached is a copy of the "General Plan Policies Report," which was adopted as a preface to the General Plan in 1972 (Tab 3). While the policies were very broad in that old report, it did present a more comprehensive statement of City policy in regards to growth and development. The policies document was removed from the General Plan in the mid -80's. After that time, the focus of the Land Use Element changed to regulation rather than a policy focus. Staff felt it might be helpful to the City Council to see an example of a General Plan with a `vision" approach to policy planning. We have provided three sections of the General Plan of the City of Merced, which was adopted in 1997, and received an APA award for comprehensive plans. As compared to our plan, the excerpts show the focus on vision, goals and policies. The executive summery sets the vision and goals in a well - organized manner (Tab 4). The Introduction establishes more specific goals in important issue areas (Tab 5). The Land Use Element contains analysis and discussion of the issues in each land use category, and follows with goals, policies and implementation strategies for each (Tab 6). Development limitations are not established by area, as our plan does. Rather, average density and intensity is established by land use category on a City- wide basis. This provides flexibility to the City in considering new development. Development limitations in the Merced General Plan are contained on one page (Tab 7). In contrast, 3 /4ths of the Newport Beach Land Use Element (75 pages) is needed to set forth the precise development limitations in each area of the City. Staff does not believe it is necessary for the Council to read in detail the excerpts from the Merced Plan. However, review of the section content tables, and a cursory review of the policy format of these documents, could show Council how another community uses its General Plan to focus on a long term vision for the community, with goals and programs to help achieve the vision. Submitted by: Prepared by: SHARON Z. WOOD PATRICIA L. TEMPLE Assistant City Manager Planning Director a.ttite'4- � C( Attachments: 1. March 28, 2000 Council Report 2. General Plan Land Use Element 3. Old General Plan Policies Report 4. Excerpts from City of Merced General Plan Page 2 u �WPp�,l CITY OF NEWPORT BEACH Hearing Date: o COMMUNITY AND ECONOMIC DEVELOPMENT Agenda Item No.: PLANNING DEPARTMENT Staff Person: 3300 NEWPORT BOULEVARD NEWPORT BEACH, CA 92658 (949) 6443200; FAX (949) 644.3250 REPORT TO THE MAYOR AND CITY COUNCIL SUBJECT: General Plan Update— Discussion of Existing General Plan WON Lu Patricia L. Temple 644 -3228 ACTION: Receive and file report, and direct staff on the next steps in a General Plan update process. Background On January 25, 2000, the City Council held a joint study session with the Planning Commission. While the discussion was originally intended to focus on the current projects of the Planning Commission, including the Newport Center comprehensive plan, the discussion quickly turned to a comprehensive General Plan update. At the conclusion of the discussion, staff was asked to return with information on approaches to a General Plan update, and the costs involved for such a program. At the last City Council meeting on March 14", the City Council received a presentation on community surveys, General Plan visioning processes, and community outreach methods from Carolyn Verheyen of MIG, Inc, a consulting firm with expertise in these areas. After Council discussion, staff was directed to return with a report on the status of the existing General Plan. Discussion The Newport Beach General Plan is comprised of eight separate elements. Seven of these are mandated by State planning law (Land Use, Circulation, Housing, Conservation, Open Space, Noise, and Safety). One, the Growth Management Element, is required only in Orange County as a result of Measure M. Each element is discussed individually below, and includes the date adopted or updated, an assessment of its compliance with the requirements of State Planning law, comments on the strengths and weaknesses of the element, and ideas on what interests of the City could be served by reviewing and updating the element. Land Use Element The Land Use Element was last comprehensively updated in 1988, and was last amended in 1999. .It generally complies with the requirements of State Planning Law, which requires that the plan include the general distribution, general location, and extent of land for housing, business, industry, 3 open space and other categories of private and public land uses. It is also required to include standards for population density and building intensity for the various districts covered by the plan. The City's Land Use Element accomplishes these requirements through the combination of the Land Use Plan map (which depicts the distribution and location of various land uses) and the density (for residential uses) and intensity (for non - residential uses) limits contained in the text of the element. Densities are established through either dwelling unit limits or minimum land requirement per dwelling unit. Intensities are established through either square footage limits or through floor area ratios. The manner in which the density and intensity limitations have established in the Land Use Element and implemented in the Zoning Code results in the specific allocation of development rights on a parcel by parcel basis. State Planning Law also requires the Land Use Element to identify areas subject to flooding and requires a review annually with respect to those areas. The City's Land Use Element does not include flood information. That mapping is contained in the Public Safety Element. Additionally, we rely on flood zone mapping provided to us by the Federal Emergency Management Agency (FEMA), which updates flood hazard areas on a regular basis. While the City's Land Use Element does not strictly comply with these provisions, the General Plan does, and the City has policies and practices which meet the spirit and intent of these requirements. Strengths: The primary strength of the Land Use Element is its specificity. There is little ambiguity as to what land uses are allowed and what the permitted development is on any parcel in the City. This provides property owners and the community a clear understanding of what is permitted by the plan. Geaknesses: The specificity of the Land Use Element can also be considered a weakness. It is not "general," but in many ways is more specific than the Zoning Code. This could be considered a problem because the element is often amended, which diminishes the policy stature of the plan. Additionally, while there are some broad policies contained within the plan, there is neither an overall vision for the future of the City articulated, nor any land use or urban form goals set forth for the various commercial and residential areas of the City. Other weaknesses of the Land Use Element include: • Lacks policy guidance related to the use of the Bay (although this could be resolved if the Council adopts the Harbor Element), • Addresses the City's role as a visitor destination only in the context of protecting and preserving residential areas from the negative impacts from visitors. Provides no goals or policies aimed at reasonably managing or improving the quality of the visitors who inevitably will come here, and managing their impact on local residents and resources. Potential Areas of Change: Certainly, the update of the Land Use Element could provide an opportunity to address the weaknesses previously identified. Some ideas to address these issues are: • Development of performance criteria for the purpose of defining allowable development. Page 2 4 • Address development allocations by areas rather than by parcel. • Develop goals or desired development patterns for the individual and unique commercial districts. • Develop policies addressing quality standards in new development, including architecture, neighborhood compatibility, landscaping, and quality of construction. Circulation Element The Circulation Element was last comprehensively updated in 1988, and was last amended in 1999. It complies with the requirements of State Planning Law, which requires the element to contain the general location and extent of existing and proposed major thoroughfares, transportation routes, terminals, and other public utilities, all correlated with the Land Use Element. The City's Circulation Element accomplishes these requirements through a combination of the Master Plan of Streets and Highways (map) and the text which sets forth the highway classification system and the bike trails plan. The element also include detailed analysis of road and intersection capacity at build -out of the development allowed by the Land Use Element, and provides information showing how the roadway system accommodates the traffic which will result from future development. Additionally, the element includes future road and intersection improvement requirements, and discusses how those improvements will be funded. Strengths: Once again, the primary strength of the Circulation Element is the detailed information on roadway function it provides. It also defines road improvement requirements in a way which has made it easy to prioritize completion of the improvements though the Capital Improvement Program, as well as regional cooperative projects. Weaknesses: The Circulation Element contains no discussion of what constitutes an adequate level of circulation system function. While it does set a goal of Level of Service "D" for intersections, it does not provide clear guidance for the overall function of the system, and provides no policies to guide decision makers in balancing roadway service goals with other goals of the General Plan. Finally, it does not look at other issues related to transportation, such as the movement of goods, the role of transit, the role of regional infrastructure (such as rail), and the opportunities related to Transportation System Management (smart streets, signal coordination, etc.) or Transportation Demand Management (tele- commuting, carpooling, flex time, etc.). Potential Areas of Change: A decision to embark on a comprehensive update of the Circulation Element would allow the City to address some of the weaknesses described above. One concept that staff has discussed to a limited extent is to reorient the approach from one of traffic circulation to mobility. Mobility plans have been the planning programs of larger cities, counties, and regional planning agencies, such as SCAG. The City would still be required to include the technical information to satisfy the requirements for Circulation Elements, but shifting to a mobility approach could provide the framework for the City to develop policies and strategies to facilitate the overall movement of people and goods in, around and through the City as the region continues to grow. Page 3 f The City could also reconsider some of the concepts developed for the Circulation Element �. amendments proposed in 1997, such as the grouping of intersections for the purpose of assessing circulation system function, the establishment of 5 and 10 year roadway improvement programs designed to maintain desired levels of service, and consideration of different levels of service for various parts of the City. Housing Element The most detailed and specific requirements contained in State Planning Law apply to the Housing Element. Since the mid 1980's, the City has placed a very high priority on having a certified Housing Element. The current element is certified and meets all requirements of State law. The Housing Element is the only one required to be updated on a regular basis. The next regular update is scheduled for this year, and City staff is already in the process of preparing required changes. For these reasons, staff recommends that the Housing Element be kept on an independent track, and not be tied to a General Plan update program. Conservation of Natural Resources Element The Conservation of Natural Resources Element was adopted in 1974, and has never been amended or updated. The element generally complies with the minimum requirements of State Planning Law, as it has provisions related to most of the mandatory requirements applicable to Newport Beach, which include water, soils, rivers, harbors, fisheries, wildlife, minerals and other natural resources (it has no discussion of the role of upper Newport Bay as a fishery). However, due to the age of the element, it does not discuss or incorporate requirements and programs which have been established subsequent to its adoption, such as the 208 planning process (regarding upper Newport Bay), NPDES (National Pollution Discharge Elimination System) requirements, or the other planning efforts which have occurred to address issues within the Newport Bay watershed. Weaknesses: This is not a strong element, and its weaknesses are that it has not been kept up to date with other current programs, and has been ignored as a part of the City's planning and policy program. Potential Areas of Change: This element maybe one of the more interesting for the City Council to consider as part of a General Plan update program, because it could be an important part of the City's policy framework in the future. The City has a number of issues and goals for which the Conservation Element could be an appropriate platform and an essential element to the City's planning program. These include many of the water quality /watershed issues upon which the City continues to deal with other municipalities and agencies in the County, as well as issues such as tide pool preservation, and sand conservation and replacement on ocean and bay beaches. A coordinated statement of City policy in these areas would have many advantages. The policies would be all in one place and adopted by City Council resolution, giving them greater stature. There would be clear procedures and public review when changes are considered. Finally, there • would be clear City policy with which private development must be consistent, providing the City the opportunity to require conservation efforts as part of development projects. Page 4 Recreation and Open Space Element The City's Recreation and Open Space Element was adopted in 1973, comprehensively updated in 1985, and again in 1998. The element complies with the Open Space Element guidelines in State planning law, which only contain broad State policy statements on the value of open spaces for future population increases. Our Recreation and Open Space Element addresses both the City's open space which is environmentally sensitive in nature, as well as open space which supports the recreational needs of the community. Strengths: The Recreation and Open Element is the most recently updated element of the General Plan. It is one of our strongest elements, as it provides a good program to achieve open space and recreation goals in light of our largely built -out status. Staff is of the opinion that this element does not need an update at this time. Noise The Noise Element was adopted in 1974, and comprehensively updated in 1994. The element complies with the Noise Element guidelines in State planning law, which sets forth detailed information and policy requirements. The element achieves compliance by including a detailed assessment of noise sources, sensitive noise receptors, and community noise contours. It also includes detailed policies on traffic, airport and various forms of nuisance noise, and sets forth 1P acoustical design requirements for new development. Strengths, Weaknesses, and Potential Areas of Change: The Noise Element was updated fairly recently, and is not in need of substantial changes at this time. However, there have been some issues related to the measurement standards established by it and the City's Community Noise Ordinance as they relate to certain forms of nuisance noise (voices, music, etc.). Some adjustment in this area would not be a large effort, and could be accomplish as part of a General Plan update program, or as a separate project at a later time. Public Safety The Public Safety Element was adopted in 1975, and has never been amended or updated. The element complies with most, but not all provisions of the Safety Element guidelines in State planning law. This is because the guidelines for the Safety Element have been amended a number of times over the years, and the City has not kept the element current with the changed requirements. Weaknesses: The specific areas where the element does not meet State requirements are wildland and urban fire, peakload water supply requirements, and minimum road widths and clearances around structures, as those items relate to fire and geologic hazards. Additionally, while the element does include the required mapping of soil conditions and geologic hazards, the information is based on technical reports prepared in 1974, which may not meet current standards for such reports. Page 5 1 The City does have programs and policies through the City Departments which address the issues not covered in the Public Safety Element. The City also requires soils and geologic reports for new development. Because of these facts, staff is of the opinion that no significant planning or policy improvements would result from an update of the Public Safety Element. Additionally, updating the element would require completion of new City -wide soils and geologic reports. While these could draw significantly from recently prepared project reports, a comprehensive report could be costly to prepare. There are two things the City Council may wish to consider in determining whether to include the Public Safety Element in a General Plan update. First, the City could be vulnerable to possible litigation on the adequacy of the General Plan. Second, the City should have a General Plan which meets State requirements. If the City does not include it in a comprehensive update program, it may never be done. Growth Manaeement As noted previously, the Growth Management Element is not a State requirement, but is a requirement of Measure M. The purpose of the Growth Management Element is to insure that growth and development be based on a City's ability to provide an adequate circulation system. The City's Growth Management Element achieves this requirement by setting forth in one place the various tools the City uses to phase transportation improvements with new development. Strengths: The City has always been proactive in achieving the goals of the Growth Management Element mandate. Over the years, programs such as the Capital Improvement Program and participation in GMA(Growth Management Association) /Inter- Jurisdictional Planning Forums, combined with the Traffic Phasing and Fair Share Ordinances have enabled the City to remain in a leading position in this area. Areas of Potential Change: To the extent that growth management features are included in the Land Use and Circulation Elements, changes to this element may also be required. Submitted by: SHARONZ. WOOD Assistant City Manager Attachment: Prepared by: PATRICIA L. TEMPLE Planning Director a - Lbt��Gi Excerpts of General Plan requirements from State planning law 40 THE PLANNING AND ZONING LAW consistency 65300.5. In construing the provisions of this article. the Legislature intends that the general plan and elements and parts �Internal thereof comprise an integrated. intemally consistent and compatible statement of policies for the adopting agency. ' (Added by Stars. 1975, Ch. 1104.) Local 65300.7. The Legislature finds that the diversity of the state's communities and their residents requires planning agencies implementation and legislative bodies to implement this article in way's that accommodate local conditions and circumstances. while meeting its minimum requirements. (AddedbyStats. 1980. Cit.837.) Balance of local 65300.9. The Legislature recognizes that the capacity of California cities and counties to respond to state planning laws situation /compliance varies due to the legal differences between cities and counties, both charter and general law, and to differences among with state and them in physical size and characteristics. population. size and density. fiscal and administrative capabilities. land use and federal laws- development issues. and human needs. It is the intent ofthe Legislature in enacting this chapterto provide an opportunity for each city and county to coordinate its local budget planning and local planning for federal and state program activities, such as community development, with the local land use planning process. recognizing that each city and county is required to establish its own appropriate balance in the context of the local situation when allocating resources to meet these purposes. (Added by Stats. 1934. Ch. 1009.) Adoption and format 45301. (a) The general plan shall be so prepared that all or individual elements of it may be adopted by the legislative body. and so that it may be adopted by the legislative body for all or part of the territory of the county orcity and such other territory outside its boundaries which in its judgmcnt bears relation to its planning. The general plan may be adopted in any format deemed appropriate or convenient by the legislative body. including the combining of e!ements. The legislative body may adopt all or part of a plan of onotherpublic agency in satisfaction of all orpart of the requirements of Section 65302 if the plan of the other public agency is sufficiently detailed and its contents are appropriate, as determined by the legislative body. for the adopting city or county. (b) The general plan may be adopted as a single document or as a group o f documents relating to subjects or geographic segments of the Planning area. Reflecting local (c) The general plan shall :1ddr7tiS _ :cl -if wtl :!err=s SCe.i.'; ;n )c'c:ICh :5302 co thc's :eh[ S.'.a[ the SCb el': of ;he conditions element exists in the planning area. The degree of specificity and leeei of detail of the discussion of each such element shall reflect local conditions and circumstances. However, this section shall not affect the requirements of subdivision (c) of Section 65302. nor be construed to expand or limit the authority of the Department of Housing and Community Cevelopment ;o re Jew housing elements Pursuant :o Section 30459 of :he Hcalih and Safety code. The requirements :f :his ;cc:lon. ;nail apply to charter cities. (Amended by Stats. 1934. Ch. 1009. Amended by Stars. 1985. Ch. 67.) Judicial standard of 65301.5. The adoption of the general plan or any part or element thereof or the adoption of any amendment to such plar. review or any part or element thereof is a legislative act which shall be reviewable pursuant to Section 1085 of the Code of Civil Procedure. (Added byStats. 1980. Cit. 837.) Seven mandated 65302. The general plan shall consist of a statement of development policies and shall include a diagram or diagrams and clements text scuing forth objectives. principles, standards. and plan proposals. The plan shall include the following elemehts: (a) A land use element which designates the proposed general distribution and general location and extent of the uses Land use of the land for housing, business. industry, open space, including agriculture. natural resources, recreation, and enjoyment of scenic beauty, education, public buildings and grounds. solid and liquid waste disposal facilities. and other categories of public and private uses of land. The land use element shall include a statement of the standards of population density and building intensity recommended for the various districts and other territory covered by the plan. The land use element shall identify areas covered by the plan which are subject to flooding and shall be reviewed annually with respect to those areas. The land use element shall designate. in a land use category that provides for timber production. !hose parcels of real property zoned for timberland production pursuant to the California Timberland Productivity Act of 1982. Chapter 6.7 (commencing with Section 5I I00) of Part 1 of Division I of Title 5. Circulation (b) A circulation element consisting of the general location and extent of existing and proposed major thoroughfares. transportation routes. terminals. and other local public utilities and facilities. all correlated with the land use element of the plan. Housing (c) A housing element as provided in Article 10.6 (commencing with Section 65580). (d) A conservation element for the conservation. development. and utilization of natural resources including water and Conservation its hydraulic force. forests. soils. rivers and other waters. harbors. fisheries. wildlife. minerals, and other natural resources. That portion of the conservation element including waters shall be developed in coordination with any countywide water agency and with all district and city agencies which have developed. served. controlled or conserved water for any purpose for the county or city for which the plan is prepared. Coordination shall include the discussion and evaluation of any water supply and demand Wormation described In Section 65352.5, If that information has been submitted by the water agency to the city or county. The conservation element may also cover: (1) The reclamation of land and waters. (2) Prevention and control of the pollution of streams and other waters. (3) Regulation of the use of land in stream channels and other areas required for the accomplishment of the conservatio. plan. 23 • 1996 Planning, Zoning, and Development Laws THE PLANNING AND ZONING LAW (4) Prevention. control. and correction of the erosion of soils. beaches. and shores. (5) Protection of watersheds. (6) The location. quantity and quality of the rock. sand and gravel resources. (7) Flood control. The conservation element shall be prepared and adopted no later than December 31. 1973. (e) An open -space element as provided in Article 10.5 (commencing with Section 65560). Open -space (f) A noise element which shall identify and appraise noise problems in the community. The noise element shall recognize the guidelines established by the Office of Noise Control in the State Department of Health Services and shall Noise analyze and quantify. to the extent practicable. as determined by the legislative body. current and projected noise levels for all of the following sources: (1) Highways and freeways. (2) Primary arterials and major local streets. (3) Passenger and freight on -line railroad operations and ground rapid transit systems. (4) Commercial. general aviation. heliport. helistop. and military airport operations. aircraft overflights. jet engine test stands. and all other ground facilities and maintenance functions related to airport operation. (5) Local industrial plants. including, but not limited to. railroad classification yards. (6) Other ground stationary noise sources identified by local agencies as contributing to the community noise environment. Noise contours shall be shown for all of these sources and stated in terms of community noise equivalent level (CNEL) or day -night average level (Ldn). The noise contours shall be prepared on the basis of noise monitoring or following generally accepted noise modeling techniques for the various sources identified in paragraphs (1) to (6). inclusive. The noise contours shall be used as a guide for establishing a pattern of land uses in the land use element that minimizes the exposure of community residents to excessive noise. The noise element shall include implementation measures and possible solutions that address existing and foreseeable ' raise problems. if any. The adopted noise element shall serve as a guideline for compliance with the state's noise insulation standards. (g) A safety element for the protection of the community from any unreasonable risks associated with the effects of Safety seismically induced surface rupture. ground shaking. ground failure. tsunami. seiche. and dam failure: slope instability leading to mudslides and landslides: subsidence. liquefaction and other seismic hazards identified pursuant to Chapter 7.8 (commencing with Section 2690) of the Public Resources Code. and other geologic hazards known to the legislative body: flooding: and wildland and urban fires. The safety element shall include mapping of known seismic and 3ther geologic hazards. It shall also address evacuation routes. peakload water supply requirements. and minimum road widths and clearances around structures. as those items relate to identified fire and geologic hazards. Prior to the periodic review of its general plan and prior to preparing or revising its safety element, each city and county shall consult the Division of Mines and Geology of the Department of Conservation and the Office of Emergency Services for the purpose of including information known by and available to the department and the office required by this subdivision. To the extent that a county's safety element is sufficiently detailed and contains appropriate policies and programs for adoption by a city. a city may adopt that portion of the county's safety element that pertains to the city's planning area in satisfaction of the requirement imposed by this subdivision. At least 45 days prior to adoption or amendment of the safety element. each county and city shall submit to the Division of Mines and Geology of the Department of Conservation one copy of a draft of the safety element or amendment and any technical studies used fordeveloping the safety element. The division may review drafts submitted to it to determine whether they incorporate known seismic and other geologic hazard information. and report its findings to the planning agency within 30 days of receipt of the draft of the safety element or amendment pursuant to this subdivision. The legislative body shall consider the division's findings prior to final adoption of the safety element or amendment unless the division's findings are not available within the above prescribed time limits or unless the division has indicated to the city or county that the division will not review the safety element. If the division's findings are not available within those prescribed time limits. the legislative body may take the division's findings into consideration at the time it considers future amendments to the safety element. Each county and city shall provide the division with a copy of its adopted safety element or amendments. The division may review adopted safety elements or amendments and report its findings. All findings made by the division shall be advisory to the planning agency and legislative body. (Added byStats. 1980. Ch 837: Amended byStats. 1982, Ch 1263. Effective September2Z 1982: Amended byStats. 1984. Ch. 1009; Amended by Slats. 1985. Ch 1199: Amended by Slats. 1985. Ch. 114. Effective June 28. 1985: Amended by Slats. 1989. Ch. 1255: Amended by Slats. 1992. Ch. 823: Amended by Slats. 1995. Ch. 881.) (Section 65302.1 repealed by Stars. 1980. Ch. 837.) ' (Section 65302.2 repealed by Slats. 1984. Ch 1009.) 65302.2. Upon the adoption, or revision, of a city or county's general plan, on or after January 1, 1996, the city or county shall utilize as a source document any urban water management plan submitted to the city or county by a water agency. (Added by Slats. 1995. CIL 881.) Consistency with 653023. (a) The general plan, and any applicable specific plan prepared pursuant to Article 8 (commencing with Section airport land use 65450). shall be consistent with the plan adopted or amended pursuant to Section 21675 of the Public Utilities Code. plans N''6 1996 Planning, Zoning, and Development Laws • 39. THE PLANNING AND ZONING LAW 460.6. An agency responsible for the preparation and adoption of the congestion management program may exclude district impacts from the determination of conformance with level of service standards pursuant to subdivision (c) of Section 65089.3. (Added by Stats. 1994. Ch. 780.) 65460.7. (a) A transit village plan shall be prepared. adopted. and amended in the same manner as a general plan. (b) A transit village plan may be repealed in the same manner as it is required to be amended. (Added by Stars. 1994. Ch. 780.) 65460.8. No transit village plan may be adopted or amended unless the proposed plan or amendment is consistent with the Consistency general plan. (Added by Stars 1994. Ch. 780.) . 65460.9. No local public works project may be approved. no tentative map or parcel map for which a tentative map was not required may be approved. andno zoning ordinance may be adopted or amended within an area covered by a transit village plan unless it is consistent with the adopted transit village plan. (Added by Stars. 1994. Ch. 780.) 65460.10. A city. county. or city and county may require a developer to enter into a development agreement pursuant to Article 2.5 (commencing with Section 65864) of Chapter 4 to implement a density bonus specified in the transit village plan pursuant to subdivision (g) of Section 65460.2. (Added by Stars. 1994, Ch. 780.) (Article 9. (commencing with Section 655001 repealed by Stars. 1984. Cit. 1009.) (Article 10. (commencing with Section 655001 repealed by Stats. 1934, Ch. 1009.) Article 10.5.Open•Space Lands 65560. (a) 'local open -space plan" is the open -space clement of a county or city general plan adopted by the board or Definitions council. either as the local open -space plan or as the interim local open -space plan adopted pursuant to Section 65563. (b) "Open -space land' is any parcel or area of land or water which is essentially unimproved and devoted to an open - space use as defined in this section. and which is designated on a local. regional or state open -space plan as any of the following: (1) Open space for the preservation of natural resources inc lading. out not :invited to. arras required for the preservation of plant and animal life. including habitat for fish and wildlife species: areas required for ecologic and other scientific study purposes: rivers. streams. bays and estuaries: and coastal beaches, lakeshores. banks of rivers and streams. and watershed lands. (2) Open space used for the managed production of resources. including but not limited to. forest lands. rangeland. agricultural lands and areas of economic importance for the production of food or fiber: areas required for recharge of ground water basins; bays. estuaries. marshes. rivers and streams which are important for the management of commercial fisheries: and areas containing major mineral deposits. including those in short supply. (3) Open space for outdoor recreation. including but not limited to. areas of outstanding scenic, historic and cultural value: areas particularly suited for park and recreation purposes. including access to lakeshores, beaches. and rivers and streams: and areas which serve as links between major recreation and open -space reservations, including utility easements. banks of rivers and streams. trails. and scenic highway corridors. (4) Open space for public health and safety. including. but not limited to. areas which require special management or regulation because of hazardous or special conditions such as earthquake fault zones. unstable soil areas. flood plains. watersheds. areas presenting high fire risks. areas required for the protection of water quality and water reservoirs and areas required for the protection and enhancement of air quality. (Repealed and added by Stats. 1972. Ch. 251. Effective June 30, 1972.) 65561. The Legislature finds and declares as follows: Policy (a) That the preservation of open -space land. as defined in this article. is necessary not only for the maintenance of the economy of the state. but also forthe assurance of the continued availability of land for the production of food and fiber. for the enjoyment of scenic beauty. for recreation and for the use of natural resources. (b) That discouraging premature and unnecessary conversion of open -space land to urban uses is a matter of public interest and will be of benefit to urban dwellers because it will discourage non - contiguous development patterns which unnecessarily increase the costs of community services to community residents. (c) That the anticipated increase in the population of the state demands that cities. counties. and the state at the earliest possible date make definite plans for the preservation of valuable open -space land and take positive, action to carry out such plans by the adoption and strict administration of laws, ordinances. rules and regulations as authorized by this chapter or by other appropriate methods. (d) That in order to assure that the interests of all its people are met in the orderly growth anddevelopment of the state and the preservation and conservation of its resources, it is necessary to provide for the development by the state. regional agencics.countics and cities. including chartercities. of statewide coordinated plans fortheconservationandpreservation of open -space lands. '!R 11 1996 Planning, Zoning, and Development Laws • Pv THE PLANNING AND ZONING LAW (e) That for these reasons this article is necessary for the promotion of the general welfare and for the protection of the public interest in open -space land. (Added by Stats. 1970, Ch. 1590.) Intent 65562. It is the intent of the Legislature in enacting this article: (a) To assure that cities and counties recognize that open -space land is a limited and valuable resource which must be conserved wherever possible. (b) To assure that every city and county will prepare and carry out open -space plans which. along with state and regional open -space plans. will accomplish the objectives of a comprehensive opcn -space program. (Added by Stats. 1970, Ch. 1590.) Deadlines for 65563. On or before December 31. 1973. every city and county shall prepare, adopt and submit to the Secretary of the adoption and Resources Agency a local open -space plan for the comprehensive and long-range preservation and conservation ofopen- submission of plans space land within its jurisdiction. Every city and county shall by August 31. 1972. prepare. adopt and submit to the Secretary of the Resources Agency. an interim open -space plan. which shall be in effect until December 31, 1973. containing. but not limited to. the following: (a) The officially adopted goals and policies which will guide the preparation and implementation of the opcn -space plan: and (b) A program for orderly completion and adoption of the open -space plan by December 31. 1973. including a description of the methods by which open -space resources will be inventoried and conservation measures determined. (Amended by Stats. 1973. Ch. 120. Effective June 29, 1973.) Implementation 65564. Every local open -space plan shall contain an action program consisting of specific programs which the legislative body intends to pursue in implementing its open-space plan. Consistency of (Added by Stats. 1970, Ch. 1590.) acquisitions, 65566. Any action by a county or city by which open -space laud or any interest therein is acquired or disposed of or its use disposal and restricted or regulated. whether or not pursuant to this part. must be consistent with the local open -space plan. - eg::!ction 1.tdteab.•eras.1970.Ccf=90.) 65567. No building permit may be issued. no subdivision map approved. and no open -space zoning ordinance adopted. Consistency of unless the proposed construction. subdivision or ordinance is consistent with the local open -space plan. building permits, (Addedby Stats. 1970, Ch. 1590.) subdivision maps, 65568. If any provision of this article or the application thereof to any person is held invalid, the remainder of the article zoning and the application of such provision to other persons shall not be affected thereby. (Added by Stars. 19170, Ch. 1590.) .. -. -. _... -370. (a) The Director of Conservation may establish, after notice and hearing. rules and regulations. and require reports from local officials and may employ. borrow. or contract for such staff or other forms of assistance as are reasonably necessary to carry out this section. Chapter 3 (commencing with Section 16140) of Part I of Division 4 of Title 2, and Section 612 of the Public Resources Code. In carrying out his or her duties under those sections, it is the intention of the Legislature that the director shall consult with the Director of Food and Agriculture and the Director of Planning and Research. .Agricultural land (b) Commencing July 1. 1986. and continuing biennially thereafter. the Department of Conservation shall collect or inventory acquire information on the amount of land converted to or from agricultural use using 1984 baseline information as updated pursuant to this section for every county for which Important Farmland Series maps exist. On or before June 30. 1988. and continuing biennially thereafter. the department shall report to the Legislature on the data collected pursuant to this section. In reporting. the department shall specify, by category of agricultural land. the amount of land converted to. or from. agricultural use. by county and on a statewide basis. The department shall also report on the nonagricultural uses to which these agricultural lands were converted or committed. For the purposes of this section. the following definitions apply unless otherwise specified: (1) "Important Farmland Series maps" means those maps compiled by the United States Soil Conservation Service and updated and modified by the Department of Conservation. (2) "Interim Farmland maps" means those maps prepared by the Department of Conservation for areas thatdo not have the current soil survey information needed to compile important Farmland Series maps. The Interim Farmland maps shall indicate areas of irrigated agriculture. dry- farmed agriculture. grazing lands. urban and built -up lands. and any areas committed to urban or other nonagricultural uses. (3) "Category of agricultural land" means prime farmland. farmland of statewide importance. unique farmland. and farmland of local importance. as defined pursuant to United States Department of Agriculture land inventory and monitoring criteria. as modified for California, and grazing land. "Grazing land" means land on which the existing vegetation. whether grown naturally or through management. is suitable for grazing or browsing of livestock. (4) "Amount of land converted to agricultural use" means those lands which were brought into agricultural use or reestablished in agricultural use and were not shown as agricultural land on Important Farmland Series maps maintained by the Department of Conservation in the most recent biennial report. (5) "Amount of land converted from agricultural use' means those lands which were permanently converted or committed to urban or other nonagricultural uses and were shown as agricultural land on Important Farmland Series maps maintained by the Department of Conservation and in the most recent biennial report. (c) Beginning August 1, 1986. and continuing biennially thereafter, the Department of Conservation shall update and I a 40 1996 Planning, Zoning, and Development Laws 1 V THE PLANNING AND ZONING LAW send counties copies of Important Farmland Series maps. Counties may review the maps and notify the department within 90 days of any changes in agricultural land pursuant to subdivision (b) that occurredduring the previous fiscal year, and note and request correction of any discrepancies or errors in the classification of agricultural lands on the maps. The department shall make those corrections requested by counties. The department shall provide staff assistance, as available, to collect or acquire information on the amount of land converted to, or from, agricultural use for those counties for which Important Farmland Series maps exist. (d) The Department of Conservation may also acquire any supplemental information which becomes available from new soil surveys and establish comparable baseline data for counties not included in the 1984 baseline, and shall report on the data pursuant to this section. The Department of Conservation may prepare Interim Farmland maps to supplement the Important Farmland Series maps. (e) The Legislature finds that the purpose of the Important Farmland Series map and the Interim Farmland maps is not to consider the economic viability of agricultural lands or their current designation in the general plan. The purpose of the maps is limited to the preparation of an inventory of agricultural lands, as defined in this chapter, as well as land already committed to future urban or other nonagricultural purposes. (Amended by Stats. 1983. Ch. 924: Amended by Stats. 1985. Ch. 1342: Amended by Stats. 1986. Ch 1053.) Article 10,6, Housing Elements 65580. The Legislature finds and declares as follows: (a) The availability oftiousingis oivital statewide importance. and the cariy attainment o(decent nousin.g and a suitable Policy living environment for every California family is a priority of the highest order. (b) The early attainment of this goal requires the cooperative participation of government and the private sector in an effort to expand housing opportunities and accommodate the housing needs of Californians of all economic levels. (c) The provision of housing affordable to low -and moderate - income households requires the cooperation of all levels of government. (d) Local and state governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for the housing needs of all economic segments of the �y(e) The Legislature recognizes that in carrying out this responsibility. each local govemment also has the responsibility to considereconomic. er eironmental. and fiscal factors and community goals set forth in the general plan and to cooperate with other local governments and the state in addressing regional housing needs. (Added by Stats. 1980, Ch. 1143.) 65581. It is the intent of the Legislature in enacting this article: Intent (a) To assure that counties and cities recognize their responsibilities in contributing to the attainment of the state housing goal. (b) To assure that counties and cities will prepare and implement housing elements which, along with federal and state programs, will move toward attainment of the state housing goal. (c) To recognize that each locality is best capable of determining what efforts are required by it to contribute to the attainmentof the state housing goal, provided such a determination is compatible with the state housing goal and regional housing needs. (d) To ensure that each local govemmentcooperates with other local governments in order to address regional housing needs. (Added by Stats. 1980. Cle 1143.) 65582. As used in this article: Definitions (a) "Community, "'locality; "'local government," or "jurisdiction" means a city, city and county, or county. (b) "Council of governments" means a single or multicounty council created by ajoint powers agreement pursuant to Chapter 5 (commencing with Section 6500) of Division 1 of Title 1. (c) "Department" means the Department of Housing and Community Development. (d) "Housing element" or "element" means the housing element of the community's general plan, as required pursuant to this article and subdivision (c) of Section 65302, (e) "Low -and moderate - income households" means persons and families of low or moderate incomes as defined by Section 50093 of the Health and Safety Code, (Added by Stats, 1980. Ch 1143: Amended by Stars. 1989, Ch. 1140: Amended by Stats. 1990. Cle 1441.) 65583. The housing element shall consist of an identification and analysis of existing and projected housing needs and a Housing element statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, content improvement, and development of housing. The housing element shall identify adequate sites for housing, including rental housing, factory-built housing, and mobilehomes, and shall make adequate provision for the existing and projected 40 needs of all economic segments of the community. The element shall contain all of the following: (a) An assessment of housing needs and an inventory of resources and constraints relevant to the meeting of these needs. The assessment and inventory shall include the following: (1) An analysis of population and employment trends and documentation of projections and a quantification of the locality's existing and projected housing needs for all income levels. These existing and projected needs shall include 4 t� 1996 Planning, Zoning, and Development Laws •.41 Tsa_n t Land Use Element of the City of Newport Beach Adopted by the Newport Beach City Council October 24, 1988 Resolution No. 88 -100 (Incorporates General Plan Amendments Approved through August, 1998) • Table of Contents Introduction Page i The Amendment Process Page 1 City Council Proceedings Page 2 General Description of the Land Use Plan Page 3 Overall City Form Page 3 Development Policies Page 4 r] Major Land Use Plan Designations Page 21 Major Land Use Proposals for Each Area Page 27 Statistical Division A (West Newport Area ) .............................. ...........................Page 27 Statistical Division B (West & Central Newport) ...................... ...........................Page 33 Statistical Division C (Lido Isle) ................. ............................... ...........................Page 41 Statistical Division D (Balboa Peninsula Area) ......................... ...........................Page 42 Statistical Division E (Balboa Island Area) ............................... ...........................Page 45 Statistical Division F (Corona del Mar) ..... ............................... ...........................Page 46 Statistical Division G (Promontory Bay Area) .......................... ...........................Page 55 Statistical Division H (Newport Heights Area) .......................... ...........................Page 5 i Statistical Division J (Westcliff /Santa Ana Heights Area) ....... ...........................Page 62 Statistical Division K (Eastbay Area) ........ ............................... ...........................Page 69 Statistical Division L (Jamboree Rd./MacArthur Blvd. Area) .. ...........................Page 74 Statistical Division M (Harbor View Hills Area) ...................... ...........................Page 87 Statistical Division N (Downcoast Newport Beach Area) ......... ...........................Page 96 Miscellaneous Residential Projections . ............................... ...........................Page 96 0 Citywide Growth Projections ............................................................. ............................... Page 97 Estimated Population Increases ......................................................... ............................... Page 98 • Maps No. I - Statistical Divisions Map .............................................. ............................... Page 99 No. 2 - Commercial Areas Map .............................................. ............................... Page 100 No. 3 - Flood Hazard Map ...................................................... ............................... Page 101 No. 4 - Big Canyon Planned Community Text Map .............. ............................... Page 102 No. 5 - Aeronutronic Ford Planned Community Text Map ... ............................... Page 103 No. 6 - North Ford Planned Community Text Map ............... ............................... Page 104 No. 7 - Koll Center Newport Planned Community Text Map ............................... Page 105 No. 8 - Newport Center Map ................................................ ............................... Page 106 Specific Area Plan Maps: No. 9 - Newport Shores Specific Area Plan Map ................... ............................... Page 108 No. 10 - Cannery Village/McFadden Square Specific Area Plan Map...... ........ ... Page 109 No. I I - Central Balboa Specific Area Plan Map ................... ............................... Page 110 No. 12 - Old Newport Boulevard Specific Area Plan Map .... ............................... Page I I I No. 13 - Mariners Mile Specific Area Plan Map .................... ............................... Page 112 No. 14 - Corona del Mar Specific Area Plan Map ................. ............................... Page 113 No. 15 - Land Use Plan Map ........ ............................... ........................Follows Appendix A Other Appendix A (Approved General Plan Amendments) ............. ............................... Page 114 Appendix B (Newport Beach Downcoast) ..................... ..........................Bound Separately . Introduction The Land Use Element of the Newport Beach General Plan is a long -range guide to the development of all lands within the Newport Beach planning area, including both public and private properties. The Land Use Element was first adopted in 1973. The Land Use Element has been amended many times since its adoption, but there has been no comprehensive review and update of the development policies which are intended to guide the planning process or a comprehensive correlation of the permitted land uses and the proposed circulation system. In February 1987, the City Council initiated amendments. The focus of these amendments was an assessment of desired levels of growth and correlating the Land Use Element and the Circulation Element. The process of correlating the Land Use and Circulation Elements began with the designation of permitted land uses and building density and intensity standards for all parcels of land within the City's planning jurisdiction. The Land Use Element is a word picture of the community at build out. The Land Use Element represents the desirable pattern for the ultimate, full development of the City of Newport Beach as determined at this point in time. While the document is not a final picture of the City of Newport Beach in the year 2010, it is an expression of what is desired for the future based upon today's knowledge and circumstances. The Land Use Element is an outgrowth of a continuous planning process that includes ongoing research into new ideas, and periodic review of the extent to which basic goals and objectives have been achieved. The comprehensive update of the General Plan began with an identification of those issues considered to be of primary importance. The primary concern was to insure that the traffic generated by the type and intensity of land uses within the City when it was fully developed would not generate more traffic than the ultimate circulation system could accommodate. There has long been a consensus that the City should consist of a mix of commercial and residential uses located and sized such that each was compatible with, and serve the interest of, the other. However, there has been disagreement over the intensity of development that should be permitted on any given site within the City. Early in the process, staff identified certain alternative densities, including trend growth, a Citywide .5 floor area ratio limit, and a no project alternative (retain existing designations). The evaluation of the various density and intensity limits was based upon a desire to preserve property owner's rights, allow for modest growth to insure economic vitality, and to insure that traffic generated by the use of land within the City could be accommodated by a circulation system that was not dominated by extremely wide streets carrying traffic, and generating noise inconsistent with . surrounding residential communities. Land Use Element i The Land Use Element text focuses on issues identified early in the amendment process. • There has long been a consensus that the charm and beauty of the residential "villages" in Newport Beach should be preserved, and enhanced. The preservation and protection of the bay and waterfront environment have been a consistent goal of the. City since its incorporation. These objectives, and the policies and implementation measures necessary to accomplish them, constitute the bulk of this element. This Land Use Element places substantially greater restrictions on growth than the previous plan. These growth limits are necessary to insure the adequacy of current and proposed transportation facilities. However, additional growth is permitted and this growth is considered essential to the future of the City. Some additional development is necessary to insure a healthy economy or to encourage some redevelopment of property in the older sections of town, to preserve the rights of owners of residential and commercial property, and to provide a source for funding circulation system improvements beyond the capacity of the City's General Fund. This Land Use Element seeks to preserve the beauty and charm of the various unique residential neighborhoods, allow for growth sufficient to maintain a healthy economy and preserve property rights, and to preserve the unique marine environment that distinguishes Newport Beach from its neighbors. The land use patterns and density /intensity standards within the element insure a mix of commercial and residential uses that are located and sized such that each is compatible with, and serves the interest of, the other. The new density and intensity limits reflect a determination that the City • will be sensitive, but not a slave, to the impact of regional traffic on our internal circulation system. • ii Land Use Element • The Amendment Process The goals, objectives and policies contained in this document were formulated through a process similar to that recommended by the State Office of Planning and Research (OPR- Guidelines). Many of the basic goals and objectives, such as the preservation of the unique residential neighborhoods have been developed in prior documents and form the basis for the initial stage of issue identification. Land use decisions have been the focus of controversy in the City of Newport Beach during the 1980's. The long- standing public debate on land use decisions helped determine the specific concerns of the community, identified the relative importance of the concerns, and helped identify solutions to those concerns. This public dialogue, since it occurred in the context of concrete land use decisions, made it relatively easy to identify the goals, policies and objectives considered vital by various segments of the community. Goal and issue identification was accompanied by extensive data collection. City staff obtained updated information as to existing development on all parcels of land within the City of Newport Beach. This process required 6 months to complete, but resulted in a comprehensive and complete picture of Newport Beach today. While this data was being collected, plans from other jurisdictions of similar size and location were reviewed and evaluated. Recently prepared comprehensive environmental assessments of major projects presented to the City Council were also reviewed and analyzed. In accordance with OPR Guidelines, these revisions to the Land Use and Circulation Elements were • accompanied by a "rigorous examination" of all mandatory elements to insure internal consistency. Recent amendments to the Housing and Recreation and Open Space Elements were considered and policies in those documents have been reviewed for consistency with this element. The extremely broad, but still relevant, policies of earlier documents have been incorporated with relatively few changes, and comprehensive, concrete implementation measures have been developed to carry out those policies. Beginning in February 1988, the City sponsored the General Plan Outreach Program. The Outreach Program consisted of a series of 25 meetings, each of which was well publicized and well attended. Invitations were extended to every homeowners' association, business organizations, environmental groups and individuals known to be interested in land use planning or the future of the City of Newport Beach. Hundreds of people attended these meetings. The Mayor, members of the City Council, and Planning Department staff were present at each meeting. Staff gave a thorough presentation of the issues identified to date, relevant data collected during the early stages of the process, and the various goals and objectives that had guided the City's planning process the past 15 years. The response from the community was outstanding, and the comments and criticisms received during that process were used by the City in revising the goals and determining the objectives of the community. Upon completion of the Outreach Program, a set of alternative plans was formulated, a preferred project selected, and consultants began preparation of a comprehensive environmental impact report. Preliminary drafts of the Land Use and Circulation Elements were prepared and presented to the Planning Commission. Land Use Element t City Council Proceedings • The City Council held three lengthy public hearings on the 1988 amendments to the Land Use and Circulation Elements. The Council hearings followed five lengthy public hearings before the Planning Commission and continuing staff contact and discussion with members of the community who had expressed comments or concerns regarding the amendments. The Council received the documents recommendedby the Planning Commission, the comprehensive staff reports, and copies of the environmental document well in advance of the first hearing. The first hearing was held on September 26, 1988, and testimony was taken on all facets of the proposed amendments. The second public hearing, on October 10, 1988, resulted in "straw votes" resolving some of the major issues that had surfaced during the public hearing process, such as ap- propriate residential densities on the peninsula and connections to the San Joaquin Hills Transportation Corridor. During the final public hearing on October 24, 1988, the Council took testimony on, and resolved the remaining issues such as appropriate floor area limits and above grade parking structures in commercial areas. The City Council and Planning Commission received more than 30 hours of public testimony during the amendment process. On October 24, 1988, the City Council approved amendments to the Land Use and Circulation Elements after certifying the environmental document as complete and adequate and making the findings required by the California Environmental Quality Act. The amendments ensure consistency between the Land Use and Circulation Elements and achieve the goals and objectives of the Council that were set when the amendment process was initiated in 1987. • Land Use Element 7 0 . General Description of the Land Use Plan OVERALL CITY FORM The City of Newport Beach has developed as a grouping of small communities or "villages," primarily due to the natural geographic form of the bay, which provides both physical division and unity, in the sense of a common, shared resource. Many of the newer developments, located inland from the bay, have been based on a "Planned Community" concept, resulting in a furtherance of the village form even where no major geographic division exists. The various villages provide for a wide variety of type and style of development, both residential and commercial. The City includes lower density single family residential areas, as well as more intensively developed residential beach areas. Commercial areas range from master planned employment centers to marine industrial and visitor commercial areas. This wide range of development types provides both visual interest and community diversity. The Land Use Element proposes that the City build on this existing "grouping of villages" form and character, and, where possible, strengthen both the physical identity and functional efficiency of this form through such means as: Use of open space corridors and buffers; 2. Assuring harmonious groupings of land uses in each village area; • 3. Encouraging the development of an individual character for each village area, rather than attempting a city wide, monotonous conformity; 0 4. Provision of high quality and prosperous neighborhood commercial centers to serve the village areas; 5. Provision for public and semi - public facilities (schools, parks, churches, etc.) to serve each village area; 6. Managing residential development (as discussed herein and in the Housing Element); Managing the intensity of commercial development; 8. Guiding the character of commercial districts [GPA 95 -1 (Q. The City shall encourage the formation of independent homeowners groups and associations within each of the villages that make up the City, and the City will cooperate with such groups and their representatives for the improvement of the environment and physical facilities within its villages. Land Use Element Page 3 Development Policies • The primary objective of this Land Use Element is to provide for an orderly balance of residential, retail, commercial and public service facilities located to insure easy and convenient access to basic services, with an emphasis on preserving and enhancing the unique beauty, character, charm and quality of life found in the various residential and commercial villages in the City of Newport Beach. The policies and implementationmeasures necessary to achieve this objective are as follows: Policy A. The City shall provide for sufficient diversity of land uses so that schools, employment, recreation areas, public facilities, churches and neighborhood shopping centers are in close proximity to each resident of the community. DISCUSSION The Land Use Element seeks to locate shopping centers recreational facilities and other uses required of the public in close proximity to each resident of the community. An appropriate mix of land uses will minimize traffic by reducing total vehicular miles traveled. Reductions in peak hour traffic can be achieved through programs by which fe employers, through subsidies or other incentives, encourage employees to reside close to the place of employment. While such programs may be difficult to develop and implement, they represent one of the limited number of potential solutions to peak hour traffic problems and warrant further study. Certain uses, such as senior citizen housing facilities, and recreational facilities, support community needs, but do not easily fit into one of the major land use categories. These uses may be appropriate in any zoning district, subject to controls, if traffic generated by the project is no greater than the predominate use allowed in the area, will not otherwise adversely affect the health, safety or welfare of the community. IMPLEMENTATION Study and evaluate programs for the development of employee housing close to the place of employment. 2. Permit certain land uses which support community needs, such as senior citizen housing facilities and recreational facilities in any zoning district provided that the proposed project does not generate more peak hour traffic than that which would result from the designated land use at maximum density, and provided further that, to the extent permitted by state law, the project is approved pursuant to a use Land Use Element page 4 permit to insure that any unique characteristics of the structure or use proposed for the property will not adversely affect adjoining or nearby land uses. 3. City shall prepare specific area plans for the commercial /retail sections of Old Corona del Mar, Old Newport Boulevard, and Central Balboa with the view towards retention of uses that serve adjoining and nearby residential areas. Policy B. To insure redevelopment of older or underutilizedproperties, and to preserve the value of property, the floor area limits specified in the Land Use Element allow for some modest growth. To insure that traffic does not exceed the level of service desired by the City, variable floor area limits shall be established based upon the trip generation characteristics ofland uses. (GPA 96- 1(D)J. DISCUSSION Traffic projections described and discussed in the report prepared by Austin Foust are based upon the additional growth authorized in this Element and the trip generation characteristics of the various uses that make up the four major land use categories. Analysis of existing development suggests that retail and commercial areas typically generate 36 average daily trips for each 1,000 square feet of building area. • Certain commercial and retail uses generate more average daily trips than others. For example, restaurants and fast food outlets generate 6 to 10 times more P.M. peak traffic than hotel or motel uses. General office more than 3 times the A.M. peak hour traffic than restaurant uses. Mini -marts generate more average daily trips than any use, but the trips are spread out during the day with little impact on peak hour traffic. To insure an appropriate mix of uses which will not overburden the circulation system, floor area limits should be based, within limits, on the trip generation characteristics of land uses. However, the City must exercise strict control over both the size of the structure and uses permitted to insure the trip generation characteristics of the project do not exceed those anticipated for the "base Floor Area Ratio' limits established by this element. IMPLEMENTATION 1. The building intensity standards specified in this element establish a base floor area ratio within commercial areas and these limits shall be maintained except as provided in this policy. 2. The City shall establish a variable floor area limits based upon the trip generation characteristics of land uses. The variable floor area ratio limits shall be based upon the following criteria: Land Use Element Page 5 a. The "base FAR" sets a square footage amount for the site or statistical • area based on the estimated weekday vehicle trip generation rate and the number of weekday vehicle trips during peak traffic hours .These factors shall establish the "Traffic Generation Limit" for the site or statistical area in question. b. Land uses with significantly higher than average estimated weekday vehicle trip generation rates or with a significantly high number of vehicle trips during peak traffic hours shall be limited to a reduced FAR calculated pro rata on trip generation characteristics C. Land uses with significantly lower than average estimated weekday vehicle trip generation rates or with a significantly low number of vehicle trips during peak traffic hours shall be increased to a maximum FAR calculated pro rata on trip generation characteristics. d. Individual properties may be allowed to exceed the base FAR up to the maximum FAR established for the statistical area in which the property is located if the mix of existing and approved land uses does not exceed the statistical area's base FAR and if there are no undeveloped or underdeveloped properties of sufficient size which, if developed, would cause the statistical area's base FAR to be exceeded. • e. The "base FAR" established for a statistical area can be exceeded up to a the "maximum FAR" if it can be demonstrated that the traffic generated from the proposed use does not exceed the "traffic generation limit" either in terms of total or peak hour trips. The increased FAR would be subject to: 1) Discretionary review by the City; and 2) A finding that the building tenants would be restricted to the uses upon which the traffic equivalency was based; and 3) A finding that the increased FAR does not cause abrupt scale relationships with the surrounding area; and 4) The recordation of a restrictive covenant which would bind future owners to the low trip generation uses which justified exceeding the base FAR. • Land Use Element Page 6 . Policy C. Commercial, recreation or destination visitor servingfacilities in and around the harbor shall be controlled and regulated to minimize traffic congestion and parking shortages, to ensure access to the water for residents and visitors, as well as maintain the high quality of life and the unique and beautiful residential areas that border the harbor. DISCUSSION Newport's bay and ocean beaches attract millions of visitors each year. The City's policies with respect to public access to, and use of, the beach, bay, and the visitor serving facilities nearby are regulated primarily by provisions in the Land Use Plan of the Local Coastal Program. The policies in this element are to be interpreted and implemented in a manner consistentwith the provisions of the Local Coastal Program. The residents of Newport Beach have, for many years, expressed concern about heavy summer weekend traffic, especially on Balboa Peninsula, and localized congestion in and around the more intensely developed waterfront areas such as Lido Marina Village and Mariner's Mile. Traffic congestion and the absence of available parking makes it difficult for visitor and resident alike to access the beach and bay and enjoy the many activities along the waterfront. The City intends to insure that visitor serving facilities provide adequate off - street parking to accommodate their customers and clients and thereby insure . as many parking spaces as possible will be available to the public. The City has also embarked upon a program to insure the highest quality of water in the bay and along our ocean beaches. Newport Harbor is heavily used by recreational boaters and this, combined with a rapid increase in commercial activities, has created both congestion within the Harbor and increased the potential for discharge of human waste directly into the bay. Efforts to minimize the potential for discharge of human waste into the Bay and to control commercial operations to insure a pleasant environment for visitors and residents must continue and intensify if the need arises. IMPLEMENTATION 1. Residential and commercial structures (except piers and docks used exclusively for berthing of vessels) shall not be permitted to encroach beyond the bulkhead line. 2. The City shall maintain, to the maximum extent permitted by law, control over commercial activities conducted in the harbor to ensure, among other things, that such businesses provide adequate parking to accommodate their customers and clients and provide adequate marine sanitation facilities to minimize pollution of the bay. Regulations shall extend to all businesses, whether or not operating from a fixed place of business. . 3. The City shall establish restrictions on the number of persons permitted to live Land Use Element page 7 aboard vessels assigned to moorings installed over City tidelands. The City shall also consider the adoption of ordinances regulating or restricting the number of commercial activities conducted on the waters of Newport Bay if and when problems associated with such activity, such as parking, marine sanitation and noise adversely affect the quality of the marine environment. Policy D. The siting of new buildings and structures shall be controlled and regulated to insure, to the extent practical, the preservation of public views, the preservation of unique natural resources, and to minimize the alteration of natural landforms along bluffs and cliffs. DISCUSSION Newport Beach has developed around and along extremely unique and valuable land forms and resource areas. The City's charm and character, as well as the value of residential and commercial property, are all tied to preserving, protecting, and enhancing Upper and Lower Newport Bay, the oceanfront beaches, and other valuable resources within the City. The City's commitment to preservation and enhancement of these areas is demonstrated by its role in the Upper Newport Bay restoration project. The City was the lead agency in both the development and administration of this project. The natural resources within the City should be enjoyed by residents and visitors alike. • Given the value of ocean or bayfront property, there is constant pressure to develop property in and around the bay and beaches. While the City remains committed to protect private property rights, it is also committed to regulate the placement of buildings and structures in areas adjacent to valuable natural resources or environmentally sensitive habitats. IMPLEMENTATION Location of Structures Development of Coastal Bluff Sites. Natural coastal bluffs represent a significant scenic and environmental resource. As used in this Section, "coastal bluff' is any natural landform having an average slope of 26.6 degrees (50 %) or greater, with a vertical rise of 25 feet or greater. Where there is some question as to the applicability of this section to a specific landform, a determination as to whether or not the specific landform constitutes a coastal bluff shall be made by the Planning Commission, consistentwith the purposes of this regulation. In order to preserve these unique landforms, developments proposed for coastal bluff areas shall be subject to the following regulations: • Land Use Element Page 8 a. The following regulations apply to all building sites on existing subdivided lots, and residential subdivisions containing less than four units: 1) Grading. Permitted development shall be designed to minimize the alteration of natural landforms along bluffs and cliffs. In areas of geologic hazard, the City shall not issue a building or grading permit until the applicant has signed a waiver of all claim against the public for future liability or damage resulting from permission to build. All such waivers shall be recorded with the County Recorders Office. 2) Geologic Report. To promote public safety, a geologic study shall be performed for each site to determine areas of potential instability. The bluff areas of potential hazard or instability shall be indicated on maps as a part of any development plan. 3) Shoreline Protective Devices. In the event of an impending or existing natural disaster or other emergency, a property owner, upon the approval of a building and/or grading permit by the City Grading Engineer and Building Official, may install temporary shoreline protective devices, material, or other suitable construction to protect a coastal bluff. Prior to the approval of a building and or grading permit for the construction or installation of the emergency protective device or material, the City Attorney shall approve as to form and content a document signed by the property owner stipulating that said material or devices will be removed im- mediately upon the termination of the threat to the property. In addition, said agreement will also provide for the waiver of all claims and indemnify the City against liability for any damage resulting from approval to install said emergency protective material or devices. The property owner may elect to apply for the appropriate local and state permits to retain the protective material or devices after the threat to the property no longer exists, in which case the agreement shall be modified to state that upon exhaustion of all local and state administrative procedures to retain said material or devices, said material or devices will be removed in the event that the appropriate applications are denied. b. In addition to the regulations set forth above, the following regulations apply to all new tracts and subdivisions. If the development is residential in nature, these regulations will apply to all new subdivisions containing four or more units. Land Use Element 1) Setback Requirement. A bluff setback adequate to provide safe public access, taking into account bluff retreat and erosion, shall be Page 9 provided in all new development. As a general guideline, property • lines shall be set back from the edge of the bluff no closer to the edge of the bluff than the point at which the top of the bluff is intersected by a line drawn from the solid toe of the bluff at an angle of 26.6 degrees to the horizontal. A greater setback distance shall be required where warranted by geological or groundwater conditions, but in no case shall a property line be closer than 40 feet to the edge of the bluff. In addition, there shall be a building setback of 20 feet from the bluffside property line: This required building setback may be increased or decreased by the Planning Commission in the review of a proposed site plan consistent with the purposes of this section. 2) Environmentally Sensitive Habitats and Riparian Areas. There are many areas within the City of Newport Beach that are environmentally sensitive in nature. For the most part, these are water - associated habitats such as marine intertidal, riparian, or marsh areas. a. The following environmentally sensitive areas shall be preserved and protected, and no structures or landform alteration shall be permitted within these areas, except as provided in Section d. below: • 1) Areas supporting species which are rare, endangered, of limited distribution, or otherwise sensitive 2) Natural riparian areas 3) Freshwater marshes 4) Saltwater marshes 5) Intertidal areas 6) Other wetlands 7) Unique or unusually diverse vegetative communities b. Where there is some question as to the applicability of this section to a specific area, a determination as to whether or not the specific area constitutes an environmentally sensitive area shall be made by the Planning Commission, consistent with the purposes of this regulation. C. These policies are not intended to prevent public agencies and private • Land Use Element Page 10 • property owners from maintaining drainage courses and facilities, sedimentation basins, public infrastructure, and other related facilities in a safe and effective condition with minimal impact on the environment. d. When the environmental process demonstrates that adverse impacts can be mitigated to an acceptable level, or that the benefits outweigh the adverse impacts, the Planning Commission may approve a development plan in an environmentally sensitive habitat or riparian area. Geologic Hazard Areas. There are areas within the City of Newport Beach that the natural geological processes can pose a threat to the public health, safety, and welfare. These areas contain earthquake faults, existing or potential landslides, areas with expansive or collapsible soil, excessive settlement and subsidence, and areas subject to potential erosion and siltation. The following policies shall apply to all areas of potential geologic hazard: a. No structures shall be permitted in areas of potential geologic hazard, except as provided in Section b. below. b. When the environmental process demonstrates that adverse impacts can be mitigated to an acceptable level, or that the benefits outweigh the adverse impacts, the Planning Commission may approve a development plan in an • area of potential geologic hazard. 4. ResidentialAreas Impacted by Noise Levels Greater than 65 CNEL. Due to noise sources such as roadways and aircraft overflights, certain residential areas are impacted by exterior noise levels in excess of 65 CNEL. The following policies shall apply to residential subdivisions of four or more units where the existing or future exterior noise levels are greater than 65 CNEL: • a. No new residential development shall be permitted within any area where the noise levels are greater than 65 CNEL, unless the environmental process identifies specific mitigation measures that result in exterior areas of any residence, such as patios and other public and private recreation areas, being mitigated to less than 65 CNEL. b. In addition to mitigating exterior noise levels to less than 65 CNEL, all interior portions of a residence shall not exceed 45 CNEL. Land Use Element page II Policy • E. Provisions shall be made for the encouragement or development of suitable and adequate sites for commercial marine related facilities so as to continue the City's historical and maritime atmosphere, and the charm and character such businesses have traditionally provided the City. DISCUSSION The Land Use Plan of the City's Local Coastal Program contains the policies and implementation measures necessary and appropriate to maintain and develop coastal dependent and coastal related uses. The contents of this document should be interpreted in a manner consistent with the revisions of the Land Use Plan of the Local Coastal Program. The City has demonstrated its commitment to preserve and enhance the marine environment by adopting and implementing the Cannery Village, McFadden Square Specific Area Plan and the Mariner's Mile Specific Area Plan. IMPLEMENTATION Continue to implement provisions of the Mariners' Mile and Cannery Village - McFadden Square Specific Area Plan. 2. Cooperate with property owners and other agencies relative to requests for • designation of certain structures to be of historical significance. Policy F. The City shall develop and maintain suitable and adequate standards for landscaping, sign control, site and building design, parking and undergrounding of utilities and other development standards to insure that the beauty and charm of existing residential neighborhoods is maintained, that commercial and office projects are aesthetically pleasing and compatible with surrounding land uses and that the appearance of and activities conducted within, industrial developments are also compatible with surrounding land uses and consistent with the public health; safety and welfare. DISCUSSION The City of Newport Beach contains a wide variety of residential communities. The older residential neighborhoods in Old Corona del Mar, on Balboa Island, and on Lido Isle are characterized by relatively small lots; the close grouping of residential units and older structures, all set in unique geographical areas characterized by natural beauty and charm. Many of the newer residential communities, located inland from the Bay, have been developed under the Planned Community concept with special setback, open space and height restrictions which distinguish one project from another. In all communities, an • Land Use Element Page 12 . effort has been made to control the height, bulk and location of structures within these communities to preserve their character and charm and the following implementation measures will further that goal. The City has adopted development standards which are intended to insure that new and existing projects are compatible with surrounding land uses. Development and redevelopment patterns within existing neighborhoods may require periodic revision to the development standards to insure they are as effective as possible in preserving the village atmosphere without creating an undue burden on the property owner and his or her ability to generate housing for all economic segments of the community. IMPLEMENTATION 1. The City shall maintain, and amend as appropriate, development standards pertaining to height, setbacks, building, bulk, open space, and other criteria that are consistent with each unique residential area, to insure that new development and redevelopment within these neighborhoods does not create abrupt scale relationships between new and existing structures, does not create a "storefront" streetside appearance and does not otherwise adversely affect the character of the area. 2. The City shall evaluate building bulk, setback, height and open space requirements . for the older, but redeveloping, neighborhood of Old Corona del Mar. 3. The City shall adopt and/or maintain ordinances which, to the maximum extent permitted by law, regulate or restrict the placement of permanent and temporary signs, radio antennas, satellite dishes, and other visually obtrusive objects the presence of which can alter the character of residential and commercial neighborhoods. 4. The City shall maintain, and monitor the effectiveness of, the existing ordinance which regulates the location of adult businesses, massage parlors and escort services in relation to residential uses, educational facilities, churches, etc. 5. Maintain, and revise, if necessary, those ordinances which regulate the operational characteristics of certain uses, such as restaurants, service stations, and entertain- ment establishments, which by their nature may create noise, traffic and parking problems in their immediate area. Land Use Element page 13 Policy G. Restrict certain types of land use conversions or forms of ownership which, by their nature, reduce available housing, are incompatible with residential uses, or present police, health, or safety problems. DISCUSSION As more fully discussed in the Housing Element, the City has a duty to provide housing for all economic segments of the community. A large proportion of the City's low -and moderate - income housing stock is in the form of multi - family rental units. Given the high cost of land in the City of Newport Beach there is economic pressure to convert rental units to condominium or cooperative form of ownership. In the absence of regulations, it is likely that the existing multi - family rental stock would suffer substantial reductions. Certain forms of ownership, by their nature, present unique issues. Time -share projects differ in many aspects from other transient visitor facilities in types of construction, forms of ownership, patterns of use, occupancy, and commercial management. These unique features can have effects on both the areas immediately adjacent to the time- share and the City as a whole. Another significant issue involves the loss of Transient Occupancy Tax (TOT) revenues associated with time -share development or • conversions. Consequently, special land use and property development regulations for time -share developments are necessary. IMPLEMENTATION 1. Maintain the restrictions on conversions of multi - family dwellings to a condominium form of ownership unless the vacancy rate of rental units within the City of Newport Beach exceeds 5 %. 2. Time -share projects shall address potential impacts to adjacent properties during the marketing phase of the project. 3. Time -share projects shall guarantee the future adequacy, stability, and continuity of a satisfactory level of management and maintenance of a time -share project. 4. Time -share projects shall be approved only in conjunction with a development agreement and pursuant to terms that do not adversely impact the City's fiscal ability to provide a high level of municipal services. n U Land Use Element page 14 . Policy H. Continue to oppose the lease of offshore tracts to oil producers and prohibit the construction of new onshore oil facilities except as may be necessary in conjunction with the operation of the West Newport oilfield. The City of Newport Beach and other coastal communities in Southern California have long opposed the federal government's offshore oil leasing programs. The City and its residents rely heavily on the bay and oceanfront beaches for recreation and much of the City's economy is based upon its natural resources. Development of offshore tracts poses the threat of significant oil spills and resulting ecological damage. The presence of offshore oil facilities a few miles off the coast is aesthetically unpleasing much like a billboard on a scenic public highway. The City's efforts in the past have been successful but new federal leasing programs are now being proposed. It is important to monitor the federal government's action, to comment where appropriate, and to inform responsible agencies of the City's opposition to offshore oil development. IMPLEMENTATION 1. Preserve, and strengthen if necessary, the current prohibition on the construction of . onshore oil processing, refining or transportation facilities, including facilities designed to transport oil produced from offshore tracts. U 2. Continue to monitor the federal government's offshore oil leasing programs to insure the City and its citizens are fully aware of all proposed offshore activities, which could adversely affect the coastal environment, including participation in the Local Government Coordination Program or other similar programs. 3. Oppose and lobby against proposed lease sales off the coast of Orange County and elsewhere in the Southern California region, which could adversely affect the environment or the economy of the City of Newport Beach and assist jurisdictions in other areas of the state which are opposed to offshore lease sale programs in their vicinity. Policy I. Restrict and control development in flood hazard areas. DISCUSSION The State Zoning & Planning Act requires the Land Use Element to identify areas covered by the Plan which are subject to flooding and requires annual review of all such areas. Land Use Element Page 15 Relatively few portions of the City of Newport Beach are situated within potential flood • hazard zones and those areas are depicted by the map at the end of the Element. IMPLEMENTATION Require hydrologic analysis for all projects located within flood hazard areas. 2. Periodically review the Emergency Disaster Plan to insure adequate ability to respond to flooding. Policy J. City shall aggressivelypursue annexation of territory within its sphere of influence with due considerationgiven to costs and benefits associated with incorporation. DISCUSSION Three large unincorporated areas are located within the City's sphere of influence. The City has repeatedly expressed its interest in annexing Irvine Company owned property southerly and easterly of Corona del Mar (the Down Coast). This area is currently uninhabited and the decision to annex is presently in the hands of the property owner. The City is willing and able to render all forms of municipal service to this area, as well as guarantee, to the extent possible, completion of the development plan which has been approved by the City of Newport Beach, the County of Orange, Friends of the Coast and other environmental groups, as well as the Coastal Commission. The City has expressed an interest in annexing the large undeveloped area that lies northerly of Oxbow Loop and easterly of the Santa Ana River Channel. This territory is also uninhabited and annexation to the City of Newport Beach must be approved by the property owner. Again, the City is willing and able to provide all necessary municipal services if and when annexation is to occur. The third large area within the City's sphere is Santa Ana Heights. This territory is inhabited but certain obstacles to annexation now exist and the decision to annex will ultimately be made by the residents. IMPLEMENTATION The City shall take all steps necessary to annex the coastal strip southerly of the current corporate limits between the ocean and City of Irvine. A pre - annexation agreement which would guarantee completion of the plan approved by the City of Newport Beach, County of Orange, Friends of the Coast, and other environmental groups should be actively considered. The City shall be receptive to proposals to annex the large parcel northerly of • Land Use Element page 16 . Oxbow Loop. 3. Annexation of the Santa Ana Heights area should be pursued once the Mesa/Birch alignment has been determined and City concerns relative to water rights and other public facilities have been resolved. Policy K. The land use designations and building intensity standards in this Element reflect limits on John Wayne Airport imposed by the Airport Settlement Agreement and the provisions of that Agreement have become an integral part of the land use and planning process of the City of Newport Beach. The City should take all steps necessary to preserve and protect the Agreement, as well as assist in the selection of a second commercial airport which, in conjunction with John Wayne Airport, could serve a majority of the County's short and medium haul demand. 17i.Y�lI1.Y.Y(�]U In 1985 the City, County, SPON and AWG entered into a comprehensive Settlement Agreement which authorized limited expansion of John Wayne Airport. This Agreement was a culmination of six years of litigation during which more than $2,000,000 was spent by the City protecting the interest of its residents. The limits imposed by the Agreement • run through the year 2005 and have been fully considered in establishing the land use designation and building intensity standards for all parcels within the City of Newport Beach. The City recognizes that John Wayne Airport is now, and will always be, incapable of meeting all of Orange County's air transportation demand. The City should assist in the selection of a site for a second commercial airport which, in conjunction with John Wayne Airport, could serve a majority of the County's short and medium haul demand for air transportation. IMPLEMENTATION Preserve and protect the integrity of the airport settlement agreement. 2. Actively encourage all responsible agencies to promptly pursue the selection and development of a second commercial airport capable of serving a substantial portion of the County's short and medium haul air transportation demand. Policy L. The City shall encourage its community commercial districts to reflect and complement . the high quality of its residential areas. The City shall promote the prosperity of its Land Use Element Page 17 several community commercial districts through the adoption and application of its • planning, zoning, building and public works codes, regulations, policies and activities. DISCUSSION: Importance. In addition to necessary goods and services, community commercial districts provide identity to the City's villages, foster a sense of community, and offer a center for socializing and public events. Community commercial districts provide employment and income opportunities as well as municipal revenue to support essential services. Revitalization. Considering their importance, the City's community commercial districts should receive to the greatest extent practicable the same support and advantages provided in privately managed malls and government redevelopment areas to keep pace with customer preferences and changes in retail marketing. This includes a variety of programs typically included within municipally sponsored revitalization efforts such as upgraded design, landscaping, pedestrian facilities, vehicle access, parking management programs, flexibility in building use, marketing research, joint advertising, and proactive and selective tenant recruitment to achieve optimum tenant mix. The goal of revitalization is to increase resident support of community commercial areas and to increase the number and spending power of visitors and tourists needed to • support the City's large amount of commercial building space. Revitalization will attract specialty stores away from malls and outlets and provide the City's many restaurants with amenities in addition to the ocean and bay. Revitalization will help the City's businesses compete with inland shopping areas by providing the broad range of goods and services needed to attract high spending shoppers. Revitalization will increase commercial occupancy, raise the level of building maintenance, decrease City service costs while increasing revenues and add value to surrounding residential areas. Promise and Potential. Throughout the nation, revitalized historic commercial districts with charm and character create both pride and profits. These aspects of Newport Beach community commercial districts, coupled with their proximity to the ocean and bay, provide unique benefits unavailable to other cities. With these advantages and proper management, Newport Beach commercial districts can compete effectively with those in other cities to better serve the City's residents. IMPLEMENTATION Guidelines. I. The City desires to promote quality community commercial areas that reflect the City's attractive, enjoyable and valuable residential areas. Attractive in the sense of architecturally and aesthetically stylish with enduring designs, materials • Land Use Element page 18 . and landscaping. Enjoyable in the sense of both pride of ownership and compatibility with neighbors and community goals. Valuable in the sense of both market price and municipal revenue. 2. The City recognizes that its regulations and requirements have a significant effect on the success and the viability of commercial districts and individual businesses. 3. The City recognizes that its community commercial districts are village -like and thus pedestrian and outdoor oriented and that enhancement of these attributes is necessary for successful revitalization. 4. The City recognizes that the older and historic buildings within its community commercial districts often require special consideration and concessions. 5. The City recognizes that "Looking Good is Good Business" and that well designed and maintained business districts are the most successful. 6. The City recognizes that to be successful its business districts must appeal to residents, visitors and tourists. 7. The City recognizes that the success of community districts may require that • commercial space be consolidated into central cores. Organization and Financing 1. The City shall promote and support the formation of Business Improvement Districts, Merchant Associations and similar organizations within community commercial districts to provide financial, marketing and management assistance. 2. The City shall encourage and support the formation of assessment and parking districts and shall pursue grants, public /private partnerships, low interest loans and other mechanisms to finance public and private improvements. Planning and Building 1. The City shall encourage and support design projects to create architectural themes for individual business districts. The City shall adopt or amend Specific Area Plans, sign codes and other ordinances to implement approved designs. 2. The City shall encourage the refurbishment, remodeling and modest expansion of older, nonconforming buildings within community commercial districts by grandfathering such nonconforming uses when feasible and practicable. . 3. The City shall continually seek to streamline its permitting processes to Land Use Element Page 19 minimize paperwork and shorten time frames including the requirements for obtaining Use Permits. 4. The City shall review its onsite vehicle parking requirements within community commercial districts and consider district -wide parking solutions which takes into consideration the needs of visitors and surrounding residents. 5. The City shall, in the application of its codes and regulations, give special consideration to the needs of restaurants in recognition of the high level of benefits they provide to the local economy. 6. The City shall utilize the less stringent historical building codes whenever feasible and practicable to promote the restoration of older commercial buildings. 7. The City shall consider density bonuses or other incentives to encourage conversion of commercial structures which are peripheral to the central core. Such conversions may include bed and breakfast inns, churches, schools, boat facilities, multifamily residential and similar establishments which are compatible with commercial uses and which provide a reasonable economic return to land owners. 8. The City shall review uses permitted within commercial areas adjacent to residential areas to provide more resident serving and resident compatible uses. 9. The City shall consider variance and exemption procedures for the Assistant City Manager /Community and Economic Development, the Planning Commission and the City Council' to provide for unique or unforeseen circumstances which may unduly penalize quality projects. Public Works 1. The City shall approve designs for streets, sidewalks, and other public improvements to complement the pedestrian orientation of its community commercial districts. 2. The City shall review its capital improvement programs for their impacts on the pedestrian orientation and other important aspects of community commercial districts. 3. The City shall approve encroachments or rental agreements in the public right of way when practicable and feasible to foster commercial building restoration, outdoor dining and other techniques to support revitalization of community commercial districts. [GPA 95 -1(C)] Land Use Element Page 20 • • n U 0 Major Land Use Plan Designations The Land Use Plan illustrates the proposed use and development of all lands in four major categories: 1. Residential 2. Commercial 3. Industrial 4. Public, Semi - Public and Institutional These major land use categories are broken down into sub - categories, and further described. The uses described in these land use categories should be considered as predominant, proposed uses and additional land uses may be established for specific areas of the City. Each area of the City is described in the land use plan, an appropriate land use designation specified as well as any additional specific land uses and a density or intensity of development established. Within these assigned intensities of development, transfers of development rights or clustering of development to result in more efficient use of land or increased visual open space may be per- mitted, subject to the specific provisions of the Newport Beach Municipal Code. In approving a transfer of development rights, a finding must be made that the building scale and intensity between the sites involved in the transfer result in a net benefit to the esthetics of the area. In some cases a mixture of two or more land use types are allowed. This is indicated on the Land Use Map by alternating stripes of the appropriate coding colors. In addition, certain areas have been designated for further, more - detailed study, leading to the development of Specific Area Plans for physical improvement. These Specific Area Plans may include local street pattern revisions, parking areas, public improvements in the street right -of -way (such as landscaping, lighting, street furniture and signs) and architectural design standards and criteria for private development. It is recognized that Specific Area Plans may take several years to develop and adopt. In the interim, the existing Site Plan Review requirement will assure the accomplishment of General Plan objectives. Non - Conforming Structures and Uses There are existing land uses which are inconsistent with the provisions of this plan. These inconsistencies fall into two categories, use inconsistencies and intensity or density inconsistencies. The continuation of existing non - conforming land uses is permitted; and alterations and additions to non - conforming structures are governed by the Non - Conforming Uses section of the Newport Beach Municipal Code. Land Use Element Page 21 The non - conforming provisions of the Zoning Ordinance shall be reviewed to ensure fair and • equitable treatment of properties and structures made non - conforming by the October 24, 1988 amendments to floor area limits for commercial properties and minimum lot size standards for residential properties. The provisions of the Zoning Ordinance relative to the right to rebuild structures damaged by fire, earthquake or other disaster shall be reevaluated to ensure fair and equitable standards allowing reconstruction of non - conforming buildings. This land use plan contains projections for both commercial and residential development. In areas where existing development is non - conforming only by virtue of intensity or density limitations, the existing land use and intensity has been carried forward within the projections. In cases where an existing development is non - conforming by virtue of land use, the projec- tions assume conversion to a use consistent with the plan. Residential Areas designated residential are to be used predominantly for dwelling units, but may also accommodate certain incidental uses. This section describes the concepts used to define and limit residential development. These are subdivision, density limits and the residential classifications, which together are used to project dwelling units and population as required in the Land Use Element. Subdivision. There is the potential for subdivision of residentially designated areas in the City. All subdivisions shall be consistent with the provisions of the Subdivision Code, with exceptions granted only so long as dwelling unit limits are not exceeded. In addition, some area descriptions set forth more stringent minimum subdivision requirements from which exceptions may not be granted, unless the subdivision does not result in the creation of additional lots. In new subdivisions, the minimum lot sizes set forth for each area shall be "Buildable Lot Area" as defined below. In areas with no subdivision lot ,standard, no subdivision will be allowed which results in additional dwelling units. Subdivision for the purpose of allowing condominium development on existing parcels in two family and multi - family areas is permitted. (Density. Dwelling unit limits are set forth for each area of the City in the Land Use Proposals section of the Land Use Plan. These specific allocations have been used in lieu of density categories to minimize any confusion or inconsistent interpretation of the residential limits. In some areas, a specific square footage of land area is required for each dwelling unit. In these cases, the allowed dwelling units shall be calculated on the 'Buildable Lot Area ", which is defined as: Buildable Lot Area. The buildable lot area is the net parcel area less any slope areas greater than Two to One (2:1) and less any submerged lot area However, all legally subdivided lots may be developed with at least one dwelling unit. The calculation shall include dedication areas [GPA 95- ](B)J. • Land Use Element Page 22 Notwithstanding these density limits, California State law supersedes local land use regulation and allows certain increases to residential development, such as mandatory density bonuses for the provision of affordable housing, and the ability to add "granny units" in single family areas, subject to the approval of the City. Additional dwelling unit and population projections for density bonuses and granny units have been included in the final residential projections which are based on the number of increased dwelling unit approvals the City has made since 1984, and the land available for density bonuses. Residential Classifications. The residential land use categories defined below reflect various product types of housing in the City of Newport Beach. The application of these categories to the Land Use Plan and Map is a way of illustrating the patterns of residential development in the City. In many cases, the specific area descriptions in the land use proposals section allow more than one product type in the area discussed. In those cases, the map illustration is not intended to limit future development to that product type, but is merely depiction of anticipated development, given the density allowed in the area. The language in the Land Use Element text is the controlling factor in these instances. The residential land use categories are described below, and are set forth in a specific order which form a hierarchy of residential land use. Each residential category allows the uses contained in that description, as well as the allowed residential types described in the preceding ® category(ies). Single Family Detached. This land use category has been applied to all single family detached subdivisions, and to vacant parcels where the development is anticipated to follow that product type. These areas are characterized by one single family dwelling constructed on each individual subdivided lot. Single Family Attached. This land use category has been applied to existing townhouse and condominium projects of ten dwelling units or more; and to vacant areas where development is anticipated to follow that product type. These are characterized by individually owned, attached dwelling units constructed on common lots or on footprint lots with common open spaces. Two Family Residential. This land use category has been applied in areas which allow the construction of two dwelling units, either attached or detached, on a single subdivided lot. This category allows either single ownership or condominium development. A minimum of 2,000 sq. ft. of buildable lot area is required for two - family development. This required lot size shall be the subject of additional study to determine the appropriate minimum lot size for this type of development. Multi- Family Residential. This land use category has been applied where multiple dwelling units are allowed on a single subdivided lot. Smaller condominium and other individually Land Use Element Page 23 owned attached housing project are also given the designation, and this category allows either single ownership or condominium development. In addition to the residential uses described in the above classifications, certain other uses may be appropriate in residential areas. These uses are to be governed by the requirements of the Newport Beach Municipal Code, and are: Recreational Facilities developed as part of residential development, Senior Citizen Housing Facilities (where occupancy is limited to elderly persons, as defined by State or Federal law), public utility stations developed as part of residential development and parking lots. These uses are generally subject to the development limits established, but senior citizen housing facilities may require higher dwelling unit limits. This is allowed and is consistent with the General Plan when a finding can be made that the use is of particular benefit to the City and that the traffic generated by the project is no greater than the predominant use allowed in the area. Senior citizen housing facilities must conform to the floor area limits of the applicable residential zone. Commercial Areas designated for commercial are to be used predominantly for the conduct of private business ventures, but may also accommodate incidental uses and in certain cases mixed use residential may also be appropriate. The specific character of mixed land uses are defined for • each commercial area in the land use proposals section. Also defined are intensity limits, which usually takes the form of a Floor Area Ratio,(FAR) or a specific square footage limit. loor Area Ratio is defined as the ratio of gross building square footage to gross land area. The calculation shall include dedication areas [GPA 95- 1(B)]. The square footage limitations set forth in this plan are gross square feet. Some area descriptions include a second, higher floor area ratio, which will allow for certain uses to exceed the primary FAR based upon the lower traffic generation characteristics of the use. This concept, which is further described in the "Development Policies" section of the Land Use Plan also sets more stringent floor area limits on uses with higher than average traffic generation characteristics. Within each specific area, this description, dual floor area limit is identified with a slash (0.5/0.75). Floor area ratios or specific floor area limits, in addition to being a defined intensity limit for land use, can also be used to address the physical bulk of buildings. This 'visual intensity" issue has become important, particularly in the older commercial areas where lot sizes are relatively small. Therefore, floor area ratios or limits identified for most commercial areas include the floor area devoted to covered, above grade parking structures in excess of 0.25 FAR for exclusive commercial development and in excess of 0.35 FAR for mixed commercial residential development. Some area limits do not include these parking areas and are also specifically identified in the area descriptions. Parking structures are compatible within these • Land Use Element Page 24 areas, and the construction of parking structures has contributed to landscaped and open areas within each development. Retail and Service Commercial - This land use category has been applied to areas which are predominantly retail in character, but also accommodate some service office uses. Uses allowed include retail sales, offices which provide goods or services to the general public, hotels and motels, restaurants, commercial recreation, and senior citizen housing facilities. Separate "corporate" type offices are not allowed in these areas. Administrative, Professional and Financial Commercial - This land use category has been applied to areas which are predominantly used for office, but also accommodate support retail and service uses. Uses allowed include offices, medical offices, retail and service commercial, restaurants, hotels and motels, commercial recreation, and senior citizen housing facilities. Recreational and Marine Commercial - This land use category has been applied to waterfront commercial areas where the City wishes to preserve and encourage uses which facilitate a marine commercial and visitor serving orientation. Specific and detailed land use provisions are contained in the Local Coastal Program and in the Newport Beach Municipal Code which further refine the land use limitations for each area and set forth incentive use provisions. Uses which are to be given a priority include marine commercial (such as marinas, marine • supply sales, yacht brokers, boat charters and rentals, boat sales, dry boat storage, boat launching, commercial fishing facilities, marine sery ice stations and gas docks, marine related offices and yacht clubs); marine industrial (such as marine construction, boat repair and servicing, and new boat construction) and visitor serving commercial (such as social clubs, commercial recreation, hotels, motels, "bed and breakfasts ", restaurants and bakeries). Senior citizen housing facilities are also permitted in this category. Industrial The industrial land use category is designed to recognize the changing character of industrial land uses in the City. Today, industrial areas are a mix of manufacturing, research and development, professional service offices (such as architects and engineers), warehousing and support commercial use. General Industry - This land use category has been applied to those areas which are predominantly used for research and development, manufacturing and professional services. Permitted uses include manufacturing, research and development, warehousing, wholesale sales, professional service offices, service retail and restaurants. Land Use Element Page 25 Public, Semi- Public and Institutional • Areas designated public, semi - public and institutional are used for publicly owned facilities, institutions and open space; or for privately owned facilities of a public use, institutional or open space nature. Governmental, Educational and Institutional Facilities - This land use category has been applied to areas developed with uses which form the physical and social "infrastructure" of the community. Permitted uses include governmental facilities, such as Newport Beach City Hall, Corporation Yard, Utility Yard, police stations, fire stations and libraries, postal service facilities, the Harbor Department, and the Municipal Court site; educational facilities such as schools, and day care centers; and institutional facilities, such as hospitals, churches, utility yards, reservoirs, museums, the YMCA, and senior citizen housing facilities. Recreational and Environmental Open Space - This land use category has been applied to land used or proposed for open space of both a public and private nature. Some areas which carry this designation are special use open space which are included due the particular nature of the geographic land form, including beaches, bluffs, canyons and Newport Bay uplands. These areas provide for active or passive open space use, depending on the nature of the area. Other areas designated for open space can be used for a wide range of public and/or private open space uses, including parks (both active and passive), wildlife refuges, golf courses, yacht • clubs, marina support facilities, aquatic facilities, tennis courts, private recreation facilities, drainage courses, interpretive centers, greenbelts and landscaped areas. 0 Land Use Element page 26 Major Land Use Proposals for Each Area Following is an area -by -area discussion of the land use plan for each section of the Newport Beach planning area. Within each statistical area a separate discussion of each commercial and residential area is made, delineating the intensity and/or density limits and major land use policies applicable to each. West Newport Area (Statistical Division A) For planning purposes, the West Newport area is defined as including all of the land within the current City boundaries west of Newport Boulevard and north of West Coast Highway and the Seminiuk Slough, and also includes the unincorporated "island" area north of Coast Highway and the Seminiuk Slough and east of the Santa Ana River. Newport Terrace/Unincorporated Area (Statistical Area Al) Newport Terrace. This site is allocated 281 dwelling units. The land use designation is Single- Family Attached, which reflects the existing development. 2. Newport Ranch. The 25 acre area in the unincorporated area, included in the Newport . Ranch area (GPA 81 -1), is discussed in Statistical Area A2. 3. City Property. The City -owned property adjacent to the Santa Ana River is designated Recreational and Environmental Open Space. 4. Unincorporated (350A). The 350 acre area in the unincorporated territory, not included in GPA 79 -1, is allocated 2,104 dwelling units. The designation of Single Family Attached shown on the Land Use Plan (Map) represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with a mixed use project incorporating all of the residential product types within the established dwelling unit limit. 5. Unincorporated (75A). The 75 acre area in the unincorporated territory, included in GPA 79 -1, adjacent to the Newport Ranch area (GPA 81 -1), is allocated 225 dwelling units. The designation of Single Family Attached shown on the Land Use Plan (Map) represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with a mixed use project incorporating all of the residential product types within the established dwelling unit limit. Areas 4 and 5 (425 acres) are particularly suited to the planned community concept, which should be developed at the time annexation is proposed. This type of site planning will allow . for clustering of the allowed residential land uses should the Santa Ana River Flood Control Land Use Element Page 27 project of the U.S. Army Corps of Engineers use a portion of the area for required habitat mitigation programs. In addition to residential land use (which is depicted on the Land Use Plan map as Single Family Attached), a maximum of five (5) acres in the 425 acre area is designated for Retail and Service Commercial use, for neighborhood commercial land use, with a maximum floor area ratio of 0.30. The location of the commercial site is not known, and has not, therefore, been depicted on the Land Use Plan map. The planned community shall also provide public riding and hiking trails and parking areas proposed as part of the Santa Ana River Greenbelt Project and 21 acres for neighborhood and view parks. Northwest Newport (Statistical Area A2) 1. Newport Ranch Planned Community. The 75.5 gross acres (including 25 acres in Statistical Area Al) bounded by Coast Highway, Bluff Road (Balboa Boulevard extended), 17th Street, and the developed areas of west Costa Mesa and Northwest Newport is designated as follows: • a. The 27.9 gross acres between Coast Highway and 15th Street is allocated 238 dwelling units. A portion of the allowed units may be transferred to the 17.3 gross acre site southerly of 17th Street. The designation of Single Family Attached shown on the Land Use Plan (Map) represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with a mixed use project incorporating all of the residential product types within the established dwelling unit limit. • Land Use Element Page 28 ESTIMATED GROWTH FOR STATISTICAL AREA Al Residential (in du's) Commercial (in sq.ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Newport Terrace 281 281 -0= -0- -0- -0- 2. Newport Ranch -0- 134 134 -0- 82,500 82,500 3. City Property -0- -0- -0- -0- -0- -0- 4. Unincorporated (350A) -0- 2,104 2,104 -0- 65,340 65,340 5. Unincorporated (75A) -0- 225 225 -0- -0- -0- TOTAL 281 2,744 2,463 -0- 147,840 147,840 Population 556 5,433 4,877 Northwest Newport (Statistical Area A2) 1. Newport Ranch Planned Community. The 75.5 gross acres (including 25 acres in Statistical Area Al) bounded by Coast Highway, Bluff Road (Balboa Boulevard extended), 17th Street, and the developed areas of west Costa Mesa and Northwest Newport is designated as follows: • a. The 27.9 gross acres between Coast Highway and 15th Street is allocated 238 dwelling units. A portion of the allowed units may be transferred to the 17.3 gross acre site southerly of 17th Street. The designation of Single Family Attached shown on the Land Use Plan (Map) represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with a mixed use project incorporating all of the residential product types within the established dwelling unit limit. • Land Use Element Page 28 . b. The 30.3 gross acres northerly of 15th Street (Commercial Area 1) is designated for a mixture of Administrative, Professional and Financial Commercial and General Industry with a maximum 235,600 square feet of office development and 164,400 square feet of industrial development, exclusive of parking. A fire station reservation of one acre is also designated for this area. In addition to commercial, this area is also shown for a four acre neighborhood park, in the area to the north of Newport Crest. C. The 17.3 gross acre site southerly of 17th Street is allocated 168 dwelling units. Additional units may be transferred to this site from the residential site between Coast Highway and 15th Street. The designation of Multi - Family Residential shown on the Land Use Plan (Map) represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with a mixed use project incorporating all of the residential product types within the established dwelling unit limit. The development of the Newport Ranch Planned Community is subject to the requirements for parks, development phasing, circulation system improvements, pedestrian bridge and annexation specified in City Council Resolution 82 -41. 2. Caltrans West. CalTrans West consists of approximately 14.25 acres of vacant land located west of Superior Avenue, north of Pacific Coast Highway, and south of the Newport Crest Condominium complex. The preferred future use of the site is recreation/open space with active recreational uses accommodated on the site. Specific park improvements and the possible phasing of park uses if entitlement is transferred off -site shall be consistent with the Recreation and Open Space Element. The site is presently allocated 160 dwelling units subject to provisions intended to facilitate the transfer of all of this entitlement to other properties with special incentives relative to the transfer of entitlement to properties within the CalTrans West service area (as specified in the Recreation and Open Space Element) combined with a commitment of the owner of the transferee parcel to construct park improvements on -site. Eight (8) of these units are derived from the CalTrans Residual Parcel on the easterly side of Superior Avenue, in consideration for the designation of that site for Recreational and Environmental Open Space. [GPA 95 -1(A)] The transfer of entitlement shall generally proceed in accordance with the following: a. The property owner shall be entitled to transfer all or a portion of the residential entitlement to any other parcel within the City subject to the approval of a traffic study in the event of a transfer of 35 units or more and a City Council finding of General Plan consistency; Land Use Element Page 29 b. The property owner shall be entitled to convert the residential entitlement to any • other land use on a traffic equivalency basis and transfer the modified entitlement to any other parcel within the City subject to a traffic study (pursuant to Chapter 15.40 of the Newport Beach Municipal Code) in the event the transferred entitlement would generate more than 300 average daily trips and subject to a City Council finding of General Plan consistency; C. The transfer of entitlement shall constitute a permanent reduction in the entitlement allocated to the site and shall be accompanied by a written agreement signed by the property owner acknowledging that the reduction does not constitute a taking of property; d. The transfer of entitlement to any site within service area 1, accompanied by a commitment on the part of the owner of the transferee parcel to construct park improvement shall, subject to City Council approval, entitle the owner of the transferee parcel to park dedication, or park in lieu fee credit as determined by the City Council but in no event less than a credit equal to the number of acres improved. The development entitlement shall be subject to strict compliance with the conditions, mitigations, and findings adopted by the City Council of the City of • Newport Beach in conjunction with the approval of Resolution No. 83 -43 to the extent that Resolution was applicableto CalTrans West. The designation of single family attached shown on the Land Use Plan (MAP) represents only the housing type anticipated to be constructed and is not intended to restrict the type of development approved on -site or off -site. This parcel maybe developed with a mixed use project incorporating some or all of the residential product types authorized by the Land Use Element. [GPA 94 -3 (A)]. 3. Newport Crest. This area includes the Newport Crest and Seawind developments and is allocated 520 dwelling units. The designation of Single Family Attached reflects the existing development. 4. Northwest Newport (R). The R -3 areas within Northwest Newport designated for Multi - Family Residential land use are allowed one dwelling unit for each 2,178 sq.ft. of buildable lot area. Maximum development allowed on these R -3 parcels is 1,009. 5. Northwest Newport (C). The Northwest Newport commercial area (Commercial Area 5) includes areas designated for General Industry, Retail and Service Commercial and Administrative, Professional and Financial Commercial land use, which reflects the existing development patterns. The permitted floor area ratio is 0.50/0.75. u Land Use Element Page 30 • Lots which currently take access from Medical Lane with no frontage on Superior Avenue are designated for Administrative, Professional and Financial Commercial uses, with an alternate use of Multi- Family Residential. These areas are designated for alternate land use in the event access to this area other than from Medical Lane is established. Hoag Hospital Area (Statistical Area A3) 1. Hoag Hospital. This area is located on Hospital Road at Newport Boulevard and is designated for Governmental, Educational and Institutional Facilities to allow for the broad spectrum of hospital uses. Maximum development is 1.0 FAR, exclusive of parking structures, consistent with the approved master plan for the site. 2. Hoag Expansion. This site (Commercial Area 3), located on West Coast Highway between Newport Boulevard and Superior Avenue, is designated for Governmental, Educational and Institutional Facilities to allow the expansion of Hoag Hospital facilities on the site. The permitted floor area ratio is 0.50/0.65 and shall be subject to the review and approval of Planned Community District Regulations and Development Plan. 3. Park Lido. This area (Commercial Area 4) includes areas north of Hospital Road and east of Superior Avenue. The area closest to Hoag Hospital is designated for Administrative, Professional and Financial Commercial land use, the Hughes site is shown for General Industry and the Newport Beach Corporation Yard is designated for Governmental, Land Use Element Page 31 ESTIMATED GROWTH FOR STATISTICAL AREA A2 Residential (in do's) Commercial (in sq.ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Newport Ranch -0- 272 272 -0- 317,500 317,500 2. Caltrans West -0- 160 160 -0- -0- -0- 3. Newport Crest/ 520 520 -0- -0- -0- -0- Seawind 4. NW Newport (R) 885 1,009 124 -0- -0- -0- 5. NW Newport (C) -0- -0- -0- 819,193 1,430,567 611,374 TOTAL 1,405 1,961 556 819,193 1,748,067 928,874 Population 2,782 3,883 1,101 Revised 01/08/96 Hoag Hospital Area (Statistical Area A3) 1. Hoag Hospital. This area is located on Hospital Road at Newport Boulevard and is designated for Governmental, Educational and Institutional Facilities to allow for the broad spectrum of hospital uses. Maximum development is 1.0 FAR, exclusive of parking structures, consistent with the approved master plan for the site. 2. Hoag Expansion. This site (Commercial Area 3), located on West Coast Highway between Newport Boulevard and Superior Avenue, is designated for Governmental, Educational and Institutional Facilities to allow the expansion of Hoag Hospital facilities on the site. The permitted floor area ratio is 0.50/0.65 and shall be subject to the review and approval of Planned Community District Regulations and Development Plan. 3. Park Lido. This area (Commercial Area 4) includes areas north of Hospital Road and east of Superior Avenue. The area closest to Hoag Hospital is designated for Administrative, Professional and Financial Commercial land use, the Hughes site is shown for General Industry and the Newport Beach Corporation Yard is designated for Governmental, Land Use Element Page 31 Educational and Institutional land use. Development in this area is limited to a floor area ratio of 0.5/0.75. 4. VersailleslVillaBalboa. This area is located southerly of Hospital Road between Superior Avenue and Hoag Hospital, and is allocated 673 dwelling units. The designationof Single Family Attached reflects the existing land use. 5. Park Lido Townhomes. This area is located on the east side of Superior Avenue northerly of Placentia Avenue, and is allocated 98 dwelling units. The designation of Single Family Attached reflects the existing land use. 6. Hoag North (R). The R -3 areas northerly of Hoag Hospital adjacent to the Park Lido Townhomes are allocated 142 dwelling units. The area is designated for Multi- Family Residential use with a maximum of one dwelling unit for each 1,500 sq.ft. of buildable lot area. 7. Cal Trans Residual Parcel. The parcels owned by the California State Department of Transportation and the City of Newport Beach on the easterly side of Superior Avenue created by the realignment of Superior Avenue are designated for Recreational and Environmental Open Space, This designation is in consideration for eight (8) additional units allocated to the CalTrans West site. Should the residential entitlement be exercised on the CalTrans West site, this site may be used to partially satisfy the park dedication requirements of the project. [GPA 95 -1(A)] Land Use Element Page 32 0 0 • ESTIMATED GROWTH FOR STATISTICAL AREA A3 Residential (in du's) Commercial (in sq.R.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Hoag Hospital -0- -0- -0- 525,000 765,349 240,349 2. Hoag Expansion -0- -0- -0- -0- 470,448 470,448 3. Park Lido (C) -0- -0- -0- 774,737 1,079,706 304,969 4. Versailles 673 673 -0- -0- -0- -0- 5. Park Lido (R) 98 98 -0- -0- -0- -0- 6. R -3 140 142 2 -0- -0- -0- 7. CalTrans Residual -0- -0- -0- -0- -0- -0- TOTAL 911 913 2 1,299,737 2,315,503 1,015,766 Population 1,804 1,808 4 Revised 01/08196 Land Use Element Page 32 0 0 • • West and Central Newport (Statistical Division B) 0 The West and Central Newport areas include all areas easterly of the Santa Ana River and southerly of Seminiuk Slough and West Coast Highway, and on the Balboa Peninsula as far as 19th Street. The land use patterns in this area are well established, and no significant changes to the existing development pattern are proposed. Newport Shores (Statistical Area B1) Seminiuk Slough. This site is a remnant channel of the Santa Ana River formed when the river entered Newport Bay in the approximate location of River Avenue. The area is a functioning wetland, and may be improved and enhanced by the Santa Ana River Flood Control project wetland mitigation program. The area is designated for Recreational and Environmental Open Space. 2. Newport Shores. This area is the residential development between Seminiuk Slough and the Newport Shores Specific Plan Area, and is allocated 459 dwelling units. The designation of Single Family Detached reflects the existing development. No subdivision which will result in additional dwelling units is allowed. Included in the area is a community recreation area and a mini -park which are shown for Recreational and Environmental Open Space. 3. Newport Shores SAP. The Newport Shores Specific Area Plan includes commercial and residential areas along the north side of West Coast Highway Between the Santa Ana River and the eastern bend of Seminiuk Slough. Land use designations within the plan area include Retail and Service Commercial and Two - Family Residential, with two large sites in the western end of the area shown for Multi - Family Residential land use. Areas designated for commercial use are limited to a floor area ratio of 0.5/0.75. Total residential development allocated is 293 dwelling units. Two-Family Residential areas allow two dwelling units per lot (with 2,000 sq.ft. of buildable lot area) and Multi - Family Residential areas allow two units for the first 2,400 sq.ft., plus one dwelling unit for each additional 1,500 sq.ft. of buildable lot area. Land Use Element Page 33 Seashore Colony (Statistical Area 132) 1. Seashore Colony. This area is between the Santa Ana River and 47th Street, southerly of Coast Highway, and is allocated 644 dwelling units. The area is designated Single Family Detached and Two - Family Residential on the Land Use Plan (Map). No subdivision which will result in additional dwelling units is permitted, and 2,000 sq.ft. of land area is required for duplex development in Two Family areas. 2. Las Brisas. This apartment site is located on River Avenue at 54th Street, and is allocated 51 dwelling units. The site is designated for Multi- Family Residential land use, and 1,200 sq.ft. of buildable lot area is required for each dwelling unit, which reflects the existing development. 3. Lido Sands. This area along River Avenue between 47th and 58th Streets is zoned R -1, and is allocated 86 dwelling units. The land use designation of Single Family Detached reflects the existing development. Any new subdivision in this area shall be for Single Family Detached development and shall be a minimum of 5,000 sq.ft. of buildable lot area. 4. West Newport Park. This park is approximately 6.7 acres on the southerly side of Coast Highway between the Santa Ana River and 56th Street. It is designated for Recreational and Environmental Open Space. A portion of the site near the Santa Ana River may is reserved for the future widening of Coast Highway. Land Use Element Page 34 0 r _1 U ESTIMATED GROWTH FOR STATISTICAL AREA BI Residential (in du's) Commercial (in sq.ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected I/I/87 Projection Growth 1/1/87 Projection Growth 1. Seminiuk Slough -0- -0- -0- -0- -0- -0- 2. Newport Shores 459 459 -0- -0- -0- -0- 3. Newport Shores SAP 203 293 90 104,198 121,723 17,525 TOTAL 662 752 90 104,198 121,723 17,525 Population 1,311 1,489 178 Seashore Colony (Statistical Area 132) 1. Seashore Colony. This area is between the Santa Ana River and 47th Street, southerly of Coast Highway, and is allocated 644 dwelling units. The area is designated Single Family Detached and Two - Family Residential on the Land Use Plan (Map). No subdivision which will result in additional dwelling units is permitted, and 2,000 sq.ft. of land area is required for duplex development in Two Family areas. 2. Las Brisas. This apartment site is located on River Avenue at 54th Street, and is allocated 51 dwelling units. The site is designated for Multi- Family Residential land use, and 1,200 sq.ft. of buildable lot area is required for each dwelling unit, which reflects the existing development. 3. Lido Sands. This area along River Avenue between 47th and 58th Streets is zoned R -1, and is allocated 86 dwelling units. The land use designation of Single Family Detached reflects the existing development. Any new subdivision in this area shall be for Single Family Detached development and shall be a minimum of 5,000 sq.ft. of buildable lot area. 4. West Newport Park. This park is approximately 6.7 acres on the southerly side of Coast Highway between the Santa Ana River and 56th Street. It is designated for Recreational and Environmental Open Space. A portion of the site near the Santa Ana River may is reserved for the future widening of Coast Highway. Land Use Element Page 34 0 r _1 U E 0 River Tract (Statistical Area 113) 1. River Tract. This area is southerly of Balboa Boulevard between 47th Street and the alley between 23rd and 24th Streets, and is allocated 1,228 dwelling units. The area is designated for Single Family Detached and Two-Family Residential land use. No subdivision which will result in additional dwelling units is permitted, and 2,000 sq.ft. of land area is required for duplex development in Two Family Residential areas. ESTIMATED GROWTH FOR STATISTICAL AREA B3 ESTIMATED GROWTH FOR STATISTICAL AREA B2 Commercial (in sq.ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected l /l/87 Residential (in du's) Projection Growth Commercial (in sq.ft.) -0- -0- -0- TOTAL 984 1,228 244 Existing Gen. Plan Projected Existing Gen. Plan Projected I/l/87 Projection Growth 1/1/87 Projection Growth 1. Seashore Colony 548 644 96 -0- -0- -0- 2. Las Brisas 51 51 -0- -0- -0- -0- 3. Lido Sands 82 86 4 -0- -0- -0- 4. West Newport Park -0- -0- -0- -0- -0- -0- TOTAL 681 781 100 -0- -0- -0- Population 1,348 1,546 198 River Tract (Statistical Area 113) 1. River Tract. This area is southerly of Balboa Boulevard between 47th Street and the alley between 23rd and 24th Streets, and is allocated 1,228 dwelling units. The area is designated for Single Family Detached and Two-Family Residential land use. No subdivision which will result in additional dwelling units is permitted, and 2,000 sq.ft. of land area is required for duplex development in Two Family Residential areas. ESTIMATED GROWTH FOR STATISTICAL AREA B3 Residential (in du's) Commercial (in sq.ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected l /l/87 Projection Growth I/I/87 Projection Growth 1. River Tract 984 1,228 244 -0- -0- -0- TOTAL 984 1,228 244 -0- -0- -0- Population 1,948 2,431 483 Newport Island (Statistical Area 114) 1. Lake Tract. This area is bounded by Coast Highway, Balboa Boulevard, 32nd Street and the Rivo Alto, and is allocated 616 dwelling units. The area is designated for Single Family Detached and Two-Family Residential. No subdivision which will result in additional dwelling units is allowed, and 2,000 sq.ft. of land is required for duplex development in Two Family Residential areas. Two neighborhood parks are in this area, Land Use Element Page 35 Channel Park and 38th Street Park, which are designated Recreational and Environmental • Open Space. 2. Finley Residential This area is bounded by Newport Boulevard, the Rivo Alto and the Rialto, and is allocated 167 dwelling units. The area is designated Two - Family Residential, and 2,000 sq.ft. of land area is required for duplex development. 3. Newport Island. This area is bounded by the Rivo Alto, the Rialto and the Newport Island Channel, and is allocated 239 dwelling units. The area is designated Two - Family Residential, and 2,000 sq.ft. of land area is required for duplex development. Newport Island Park is designated for Recreational and Environmental Open Space. 4. Newport Beach Townhomes This site is located on Coast Highway between Balboa Coves and the Superior/PCH Center. The site allocated 28 dwelling units. The land use designation of Single Family Attached reflectsthe existing development. 5. Balboa Coves. This development is southerly of Coast Highway between the Arches Bridge and the Newport Beach Townhomes. The residential portion of this area is allocated 68 dwelling units. No subdivision which will result in additional dwelling units is allowed. The land use designation of Single Family Detached reflects the existing development. The commercial portion of this area (Commercial Area 7) is designated for Retail and Service Commercial land use and is limited to a floor area ratio of 0.5/0.75. 6. Finley Commercial. This area (Commercial Area 8) is located on the westerly side of Newport Boulevard between 32nd Street and the Newport Island Channel. Designated for Retail and Service Commercial Land use, the allowed floor area ratio is 0.5/0.75. Superior /PCHCenter. This area (Commercial Area 9) is located at the corner of Superior Avenue and Coast Highway. Designated for Retail and Service Commercial land use, the floor area ratio allowed on the neighborhood commercial site is 0.30. • Land Use Element Page 36 Central Newport (Statistical Area B5) 1. Cannery Village. This area (Commercial Area 10) is bounded by 32nd Street, the Rhine • Channel, 26th Street and Balboa Boulevard. The Cannery Village bayfront is designated for Recreational and Marine Commercial land use. Portions of the inland areas of Cannery Village are designated for a mixture of Retail and Service Commercial and General Industry land uses in order to encourage marine related industrial uses. The inland areas of Cannery Village designated for Retail and Service Commercial only will provide for a specialty retail core. There are also areas which are designated for Two-Family Residential land use. Commercial areas are allowed a maximum floor area ratio of 0.50/1.0, with the exception of the Lucky Market Center, which is allowed a maximum of 0.25 FAR. Separate residential uses are prohibited except in those areas designated for residential use. All commercial areas except the Lucky Market Center allow residential development on the second floor in conjunction with ground floor commercial up to a total floor area ratio of 1.25. In these commercial areas, one dwelling unit is allowed for each 2,375 sq.ft. of buildable lot area with a minimum of one unit allowed on each lot. No second floor residential is allowed on sites involved in transfer of commercial development rights. In the Recreational and Marine Commercial area, professional and business offices are permitted only in conjunction with an incentive use. In all other commercial areas, profes- sional and business offices not providing goods or services to the public or not ancillary to an otherwise permitted use are allowed only on the second floor or above. Areas designated for Two-Family Residential require 2,000 sq.ft. of buildable lot area for duplex Land Use Element Page 37 ESTIMATED GROWTH FOR STATISTICAL AREA B4 Residential (in du's) Commercial (in sq.ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Lake Tract 468 616 148 -0- -0- -0- 2. Finley Area (R) 112 167 55 -0- -0- -0- 3. Newport Island 136 239 103 -0- -0- -0- 4. NB Townhomes 28 28 -0- -0- -0- -0- 5. Balboa Coves 68 68 -0- 6,200 10,800 4,600 6. Finley Area (C) -0- -0- -0- 38,706 47,071 8,365 7. Superior PCH -0- -0- -0- 16,897 27,965 11,068 TOTAL 812 1,118 306 61,803 85,836 24,033 Population 1,608 2,214 606 Central Newport (Statistical Area B5) 1. Cannery Village. This area (Commercial Area 10) is bounded by 32nd Street, the Rhine • Channel, 26th Street and Balboa Boulevard. The Cannery Village bayfront is designated for Recreational and Marine Commercial land use. Portions of the inland areas of Cannery Village are designated for a mixture of Retail and Service Commercial and General Industry land uses in order to encourage marine related industrial uses. The inland areas of Cannery Village designated for Retail and Service Commercial only will provide for a specialty retail core. There are also areas which are designated for Two-Family Residential land use. Commercial areas are allowed a maximum floor area ratio of 0.50/1.0, with the exception of the Lucky Market Center, which is allowed a maximum of 0.25 FAR. Separate residential uses are prohibited except in those areas designated for residential use. All commercial areas except the Lucky Market Center allow residential development on the second floor in conjunction with ground floor commercial up to a total floor area ratio of 1.25. In these commercial areas, one dwelling unit is allowed for each 2,375 sq.ft. of buildable lot area with a minimum of one unit allowed on each lot. No second floor residential is allowed on sites involved in transfer of commercial development rights. In the Recreational and Marine Commercial area, professional and business offices are permitted only in conjunction with an incentive use. In all other commercial areas, profes- sional and business offices not providing goods or services to the public or not ancillary to an otherwise permitted use are allowed only on the second floor or above. Areas designated for Two-Family Residential require 2,000 sq.ft. of buildable lot area for duplex Land Use Element Page 37 development, up to a maximum of two dwelling units per lot. Cannery Village is allocated 407 dwelling units. All development in this area is specifically regulated by the Cannery Village /McFadden Square Specific Area Plan. [GPA 91 -3 (A)]. City Hall. This area (Commercial Area 11) is bounded by 32nd Street, Newport Boulevard and Via Lido. The area is designated for Retail and Service Commercial and Governmental, Educational and Institutional Facilities. Development in this area is limited to a floor area ratio of 0.50/0.75. No residential land use is allowed. The St. James Church site is designated Retail and Service Commercial except for the property located on the northerly side of 32nd street between Villa Way and Via Lido, more particularly described as the easterly 114 feet of Lot 6, Tract 1117, is designated for Governmental, Educational and Institutional Facilities uses. [GPA 88 -2(E)] Lido Peninsula. This area (Commercial Area 12) is bounded by Lafayette Avenue, the West Lido Channel, Newport Channel and the Rhine Channel. Properties on the northerly side of Lido Park Drive, designated Single Family Attached, are allocated 156 dwelling units. [GPA 90 -2 (E)].The balance of the Lido Peninsula is designated for a mixture of Recreational and Marine Commercial and Single Family Attached development. The area is zoned Planned Community, and is particularly suited to planned development concepts when substantial changes in existing uses are undertaken. Meanwhile, all existing uses are allowed to continue and be upgraded, but any substantial changes should be subject to an approved Planned Community Development Plan. The area designated for Planned • Community is divided into three ownerships. Should planning for the area occur simultaneously, the mix between residential and commercial development may be addressed area -wide. Should individual owners process development plans separately, each segment shall meet the mixed use requirements independently. The commercial development in the future Planned Community shall be consistent with the intent of the Recreation and Marine Commercial designation. Uses permitted include marine repair and service, restaurants, hotels, motels, specialty shops and offices. Commercial development shall occupy 30% of the total land area and shall be limited to floor area ratio of 0.5/0.75. The residential development in the future planned community shall occupy 70% of the land area and one unit is allowed for each 2,900 sq.ft. of buildable lot area. The land use designation of Single Family Attached shown on the Land Use Plan (Map) represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with a mixed use project incorporating all of the residential product types within the established dwelling unit limit. 4. Lido Village Commercial. This area (Commercial Area 13) is bounded by Newport Boulevard, Via Lido and Newport Bay. The area is designated for Recreation and Marine • Land Use Element Page 38 Commercial and Retail and Service Commercial uses. The allowed floor area ratio is . 0.5/0.75 [GPA 97 -3 (A)]. Lido Village Residential. This Multi - Family Residential area is located on the north side of the 3300 block of Via Lido. The western 125 feet of this area is allocated 4 dwelling units which shall be developed as single family detached dwelling units. The remaining portion of this area is allocated 8 dwelling units which represents the existing development [GPA 97 -3 (A)]. 6. McFadden Square. This area (Commercial Area 14) is bounded by Newport Bay, 19th Street, the Public Beach, the alley between 23rd and 24th Streets, Newport Boulevard and 26th Street. (see Map 10) The area is shown Recreation and Marine Commercial, Retail and Service Commercial, Single Family Detached, Two - Family Residential or Multi - Family Residential land use. Multi- Family Residential areas require 1,200 sq.ft. of buildable lot area for each dwelling unit. No subdivision which will result in additional dwelling units is allowed. Two-Family Residential areas require 2,000 sq.ft. of buildable lot area for duplex development. [GPA 89- 2(D)]. Commercial areas are allowed a maximum floor area ratio of 0.50/1.0. Separate residential uses are prohibited except in those areas designated for residential use. All commercial areas allow residential development on the second floor in conjunction with ground floor commercial up to a total floor area ratio of 1.25. In these commercial areas, one dwelling unit is allowed for each 2,375 sq.ft. of buildable lot area with a minimum of one unit allowed on each lot. No second floor residential is allowed on sites involved in transfer of commercial development rights. McFadden Square is allocated 168 dwelling units. In the Recreational and Marine Commercial area, professional and business offices are permitted only in conjunction with an incentive use. In all other commercial areas, professional and business offices not providing goods or services to the public or not ancillary to an otherwise permitted use are allowed only on the second floor or above. All development in this area is specifically regulated by the Cannery Village/McFadden Square Specific Area Plan. Land Use Element Page 39 ESTIMATEDGROWTH FOR STATISTICALAREA B5 Land Use Element Page 40 • • Residential (in du's) Commercial (in sq.ftJ Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Cannery Village 113 407 294 411,872 565,940 154,068 2. City Hall -0- -0- -0- 188,109 272,157 84,048 3. Lido Peninsula (total) 430 406 (24) 94,089 156,416 62,327 3a. Single Fam. Att. 149 156 7 24,000 -0- (24,000) 3b. Sea Enterprises -0- 7 7 4,600 4,860 260 3c. Lido Shores 35 21 (14) 1,000 13,297 12,297 3d. Curci -Turner 246 222 (24) 64,489 138,259 73,770 4. Lido Village 0 0 -0- 188,619 207,952 19,333 Commercial 5. Lido Village 20 12 (8) 0 0 0 Residential 6. McFadden Square 195 258 63 198,691 283,639 84,948 TOTAL 1,188 1,489 301 1,175,469 1,642,520 467,051 Population 1,501 2,160 659 Revised05 198 Land Use Element Page 40 • • S Lido Isle (Statistical Division Q Lido Isle is one of two major islands in lower Newport Bay, and is developed with residential land uses. Subdivided during the 1920's, the subsequent sale of the island to individuals did not always follow the established lot lines. Since the underlying subdivision is still intact, there is a potentially significant amount of growth which could occur on the island should reversion to original lot lines occur. In order to minimize the amount of additional development which could occur, the Lido Isle Community Association facility sites, (yacht club, tennis courts, etc.) are designated for Recreational and Environmental Open Space. A study will also be conducted to determine whether the additional residential growth allowed by the underlying subdivision pattern should be allowed. Residential areas on Lido Isle are designated only for Single Family detached and Multi - Family Residential land use. Multi- Family Residential areas allow a maximum of one dwelling unit for each 1,200 sq.ft. of buildable lot area. Developmentin the single family areas is limited to one unit for each lot of the original Lido Isle subdivision. No subdivisions which will result in additional dwelling units are allowed. ESTIMATED GROWTH FOR STATISTICAL AREAS CI and C2 Residential (in du's) Commercial (in sq.ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Lido Isle 901 1,168 267 -0- -0- -0- TOTAL 901 1,168 267 -0- -0- -0- Population 1,784 2,313 529 Land Use Element Page 41 Balboa Peninsula Area (Statistical Division D) • The Balboa Peninsula area includes all of the Balboa Peninsula east of 19th Street. The land use designations for this area will allow for the continuation of existing land use patterns. West Bay Area (Statistical Area D1) Marinapark. This site is located on the bay front between 18th Street and 15th Street. It is designated for Recreational and Environmental Open Space, and is proposed to be ultimately used for aquatic facilities, expanded beach and community facilities such as the existing American Legion. The existing mobile home park use will be allowed to continue until the end of the existing lease. At that time the City will make the decision as to whether the lease should be further extended, or the property converted to public use. 18th Street. This commercial area is located on the northwest corner of the intersection of West Balboa Boulevard and 18th Street. The area is designated for Retail and Service Commercial land use and is allowed 26 hotel /motel rooms. [GPA 98 -1 (A)] 2. 15th Street. This commercial area is located on the westerly side of 15th Street. The area is designated for Retail and Service Commercial land use and is allowed a maximum floor area of 0.5/1.0 FAR. Separate residential uses are prohibited. Residential development is permitted on the second floor in conjunction with ground floor commercial up to a total floor area ratio of 1.25. One dwelling unit is allowed for each 2,375 sq.ft. of buildable lot area, with a minimum of one unit allowed per lot. 3. West Bay Residential. The residential parts of the this area are designated for Single Family Detached, Two Family Residential and Multi - Family Residential land use. One unit is allowed on each lot of the original subdivisions, with no subdivisions allowed which will result in additional dwelling units allowed. Two Family Residential areas require 2,000 sq.ft. buildable lot area for duplex development, up to a maximum of two units per lot. Subdivisions which will result in additional dwelling units are not allowed. Multi - Family Residential areas require 1,200 sq.ft. of buildable lot area for each dwelling unit. This area is allocated 771 dwelling units.[GPA 98 -1 (A)] 4. GEIF. Within Statistical Area D1, there are two sites which are designated for Governmental, Educational and Institutional Facilities. These are the Southern California Edison utility sub - station and Newport Beach Elementary School. These sites are allocated maximum development of 50,000 sq.ft. • Land Use Element Page 42 Central Balboa Area (Statistical Areas D2, D3 & D4) 1. Island Avenue. This small commercial area is located on Balboa Boulevard west of Island Avenue. The area is designated for Retail and Service Commercial land use and is allowed • a maximum floor area of 0.5/1.0 FAR. Separate residential uses are prohibited. Residential development is permitted on the second floor in conjunction with ground floor commercial up to a total floor area ratio of 1.25. One dwelling unit is allowed for each 2,375 sq.ft. of buildable lot area, with a minimum of one unit allowed per lot. 2. Library /Fire Station. This area is located on Balboa Boulevard easterly of Island Avenue. The area is designated for Governmental, Educational and Institutional Facilities and is allowed a maximum floor area of 0.5 FAR. 3. Bay Island Parking. The site in the comer of Island Avenue and East Bay Avenue used for the Bay Island parking structure is designated for Recreational and Environmental Open Space to preserve this lot for the support parking use of Bay Island. 4. Newport Harbor Yacht Club. The Newport Harbor Yacht Club and its support parking is located bayward of Balboa Boulevard, between 7th and 8th Streets. The site is designated for Recreational and Environmental Open Space to allow the continuation of the existing use. The site allocated 20,000 sq.ft. of development. 5. Central Balboa (SAP). The Central Balboa area is bounded Newport Bay, A Street, the Ocean Beach and Adams Street, plus the lots fronting on Balboa Boulevard between Adams Street and Coronado Street. (see Map 11) The area is designated for Retail and Land Use Element Page 43 ESTIMATED GROWTH FOR STATISTICAL AREA Dl Residential (in do's) Commercial (in sq.ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth l /l/87 Projection Growth 1. Marinapark 58 -0- (58) 7,000 10,000 3,000 2. 18ib Street 2 -0- (2) 9,500 12,750 3,250 3. 15th Street 11 16 5 5,750 15,000 9,250 4. West Bay Residential 672 771 99 -0- -0- -0- 5. GEIF -0- -0- -0- 47,107 50,000 2,893 TOTAL 743 787 44 69,357 87,750 18.393 Population 1,471 1,559 88 Central Balboa Area (Statistical Areas D2, D3 & D4) 1. Island Avenue. This small commercial area is located on Balboa Boulevard west of Island Avenue. The area is designated for Retail and Service Commercial land use and is allowed • a maximum floor area of 0.5/1.0 FAR. Separate residential uses are prohibited. Residential development is permitted on the second floor in conjunction with ground floor commercial up to a total floor area ratio of 1.25. One dwelling unit is allowed for each 2,375 sq.ft. of buildable lot area, with a minimum of one unit allowed per lot. 2. Library /Fire Station. This area is located on Balboa Boulevard easterly of Island Avenue. The area is designated for Governmental, Educational and Institutional Facilities and is allowed a maximum floor area of 0.5 FAR. 3. Bay Island Parking. The site in the comer of Island Avenue and East Bay Avenue used for the Bay Island parking structure is designated for Recreational and Environmental Open Space to preserve this lot for the support parking use of Bay Island. 4. Newport Harbor Yacht Club. The Newport Harbor Yacht Club and its support parking is located bayward of Balboa Boulevard, between 7th and 8th Streets. The site is designated for Recreational and Environmental Open Space to allow the continuation of the existing use. The site allocated 20,000 sq.ft. of development. 5. Central Balboa (SAP). The Central Balboa area is bounded Newport Bay, A Street, the Ocean Beach and Adams Street, plus the lots fronting on Balboa Boulevard between Adams Street and Coronado Street. (see Map 11) The area is designated for Retail and Land Use Element Page 43 Service Commercial land use, with some areas shown for Single Family Attached, Two • Family Residential and Governmental, Educational and Institutional Facilities. The Rendezvous Condominiums are shown for Single Family Attached and are allocated 24 dwelling units, which reflects the existing use. Two Family residential require 2,375 sq.ft of buildable lot area for duplex development. No subdivision which will result in additional dwelling units is allowed. Areas which are designated for Retail and Service Commercial or Governmental, Educational and Institutional land use are allowed a maximum floor area of 0.5/1.0 FAR. Separate residential uses are prohibited. Residential development is permitted on the second floor in conjunction with ground floor commercial up to a total floor area ratio of 1.25. One dwelling unit is allowed for each 2,375 sq.ft. of buildable lot area with a minimum of one unit allowed per lot. The area is allocated 223 dwelling units. Retail and Service Commercial areas are also permitted FAR and density bonuses when existing legal lots are consolidatedto provide unified site design. [GPA 94 -1 (D)]. 6. Central Balboa Residential The balance of the Balboa Peninsula is designated for Single Family Detached, Single Family Attached, Two Family Residential or Multi- Family Residential land use. In Single Family Detached areas, one dwelling unit is allowed on each subdivided lot, with no subdivision permitted which will result in additional dwelling units allowed. Single Family Attached developments are not allowed any additional • dwelling units. Two Family Residential requires 2,000 sq.ft. of buildable lot area for duplex development. No subdivision is allowed in Two Family Residential areas which will result in additional dwelling units. Multi - Family Residential areas allow one unit for each 1,200 sq.ft. of buildable lot area. The area is allocated 2,372 dwelling units [GPA 95- 1(E). • Land Use Element Page 44 ESTIMATED GROWTH FOR STATISTICAL AREA D2, D3 & D4 Residential (in do's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Island Avenue 5 8 3 9,670 10,800 1,130 2. Library/FS -0- -0- -0- 7,200 11,250 4,050 3. Bay Island Parking -0- -0- -0- -0- -0- -0- 4. Newport Harbor YC -0- -0- -0- 17,000 20,000 3,000 5. Central Balboa SAP 219 359 140 192,195 239,809 47,614 6. Central Balboa (R) 1,924 2,372 448 -0- -0- -0- TOTAL 2,148 2,739 591 226,065 281,859 55,794 Population 4,253 5,423 1,170 Revised 01/27/97 • Land Use Element Page 44 u Balboa Island Area (Statistical Division E) The land use plan for Balboa Island will allow the continuation of the dominant two family residential uses, with commercial and residential mixed uses allowed in the two commercial areas of Marine Avenue and Agate Avenue. Balboa Island. All residential areas on Balboa Island are designated for Two Family Residential land use. A minimum of 2,000 sq.ft. of buildable lot area is required for duplex development, up to a maximum of two dwelling units per lot. No subdivision will be allowed which results in more lots than that allowed by the original subdivision. 2. Marine Avenue. The commercial area on Marine Avenue is allowed a maximum floor area ratio of 0.5011.0. Separate residential uses are prohibited. Residential development on the second floor is permitted in conjunction with ground floor commercial up to a total floor area ratio of 1.25. One dwelling unit is allowed for each 2,375 sq.ft. of buildable lot area, with a minimum of one dwelling unit allowed per lot. Included in this district is a 4,500 sq.ft. site at the southeast corner of Marine Avenue and Park Avenue designated GEIF for the new Balboa Island fire station, with a maximum allowable building size of 4,500 sq.ft. (GPA 89 -2 (H)]. 3. Agate Avenue. The commercial area on Agate Avenue is allowed a maximum floor area ratio of 0.50/1.0. Separate residential uses are prohibited and automobile and general storage is permitted in addition to those uses allowed in areas designated for Retail and Service Commercial. [GPA 89 -1 (E)]. Residential development on the second floor is permitted in conjunction with ground floor commercial up to a total floor area ratio of 1.25. One dwelling unit is allowed for each 2,000 sq.ft. of buildable lot area, with a minimum of one dwelling unit allowed per lot. GPA 92 -1 (A) redesignated the parcels at 498 Park Avenue and 203 Agate Avenue from Retail and Service Commercial to Two Family Residential. These parcels are reflected in the Growth Estimate for Area 1 - Balboa Island in the statistical table. Land Use Element Page 45 ESTIMATED GROWTH FOR STATISTICAL AREAS EI, E2 and E3 Residential (in du's) Commercial (in sq.ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Balboa Island 2,160 2,708 548 -0- -0- -0- 2. Marine Avenue 37 62 25 92,478 101,275 8,797 3. Agate Avenue 31 31 -0- 26,350 46,461 20,111 TOTAL 2,228 2,801 573 118,828 147,736 28,908 Population 4,411 5,546 1,135 Land Use Element Page 45 Corona del Mar Area (Statistical Division F) The Corona del Mar area is bounded by the Pacific Ocean, Newport Bay, Marine Avenue, East Coast Highway, Fifth Avenue (extended) and the Downcoast Newport Beach area. Land use policies in this area are intended to maintain existing land use patterns. Irvine Terrace (Statistical Area Fl) Irvine Terrace. This area is bounded by East Coast Highway, Jamboree Road, Bayside Drive and Avocado Avenue. The predominant land use is Single Family Detached, with an allocation of 380 dwelling units. No subdivision which will result in additional dwelling units is allowed. Irvine Terrace Park is designated for Recreational and Environmental Open Space, the utility parcels at Bayside Drive and El Paseo Drive are shown for Governmental, Educational and Institutional Facilities and the commercial site at Bayside Drive and El Paseo is designated for Administrative, Professional and Financial Commercial with a permitted Floor; Area Ratio of 0.5 and a maximum height limit of 25 feet. 2. Sandcastle Condominiums. This site is located behind the Bank of Newport Property on Avocado Avenue. The site is allocated 45 dwelling units. The land use designation of Single Family Attached reflects the existing development. L] Bayside Drive Open Space. This area (Commercial Area 21) is located on the southerly • side of Bayside Drive below Irvine Terrace, and includes land used for a variety of recreational support uses, including the County Harbor Department facility, yacht clubs and marinas with related parking facilities. The Harbor Department site has been shown for Governmental, Educational and Institutional Facilities. The yacht clubs and marina facilities have been shown for Recreational and Environmental Open Space to provide for the continuation of these private commercial recreation uses. To reflect the low intensity nature of these commercial recreation uses, and due to limited roadway capacity along Bayside Drive, a Floor Area Ratio of 0.30 is allowed in this area, with no mixed use residential allowed, [GPA 89 -2 (K)]. 4. Bayside Drive Residential. These single family areas are designated for Single Family Detached, and are allowed 30 dwelling units. No subdivision which will result in additional dwelling units is allowed. 5. Ullman Trust Property. This site is located at 1401 Bayside Drive. The site is designated for Multi - Family Residential, with one unit allowed for each 2,178 sq.ft. of buildable lot area. • Land Use Element Page 46 6. Mai Kai Condominiums This development is located on Bayside Drive easterly of the • Bayside /Marine commercial area. The site is allocated 34 dwelling units. The designation of Single Family Attached reflects the existing land use. • 7. Bayside /Marine This commercial area (Commercial Area 22) is located at the corner of Bayside Drive and Marine Avenue, and includes The Irvine Company marina office site. Development in this area is limited to a floor area ratio of 0.35, and no residential land uses are allowed in the area. Old Corona del Mar - West (Statistical Area 172) 1. Corona del Mar West. This area is bounded by the Coast Highway Commercial strip, Avocado Avenue and Bayside Drive, and is allocated 1,072 dwelling units. The area is designated for Two Family Residential land use, and 2,000 sq.ft. of buildable lot area is required for two - family development. Begonia Park in this area is designated for Recrea- tional and Environmental Open Space. It is proposed that the residential portions of Corona del Mar West be the subject of a development standards study, to address the issue of the mass and bulk of building in this area. 2. Corona del Mar Homes. This project is a planned community which occupies the former Corona del Mar Elementary School site. The block is allocated 40 dwelling units, and includes a park and parking lot area. Consistent with the P -C text for the site, the land use designations are Single Family Detached, Two Family Residential, Recreational and Land Use Element Page 47 ESTIMATED GROWTH FOR STATISTICAL AREA FI Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1 /1/87 Projection Growth 1/1/87 Projection Growth 1. Irvine Terrace 378 380 2 -0- -0- -0- 2. Sandcastle 45 45 -0- -0- -0- -0- 3. Bayside Drive (OS) -0- -0- -0- 62,839 92,140 29,301 4. Bayside Drive (R) 30 30 -0- -0- -0- -0- 5. Ullman Trust 12 12 -0- -0- -0- -0- 6. Mai Kai 34 34 -0- -0- -0- -0- 7. Bayside /Marine -0- -0- -0- 35,938 36,697 759 TOTAL 499 501 2 98,777 128,837 30,060 Population 988 992 4 Old Corona del Mar - West (Statistical Area 172) 1. Corona del Mar West. This area is bounded by the Coast Highway Commercial strip, Avocado Avenue and Bayside Drive, and is allocated 1,072 dwelling units. The area is designated for Two Family Residential land use, and 2,000 sq.ft. of buildable lot area is required for two - family development. Begonia Park in this area is designated for Recrea- tional and Environmental Open Space. It is proposed that the residential portions of Corona del Mar West be the subject of a development standards study, to address the issue of the mass and bulk of building in this area. 2. Corona del Mar Homes. This project is a planned community which occupies the former Corona del Mar Elementary School site. The block is allocated 40 dwelling units, and includes a park and parking lot area. Consistent with the P -C text for the site, the land use designations are Single Family Detached, Two Family Residential, Recreational and Land Use Element Page 47 Environmental Open Space and Governmental, Educational and Institutional Facilities. • No subdivision which will result in additional dwelling units is allowed. Corona del Mar - South (Statistical Area F3) Seaview. This R -3 area is bounded by Bayside Drive, Fernleaf Avenue, Seaview Avenue and Carnation Avenue. The area is designated Multi - Family Residential and Single Family Attached, and is allocated 91 dwelling units. One dwelling is allowed for each • 2,140 sq.ft. of buildable lot area. 2. Carnation. This R -3 area is westerly of Carnation Avenue, between Bayside Drive and Newport Bay. The area is designated for Multi - Family Residential and Single Family Attached, and is allocated 61 dwelling units. One dwelling is allowed for each 2,178 sq.ft. of buildable lot area. 3. Quandt Subdivision. These properties are located at the intersection of Carnation Avenue and Ocean Boulevard, and are allocated 2 dwelling units. The land use designation is Single Family Detached, and one dwelling unit is allowed on each lot. No further subdivision of these properties is allowed. 4. Channel Reef Condominiums This project is allocated 48 dwelling units. The designation of Single Family Attached reflects the existing development. 5. Kerchoff Marine Laboratory. This site is located westerly of Dahlia Avenue in China Cove. The site is designated for Governmental, Educational and Institutional Facilities, is allowed a maximum Floor Area Ratio of 0.8, exclusive of parking. • Land Use Element Page 48 ESTIMATED GROWTH FOR STATISTICAL AREA F2 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected I/l/87 Projection Growth 1/1/87 Projection Growth 1. CdM West 821 1,072 251 -0- -0- -0- 2. CdM Homes 40 40 -0- -0- -0- -0- TOTAL 861 1,112 251 -0- -0- -0- Population 1,705 2,202 497 Corona del Mar - South (Statistical Area F3) Seaview. This R -3 area is bounded by Bayside Drive, Fernleaf Avenue, Seaview Avenue and Carnation Avenue. The area is designated Multi - Family Residential and Single Family Attached, and is allocated 91 dwelling units. One dwelling is allowed for each • 2,140 sq.ft. of buildable lot area. 2. Carnation. This R -3 area is westerly of Carnation Avenue, between Bayside Drive and Newport Bay. The area is designated for Multi - Family Residential and Single Family Attached, and is allocated 61 dwelling units. One dwelling is allowed for each 2,178 sq.ft. of buildable lot area. 3. Quandt Subdivision. These properties are located at the intersection of Carnation Avenue and Ocean Boulevard, and are allocated 2 dwelling units. The land use designation is Single Family Detached, and one dwelling unit is allowed on each lot. No further subdivision of these properties is allowed. 4. Channel Reef Condominiums This project is allocated 48 dwelling units. The designation of Single Family Attached reflects the existing development. 5. Kerchoff Marine Laboratory. This site is located westerly of Dahlia Avenue in China Cove. The site is designated for Governmental, Educational and Institutional Facilities, is allowed a maximum Floor Area Ratio of 0.8, exclusive of parking. • Land Use Element Page 48 • 6. Corona del Mar South Open Space. This area includes many areas designated for Recreational and Environmental Open Space. These areas include beach and water areas of China Cove, Pirates Cove beach, Corona del Mar State Beach, and Inspiration Point. 7. Corona del Mar South. This area is allocated 1,073 dwelling units in areas designated for Single Family Detached, Two - Family Residential or Multi - Family Residential. This allocation reflects the reversion to the underlying Corona del Mar subdivision in single family and two family areas. Two family development in R -2 areas is allowed on lots with a minimum of 2,000 sq.ft. of buildable lot area. Multi- family areas require 1,200 sq.ft. of land area for each dwelling unit. It is proposed that the residential portions of Corona del Mar South be the subject of a development standards study, to address the issue of the mass and bulk of building in this area. The statistical summary for this area reflects GPA 92 -2 (B) which enabled the subdivision of the property located at 2209 Bayside Drive into two parcels. Corona del Mar North (Statistical Area F4) 1. Corona del Mar North. This area is bounded by the East Coast Highway commercial strip, Fifth Avenue and Buck Gully. The area is allocated 1,530 dwelling units in areas designated for Single Family Detached and Two - Family Residential. 2,000 sq.ft. of buildable lot area is required for duplex construction in two family areas. It is proposed that the residential portions of Corona del Mar North be the subject of a development standards study, to address the issue of the mass and bulk of building in this area. Land Use Element Page 49 ESTIMATED GROWTH FOR STATISTICAL AREA F3 Residential (in du's) Commercial (in sq.ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Seaview 86 91 5 -0- -0- -0- 2. Carnation 33 61 28 -0- -0- -0- 3. Quandt 1 2 1 -0- -0- -0- 4. Channel Reef 48 48 -0- -0- -0- -0- 5. Kerchoff -0- -0- -0- 11,631 12,030 399 6. CdM South OS -0- -0- -0- -0- -0- -0- 7. CdM South 900 1,073 173 -0- -0- -0- TOTAL 1,068 1,275 207 11,631 12,030 399 Population 2,115 2,525 410 Corona del Mar North (Statistical Area F4) 1. Corona del Mar North. This area is bounded by the East Coast Highway commercial strip, Fifth Avenue and Buck Gully. The area is allocated 1,530 dwelling units in areas designated for Single Family Detached and Two - Family Residential. 2,000 sq.ft. of buildable lot area is required for duplex construction in two family areas. It is proposed that the residential portions of Corona del Mar North be the subject of a development standards study, to address the issue of the mass and bulk of building in this area. Land Use Element Page 49 ESTIMATED GROWTH FOR STATISTICAL AREA F4 Residential (in do's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected l /l/87 Projection Growth 1/1/87 Projection Growth 1. CdM North 1,276 1,530 254 -0- -0- -0- TOTAL 1,276 1,530 254 -0- -0- -0- Population 2,526 3,029 503 Corona Highlands (Statistical Area F5) 1. Buck Gully. This area is a natural canyon between Corona Highlands and old Corona del Mar. It is designated for Recreational and Environmental Open Space. In order to provide an adequate buffer for the environmentally sensitive areas within Buck Gully, all construction including but not limited to fences, retaining walls, pools of any size or depth, or tennis courts or other activity areas are expressly prohibited within 25 feet of the property lines of all properties adjacent to Buck Gully. In addition, prior to the issuance of • a grading permit, the Grading Engineer shall determine that there will be no grading activities including the alteration of the existing landform or removal or deposition of material within the 25 foot buffer area from the rear property line. 2. Villa del Este. This site is located on East Coast Highway at Seaward Road. The site is designated for Multi - Family Residential, with one unit allowed for each 1,900 sq.ft. of buildable lot area. The site is allocated 18 dwelling units.[GPA 89 -1 (C)] 3. Shorecrest Lane. This multi - family area is bounded by East Coast Highway, Seaward Road and Morning Canyon Road. The area is allocated 77 dwelling units, and is designated for Multi - Family Residential land use. One unit is allowed for each 1,900 sq.ft. of buildable lot area. 4. Corona Highlands. This area is allocated 235 dwelling units, and is shown for either Two Family Residential or Single Family Detached land use. A minimum of 3,000 sq.ft of buildable lot area is required for each dwelling unit in Two Family Residential areas. In single family areas, no subdivision which will result in additional dwelling units is allowed. 5. Morning Canyon. This area is a natural canyon between Corona Highlands and Cameo Highlands. It is designated for Recreational and Environmental Open Space. In order to • Land Use Element Page 50 �J provide an adequate buffer for the environmentally sensitive areas within Morning Canyon, all construction including but not limited to fences, retaining walls, pools of any size or depth, or tennis courts or other activity areas are expressly prohibited within 25 feet of the property lines of all properties adjacent to Morning Canyon. In addition, prior to the issuance of a grading permit, the Grading Engineer shall determine that there will be no grading activities, including the alteration of the existing landform or removal or deposition of material, within the 25 foot buffer area from the rear property line. 6. Morning Canyon SFA. This project is located on Morning Canyon Road at East Coast Highway. The site is designated for Single Family Attached land use and is allocated 14 dwelling units, which reflects the existing land use. Cameo Highlands (Statistical Area F6) 1. Cameo Highlands. This area is northerly of East Coast Highway between Morning Canyon and the City Boundary. The area is allocated 142 dwelling units and is designated for Single Family Detached land use. No subdivision which will result in additional dwelling units is allowed in this area. Land Use Element Page 51 ESTIMATED GROWTH FOR STATISTICAL AREA F5 Residential (in do's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected I/I/87 Projection Growth I/I/87 Projection Growth I. Buck Gully -0- -0- -0- -0- -0- -0- 2. Villa del Este -0- 18 18 9,552 -0- (9,552) 3. Shorecrest Lane 72 77 5 -0- -0- -0- 4. Corona Highlands 204 235 31 -0- -0- -0- 5. Morning Canyon -0- -0- -0- -0- -0- -0- 6. Morning Canyon SFA 14 14 -0- -0- -0- -0- TOTAL 290 344 54 9,552 -0- (9,552) Population 574 681 107 Cameo Highlands (Statistical Area F6) 1. Cameo Highlands. This area is northerly of East Coast Highway between Morning Canyon and the City Boundary. The area is allocated 142 dwelling units and is designated for Single Family Detached land use. No subdivision which will result in additional dwelling units is allowed in this area. Land Use Element Page 51 ESTIMATED GROWTH FOR STATISTICAL AREA F6 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Cameo Highlands 142 142 -0- -0- -0- -0- TOTAL 142 142 -0- -0- -0- -0- Population 281 281 -0- Shore Cliffs (Statistical Area F7) 1. Shore Cliffs. This area is located southerly of East Coast Highway between Buck Gully and Morning Canyon. The area is allocated 144 dwelling units, and is designated for Single Family Detached land use. No subdivision of this area which will result in additional dwelling units is allowed. • 2. Buck Gully. This area is a natural canyon between Shore Cliffs and old Corona del Mar. It • is designated for Recreational and Environmental Open Space. In order to provide an adequate buffer for the environmentally sensitive areas within Buck Gully, all construction including but not limited to fences, retaining walls, pools of any size or depth, or tennis courts or other activity areas are expressly prohibited within 25 feet of the property lines of all properties adjacent to Buck Gully. In addition, prior to the issuance of a grading permit, the Grading Engineer shall determine that there will be no grading activities, including the alteration of the existing landform or removal or deposition of material, within the 25 foot buffer area from the rear property line. 3. Morning Canyon. This area is a natural canyon between Shore Cliffs and Cameo Shores. It is designated for Recreational and Environmental Open Space. In order to provide an adequate buffer for the environmentally sensitive areas within Morning Canyon, all construction including but not limited to fences, retaining walls, pools of any size or depth, or tennis courts or other activity areas are expressly prohibited within 25 feet of the property lines of all properties adjacent to Morning Canyon. In addition, prior to the issuance of a grading permit, the Grading Engineer shall determine that there will be no grading activities, including the alteration of the existing landform or removal or deposition of material, within the 25 foot buffer area from the rear property line. • Land Use Element Page 52 Cameo Shores (Statistical Area 178) 1. Cameo Shores. This area is southerly of East Coast Highway between Morning Canyon and the City Boundary. The area is allocated 176 dwelling units and is designated for Single Family Detached land use. No subdivision which will result in additional dwelling units is allowed in this area. • 2. Morning Canyon. This area is a natural canyon between Shore Cliffs and Cameo Shores. It is designated for Recreational and Environmental Open Space. In order to provide an adequate buffer for the environmentally sensitive areas within Morning Canyon, all construction including but not limited to fences, retaining walls, pools of any size or depth, or tennis courts or other activity areas are expressly prohibited within 25 feet of the property lines of all properties adjacent to Morning Canyon. In addition, prior to the issuance of a grading permit, the Grading Engineer shall determine that there will be no grading activities, including the alteration of the existing landform or removal or deposition of material, within the 25 foot buffer area from the rear property line. ESTIMATED GROWTH FOR STATISTICAL AREA F7 Residential (in do's) Commercial (in sq. ft.) Commercial (in sq. ft.) Existing Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection I /l /87 Projection Growth 1/1/87 Projection Growth 1. Shore Cliffs 144 144 -0- -0- -0- -0- 2. Buck Gully -0- -0- -0- -0- -0- -0- 3. Morning Canyon -0- -0- -0- -0- -0- -0- TOTAL 144 144 -0- -0- -0- -0- Population 285 285 -0- Cameo Shores (Statistical Area 178) 1. Cameo Shores. This area is southerly of East Coast Highway between Morning Canyon and the City Boundary. The area is allocated 176 dwelling units and is designated for Single Family Detached land use. No subdivision which will result in additional dwelling units is allowed in this area. • 2. Morning Canyon. This area is a natural canyon between Shore Cliffs and Cameo Shores. It is designated for Recreational and Environmental Open Space. In order to provide an adequate buffer for the environmentally sensitive areas within Morning Canyon, all construction including but not limited to fences, retaining walls, pools of any size or depth, or tennis courts or other activity areas are expressly prohibited within 25 feet of the property lines of all properties adjacent to Morning Canyon. In addition, prior to the issuance of a grading permit, the Grading Engineer shall determine that there will be no grading activities, including the alteration of the existing landform or removal or deposition of material, within the 25 foot buffer area from the rear property line. Land Use Element Page 53 ESTIMATED GROWTH FOR STATISTICAL AREA F8 Residential (in do's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected I /l /87 Projection Growth 1/1/87 Projection Growth 1. Cameo Shores 174 176 2 -0- -0- -0- 2. Morning Canyon -0- -0- -0- -0- -0- -0- TOTAL 174 176 2 Population 345 348 3 Land Use Element Page 53 Corona del Mar Commercial (Statistical Area F9) 1. Corona del Mar Commercial. This area is designated for Retail and Service Commercial, Administrative, Professional and Financial Commercial and Governmental, Educational and Institutional Facilities use. The allowed Floor Area Ratio is 0.5/0.75. Commercial land uses which utilize residentially designated lots contiguous to commercial lots for support parking purposes may include those lots in the calculation of floor area limits to increase the total commercial development allowed, but only to the extent that the traffic generated would not exceed that which would result from the designated residential use. The Corona del Mar Commercial strip and the immediately adjacent residential area is designated for a Specific Area Plan, for the preservation and enhancement of the commercial strip and to minimize conflicts with adjacent residential areas, including the development of appropriate design criteria and off - street parking standards. The P -C zoned site at 3901 East Coast Highway ( "Emerald Village ") shall be subject to the approval of Planned Community District Regulations and Development Plan. ESTIMATED GROWTH FOR STATISTICAL AREA F9 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth I /I /87 Projection Growth 1. CdM Commercial -0- -0- -0- 580,372 842,180 261,808 TOTAL -0- -0- -0- 580,372 842,180 261,808 Population -0- -0- -0- Land Use Element Page 54 • E • Promontory Bay Area (Statistical Division G) The Promontory Bay area includes Harbor Island, Linda Isle and all the area bounded by Newport Bay, Marine Avenue /Jamboree Road and East Coast Highway, and is all contained in Statistical Area GI. 1. Harbor Island. This area is a private island located at the end of Harbor Island Road. Designated for Single Family Detached development, the area is allocated 35 dwelling units. Resubdivisions can be approved only if no additional dwelling units result. 2. Linda Island. This area is located adjacent to the Coast Highway bay bridge. The area is allocated 107 dwelling units, and is designated Single Family Detached and Recreational and Environmental Open Space. No subdivisionof this area which will result in additional dwelling units is allowed. 3. Bayside/PCH (Rueben's). This commercial area (Commercial Area 25) is located on the southwesterly corner of Bayside Drive and East Coast Highway. The site is designated for Recreational and Marine Commercial land use, and is allowed a maximum floor area ratio of 0.30, to encourage the continuationof visitor serving and marina related uses on site. 4. Bayside/PCH (Auto Center). This commercial area (Commercial Area 24) is located on . the southeasterly corner of Bayside Drive and East Coast Highway. The site is designated for Retail and Service Commercial land use and is allowed a maximum floor area ratio of 0.30. Promontory Point. This apartment project is located on the southerly side of East Coast Highway between Jamboree Road and Bayside Drive. The site is allocated 520 dwelling units, and is designated for Multi - Family Residential land use, which reflects the existing development. 6. Bayside Center. This site is a neighborhood shopping center on the northwesterly corner of Jamboree Road and Bayside Drive. The site is designated for Retail and Service Commercial Land use, and is allowed a maximum floor area ratio of 0.30. Promontory Bay. This area includes lots facing on Promontory Bay and Harbor Island Drive. The area is allocated 89 dwelling units, and is designated Single Family Detached and Recreational and Environmental Open Space, which reflects the existing development. No subdivision which results in additional dwelling units is allowed. Newport Marina. This apartment project is located on Bayside Drive at the entrance to Promontory Bay. The site is designated for Multi - Family Residential land use, and is allowed one unit for each 2,178 sq.ft. of buildable lot area. Land Use Element Page 55 9. Cove Condominiums. This area is located on Bayside Drive easterly of the Newport • Marina apartments. The site is allocated 58 dwelling units and is designated for Single Family Attached land use, which reflects the existing development. 10. Beacon Bay. This area is located on the Balboa Island Channel between Harbor Island Road and the Balboa Yacht Basin. The area is allocated 138 dwelling units and is designated for Two - Family Residential land use. Duplex development requires 2,000 sq.ft. of buildable lot area. 11. Balboa Yacht Basin. This area is bounded by Harbor Island Drive, Promontory Bay, the Balboa Island Channel and Beacon Bay. The site is designated for Recreational and Marine Commercial land use, and is allowed a maximum floor area ratio of 0.10. Land Use Element Page 56 • E ESTIMATED GROWTH FOR STATISTICAL AREA GI Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Harbor Island 35 35 -0- -0- -0- -0- 2. Linda Isle 107 107 -0- -0- -0- -0- 3. Bayside /PCH (25) -0- -0- -0- 31,390 53,850 22,460 4. Bayside /PCH (24) -0- -0- -0- 45,703 73,675 27,972 5. Promontory Point 520 520 -0- -0- -0- -0- 6. Bayside Center -0- -0- -0- 61,883 104,566 42,683 7. Promontory Bay 88 89 1 -0- -0- -0- 8. Newport Marina 64 78 14 -0- -0- -0- 9. The Cove 58 58 -0- -0- -0- -0- 10. Beacon Bay 136 138 2 -0- -0- -0- 11. Balboa Yacht Basin -0- -0- -0- 11,282 30,492 19,210 TOTAL 1,008 1,025 17 150,258 262,583 112,325 Population 1,996 2,030 34 Land Use Element Page 56 • E Newport Heights Area (Statistical Division H) The Newport Heights area includes all land southerly of the City boundary and 16th Street, from Newport Boulevard east to Dover Drive and south to the Bay. Old Newport Boulevard Area (Statistical Area H1) Old Newport Boulevard Specific Plan. The specific plan area consists of the commercial properties located on both sides of Old Newport Boulevard north of Catalina Drive and south of the City Limits at 15`h Street. The area also includes Bolsa Park, a mini -park located between Old Newport Boulevard and Broad Street [GPA 94 -2 (A)]. Developments shall be permitted a floor area ratio of 0.5. However, a floor area ratio of 0.75 may be permitted, provided land uses are exclusively non - residential and existing lots are consolidated into a single development site. Mixed commercial /residential development may be permitted up to a total floor area ratio of 1.25 (0.5 commercial and 0.75 residential) and a residential density of one dwelling unit for each 2,375 sq.ft. of buildable lot area. However, a floor area ratio of 1.40 (0.65 commercial and 0.75 residential) may be permitted, provided existing lots are consolidated into a single development site and a residential density of one dwelling unit for each 2,375 sq. ft. of buildable lot area. 2. West Newport Heights. This area encompasses the residential areas westerly of Santa Ana • Avenue. The area is allocated 401 dwelling units, and is designated for either Single Family Detached or Two Family Residential land use, except for that residentially designated property located on the southwesterly corner of Orange Avenue and 15`h Street, which shall be designated for Multi- Family Residential land use with a maximum allocation of 8 dwelling units. Development of any multi - family residential project shall be subject to approval of a site plan review [GPA 95- 3(E)]. No subdivision which will result in additional dwelling units is allowed [GPA 89 -3 (D); GPA 91 -1 (D)]. Land Use Element Page 57 ESTIMATED GROWTH FOR STATISTICAL AREA Hl Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Old Newport Blvd. SP 44 185 141 184,821 375,749 190,928 2. West Newport Hgts, 374 401 27 -0- -0- -0- TOTAL 418 586 168 184,821 375,749 190,928 Population 828 1,152 324 Revised 03/24/97 Land Use Element Page 57 Newport Heights Area (Statistical Area H2) 1 • 1. Newport Heights. This area is located northerly of the Mariner's Mile Specific Plan area between Santa Ana Avenue and Irvine Avenue. The area is designated predominantly for Single Family Detached development, with the area near 16th Street and Tustin Avenue shown for Two - Family Residential and Multi- Family Residential land use. No subdivision which will result in additional dwelling units is permitted, except for the site at 2919 Cliff Drive, which requires a minimum of 7,000 sq.ft. of buildable lot area for each new parcel. A minimum of 2,000 sq.ft. of buildable lot area is required for duplex development in the Two Family area, and one unit is allowed for each 2,178 sq.ft. of buildable lot area in the Multi - Family Residential area, The area is allocated a maximum of 790 dwelling units. Residential access from Avon Street is prohibited, except for lots where no access is available from either Cliff Drive or Santa Ana Avenue. 2. Cliff Drive Park. This City park is located along Cliff Drive, in two segments between Riverside Avenue and Santa Ana Avenue, It is designated for Recreational and Environmental Open Space for view park and neighborhood park uses. The site includes the Scout House, which is allowed a maximum of 1,000 sq.ft. 3. Ensign View Park. This City view park is also located on Cliff Drive at the terminus of El Modena Avenue. The park includes a community theater facility, and is designated for Recreational and Environmental Open Space. A maximum floor area of 5,000 sq.ft. is allowed. 4. Newport Heights Elementary School. This site is located at 15th Street and Santa Ana Avenue, and is designated for Governmental, Educational and Institutional Facilities. The maximum allowed development is 0.1 FAR. • Land Use Element Page 58 ESTIMATED GROWTH FOR STATISTICAL AREA H2 Residential (in do's) Commercial (in sq. ft.) Existing Gen. Plan Projected : Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Newport Heights 773 781 8 -0- -0- -0- 2. Cliff Drive Park -0- -0- -0- 900 1,000 100 3. Ensign View Park -0- -0- -0- 3,000 5,000 2,000 4. Newport Hgts. Elem. -0- -0- -0- 35,248 39,683 3,435 TOTAL 773 781 8 39,148 45,683 5,535 Population 1,531 1,546 16 • Land Use Element Page 58 Cliff Haven Area (Statistical Area 113) 1. Cliff Haven. This area includes all residential land bounded by Irvine Avenue, 16th Street, Dover Drive and West Coast Highway. The area is designated predominantly for Single Family Detached development, with some areas shown for Two Family Residential or Multi- Family Residential land use. No subdivision which will result in additional dwelling units is allowed. The area is allocated 557 dwelling units. A minimum of 2,000 sq.ft. of buildable lot area is required for duplex development in Two - Family Residential areas and one unit is allowed for each 2,178 sq.ft. of buildable lot area in the Multi- Family Residential area [GPA 89 -2 (F)]. 2. Cliff Haven Park. This site is located on Kings Road and is designated for Recreational and Environmental Open Space. 3. St. Andrew's Church. This site is located at 15th Street and St. Andrew's Road, and is designated for Governmental, Educational and Institutional Facilities. The site is allocated 100,428 sq.ft. 4. Newport Harbor High School. This site is located on Irvine Avenue at 15th Street, and is designated for Governmental, Educational and Institutional Facilities. The maximum development allowed is 0.5 FAR. • 5. Dover /Cliff. This site is located on the northwesterly corner of Dover Drive and Cliff Drive, and is designated for Administrative, Professional and Financial Commercial land use. The site is allowed a maximum floor area ratio of 0.25. 6. Dover 116th. The site is located on the corner of 16th Street and Dover Drive, and is designated for Administrative, Professional and Financial Commercial land use. The maximum floor area ratio is 0.5/0.75. Land Use Element Page 59 ESTIMATED GROWTH FOR STATISTICAL AREA H3 Residential (in do's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth l/l/87 Projection Growth 1. Cliff Heaven 519 555 36 -0- -0- -0- 2. Cliff Haven Park -0- -0- -0- -0- -0- -0- 3. St. Andrew's Church -0- -0- -0- 100,428 100,428 -0- 4. Newport Harbor H. S. -0- -0- -0- 840,493 879,912 39,419 5. Dover /Cliff -0- -0- -0- 12,000 17,465 5,465 6. Dover /16th -0- -0- -0- 73,648 83,155 9,507 TOTAL 519 555 36 1,026,569 1,080,960 54,391 Population 1,028 1,099 71 Land Use Element Page 59 Mariner's Mile Area (Statistical Area H4) 1. Mariner's Mile. Mariner's Mile is a Specific Plan Area located along West Coast Highway from Newport Boulevard to Rocky Point. Land north of Coast Highway is shown for Retail and Service Commercial, and land bayward of Coast Highway is shown for Recreational and Marine Commercial land use. The permitted floor area ratio is 0.5/0.75. No mixed use development is allowed in this area. The provisions of the Specific Area Plan will be reviewed in the areas of height and the provision of public visual open space. The Specific Area Plan review is not intended to result in further reductions to the permitted floor area ratio. 2. Sea Scout Base /OCC. The Sea Scout Base and Orange Coast College Rowing Base are on Coast Highway between Mariner's Mile and the Balboa Bay Club. The sites are designated for Governmental, Educational and Institutional Facilities, and are allowed a maximum floor area ratio of 0.5/0.75. 3. Balboa Bay Club. The Balboa Bay Club is located on Coast Highway between the OCC rowing base and Bayshores. The site is designated for a mixture of Recreational and Marine Commercial and Multi - Family Residential, and is allowed a floor area ratio of 0.5 with residential development allowed in conjunction with commercial development up to a maximum total floor area ratio of 1.0 and 144 dwelling units. 4. Bayclub/Dover. This commercial area is located on the northerly side of West Coast Highway between Rocky Point and Dover Drive. The area is designated for Retail and Service Commercial land use, and is allowed a maximum floor area ratio of 0.5/0.75. 5. Bayshores. The area is located on the southerly side of Coast Highway east of the Balboa Bay Club. The predominant land use in the area is Single Family Detached, with the private beaches and marina parking shown for Recreational and Environmental Open Space and the Anchorage apartment project designated for Multi - Family Residential. The area is allocated 299 dwelling units. No subdivision of Single Family Detached lots which will result in additional dwelling units is allowed, and 2,178 sq.ft. of buildable lot area is required for multi - family development. Land Use Element Page 60 n L_J 0 Land Use Element Page 61 ESTIMATED GROWTH FOR STATISTICAL AREA H4 Residential (in do's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Mariner's Mile -0- -0- -0- 474,946 970,939 495,993 2. Sea Scout Base /OCC -0- -0- -0- 7,400 11,250 3,850 3. Balboa Bay Club 144 144 -0- 155,503 282,051 126,748 4. Bayclub/Dover -0- -0- -0- 93,113 227,928 134,815 5. Bayshores 293 299 6 -0- -0- -0- TOTAL 437 443 6 730,962 1,492,168 761,406 Population 865 877 12 Land Use Element Page 61 Westcliff /Santa Ana Heights Area (Statistical Division J) This area includes all land in the City on the west side of Upper Newport Bay, from West Coast Highway to SR 73. The area includes the unincorporated area of Santa Ana Heights. Dover Shores Area (Statistical Area Jl) Lower Castaways. The Castaways commercial site is located at West Coast Highway and Dover Drive. The site is designated for Recreational and Marine Commercial, and is allowed a 71 slip commercial marina and parking facility with 2,000 sq. ft. of related marina support uses such as marina office restrooms, shower room, storage areas, maintenance facilities and other uses of a similar nature [GPA 92- 2(A)]. 2. Castaways. The Castaways site is located easterly of Dover Drive at the terminus of 16th Street. A church site in the area is designated for Governmental, Educational and Institutional Facilities and is permitted a maximum of 40,000 square feet [GPA 95- 2(E)]. The bluff areas are designated for Recreational and Environmental Open Space with the balance of the site designated for Single Family Detached development. The designation of Single Family Detached shown on the Land Use Plan (Map) represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with any of the residential product types within the established dwelling unit limit. A maximum of 151 dwelling units are allowed on site. • 3. Westcliff Grove. This area is located southeasterly of Dover Drive and Westcliff Drive. The area is designated for Single Family Detached development, and is allocated 29 dwelling units. No additional subdivision of this area is allowed. 4. Dover Shores. Dover Shores is the residential area on the bluff immediately adjacent to Upper Newport Bay. The area is predominantly designated for Single Family Detached development. WestcliffPark, Galaxy Drive Park, private open space lots and the bluffs are designated for Recreational and Environmental Open Space. The area is allowed a maximum of 381 dwelling units. No subdivision which will result in additional dwelling units is allowed. 5. North Star Beach. This area is located at White Cliffs Drive and North Star Lane. It is designated for Recreational and Environmental Open Space land use, with a human powered boating facility allowed. The maximum development allowed is 18,228 sq.ft. 0 Land Use Element Page 62 n L_J Westcliff Plaza Area (Statistical Area J2) 1. Oakwood. The Oakwood Garden Apartments are located at Irvine Avenue and 15th Street. The site is designated for Multi - Family Residential land use and is allocated 1,446 • dwelling units. 2. Westcliff Plaza. This area includes the Westcliff Plaza Shopping Center, and the commercial /office area on the south side of Westcliff Drive between Irvine Avenue and Dover Drive and the west side of Dover Drive between Westcliff Drive and 16th Street. The Westcliff Plaza Shopping Center and the retail complex on the southeasterly corner of Irvine Avenue and Westcliff Drive are designated for Retail and Service Commercial land use. The balance of the area fronting on Westcliff Drive and Dover Drive is shown for Administrative, Professional and Financial Commercial and Governmental, Educational and Institutional Facilities use. The permitted floor area ratio in the area is 0.5/0.75, except Westcliff Plaza, which is allowed a maximum 0.3 FAR. 0 3. Mariner's Square. This apartment project is located on the corner of Irvine Avenue and Mariners Drive. The site is designated for Multi - Family Residential land use, and is allowed one unit for each 2,178 sq.ft. of buildable lot area. 4. Rutland Lane. This area is located along Rutland Lane between Westcliff Drive and Mariners Drive. The area is designated for Multi- Family Residential land use and is allowed one dwelling unit for each 1,500 sq.ft. of buildable lot area. Land Use Element Page 63 ESTIMATED GROWTH FOR STATISTICAL AREA A Residential (in do's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected l /l/87 Projection Growth 1/1/87 Projection Growth 1. Lower Castaways -0- -0- -0- -0- 2,000 2,000 2. Castaways -0- 151 151 10,000 40,000 30,000 3. Westcliff Grove 29 29 -0- -0- -0- -0- 4. Dover Shores 381 381 -0- -0- -0- -0- 5. North Star Beach -0- -0- -0- 8,154 18,228 10,074 TOTAL 410 561 151 18,154 60,228 42,074 Population 812 1,111 299 Revised 06 -23 -97 Westcliff Plaza Area (Statistical Area J2) 1. Oakwood. The Oakwood Garden Apartments are located at Irvine Avenue and 15th Street. The site is designated for Multi - Family Residential land use and is allocated 1,446 • dwelling units. 2. Westcliff Plaza. This area includes the Westcliff Plaza Shopping Center, and the commercial /office area on the south side of Westcliff Drive between Irvine Avenue and Dover Drive and the west side of Dover Drive between Westcliff Drive and 16th Street. The Westcliff Plaza Shopping Center and the retail complex on the southeasterly corner of Irvine Avenue and Westcliff Drive are designated for Retail and Service Commercial land use. The balance of the area fronting on Westcliff Drive and Dover Drive is shown for Administrative, Professional and Financial Commercial and Governmental, Educational and Institutional Facilities use. The permitted floor area ratio in the area is 0.5/0.75, except Westcliff Plaza, which is allowed a maximum 0.3 FAR. 0 3. Mariner's Square. This apartment project is located on the corner of Irvine Avenue and Mariners Drive. The site is designated for Multi - Family Residential land use, and is allowed one unit for each 2,178 sq.ft. of buildable lot area. 4. Rutland Lane. This area is located along Rutland Lane between Westcliff Drive and Mariners Drive. The area is designated for Multi- Family Residential land use and is allowed one dwelling unit for each 1,500 sq.ft. of buildable lot area. Land Use Element Page 63 5. Buckingham Lane. This area is bounded by Buckingham Lane, Cornwall Lane, Dover • Drive and WestcliffDrive. The site is designated for Single Family Attached development and is allocated 60 dwelling units, which reflects the existing development. 6. Pembroke Lane. This area includes the development which fronts on Pembroke Lane, and is further bounded by Mariners Drive, Dover Drive and Cornwall Lane. The designated land use is Single Family Detached, and 115 dwelling units are allocated to the area. No subdivision which will result in additional dwelling units is allowed. 7. Mariners Park Mariners Park is bounded by'Irvine Avenue, Dover Drive and Mariners Drive. The site is designated for Recreational and Environmental Open Space, with the City library and Fire Station shown for Governmental, Educational and Institutional Facilities. Maximum development on these sites is 15,000 sq.ft. 8. Mariners School. This site is located on Irvine Avenue southerly of Mariners Park. The site is designated for Governmental, Educational and Institutional Facilities, and is allowed a maximum development of 0.1 FAR. WestcliffArea (Statistical Area J3) 1. Westclii . This area is bounded by Westcliff:Drive, Dover Drive, Mariners Drive and Santiago Drive. The area is designated for Single Family Detached land use, and is allocated a maximum of 461 dwelling units. No subdivision of this area which will result in additional dwelling units is allowed. Land Use Element Page 64 Ll ESTIMATED GROWTH FOR STATISTICAL AREA J2 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Oakwood 1,446 1,446 -0- -0- -0- -0- 2. Westcliff Plaza -0- -0- -0- 368,038 528,000 159,962 3. Mariner's Square 114 130 16 -0- -0- -0- 4. Rutland Lane 238 238 -0- -0- -0- -0- 5. Buckingham Lane 60 60 -0- -0- -0- -0- 6. Pembroke Lane 115 115 -0- -0- -0- -0- 7. Mariners Park -0- -0- -0- 11,696 15,000 3,304 8. Mariners School -0- -0- -0- 38,640 42,994 4,354 TOTAL 1,973 1,989 16 418,374 585,994 167,620 Population 3,907 3,938 31 WestcliffArea (Statistical Area J3) 1. Westclii . This area is bounded by Westcliff:Drive, Dover Drive, Mariners Drive and Santiago Drive. The area is designated for Single Family Detached land use, and is allocated a maximum of 461 dwelling units. No subdivision of this area which will result in additional dwelling units is allowed. Land Use Element Page 64 Ll • ESTIMATED GROWTH FOR STATISTICAL AREA J3 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth l/l/87 Projection Growth 1. Westcliff 461 461 -0- -0- -0- -0- TOTAL 461 461 -0- -0- -0- -0- Population 913 913 -0- Harbor Highlands Area (Statistical Area J4) 1. Harbor Highlands. This area is bounded by Irvine Avenue, Santiago Drive, Mariners Drive and Dover Drive. It is designated for Single Family Detached development, and is allocated 615 dwelling units. No subdivision which will result in additional dwelling units is allowed in this area. ESTIMATED GROWTH FOR STATISTICAL AREA J4 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Harbor Highlands 615 615 -0- -0- -0- -0- TOTAL 615 615 -0- -0- -0- -0- Population 1,218 1,218 -0- Westbay Area (Statistical Area J5) 1. Westbay Residential. This area is bounded by Irvine Avenue, Santa Isabel Avenue and the westerly City boundary. The area is designated for Single Family Detached development, and is allocated 351 dwelling units. Subdivision of large lots in this area can be expected to occur. New lots shall be for Single Family Detached development and shall be a minimum of 10,000 sq.ft. of buildable lot area. Land Use Element Page 65 2. Harbor Christian Church. The Harbor Christian Church site is bounded by Irvine Avenue, Santa Isabel Avenue and Tustin Avenue. The site is designated for Governmental, Educational and Institutional Facilities, and is allowed a floor area ratio of 0.1. Westbay. The Westbay site is bounded by Irvine Avenue, University Drive, the City boundary along the easterly extension of the Mesa Drive alignment and Upper Newport Bay. The site is designated for Recreational and Environmental Open Space, and may be used for regional park facilities, passive open space or interpretive facilities related to the Upper Newport Bay Ecological Reserve or the on -site cultural resources. Structures on this site shall not exceed 10,000 sq.ft. In addition, the normal hours of park operation specified in the County's General Development Plan and Resource Management Plan for Upper Newport Bay Regional Park shall not be interpreted so as to prohibit visitors from using park trails at other times when the park is not staffed [GPA 92 -3 (E)]. 4. Upper Bay Townhomes. This site is located on the northeasterly comer of Irvine Avenue and University Drive. The site designated for Single Family Attached development, is allocated 33 dwelling units, which reflects the existing use. 5.: YMCA. The YMCA site is located easterly of the Upper Bay Townhomes, and is designated for Governmental, Educational and Institutional Facilities. Development is limited to 60,333 sq.ft., exclusive of parking. 6. Upper Bay Office. This site is located easterly of the YMCA. Designated for • Administrative, Professional and Financial Commercial land use, the site is allowed a floor area ratio of 0.4. 7. Anniversary Lane. This area is on Anniversary Lane at Irvine Avenue. The land use designation is Single Family Detached, and no subdivision which will result in additional dwelling units is allowed. A total of 57 dwelling units is allowed. 8. Newport Beach Golf Course. The Newport Beach Golf Course occupies a site which is between Irvine Avenue and Upper Newport Bay along the Delhi Flood Control Channel. The site is designated for Recreational and Environmental Open Space. Golf Course support facilities are allowed, with a maximum floor area of 20,000 sq.ft. 9. Estate Lots. The estate lots along Upper Newport Bay easterly of the Delhi Channel area are designated for Single Family Detached development, with an allocation of three dwelling units. No subdivision of these properties resulting in additional dwelling units is allowed. E Land Use Element Page 66 Santa Ana Heights Area (Statistical Area J6) • 1. Irvine Avenue. This area includes the lots within the corporate boundary of the City of Newport Beach southeasterly of Irvine Avenue and Bristol Street. The area is designated for Retail and Service Commercial or Administrative, Professional and Financial Commercial land use. The maximum floor area ratio allowed is 0.5/0.75. 2. Santa Ana Heights. The Santa Ana Heights area includes the unincorporated County territory easterly of Irvine Avenue between Bristol Street and Upper Newport Bay. The General Plan policies and land use designations are intended to create land uses compatible with the John Wayne Airport, respond to the demand for commercial uses along the Corona del Mar Freeway, and protect and enhance the character of the well established residential areas. The area is designated for Administrative, Professional and Financial Commercial, Retail and Service Commercial and Single Family Detached land use. Santa Ana Heights is designated as a Specific Plan area in order that unique zoning may be created to accommodate the character of the area. [GPA 89 -2 (A)] The residential areas in Santa Ana Heights are in two main components, and are fully subdivided and developed. The large lots located adjacent to the Regional Equestrian Trail have traditionally been the residential area where the keeping of large animals has been permitted, thereby providing this unique opportunity to those residents that enjoy a rural /equestrian lifestyle. The larger lot subdivision is generally subdivided at 19,800 sq.ft. per lot. Those lots smaller than 19,800 sq.ft. and subdivided prior to annexation may Land Use Element Page 67 ESTIMATED GROWTH FOR STATISTICAL AREA J5 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Westbay Residential 319 351 32 -0- -0- -0- 2. Harbor Christian Ch. -0- -0- -0- 4,240 8,725 4,485 3. Westbay -0- -0- -0- -0- 10,000 10,000 4. Upper Bay Townhomes 33 33 -0- -0- -0- -0- 5. YMCA -0- -0- -0- 15,769 60,333 44,564 6. Upper Bay Office -0- -0- -0- 67,951 71,578 3,627 7. Anniversary Lane 57 57 -0- -0- -0- -0- 8. NB Golf Course -0- -0- -0- 11,898 20,000 8,102 9. Estate Lots 3 3 -0- -0- -0- -0- TOTAL 412 444 32 99,858 170,636 70,778 Population 816 879 63 Santa Ana Heights Area (Statistical Area J6) • 1. Irvine Avenue. This area includes the lots within the corporate boundary of the City of Newport Beach southeasterly of Irvine Avenue and Bristol Street. The area is designated for Retail and Service Commercial or Administrative, Professional and Financial Commercial land use. The maximum floor area ratio allowed is 0.5/0.75. 2. Santa Ana Heights. The Santa Ana Heights area includes the unincorporated County territory easterly of Irvine Avenue between Bristol Street and Upper Newport Bay. The General Plan policies and land use designations are intended to create land uses compatible with the John Wayne Airport, respond to the demand for commercial uses along the Corona del Mar Freeway, and protect and enhance the character of the well established residential areas. The area is designated for Administrative, Professional and Financial Commercial, Retail and Service Commercial and Single Family Detached land use. Santa Ana Heights is designated as a Specific Plan area in order that unique zoning may be created to accommodate the character of the area. [GPA 89 -2 (A)] The residential areas in Santa Ana Heights are in two main components, and are fully subdivided and developed. The large lots located adjacent to the Regional Equestrian Trail have traditionally been the residential area where the keeping of large animals has been permitted, thereby providing this unique opportunity to those residents that enjoy a rural /equestrian lifestyle. The larger lot subdivision is generally subdivided at 19,800 sq.ft. per lot. Those lots smaller than 19,800 sq.ft. and subdivided prior to annexation may Land Use Element Page 67 remain, and those larger shall not be subdivided smaller than 19,800 sq.ft. The large "estate" lots south of Mesa Drive shall not be further subdivided. The other residential area has been subdivided,at approximately five (5) lots per acre. Lots which are undersized as of annexation shall be allowed to remain. Further sub- divisions in this area which result in additional dwelling units shall not be permitted. All of the residentially designated lots may be' developed with no more than one dwelling unit per lot. Commercial horse stables are allowed in the large lot area subject to the provisions of the Specific Plan. Areas designated for Administrative, Professional and Financial Commercial or Retail and Service Commercial are limited to a maximum floor area ratio of 0.5. Hotels, motels and convalescent hospitals are not permitted in areas designated for Administrative. Professional and Financial Commercial. 3. Bayview. This Planned Community is located on the southwesterly corner of Bristol Street and Jamboree Road. The area is designated for Administrative, Professional and Financial Commercial, Single Family Detached, and Single Family Attached land use. Maximum permitted development by site within the Planned Community is as follows: Single Family Attached: Single Family Detached: Professional, Adm. Office: Hotel: Restaurant/Office Site: Buffer: 88 dwelling units 145 dwellingunits 660,000 sq.ft. office; 27,000 sq.ft. retail 300 rooms 8,000 sq.ft. restaurantor 7,000 sq.ft. office 6 acres Commercial development limits do not include above grade parking structures. Land Use Element Page 68 0 0 ESTIMATED GROWTH FOR STATISTICAL AREA J6 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Irvine Avenue 6 -0- (6) 136,084 202,276 66,192 2. Santa Ana Heights 442 309 (133) 351,816 1,170,205 818,389 3. Bayview 233 233 -0- 599,660 987,500 387,840 TOTAL 681 542 (139) 1,087,560 2,359,981 1,272,421 Population 1,348 1,073 (275) Land Use Element Page 68 0 0 Eastbay Area (Statistical Division K) This area includes all land between Upper Newport Bay and Jamboree Road north of Coast Highway. Newport Dunes Area (Statistical Area K1) Bayside Village Commercial. This area is located adjacent to Upper Bay bridge on Coast Highway at Bayside Drive. The site is designated for Recreational and Marine Commercial land use, and is allowed a maximum floor area ratio of 0.5/0.75. 2. Bayside Village Residential. This site is located between Upper Newport Bay and the Newport Dunes. The site is designated for Multi - Family Residential, and is allowed one dwelling for each 2,904 sq.ft. of buildable lot area. The existing mobile home park is also allowed under this designation. The sand spit enclosing the waterway adjacent to the existing residential development is designated for Recreational and Environmental Open Space. This site is considered an environmentally sensitive habitat area, and no development is permitted. 3. Newport Dunes. This site is a County Aquatic Park Facility in Upper Newport Bay, • northwesterly of Jamboree Road and Coast Highway. It is designated for Recreational and Environmental Open Space, and development is permitted pursuant to the Newport Dunes Settlement Agreement, as follows: • Hotel: 275 rooms (487,500 sq. ft. max.) Dry Boat Storage: 400 spaces Administration: 6,000 sq. ft. Boat Slips: 200 slips Boat Ramp: 7 lanes Day Use Parking: 645 spaces Restaurant: 27,500 sq. ft. Marine Retail /Coffee Shop: 7,500 sq. ft. Marina Office: 5,000 sq. ft. R.V. Support: 8,000 sq. ft. R.V. Park: 444 spaces Commercial development limits do not include above grade parking structures. 4. Bayview Landing. This site is located adjacent to the Newport Dunes site, on the northwesterly corner of Jamboree Road and East Coast Highway. The higher level of the site which is on the corner of Coast Highway and Jamboree Road is designated for Recreational and Environmental Open Space. It is proposed that this site be dedicated to the City when the balance of the site is approved for development, and used for a view park, with a trail staging area for bicyclists and pedestrians, restrooms, picnic areas, drinking fountains and bicycle racks. Land Use Element Page 69 The lower level of the site which is on the coiner of Jamboree Road and Back Bay Drive • is designated for Retail and Service Commercial land use, and is allocated 10,000 sq. ft. for restaurant use, or 40,000 sq.ft. for athletic club use, excluding parking. Use of the site for affordable senior citizen housing facilities is also permitted as an optional land use (instead of restaurant or athletic club). If the site is used for senior citizen housing, 30,000 sq. ft. of general retail use may be transferred to Newport Center - Fashion Island [GPA 92 -2 (C)]. The site may be developed with the Senior Affordable Housing option only if the Coastal Development Permit findings demonstrate that adequate visitor serving uses exist in the newport Beach coastal zone consistent with the recreational and visitor serving commercial policies of the Coastal Act. [GPA 92 -2 (C)]. 5. Shellmaker Island. This site is the southernmost of the three Upper Bay islands. It is designated for Recreational and Environmental Open Space. The southern tip of the island currently supports a dredging operation and the UCI Rowing Base. These uses are allowed to continue, but may not be intensified. 6. Upper Newport Bay Ecological Reserve. This site includes all of Upper Newport Bay, including both tidelands and uplands owned by the California Department of Fish and Game. Upland areas of the reserve are designated for Recreational and Environmental Open Space. Uses consistent with the Upper Bay Management Plan are permitted. • 7. Newporter Resort. This site is located on the northwesterly corner of Jamboree Road and Back Bay Drive. It is designated for Retail and Service Commercial land use. Hotel and support facilities are allowed on this site, with a maximum of 479 hotel rooms. 8. Newporter Knoll. This site is located between the Newporter Resort and John Wayne Gulch. It is designated for Recreational and Environmental Open Space for passive open space use. 9. John Wayne Tennis Club. This site is located on Jamboree Road at John Wayne Gulch. The site is designated for Recreational and Environmental Open Space land use. Tennis club and support facilities are allowed on this site. The maximum allowed development is 0.1 FAR. 10. Newporter North. This site is bounded by the Upper Newport Bay, San Joaquin Hills Road, Jamboree Road and John Wayne Gulch. Bluff areas and environmentally sensitive resource areas are designated for Recreational and Environmental Open Space. Precise mapping of sensitive areas is required prior to approval of development on the remainder of the site. No development of these areas is permitted. 0 Land Use Element Page 70 • The northern portion of the site near San Joaquin Hills Road is designated for Single Family Attached land use, with a maximum of 212 dwelling units allowed. This designation of Single Family Attached shown on the Land Use Plan (Map) represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with any of the residential product types within the established dwelling unit limit. 11. Park Newport. This site is bounded by Upper Newport Bay, the Mouth of Big Canyon, Jamboree Road and San Joaquin Hills Road. The site is designated Multi- Family Residential, and is allocated 1,306 dwelling units, which reflects the existing development. The Bluffs Area (Statistical Area K2) 1. Mouth of Big Canyon. This area is northerly of Park Newport between Upper Newport Bay and Jamboree Road. The site is designated for Recreational and Environmental Open Space, for passive recreation and wildlife habitat restoration. 2. Domingo Drive. This area includes all MFR parcels in Tract 5425. The area is designated for Multi - Family Residential land use. The area is fully developed and is allocated 225 dwelling units, which reflects the existing land use [GPA 90 -1 (A)]. • Land Use Element Page 71 ESTIMATED GROWTH FOR STATISTICAL AREA Kl Residential (in do's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Bayside Village (C) -0- -0- -0- -0- 121,250 121,250 2. Bayside Village 291 397 106 -0- -0- -0- 3. Newport Dunes -0- -0- -0- 25,466 567,500 542,034 4. Bayview Landing -0- -0- -0- -0- 40,000 40,000 5. Shellmaker Island -0- -0- -0- 13,919 13,919 -0- 6. UNBER -0- -0- -0- -0- -0- -0- 7. Newporter Resort -0- -0- -0- 411,000 479,000 68,000 8. Newporter Knoll -0- -0- -0- -0- -0- -0- 9. JW Tennis Club -0- -0- -0- 8,152 19,994 11,842 10. Newporter North -0- 212 212 -0- -0- -0- 11. Park Newport 1,306 1,306 -0- -0- -0- -0- TOTAL 1,597 1,915 318 458,537 1,241,663 783,126 Population 3,162 3,792 630 The Bluffs Area (Statistical Area K2) 1. Mouth of Big Canyon. This area is northerly of Park Newport between Upper Newport Bay and Jamboree Road. The site is designated for Recreational and Environmental Open Space, for passive recreation and wildlife habitat restoration. 2. Domingo Drive. This area includes all MFR parcels in Tract 5425. The area is designated for Multi - Family Residential land use. The area is fully developed and is allocated 225 dwelling units, which reflects the existing land use [GPA 90 -1 (A)]. • Land Use Element Page 71 3. Eastbluff GEIR The educational and institutional sites along Eastbluff Drive, Mar Vista Drive, and Domingo Drive are designated for Governmental, Educational and Institutional land use. The uses include several churches, schools, and the Corona del Mar High School site. The maximum permitted floor area ratio is 0.17 [GPA 89 -3 (E)]. 4. The Bluffs. This area is between Upper Newport Bay and Eastbluff Drive, and is designated for Single Family Attached land, use. The area is fully developed and is allocated 1,374 dwelling units, which reflects the existing land use. 5. Eastbluff Center. This site is located on Eastbluff Drive at Vista del Sol. The land use designation of Retail and Service Commercial allows continuation of the existing neighborhood commercial shopping center. The maximum floor area ratio is 0.30. 6. EastbluffPark. This park site is owned by the City of Newport Beach, and is located along Vista del Oro at Vista del Sol. The land use designation of Recreational and Environmental Open Space is intended to allow continuation of the active community park use. Adjacent to this site is the Boys Club site, which is also designated for Recreational and Environmental Open Space, with a maximum permitted development of 15,000 sq.ft. 7. EastbluffElementary. This site is located adjacent to EastbluffPark, and is no longer used • for school facilities, but is used for civic, cultural and community facilities. It is designated for Governmental, Educational and Institutional Facilities to allow a continuation of a broad spectrum of community support uses. The maximum allowed floor area ratio is 0.1. 8. Newport Beach Tennis Club. This site is located northerly of the Eastbluff Shopping Center. The site is designated for Recreational and Environmental Open Space, to allow continuation of this active recreational use. The maximum permitted development is 15,000 sq.ft. 9. Eastbluff Remnant. This site is located between Eastbluff Park and Upper Newport Bay. The site is designated for Recreational and Environmental Open Space for passive open space use. Land Use Element Page 72 • Eastbluff Area (Statistical Area K3) 1. Eastbluff. This area is located between Eastbluff Drive and Jamboree Road, and is designated predominantly for Single Family Detached land use. The area is fully developed and is allocated 460 dwelling units. No subdivision which will result in additional dwelling units is allowed. The community recreation area on Alta Vista at Basswood Street is designated for Recreational and Environmental Open Space. ESTIMATED GROWTH FOR STATISTICAL AREA K3 ESTIMATED GROWTH FOR STATISTICAL AREA K2 Residential (in du's) Commercial (in sq. ft.) Existing Residential (in du's) Commercial (in sq. ft.) Projected 1/1/87 Projection Growth Existing Gen. Plan Projected Existing Gen. Plan Projected TOTAL 460 460 -0- l/l/87 Projection Growth 1/1/87 Projection Growth 1. Mouth of Big Canyon -0- -0- -0- -0- -0- -0- 2. Domingo Drive 216 216 -0- -0- -0- -0- 3. Eastbluff GEIF -0- -0- -0- 267,575 327,451 59,876 4. The Bluffs 1,374 1,374 -0- -0- -0- -0- 5. Eastbluff Center -0- -0- -0- 61,596 90,873 29,277 6. Eastbluff Park -0- -0- -0- 12,340 15,000 2,660 7. Eastbluff School -0- -0- -0- 45,534 50,181 4,647 8. NB Tennis Club -0- -0- -0- 7,622 15,000 7,378 9. Eastbluff Remnant -0- -0- -0- -0- -0- -0- TOTAL 1,590 1,590 -0- 394,667 498,505 103,.838 Population 3,148 3,148 -0- Eastbluff Area (Statistical Area K3) 1. Eastbluff. This area is located between Eastbluff Drive and Jamboree Road, and is designated predominantly for Single Family Detached land use. The area is fully developed and is allocated 460 dwelling units. No subdivision which will result in additional dwelling units is allowed. The community recreation area on Alta Vista at Basswood Street is designated for Recreational and Environmental Open Space. ESTIMATED GROWTH FOR STATISTICAL AREA K3 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Eastbluff 460 460 -0- -0- -0- -0- TOTAL 460 460 -0- -0- -0- -0- Population 911 911 -0- Land Use Element Page 73 Jamboree Road/Mac Arthur Boulevard Area(StatisticalDivision L) This area is comprised of the major commercial and residential planned communities, including Newport Center, Big Canyon, Aeronutronic Ford/Belcourt, North Ford, San Diego Creek North, Jamboree/MacArthur, Kell Center Newport and Newport Place, as well as the Campus Drive Industrial Tract. Newport Center (Statistical Area LI) The Newport Center area is bounded by East Coast Highway, Jamboree Road, San Joaquin Hills Road and MacArthur Boulevard. Development is allocated to Newport Center on a block -by -block basis, as set forth in the following discussion. All landscaped entry areas of Newport Center are designated for Recreational and Environmental Open Space. Transfers of development rights in Newport Center are permitted, subject to the approval of the City with the finding that the transfer is consistent with the intent of the General Plan and that the transfer will not result in any adverse traffic impacts. It is proposed that Newport Center be rezoned to the Planned Community District, with a comprehensive Planned Community Text developed and adopted. All development limits are exclusive of parking. 1. Block O - Corporate Plaza. This site is bounded by Newport Center Drive, Farallon Drive, Avocado Avenue and Coast Highway. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 432,320 sq.ft. of office development. 85,000 sq.ft. of this total was transferred from Newport Village as part of the Library Exchange Agreement (Amendment No. 728). Support retail commercial uses are also allowed within this development allocation. 2. Block 100 - Gateway Plaza. This area is bounded by Newport Center Drive, Anacapa Drive and Farallon Drive. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 196,545 sq.ft. of office development. Support retail commercial uses are also allowed within this development allocation. 3. Block 200 - Design Plaza. This area is bounded by Newport Center Drive, Block 300, Avocado Avenue, Farallon Drive and Anacapa Drive. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 178,777 sq.ft. of office development. Support retail commercial uses are also allowed within this development allocation. 4. Block 300 - Theater Plaza. This area is bounded by Newport Center Drive, San Miguel Drive, Avocado Avenue and Block 200. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 104,158 sq.ft. of office development and 2,050 theater seats [GPA 94 -1 (B)]. Support retail commercial uses are also allowed within this development allocation. Land Use Element Page 74 • 5. Block 400 - Medical Plaza. This area is bounded by Newport Center Drive, San Nicolas Drive, Avocado Avenue and San Miguel Drive. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 88,173 sq.ft. of office development, and 351,945 sq.ft. of medical office development. Support retail commercial uses are also allowed within this development allocation. 6. Block 500 - Company Plaza. This area is bounded by Newport Center Drive, Santa Rosa Drive, San Joaquin Hills Road, Avocado Avenue and San Nicolas Drive. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 377,170 sq.ft. of office development. Support retail commercial uses are also allowed within this development allocation. 7. Block 600 - Financial Plaza. This area is bounded by Newport Center Drive, Santa Cruz Drive, San Joaquin Hills Road and Santa Rosa Drive. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 955,329 sq.ft. of office development and 425 [GPA 97 -3 (D)] hotel rooms. Support retail commercial uses are also allowed within the office portion of this development allocation [GPA 93 -2 (D)]. 8. Block 700 - Insurance Plaza. This site is bounded by Newport Center Drive, Santa Maria Road, San Clemente Drive and Santa Cruz Drive. The site is designated for • Administrative, Professional and Financial Commercial land use and is allocated 327,671 sq.ft. of office development. Support retail commercial uses are also allowed within this development allocation. C, J 9. Block 800 - Pacific Plaza. This area is bounded by Newport Center Drive, Santa Barbara Drive, San Clemente Drive and Santa Maria Road. The site is designated for Administrative, Professional and Financial Commercial and Multi - Family Residential land uses. The office portion of the block is allocated 240,888 sq.ft. of office development and 13,096 sq.ft. of restaurant use. Support retail commercial uses are also allowed within this development allocation. The residential portion of this block is allocated 245 dwelling units. 10. Block 900 - Hotel Plaza. This area is bounded by Newport Center Drive, the Balboa Bay Tennis Club, the Newport Beach Country Club, Jamboree Road and Santa Barbara Drive. The site is designated for Administrative, Professional and Financial Commercial and Multi - Family Residential land uses. The allowed development is 611 hotel rooms with ancillary hotel support facilities and 11,630 sq.ft. of office development [GPA 94 -1 (A)]. The residential site is allocated 67 dwelling units. 11. Civic Plaza. This area is bounded by Jamboree Road, San Joaquin Hills Road, Santa Cruz Drive, San Clemente Drive, and Santa Barbara Drive. The site is designated for Administrative, Professional and Financial Commercial; Retail and Service Commercial Land Use Element Page 75 and Governmental, Educational and Institutional Facilities. Entitlement in this block is as • follows: Office: 337,261 sq. ft. Police Station: 48,000 sq. ft. Museum: 31,208 sq. ft. Auto Dealer: 2.14 acres/25,000 sq. ft. Fire Station: 13,481 sq. ft. Retail: 11,760 sq. ft. The City library site was previously shown for Government, Educational and Institutional Facilities, with an alternate use of Administrative, Professional and Financial Commercial. As part of the Newport Center Library Exchange Agreement between the City and The Irvine Company, GPA 91 -1(C) and Amendment No. 729 were approved deleting the library designation from Civic Plaza and increasing the Administrative, Professional and Financial Commercial entitlement by 57, 150 sq.ft., 35,000 sq.ft. of which was transferred from Newport Village and 22,150 sq.ft. of which was new entitlement. Subsequently, an additional 30,000 sq.ft. of office entitlement was transferredto Civic Plaza from Corporate Plaza West (Amendment No. 755). The existing 14,000 sq.ft. library will be permittedto remain in Civic Plaza until such time as the new library is completed in Newport Village. The existing art museum occupies 21,208 sq.ft., with an allocation for 10,000 additional sq.ft. 12. Corporate Plaza West. This site is bounded by Newport Center Drive, East Coast Highway, the Newport Beach Country Club and the Balboa Bay Tennis Club. The site is designated for Administrative, Professional, and Financial Commercial land use. The site is allocated 115,000 sq.ft. 13. Balboa Bay Tennis Club. This site is bounded by Corporate Plaza West, the Newport Beach Tennis Club and the Granville Apartments. The site is designated for Recreational and Environmental Open Space and is allocated 24 tennis courts. 14. Newport Beach Country Club. This site is designated for Recreational and Environmental Open Space to allow the continuation of the 131.52 acre facility. 15. Amling's Nursery. This site is located on East Coast Highway and is designated for Retail and Service Commercial land use. The maximum allowed development is 5,000 sq.ft. for retail commercial land use only. 16. Villa Point. This site is bounded by East Coast Highway, Jamboree Road, Sea Island and the Newport Beach Country Club. The site is designated for Multi - Family Residential land use and is allocated 228 dwelling units. 20% of the units shall be affordable, with the affordability standards and term determined at the time of project approval. 17. Sea Island. This area is located on Jamboree Road across from the Newporter Resort. The site is designated for Single Family Attached development and is allocated 132 dwelling units, which reflects the existing land use. 1 0 Land Use Element Page 76 • 18. Fashion Island. This site is located within the circle formed by Newport Center Drive. The site is designated for Retail and Service Commercial land use and is allocated 1,603,850 sq. ft. for regional retail and 1,700 theater seats. An additional 30,000 sq. ft. of regional retail may be added upon commitment of the Bayview Landing site for senior citizen housing [GPA 94 -2 (B)]. No office development is allowed in Fashion Island. 19. Newport Village. This area is bounded by San Joaquin Hills Road, MacArthur Boulevard, East Coast Highway and Avocado Avenue. A. Ten acres at Coast Highway and MacArthur Boulevard are designated for Retail and Service Commercial use with a maximum allowed development of 105,000 sq. ft. ft. [GPA 95- 2(C)]. B. Four acres of the Newport Village area are shown for Recreational and Environmental Open Space for neighborhood park use. The precise location of the park site has not been established, but will be determined when plans are submitted for off -site development that was transferred as part of the Library Exchange Agreement. The property owner shall provide the City with an irrevocable offer of dedication • of four acres of the site in consideration for the conversion of previous residential entitlement to office use. The offer to dedicate the four acre parcel may be modified to require dedication of another site within the City subject to the consent of the property owner and the City. The irrevocable offer to dedicate the four acre parcel shall be provided within sixty (60) days after a written request from the City to the property owner. The irrevocable offer shall not obligate the property owner to dedicate the property prior to issuance of permits for the office development that was transferred off -site, or the execution of a development agreement which vests the property owner's rights to construct the allowable development. C. Approximately 2.5 acres at the corner of San Joaquin Hills Road and MacArthur Boulevard is also designated for Governmental, Educational and Institutional Facilities, for use as the Orange County Transit District transfer facility. Storage of buses overnight and routine maintenance of vehicles is not allowed on this site. D. A four acre portion of the Newport Village site was previously shown for Administrative, Professional and Financial Commercial Uses with an alternate of Government, Educational, Institutional Facilities to allow for the possible relocation of the City library currently located in Civic Plaza. As part of the Library Exchange Agreement, GPA 91 -1(C) and Amendment No. 746 were approved designating this four -acre site for a 65,000 sq.ft. library, and deleting all previous entitlements. Land Use Element Page 77 E. The balance of the site, which was previously designated for Administrative, • Professional and Financial Commercial land use, was redesignated for Recreational and Environmental Open space as part of the Library Exchange Agreement and Amendment No. 746. All development entitlements for this property were transferred to other areas of Newport Center as part of that agreement. Big Canyon (Statistical Area L2) Big Canyon is bounded by San Joaquin Hills Road, Jamboree Road, Ford Road and MacArthur Boulevard. The area is identified as the Big Canyon Planned Community. The areas are numbered as on Planned Community Text map. (see Map 4) Big Canyon Area 1. This area is designated for Single Family Attached development and is allocated 83 dwelling units, which reflects the existing land use. • Land Use Element Page 78 ESTIMATED GROWTH FOR STATISTICAL AREA LI Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Block 0 -0- -0- -0- 246,146 432,320 186,174 2. Block 100 -0- -0- -0- 196,545 196,545 -0- 3. Block 200 -0- -0- -0- 207,781 207,781 -0- 4. Block 300 -0- -0- -0- 130,408 134,908 4,500 5. Block 400 -0- -0- -0- 440,118 440,118 -0- 6. Block 500 -0- -0- -0- 377,170 377,170 -0- 7. Block 600 -0- -0- -0- 1,284,134 1,426,634 -0- 8. Block 700 -0- -0- -0- 327,671 327,671 -0- 9. Block 800 -0- 245 245 253,984 253,984 -0- 10. Block 900 67 67 -0- 616,630 622,630 6,000 11. Civic Plaza -0- -0- -0- 365,160 456,710 91,550 12. Corporate Plaza -0- -0- -0- 15,000 115,000 100,000 13. Tennis Club -0- -0- -0- -0- -0- -0- 14. NB Country Club -0- -0- -0- -0- -0- -0- 15. Amling's -0- -0- -0- 3,960 5,000 1,040 16. Villa Point -0- 228 228 -0- -0- -0- 17. Sea Island 132 132 -0- -0- -0- -0- 18. Fashion Island -0- -0- -0- 1,603,850 1,633,850 30,000 19. Newport Village -0- -0- -0- 55,000 170,000 115,000 TOTAL 199 672 473 6,123, 557 6,800,321 534,264 Population 394 1,331 937 Revised 06/22/1998 Big Canyon (Statistical Area L2) Big Canyon is bounded by San Joaquin Hills Road, Jamboree Road, Ford Road and MacArthur Boulevard. The area is identified as the Big Canyon Planned Community. The areas are numbered as on Planned Community Text map. (see Map 4) Big Canyon Area 1. This area is designated for Single Family Attached development and is allocated 83 dwelling units, which reflects the existing land use. • Land Use Element Page 78 • 2. Big Canyon Area 2. This area is designated for Single Family Attached development and is allocated 17 dwelling units, which reflects the existing land use. 3. Big Canyon Area 3. This area is designated for Single Family Attached development and is allocated 12 dwelling units, which reflects the existing land use. 4. Big Canyon Area 4. This area is designated for Single Family Attached development and is allocated 66 dwelling units, which reflects the existing land use. Big Canyon Area 5. This area is designated for Single Family Attached development and is allocated 61 dwelling units, which reflects the existing land use. 6. Big Canyon Area 6. This area is designated for Single Family Attached development and is allocated 61 dwelling units, which reflects the existing land use. Big Canyon Area 7. This area is designated for Single Family Attached development and is allocated 26 dwelling units, which reflects the existing land use. 8. Big Canyon Area 8. This area is designated for Single Family Detached development and is allocated 34 dwelling units. No subdivision of this area which will result in additional dwelling units is allowed. • 9. Big Canyon Area 9. This area is designated for Single Family Detached development and is allocated 67 dwelling units. No subdivision of this area which will result in additional dwelling units is allowed. w 10. Big Canyon Area 10. This area is designated for Single Family Detached development and is allocated 21 dwelling units. No subdivision of this area which will result in additional dwelling units is allowed. 11. Big Canyon Area 11. This area is designated for Single Family Attached development and is allocated 25 dwelling units, which reflects the existing development. 12. Big Canyon Area 12. This area is designated for Single Family Detached development and is allocated 117 dwelling units. No subdivision of this area which will result in additional dwelling units is allowed. 13. Big Canyon Area 13. This area is designated for Single Family Attached development and is allocated 43 dwelling units, which reflects the existing development. 14. Big Canyon Area 14. This area is designated for Multi - Family Residential development and is allocated 74 dwelling units. One dwelling unit is allowed for each 5,533 sq.ft. of buildable lot area. Land Use Element Page 79 15. Big Canyon Area 15. This site is located on the northeasterly corner of Jamboree Road and San Joaquin Hills Road. The site is designated for Retail and Service Commercial land use and is allocated2,300 sq.ft. [GPA 91 -3 (Q. 16. Big Canyon Area 16. This area is designated for Multi - Family Residential development and is allocated 80 dwelling units. One dwelling unit is allowed for each 9,169 sq.ft. of buildable lot area. 17. Big Canyon Country Club. This golf course with related facilities is located within the Big Canyon Planned Community and is designated for Recreational and Environmental Open Space to allow the continuation of this 191.13 acre facility. Maximum development permitted is 65,000 sq.ft. Land Use Element Page 80 r � ESTIMATED GROWTH FOR STATISTICAL AREA L2 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Area 1 83 83 -0= -0- -0- -0- 2. Area 2 17 17 -0- -0- -0- -0- 3. Area 3 12 12 -0- -0- -0- -0- 4. Area 4 66 66 -0- -0- -0- -0- 5. Area 5 61 61 -0- -0- -0- -0- 6. Area 6 61 61 -0- -0- -0- -0- 7. Area 7 26 26 -0- -0- -0- -0- 8. Area 8 34 34 -0- -0- -0- -0- 9. Area 9 66 67 1 -0- -0- -0- 10. Area 10 5 21 16 -0- -0- -0- 11. Area 11 25 25 -0- -0- -0- -0- 12. Area 12 117 117 -0- -0- -0- -0- 13. Area 13 43 43 -0- -0- -0- -0- 14. Area 14 74 74 -0- -0- -0- -0- 15. Area 15 -0- -0- -0- 1,834 2,300 466 16. Area 16 -0- 80 80 -0- -0- -0- 17. BC Country 1 1 -0- 51,058 65,000 13,942 TOTAL 691 788 97 52,892 67,300 14,408 Population 1,368 1,560 192 Land Use Element Page 80 r � • North Ford Area (Statistical Area L3) C� Aeronutronic Ford. This area is bounded by Ford Road, Jamboree Road, Bison Avenue and MacArthur Boulevard. The area is identified as the Aeronutronic Ford Planned Community. Areas described are numbered as on the Planned Community Text map. (see Map 5) 1 -1. AF Area 1. This area is designated for Single Family Attached development and is allocated 50 dwelling units, which reflects the existing development. 1 -2. AF Area 2. This area is designated for Single Family Attached development and is allocated 53 dwelling units, which reflects the existing development. 1 -4. AF Area 4. This area is designated for Single - Family Detached or Attached residential development and is allocated a maximum of 500 dwelling units [GPA 93 -2 (A)]. 1 -5. AF Area 5. This area is designated for Single Family Detached development and is allocated 39 dwelling units. No subdivision resulting in additional units in this area is allowed. 1 -6. AF Area 6. This area is designated for Single Family Attached development and is allocated 54 dwelling units, which reflects the existing development. 1 -7. AF Area 7. This area is designated for Single Family Attached development and is allocated 59 dwelling units, which reflects the existing development. 1 -8. AF Area 8. This area is designated for Single Family Attached development and is allocated 168 dwelling units, which reflects the existing development. 2. North Ford. This area is bounded by Bison Avenue, Jamboree Road, San Diego Creek and the City boundary. The area is identified as the North Ford Planned Community. Areas described are numbered as on the Planned Community Text map. (see Map 6) All development limits exclude parking. 2 -1. NF Area 1. This area is designated for Governmental, Education and Institutional Facilities with an allocation of 58,417 sq.ft. and for General Industry with an allocation of 89,624 sq.ft. [GPA 88 -2 (B)] Land Use Element Page 81 2 -2. NF Area 2. This area is designated Governmental, Educational and Institutional Facilities, and General Industry [GPA 90 -1 (G)] [GPA 93 -3 (B)] [GPA 96 -1(B)] [GPA 96 -3 (E)]. The development allocation is as follows: Synagogue Site: 71,150 sq.ft. Utility Station: 1,000 sq. ft. TIC Corp. Yard: 33,940 sq.ft. General Industry: (Site2a: Mini Storage Facility) 110,600sq.ft. Postal Facility: 55,200 sq.ft. (Site 2b: Mini Storage Facility) 86,000 sq. ft. 2 -3. NF Area 3. This site is designated for Retail and Service Commercial land use and is allocated 50,000 sq.ft. of retail commercial development. 2 -4. NF Area 4. This area is designated for Multi- Family Residential land use and is allocated 300 dwelling units. 20% of the units shall be affordable, with the affordability standards and term determined at the time of project approval. 2 -5. NF Area 5. This area is designated for residential development in three types. The Single Family Detached area is allocated 159 dwelling units and no subdivision which will result in additional dwelling units is allowed. The Single Family Attached area is allocated 120 dwelling units which reflects the existing development. The Multi - Family Residential area is allocated 570 dwelling units and one unit is allowed for each 2,778 sq.ft. of buildable lot area. 2 -6. NF Area 6 This site is designated for Recreational and Environmental Open Space for community park uses. This park site is intended to provide major facilities for the City's community recreation programs. 3. San Diego Creek North. This site is located on Jamboree Road easterly of the Bayview Planned Community. The site is designated for Retail and Service Commercial (RSC) land use and is allocated a floor area ratio of 0.5/0.75 [GPA 95 -1 (D)]. 1. Jamboree /MacArthur. This site is located southerly of the intersection of Jamboree Road and MacArthur Boulevard. It is designated for Administrative, Professional and Financial use, with a floor area ratio of 0.25. Land Use Element Page 82 0 �1 • Airport Area (Statistical Area L4) Koll Center Newport. Koll Center Newport is bounded by Campus Drive, Jamboree Road and MacArthur Boulevard. The area is identified as the Koll Center Newport Planned Community. Areas described are the same as those defined in the Planned Community Text. (see Map 7) All development limits exclude parking. 1 -1. KCN Office Site A. This site is designated for Administrative, Professional and Financial Commercial land use and is allowed 403,346 sq.ft. plus 471 hotel rooms. 1 -2. KCN Office Site B. This site is designated for Administrative, Professional and Financial Commercial land use and is allowed 1,060,898 sq.ft. Support retail commercial uses are allowed within this allocation. 1 -3. KCN Office Site C. This site is designated for Administrative, Professional and Financial Commercial land use and is allocated 734,641 sq.ft. Support retail commercial uses are allowed within this allocation. Land Use Element Page 83 ESTIMATED GROWTH FOR STATISTICAL AREA L3 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1-1. AF Area 1 50 50 -0- -0- -0- -0- 1-2. AF Area 2 53 53 -0- -0- -0- -0- 1-4. AF Area 4 -0- 500 500 -0- -0- -0- 1-5. AF Area 5 39 39 -0- -0- -0- -0- 1-6. AF Area 6 54 54 -0- -0- -0- -0- 1-7. AF Area 7 59 59 -0- -0- -0- -0- 1-8. AF Area 8 168 168 -0- -0- -0- -0- 2-1. NF Area l -0- -0- -0- 74,692 148,041 73,349 2 -2. NF Area 2 -0- 2 2 100,930 357,890 256,960 2 -3. NF Area 3 -0- -0- -0- -0- 50,000 50,000 24. NF Area 4 -0- 300 300 -0- -0- -0- 2-5. NF Area 5 849 849 -0- -0- -0- -0- 2-6. NF Area 6 -0- -0- -0- -0- -0- -0- 3. San Diego Creek North -0- -0- -0- -0- 200,000 200,000 4. Jamboree /MacArthur -0- -0- -0- -0- 50,000 50,000 TOTAL 1,272 Z074 802 175,622 805,931 630,309 Population 2,519 4,561 2,042 Revised 03/24/97 Airport Area (Statistical Area L4) Koll Center Newport. Koll Center Newport is bounded by Campus Drive, Jamboree Road and MacArthur Boulevard. The area is identified as the Koll Center Newport Planned Community. Areas described are the same as those defined in the Planned Community Text. (see Map 7) All development limits exclude parking. 1 -1. KCN Office Site A. This site is designated for Administrative, Professional and Financial Commercial land use and is allowed 403,346 sq.ft. plus 471 hotel rooms. 1 -2. KCN Office Site B. This site is designated for Administrative, Professional and Financial Commercial land use and is allowed 1,060,898 sq.ft. Support retail commercial uses are allowed within this allocation. 1 -3. KCN Office Site C. This site is designated for Administrative, Professional and Financial Commercial land use and is allocated 734,641 sq.ft. Support retail commercial uses are allowed within this allocation. Land Use Element Page 83 14. KCN Office Site D. This site is designated for Administrative, Professional and • Financial Commercial land use and is allocated 250,149 sq.ft. Support retail commercial uses are allowed within this allocation. 1 -5. KCN Office Site E. This site is designated for Administrative, Professional and Financial Commercial land use and is allocated 32,500 sq.ft. Support retail commercial uses are allowed within this allocation. 1 -6. KCN Office Site F. This site is designated for Retail and Service Commercial land use and is allocated 34,500 sq.ft. This site may also accommodate separate office uses. 1 -7. KCN Office Site G. This site is designated for Administrative, Professional and Financial Commercial land use and is allocated 81,372 sq.ft. Support retail commercial uses are allowed within this allocation. 1 -8. KCN Industrial Site 1. This site is designated for General Industry and is allocated 442,775 sq.ft. 1 -9. KCN Retail and Service Site 1. This site is designated for Retail and Service Commercial and is allocated 102,110 sq.ft. 1 -10. Court House. This site is designated for Governmental, Educational and Institutional Facilities and is allocated 90,000 sq.ft. 2. Newport Place. Newport Place is bounded by Birch Street, MacArthur Boulevard, Jamboree Road and Bristol Street North. The area is identified as the Newport Place Planned Community. The areas described are not the same as those defined on the Planned Community Text map, but are a compilation of the area on a block -by -block basis, with more precise site allocations made in the Planned Community Text. All development limits exclude parking. 2 -1. NP Block A. Block A is bounded by Corinthian Way, MacArthur Boulevard and Birch Street. Parcel 1, containing 6.3 acres is designated for Retail and Service Commercial land use, with a 349 room hotel permitted. Parcel 2, with 2.4 acres, is designated for Retail and Service Commercial land uses other than hotel, with a maximum gross building floor area of 31,362 square feet [GPA 90 -3 (A)]. 2 -2. NP Block B. Block B is bounded by Birch Street, Corinthian Way, Scott Drive and Dove Street. The site is designated for Retail and Service Commercial land use and 11,950 sq.ft. is allowed. 2 -3. NP Block C. Block C is bounded by Scott Drive, Corinthian Way, MacArthur Boulevard Newport Place Drive and Dove Street. The site is designated for Retail and Land Use Element Page 84 Service Commercial and Administrative, Professional and Financial Commercial land use and is allocated 457,880 sq.ft. 2 -4. NP Block D. Block D is bounded by Birch Street, Dove Street, Westerly Place and Quail Street. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 288,264 sq.ft. 2 -5. NP Block E. Block E is bounded by Westerly Place, Dove Street and Quail Street. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 834,762 sq.ft. 2 -6. NP Block F. Block F is bounded by Newport Place Drive, MacArthur Boulevard, Bowsprit Drive and Dove Street. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 201,180 sq.ft. 2 -7. NP Blocks G & H. Block G & H are bounded by Birch Street, Quail Street, Spruce Street and Bristol Street North. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 295,952 sq.ft. 2 -8. NP Block L Block I is bounded by Spruce Street, Quail Street, Dove Street and Bristol Street North. The site is designated for Retail and Service Commercial land use and is • allocated 100,618 sq.ft. plus 7.63 acres for auto center use [GPA 93 -2 (E)] 2 -9. NP Block J. Block J is bounded by Dove Street, Bowsprit Drive, MacArthur Boulevard, Jamboree Road and Bristol Street North. The site is designated for Administrative, Professional and Financial Commercial and Retail and Service Commercial land use. The site is allocated 204,530 sq.ft. plus 3.0 acres for auto center use. 3. Campus Drive. This area is bounded by Campus Drive, MacArthur Boulevard, Birch Street and Bristol Street North. The area is designated for Administrative, Professional and Financial Commercial land use. The maximum allowed floor area ratio is 0.5/0.75. Land Use Element Page 85 Land Use Element Page 86 r� \.J 0 ESTIMATED GROWTH FOR STATISTICAL AREA L4 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth l/l/87 Projection Growth 1 -1. KCN OS A -0- -0- -0- 874,346 874,346 -0- 1-2. KCN OS B -0- -0- -0- 1,060,898 1,060,898 -0- 1-3. KCN OS C -0- -0- -0- 734,641 734,641 -0- 1-4. KCN OS D -0- -0- -0- 250,176 250,176 -0- 1-5. KCN OS E -0- -0- -0- 27,150 32,500 5,350 1 -6. KCN OS F -0- -0- -0- 31,816 34,300 2,484 1 -7. KCN OS G -0- -0- -0- 81,372 81,372 -0- 1-8. KCN OS I -0- -0- -0- 377,520 442,775 65,255 1 -9. KCN RS 1 -0- -0- -0- 52,086 102,110 50,024 1 -10. Court House -0- -0- -0- 69,256 90,000 20,744 2 -1. NP BLK A -0- -0- -0- 349,000 380,362 31,362 2 -2. NPBLKB -0- -0- -0- 10,150 11,950 1,800 2 -3. NP BLK C -0- -0- -0- 211,487 457,880 246,393 2-4. NP BLK D -0- -0- -0- 274,300 288,264 13,964 2 -5. NP BLK E -0- -0- -0 -. 834,762 834,762 -0- 2-6. NP BLK F -0- -0- -0- 192,675 201,180 8,505 2 -7. NP BLK G & H -0- -0- -0- 255,001 295,952 40,951 2 -8. NP BLK I -0- -0- -0- 160,578 160,578 -0- 2-9. NP BLK J -0- -0- -0- 190,500 228,530 38,030 3. Campus Drive -0- -0- -0- 885,202 1,261,727 376,525 TOTAL -0- -0- -0- 6,922,9/6 7,824,303 901,387 Population -0- -0- -0- Land Use Element Page 86 r� \.J 0 0 Harbor View Hills Area (Statistical Division M) This area includes all land northerly of Fifth Avenue and easterly of MacArthur Boulevard. Harbor View Hills Area (Statistical Area Ml) 1. Point del Mar. This site is located on the northeasterly corner of MacArthur Boulevard and Fifth Avenue. The site is designated for Single Family Detached development and is allocated 43 dwelling units. No subdivision which will result in the addition of dwelling units is allowed. 2. Harbor View School. This site is located on Goldenrod Avenue north of Grant Howald Park. The site is designated for Governmental, Educational and Institutional Facilities and is allowed a maximum of 50,000 sq.ft.. 3. Grant Howald Park/OASIS. The area north of Fifth Avenue between Goldenrod Avenue and Marguerite Avenue is owned by the City of Newport Beach and used for various park purposes. The area is designated for Recreational and Environmental Open Space to allow the continuation of the existing uses, including the Community Youth Center and support facilities for the OASIS Center. The site on the corner of Fifth Avenue and Marguerite Avenue may be developed with additional OASIS Facilities. The maximum • floor area permitted is 6,000 sq.ft. 4. Jasmine Park. This development is located on Marguerite Avenue northerly of the OASIS expansion site. It is designated for Single Family Attached development and is allocated 47 dwelling units, which reflects the existing land use. • 5. Harbor View Drive Area. This area is bounded by MacArthur Boulevard, Crown Drive, the Jasmine Creek development, Harbor View School and The Shores Apartment complex. The area is designated for Single Family Detached development and is allocated 146 dwelling units. No subdivision which will result in additional dwelling units is allowed. 6. Crown Drive Area. This area is bounded by MacArthur Boulevard, San Miguel Drive, San Joaquin Hills Road and Crown Drive. The area is designated for Single Family Detached development and is allocated 120 dwelling units. No subdivision which will result in additional dwelling units is allowed. 7. Harbor Pointe. This area is bounded by MacArthur Boulevard, Roger's Gardens and San Miguel Drive. The area is designated for Single Family Detached and is allocated 21 dwelling units. No subdivision which will result in .additional dwelling units is allowed. Land Use Element Page 87 8. Roger's Gardens. This site is located on the southeasterly corner of MacArthur • Boulevard and San Joaquin Hills Road. The site is designated for Retail and Service Commercial land use and is allowed a maximum floor area of 0.25 FAR. 9. Jasmine Creek. This area is located southwesterly of San Joaquin Hills Road and Marguerite Avenue. The area is designated for Single Family Attached development and is allocated 324 dwelling units, which reflects the existing development. The common open space lots in Jasmine Creek are designated for Recreational and Environmental Open Space. 10. San Joaquin Hills Park Area. This area is Iodated easterly of Crown Drive North, south of San Joaquin Hills Road. The park is designated for Recreational and Environmental Open Space, to allow the continuation of the existing use, which includes lawn bowling. Immediately to the south of the park is a utility service yard, which is designated for Governmental, Educational and Institutional Facilities. 11. The Shores Apartments. This site is located northeasterly of Sea Lane between Harbor View Drive and Goldenrod Avenue. The site is designated for Multi - Family Residential land use, and one dwelling unit is allowed for each 2,178 sq.ft. of buildable lot area. Land Use Element Page 88 • 0 ESTIMATED GROWTH FOR STATISTICAL AREA MI Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected I/l/87 Projection Growth 1/1/87 Projection Growth I. Point del Mar 43 43 i -0- -0- -0- -0- 2. Harbor View School -0- -0- -0- 39,250 50,000 10,750 3. Howald Park/Oasis -0- -0- -0- 5,600 6,000 400 4. Jasmine Park 47 47 -0- -0- -0- -0- 5. HV Drive 146 146 -0- -0- -0- -0- 6. Crown Drive 120 120 -0- -0- -0- -0- 7. Harbor Pointe 21 21 -0- -0- -0- -0- 8. Rogers' Gardens -0- -0- -0- 56,766 70,785 14,019 9. Jasmine Creek 324 324 -0- -0- -0- -0- 10. SJH Park -0- -0- -0- -0- -0- -0- 11. The Shores 120 149 29 0- 0- 0- TOTAL 811 850 19 101,616 126,785 15,169 Population 1,626 1,683 57 Land Use Element Page 88 • 0 • Buck Gully Area (Statistical Area M2) 1. OASIS. The Oasis Senior Citizen Center is located on the northeasterly corner of Marguerite Avenue and Fifth Avenue. The site is designated Recreational and Environmental Open Space and is allowed a maximum floor area of 30,000 sq.ft. 2. The Terraces. This project is located easterly of the Oasis Senior Citizen Center. The site is designated for Single Family Attached development and is allocated 100 dwelling units, which reflects the existing land use. 3. Harbor View Hills. This area is located southeasterly of San Joaquin Hills Road and Marguerite Avenue. The area is designated for Single Family Detached land use and is allocated 489 dwelling units. No subdivision which will result in additional dwelling units is permitted. 4. Buck Gully. This site is located between Harbor View Hills and the easterly City boundary. It is designated for Recreational and Environmental Open Space for passive open space uses. Pacific View Area (Statistical Area M3) 1. Baywood. This area is on the northeasterly corner of MacArthur Boulevard and San Joaquin Hills Road. The site is designated for Multi - Family Residential land use and is allocated 388 dwelling units. 2. Harbor View Center. This site is located on the northeasterly corner of San Joaquin Hills Road and San Miguel Road. The site is designated for Retail and Service iCommercial land use and is allowed a maximum floor area of 0.3 FAR. Land Use Element Page 89 ESTIMATED GROWTH FOR STATISTICAL AREA M2 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected I/l/87 Projection Growth 1/1/87 Projection Growth I. OASIS -0- -0- -0- 18,000 30,000 12,000 2. The Terraces 100 100 -0- -0- -0- -0- 3. Harbor View Hills 489 489 -0- -0- -0- -0- 4. Buck Gully -0- -0- -0- -0- -0- -0- TOTAL 589 589 -0- 18,000 30,000 12,000 Population 1,166 1,166 -0- Pacific View Area (Statistical Area M3) 1. Baywood. This area is on the northeasterly corner of MacArthur Boulevard and San Joaquin Hills Road. The site is designated for Multi - Family Residential land use and is allocated 388 dwelling units. 2. Harbor View Center. This site is located on the northeasterly corner of San Joaquin Hills Road and San Miguel Road. The site is designated for Retail and Service iCommercial land use and is allowed a maximum floor area of 0.3 FAR. Land Use Element Page 89 3. Bayport. This site is located easterly of the Harbor View Hills Center. The site is • designated for Multi - Family Residential land use with one dwelling unit allowed for each 2,050 sq.ft. of buildable lot area. 4. Lincoln School. This site is located easterly of the Bayport Apartments. It is designated for Governmental, Educational and Institutional Facilities with a maximum allowed development of 0.15 FAR. 5. Churches. Various sites on both sides of Pacific View Drive are designated for Governmental, Educational and Institutional Facilities to allow continuation of existing church uses. Maximum floor area allowed on these sites is 0.3 FAR. The Lutheran Church of the Master site also includes 101 units of senior citizen housing. 6. Reservoir. The Big Canyon Reservoir site is designated for Governmental, Educational and Institutional Facilities to accommodated this public utility use. 7. Pacific View Memorial Park. This site is located at the easterly terminus of Pacific View Drive and is designated for Governmental, Educational and Institutional Facilities, to allow the continuation of the cemetery, mausoleum and support uses. Cemetery and mausoleum uses do not generate consistent or predictable traffic volumes, but the bulk and visual impact of the structures on the site, should be controlled to protect views and • area aesthetics. The administrative offices and support facilities do generate traffic consistent with other land uses and floor area controls are appropriate. The site is allowed a maximum of 30,00 square feet of administrative offices and support facilities, 121, 680 square feet of community mausoleum and garden crypts and 12,000 square feet of family mausoleums. Mausoleums and other structures housing crypts shall be constructed in accordance with plans approved in conjunction with a use permit and site plan review application [GPA 94 -1 (F)]. 8. Harbor Woods. This project is located on the northeasterly corner of San Miguel Drive and Pacific View Drive. The site is designated for Single Family Attached land use and is allocated 52 dwelling units, which reflects the existing land use. 9. Canyon Crest. This project is located easterly of Harbor Woods and is designated for Single Family Attached land use. The allocation of 42 dwelling units reflects the existing land use. 10. Marguerite Apartments. This site is bounded by Marguerite Avenue, Pacific View Drive, Harbor Day School and San Joaquin Hills Road. The site is designated for Multi- Family Residential land use and one dwelling unit is allowed for each 2,178 sq.ft. of buildable lot area. Land Use Element Page 90 11. Harbor Day School. This site is located easterly of the Marguerite Apartments and is • designated for Governmental, Educational and Institutional Facilities. The maximum allowed development is 0.15 FAR. • 12. Baywood Day Care. This site is located on San Miguel Road adjacent to the Baywood apartments. The site is designated for Governmental, Educational and Institutional Facilities, and is allowed a maximum floor area of 0.4 FAR. Harbor View Homes Area (Statistical Area M4) 1. Harbor View Homes. This area consists of the developed residential area between Freeway Reservation East and San Miguel Drive. The area is designated for Single Family Detached development and is allocated 1,043 dwelling units. No subdivision which will result in additional dwelling units is allowed. 2. Buffalo Hills Park. This City park is designated for Recreational and Environmental Open Space for neighborhood park use. 3. Harbor View School. This site is designated for Governmental, Educational and Institutional Facilities, and is allowed a maximum floor area of 0.25 FAR. • Land Use Element Page 91 ESTIMATED GROWTH FOR STATISTICAL AREA M3 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth l /l/87 Projection Growth 1. Baywood 388 388 -0- -0- -0- -0- 2. Harbor View Center -0- -0- -0- 78,823 79,453 5,630 3. Bayport 104 104 -0- -0- -0- -0- 4. Lincoln School -0- -0- -0- 89,489 123,427 33,938 5. Churches 101 101 -0- 114,656 158,535 43,879 6. Reservoir -0- -0- -0- -0- -0- -0- 7. Pacific View Park -0- -0- -0- 45,404 213,680 168,276 8. Harbor Woods 52 52 -0- -0- -0- -0- 9. Canyon Crest 42 42 -0- -0- -0- -0- 10. Marguerite Apts. 64 89 25 -0- -0- -0- 11. Harbor Day School -0- -0- -0- 29,580 42,732 13,152 12. Baywood Day Care -0- -0- -0- 6,620 8,486 1,866 TOTAL 751 776 25 364,572 626,313 266,741 Population 1,487 4,536 49 Revised 8/95 Harbor View Homes Area (Statistical Area M4) 1. Harbor View Homes. This area consists of the developed residential area between Freeway Reservation East and San Miguel Drive. The area is designated for Single Family Detached development and is allocated 1,043 dwelling units. No subdivision which will result in additional dwelling units is allowed. 2. Buffalo Hills Park. This City park is designated for Recreational and Environmental Open Space for neighborhood park use. 3. Harbor View School. This site is designated for Governmental, Educational and Institutional Facilities, and is allowed a maximum floor area of 0.25 FAR. • Land Use Element Page 91 4. Freeway Reservation East. This site is located on MacArthur Boulevard between the Upper Big Canyon Nature Park and Ford Road. The site is designated for Single Family Attached use and is allocated 76 dwelling units. 5. Upper Big Canyon Nature Park. This site is between Baywood and Harbor View Homes, and is designated Recreational and Environmental Open Space for passive open space use. Harbor Ridge Area (Statistical Area M5) 1. Broadmoor Seaview. This development is located on San Miguel Drive north of the Big Canyon reservoir. The area is designated for Single Family Detached development and is allocated 166 dwelling units. No subdivision which will result in additional dwelling units is allowed. 2. Harbor Hill. This project is located on the southeasterly comer of Spyglass Hill Road and San Miguel Drive. The site is designated for Single Family Detached development and is allocated 40 dwelling units. No subdivision which will result in additional dwelling units is allowed. 3. Seawind. This area is located northeasterly of Spyglass Hill Road and San Miguel Drive. The area is designated for Single Family Detached development and is allocated 119 dwelling units. No subdivision which will result in additional dwelling units is allowed. Land Use Element Page 92 0 ESTIMATED GROWTH FOR STATISTICAL AREA M4 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Harbor View Homes 1,043 1,043 -0- -0- -0- -0- 2. Buffalo Hills Park -0- -0- -0- -0- -0- -0- 3. Harbor View School -0- -0- -0- 40,668 51,400 10,732 4. Fwy Res. East -0- 76 76 -0- -0- -0- 5. Nature Park -0- -0- -0- -0- -0- -0- TOTAL 1,043 1,119 76 40,668 51,400 10,732 Population 2,065 2,216 151 Harbor Ridge Area (Statistical Area M5) 1. Broadmoor Seaview. This development is located on San Miguel Drive north of the Big Canyon reservoir. The area is designated for Single Family Detached development and is allocated 166 dwelling units. No subdivision which will result in additional dwelling units is allowed. 2. Harbor Hill. This project is located on the southeasterly comer of Spyglass Hill Road and San Miguel Drive. The site is designated for Single Family Detached development and is allocated 40 dwelling units. No subdivision which will result in additional dwelling units is allowed. 3. Seawind. This area is located northeasterly of Spyglass Hill Road and San Miguel Drive. The area is designated for Single Family Detached development and is allocated 119 dwelling units. No subdivision which will result in additional dwelling units is allowed. Land Use Element Page 92 0 4. Newport Hills Center. This site is located on the southeasterly corner of Ford Road and • San Miguel Drive. The site is designated for Retail and Service Commercial land use and is allowed a maximum floor area of 0.3 FAR. 5. Harbor Ridge. This area is located between Spyglass Hill Road and the San Joaquin Reservoir. The area is designated for either Single Family Detached or Single Family Attached development. The total development permitted is 262 dwelling units, which reflects the existing development. No subdivision which will result in additional dwelling units is permitted. 6. Spyglass Hill. This area is located northeasterly of San Joaquin Hills Road and Spyglass Hill Road. The area is designated for Single Family Detached development and is allocated 209 dwelling units. No subdivision which will result in additional dwelling units is allowed. 7. Carmel Bay. This area is located between Pacific View Memorial Park and Spyglass Hill Road. The area is designated for Single Family Detached development and is allocated 133 dwelling units. No subdivision which will result in additional dwelling units is allowed. 8. Harbor View Knoll. This project is located on Ford Road at the northeasterly City . boundary. The site is designated for Single Family Attached development and is allocated 64 dwelling units, which reflects the existing development. 9. Spyglass Hill Park and Open Space. This area is on Spyglass Hill Road near Capitan Drive. The designation of Recreational and Environmental Open Space will allow the continuation of the existing passive open space uses. 10. San Joaquin Reservoir. Lands associated with the maintenance of the San Joaquin Reservoir in the City of Newport Beach are located adjacent to Harbor Ridge, and are designated for Governmental, Educational and Institutional Facilities. Two caretakers residences are allowed on the site. Land Use Element Page 93 Bonita Canyon Area (Statistical Area M6) Ll 1. BC Area 1. This 75.1 acre site is bounded by Bison Road to the north, Bonita Canyon Road to the south, BC Area 6 to the east, and MacArthur Boulevard to the west. The site is designated Residential Multi - Family and is allocated 1,100 dwelling units. The • land use designation represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with a mixed use project incorporating all of the residential product types within the established dwelling unit limit. 2. BC Area 2. This 1.7 acre site is bounded by BC Area 6 to the north and east, Ford Road to south, and Harbor View Hills Planned Community to the west. The site is designated Residential Single Family Detached and is allocated 6 dwelling units. The land use designation represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with a mixed use project incorporating all of the residential product types within the established dwelling unit limit. 3. BC Area 3. This 86.3 acre site is bounded by BC Area 6 to the north, Bonita Canyon Road to the south, BC Area 6 and BC Area 7 to the east, and BC Area 6 to the west. The site is designated Residential Single Family Detached and is allocated 290 dwelling units. The land use designation represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with a mixed use project incorporating all of the residential product types within the established dwelling unit limit. 0 Land Use Element Page 94 ESTIMATED GROWTH FOR STATISTICAL AREA M5 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. Broadmoor Seaview 166 166 -0- -0- -0- -0- 2. Harbor Hill 40 40 -0- -0- -0- -0- 3. Seawind 119 119 -0- -0- -0- -0- 4. Newport Hills Center -0- -0- -0- 83,965 106,217 22,252 5. Harbor Ridge 262 262 -0- -0- -0- -0- 6. Spyglass Hill 209 209 -0- -0- -0- -0- 7. Carmel Bay 133 133 -0- -0- -0- -0- 8. Harbor View Knoll 64 64 -0- -0- -0- -0- 9. Park and OS -0- -0- -0- -0- -0- -0- 10. S. J. Reservoir 2 2 -0- -0- -0- -0- TOTAL 995 995 -0- 83,965 106,217 22,252 Population 1,970 1,970 -0- . Bonita Canyon Area (Statistical Area M6) Ll 1. BC Area 1. This 75.1 acre site is bounded by Bison Road to the north, Bonita Canyon Road to the south, BC Area 6 to the east, and MacArthur Boulevard to the west. The site is designated Residential Multi - Family and is allocated 1,100 dwelling units. The • land use designation represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with a mixed use project incorporating all of the residential product types within the established dwelling unit limit. 2. BC Area 2. This 1.7 acre site is bounded by BC Area 6 to the north and east, Ford Road to south, and Harbor View Hills Planned Community to the west. The site is designated Residential Single Family Detached and is allocated 6 dwelling units. The land use designation represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with a mixed use project incorporating all of the residential product types within the established dwelling unit limit. 3. BC Area 3. This 86.3 acre site is bounded by BC Area 6 to the north, Bonita Canyon Road to the south, BC Area 6 and BC Area 7 to the east, and BC Area 6 to the west. The site is designated Residential Single Family Detached and is allocated 290 dwelling units. The land use designation represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with a mixed use project incorporating all of the residential product types within the established dwelling unit limit. 0 Land Use Element Page 94 • 4. BC Area 4. This 26.8 acre site is bounded by Bonita Canyon Road to the north, Ford Road to south, the city limits to the east, and Harbor View Hills Road to the west. The site is designated Residential Single Family Attached and is allocated 125 dwelling units. The land use designation represents an anticipated development type, and is not intended to limit development to only that type. This area may be developed with a mixed use project incorporating all of the residential product types within the established dwelling unit limit. 5. BC Area 5. This 18.9 acre site is bounded by the San Joaquin Hills Transportation Corridor to the north and east, Bison Road to the south, and MacArthur Boulevard to the west. The site is designated Retail Service Commercial and is allocated 55,000 square feet of gross floor area. 6. BC Area 6. This 115.7 acre site is bounded by Bison Road and the San Joaquin Hills Transportation Corridor to the north, Ford Road and BC Area 3 to the south, the San Joaquin Hills Transportation Corridor and BC Area 7 to the east, and BC Area 1 to the west. The site is designated Recreational and Environmental Open Space and is to provide areas active and passive open space, habitat preservation, and fuel modification. 7. BC Area 7. This 18.3 acre site is bounded by BC Area 6 to the north, Bonita Canyon Road to the south, BC Area 6 to the east and west. The site is designated . Governmental, Educational & Institutional Facilities and is to provide areas for public and semi - public land uses. Land Use Element Page 95 ESTIMATED GROWTH FOR STATISTICAL AREA M6 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth 1. BC Area 1 -0- 1,100 1,100 -0- -0- -0- 2. BC Area 2 -0- 6 6 -0- -0- -0- 3. BC Area 3 -0- 290 290 -0- -0- -0- 4. BC Area 4 -0- 125 125 -0- -0- -0- 5. BC Area 5 -0- -0- -0- -0- 55,000 -0- 6. BC Area 6 -0- -0- -0- -0- -0- -0- 7. BC Area 7 -0- -0- -0- -0- Unspecified Unspecified TOTAL -0- 1,521 1,521 -0- 55,000 55,000 Population -0- 3,042 3,042 Land Use Element Page 95 Downcoast Newport Beach Area (Statistical Division j) This area includes the large unincorporated area east of the City. The area is designated for a mixture of residential and visitor and neighborhood commercial land uses, which are described in detail in the "Downcoast Newport Beach - Land Use Plan". This document, which has been adopted by the City and parallels the Local Coastal Program approval of the County of Orange, is hereby incorporated by reference and is bound separately as Appendix B of the Land Use Element. ESTIMATED GROWTH FOR STATISTICAL DIVISION N Miscellaneous Residential Projections As previously described in this Land Use Element, State law supersedes local land use regulation in the ability to construct "second dwelling units" and "granny" units, as well as mandating density bonuses above stated density or dwelling unit limits for the provision of affordable housing. Based on requests for development in these categories in recent years, the following residential growth can be anticipated within the time -frame of this plan. ESTIMATED ADDITIONAL RESIDENTIAL GROWTH Residential (in do's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth NB Downcoast -0- 2,600 2,600 -0- 2,975,000 2,975,000 TOTAL -0- 2, 600 2, 600 -0- Z975,000 Z975,000 Population -0- 5,148 5,148 Miscellaneous Residential Projections As previously described in this Land Use Element, State law supersedes local land use regulation in the ability to construct "second dwelling units" and "granny" units, as well as mandating density bonuses above stated density or dwelling unit limits for the provision of affordable housing. Based on requests for development in these categories in recent years, the following residential growth can be anticipated within the time -frame of this plan. ESTIMATED ADDITIONAL RESIDENTIAL GROWTH Residential (in do's) Existing Gen. Plan Projected 1/1/87 Projection Growth Additional Residential 0- 200 200 TOTAL -0- 200 200 Population -0- 396 396 Land Use Element Page 96 n U • Citywide Growth Projections The programs and policies for the Land Use Element will result in additional development with associated population increases within the City, as well as in the unincorporated areas within the City's planning area. This growth is summarized below. A B C D E F G H J X Iv1ISC. RES. TOTAL Land Use Element ESTIMA Residential (in dds) Existing Gen. Plan Projected 1/1/87 Projection Growth 2,597 5,618 3,021 4,327 5,368 1,041 901 1,168 267 2,891 3,526 635 2,228 2,801 573 4,454 5,224 770 1,008 1,025 17 2,147 2,365 218 4,552 4,61260 1,552,893 3,647 3,965 318 2,162 3,534 1,372 4,199 5,850 1,651 0 2,600 2,600 0 200 200 35,113 47,856 12,743 442 5,376 4,934 Commercial (in sq. ft.) Existing Gen. Plan Projected 1/1/87 Projection Growth 2,118,930 4,211,410 2,092,480 1,341,470 1,850,079 508,609 0 0 0 295,422 369,609 74,187 118,828 147,736 28,908 700,332 983,047 282,715 150,258 262,583 112,325 1,981,500 2,994,560 1,012,260 1,623,946 3,176,839 1,552,893 853,204 1,740,168 886,964 13,274,987 15,497,855 2,080,368 608,821 995,715 391,894 0 2,975,000 2,975,000 0 0 0 23,067,698 35,204,601 11,998,603 1 351,816 4,267,831 3,916,015 35,555 53,232 17,677 23,419,514 39,472,432 15,914,618 Revised Page 97 CITY 69,524 94,755 25,231 SPHERE -OF- INFLUENC 875 10,644 9,769 PLANNING TOTAL 70,399 105,399 35,000 Revised Land Use Element Page 98 • Existing General Plan Projected 1/1/87 Projection Growth DIVISION A 5,142 11,124 5,982 DIVISION B 8,567 10,629 2,061 DIVISION C 1,784 2,313 529 DIVISION D 5,724 6,981 1,257 DIVISION E 4,411 5,546 1,135 DIVISION F 8,819 10,344 1,525 DIVISION G 1,996 2,030 34 DIVISION H 4,251 4,683 432 DIVISION J 9,013 9,132 119 DIVISION K 7,221 7,851 630 DIVISION L 4,281 6,997 2,717 DIVISION M 8,314 11,583 3,269 DIVISION N 0 5,148 5,148 MISC. RES. 0 396 396 CITY 69,524 94,755 25,231 SPHERE -OF- INFLUENC 875 10,644 9,769 PLANNING TOTAL 70,399 105,399 35,000 Revised Land Use Element Page 98 • Page 99 Ti ii M, voi -,P, I- -i� Map 140. Ei sligm Z� L 7e 7 Al; ...... ..A eie LU - I j Lu 'LLJ CO j mill Page 101 U • Map No. 4 BIG CANYON Planned Community Text Map Page 102 Map No. 5 AERONUTRONIC FORD Planned Community Text Map 0 w Page 103 • 0 • Map No. 6 NORTH FORD Planned Community Text Map San Diego Creek Channel 1 Upper M0. z Newport Bay ^ L � V 0 ° �a A 4 1 t o C :Ot k b 44' E 5 40 ! L m 1 �O a k k D o Avenu ` N Page $104 Advance Planning December 1992 Map No. 7 KOLL CENTER NEWPORT 0 Planned Community Text Map Page 105 Map No. 8 • Newport Center 0 • Statistical Area Map eQE', ag0 9Ry9g i9"s.'1!': %R:to o 'hJ'f4'i4" • L' 8 >L e. s ixPr E y >A3'd. y CY 9Y d'b d ?'!J i d °d` 9d � cA3yR �gG4 3 94¢¢9�f � g9 Egf; c .` e- RVy9g,Lx ;'::�:<; °.L` >:. •;4,>;; 04�•: �Y. ., ..:�8!e gig >,eiER4' -,•:L. v.C.a,.'E6v:.fL4: !44:4" :! 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W y 00 C r u N h • g ti y a ....s� Map No. 11 !1 A 00 Pa CA "'W fict 0 00 a •• 4�- J • fzk O Page 110 N I a cd N ..__. �^� ^ Cd its snxu k-W) ds /yd 'o , U 'TJ ^ N ,� 4J U CC3 �4 00 ` N Map No. 11 !1 A 00 Pa CA "'W fict 0 00 a •• 4�- J • fzk O Page 110 Map No. 12 �tt JO �d `l 90i,JL9�/j � i1 N /1J� 3q V � 4 1 • � �� 3 �FS25, o Q � NS � ox � �� W O § •• ` � , �,�•�.��� to ` % ma aa. Z v m 4) O� CL Page 111 i 3y✓�s A�N9lN_ I r o d� '. 2 v' 10( Map No. 13 cis FL cu Q iU C •- � N cd fO Page _112 .. �J L L Q c dd Z 0 M 0 Map No. 14 Page 113 • APPENDIX A General Plan Amendments Incorporated into LUE Since October 24.1988 Revision 06 -12 -89 GPA 89 -1(F) Rockwell International Res. No. 89 -41 Consolidate Koll Center Newport Industrial Sites 1 and 2 into Site 1 and increase the allowable development by 39,000 sq. ft. to 442,775 sq. ft. 08 -14 -89 GPA 89 -1(E) Agate Ave. Mini Storage Res. No. 89 -95 Allow for automobile and general storage in areas designated for Retail and Service Commercial and to specify these allowed uses in the specific area description for Agate Avenue, Balboa Island (119 -123'h Agate Avenue) 09 -11 -89 GPA 89 -1(C) Kirkwood Motel Res. No. 89 -103 Redesignate 4030 E. Coast Highway from Retail & Service Commercial to Multi - Family Residential with a density of one DU for each 1,900 sq. ft. of buildable lot area. 11 -13 -89 GPA 89 -2(K) Balboa Yacht Club Res. 89 -121 Allow for the construction of a 3,740 sq. ft. addition to the • Balboa Yacht Club in the Bayside Drive Open Space Area. 11 -27 -89 GPA 88 -2 (B) Toyota Motor Sales Res. No. 89 -126 Allow 40,672± sq. ft. of additional development for research and development and manufacturing purposes in conjunction with the existing Toyota design facility located at 2800 -2810 Jamboree Road. 01 -22 -90 GPA 89 -3(D) Broad Street Residential Res. No. 90 -5 Reclassify property located at 3245 -3251 Broad Street from Retail and Service Commercial to Two Family Residential uses. 02 -12 -90 GPA 89 -2 (F) Zonta Club Site Res. No. 90 -8 Change land use designation of property located at 2001 and 2101 15th Street from Governmental, Educational and Institutional Facilities to Single Family Attached with a density of one unit for each 2,178 sq. ft. of land area. 03 -12 -90 GPA 89 -3 (E) Our Lady Queen of Angels Res. No. 90 -22 Res. 90 -22 Increase the allowable floor area ratio for Our Lady Queen of Angels Church from 0.15 to 0.17. • Land Use Element Page 114 04 -23 -90 GPA 89 -2 (D) 1900 W. Balboa Blvd. • Res. No. 90 -36 Redesignate property at 1900 West Balboa Blvd. from Retail and Service Commercialto Multi - Family Residential uses. 03 -11 -91 GPA90 -1(A) Domingo Drive & Amigos Way Res. No. 91 -19 Establish a dwelling unit limit consistent with existing development for the residential areas on Domingo Drive and Amigos Way. 03 -11 -91 GPA90 -1(G) Pacific Bell Site Res. No. 91 -20 Provide for Administrative, Professional, and Financial Commercial uses as an alternate use on the Pactel site located at 1177CamelbackStreet. 05 -13 -91 GPA 91- I (D) West Newport Heights Res. No. 91 -40 Make technical corrections to the permitted dwelling unit number so as to provide for three lots inaccurately projected as commercial land uses, and to allow for three units on the subject property which is currently developed with six dwelling units: 3120 and 3126 Broad Street and 460 WestminsterAvenue. 06 -10 -91 GPA 89 -2(A) Santa Ana Heights Land Use Res. No. 91 -58 Redesignate properties northwest of the adopted alignment for Birch Street/Mesa Drive in Santa Ana Heights from Single • Family Detached to Administrative, Professional and Financial Commercial, and to establish floor area limits consistent with the Business Park Uses in the Santa Ana Heights Specific Plan. 09 -09 -91 GPA 90 -2(E) General Plan & Zoning Consistency Res. No. 91 -92 Redesignate properties on the northerly and easterly side of Lido Park Drive from a mixture of Single - Family Attached and Recreational and Marine Commercial, to Single - Family Attached; and revising the dwelling unit allocation. 09 -23 -91 GPA 91 -3(A) 3008, 3010, 3012 W. Balboa Blvd. Res. No. 91 -93 Redesignate the properties from Retail and Service Commercial to Two - Family Residential. 01 -13 -92 GPA 91 -I(C) Library Exchange Agreement Res. No. 92 -2 Increase the allowable development on the new library site in the Newport Village Planned Community from 50,000 sq. ft. to 65,000 sq. ft, 01 -13 -92 GPA91 -3(C) Texaco Station /1600 Jamboree Rd. Res. No. 92 -7 Increase the floor area limit from 2,000 sq. ft. to 2,300 sq. ft. for the existing;automobileservice station. Lana( Use Element Page 115 • 05 -26 -92 GPA 92 -1(A) 498 Park Ave. /203 Agate Res. No. 92 -49 Reclassify properties from Retail and Service Commercial to Two - Family Residential use. 06 -08 -92 GPA 90 -3(A) Sheraton Hotel Site Res. No. 92 -57 Redesignate a portion of the parking lot from an additional 119 hotel rooms to Retail and Service Commercial; and allocate a maximum of 31,362 sq. ft. for General Commercial Site 5 at 4545 MacArthurBlvd. 09 -14 -92 GPA 92 -2(C) Bayview Landing Affordable Senior Housing (CIOSA) Res. No. 92 -96 Provided for affordable senior citizen housing facilities on lower level of the site as an optional land use (instead of restaurant or athletic club). [See also Res. No. 93 -19 (4 -26- 93] 09 -28 -92 GPA 92 -2(B) 2209 Bayside Dr. Res. No. 92 -103 Allows the subdivision of an existing R -1 lot into two single family building sites consistent with the minimum subdivision standards. 10 -26 -92 GPA 92 -2(A) Castaways Marina Res. No. 92 -119 Redefine the permitted commercial entitlement of the Castaways Marina property from 40,000 sq. ft. of Recreational and Marine Commercial to a 71 slip marina and parking facility with 2,000 sq. ft. of related marina support development. 11 -09 -92 GPA 89 -2(H) 124 and 323 Marine Avenue Res. No. 92 -125 Redesignate the property at 124 Marine Avenue from 'Retail and Service Commercial" (RSC) to "Governmental, Educational, and Institutional Facilities" (GEIF) and the property located at 323 Marine Avenue from GEIF to RSC. 04 -26 -93 GPA 92 -2(C) BayviewLanding Res. No. 93 -19 Revise the area description for Bayview Landing to incorporate additional language required by the California Coastal Commission in the certification of LCP Amendment 3 -92. 06 -14 -93 GPA 92 -3(E) Upper Newport Bay Regional Park Res. No. 93-43 Increase the allowable size of the proposed Interpretive Center on the Westbay parcel of the Upper Newport Bay Regional Park site from 8,000 sq. ft. to 10,000 sq. ft. and add provisions regarding park access. • Land Use Element Page 116 09 -13 -93 GPA 93-2(E) Pascal's Restaurant • Res. No. 93 -68 Increase development allocation in Newport Place, B lock I by 1,080 sq. ft. so as to allow for outdoor dining. 10 -25 -93 GPA 93 -2(D) Block 600, Newport Center Drive Res. No. 93 -73 Amendment allowing an additional 3,805 sq. ft. (to a total of 1,284,134 sq. ft.) to property located at 600 Newport Center Drive. An 18,250 sq. ft. health club will be at the site. II -22 -93 GPA93 -1(A) Seaward Road Res. No. 93 -90 Classified the property known as the "Seaward Annexation" for Single- Family Detached Residential uses. (change to Land Use Map, no change to text). 01 -10 -94 GPA 93-3(B) PacTel Site (1177 Camelback) Res. No. 94 -2 Redesignated the PacTel Site from a mixture of Retail and Service Commercial and Administrative, Professional and Financial Commercial to General Industry and increased the allowable development entitlement from 20,000 sq. ft. to 110,600 sq. ft. so as to allow development of a mini - storage facility in the North Ford Planned Community District. 08 -08 -94 GPA 94 -1(B) Edwards' Big Newport Cinemas Res. No. 94 -76 Amendment allowing the addition of three theaters with a total of 897 seats on property located at 300 Newport Center • Drive. 08 -22 -94 GPA 94 -1(A) Granville Apartments Res. No. 94 -78 Redesignating' property at the westerly corner of Newport Center Drive and Granville Drive from "Multi- Family Residential" to "Administrative Professional and Financial Commercial" uses and to allow 5,000 square feet of office development. 09 -12 -94 GPA 94- l (D) Central Balboa Specific Area Plan Res. No. 94 -84 Amendment so as to reflect land use changes proposed as part of the Central Balboa Specific Area Plan. II -14 -94 GPA 94 -2(B) Fashion Island Expansion Res. No.94- 100 An amendment so as to increase the development limit in Fashion Island iby 266,000 sq. ft. O1 -09 -95 GPA 94 -2(A) Bolsa Park Res. No. 95 -4 Designated the public street segment of Bolsa Avenue between Old Newport Boulevard and Broad Street for park purposes. Land Use Element Page 117 • 01 -23 -95 GPA 94 -3(A) CalTrans West Res. No. 95 -9 Changed the land use designation of Single Family Attached with an allocation of 152 dwelling units to add an alternate designationofRecreationaland Environmental Open Space. 05 -08 -95 GPA 88 -2(E) St. James Episcopal Church Res. No. 95 -50 Redesignated the property from "Retail Service Commercial" use to "Governmental, Educational, and Institutional Facilities" use. 06 -12 -95 GPA 94 -1(F) Pacific View Memorial Park Res. No. 95 -73 Established a new development allocation of a maximum of 30,000 square feet of administrative offices and support facilities, 126,700 square feet of community mausoleum and garden crypts, and 12,000 square feet of family mausoleums (or equivalent building bulk restrictions). 07 -10 -95 GPA 93 -2(A) Ford Motor Land Development Corporation Res. No. 95 -88 Redesignated the former Ford Aeronutronic/L,oral property from industrial to residential use with a maximum of 500 single - family attached or detached dwelling units at an average density of 5.1 units per acre. 09 -11 -95 GPA95 -1(D) San Diego Creek North (Fletcher Jones Motorcars) Res. No.95 -103 Redesignated site for Retail and Service Commercial use and allocated a floor area ratio of 0.5/0.75. 11 -27 -95 GPA 95 -2 (C) Corona del Mar Plaza Res. No. 95 -129 redesignate Area 5 of the Newport Village Planned Community District from Governmental, Educational, and Institutional Facilities to Retail and Service Commercial and increase the commercial development entitlement from 100,000 square feet to 105,000 square feet. 12 -11 -95 GPA 95-1 (C) Community Commercial District Policy Res. No. 95 -140 Adds policy to provide guidelines and focus to the City's efforts to revitalize commercial areas. 01 -08 -96 GPA 95 -a(A) CalTrans Properties Res. No. 96 -04 Redesignate the CalTrans Residual parcel located on the northeast corner of the intersection of Coast Highway and Superior Avenue from Governmental, Educational, and Institutional Facilities to Recreational and Environmental Open Space. Revise text to add an area description for the CalTrans Residual Parcel. Increase the residential development allocation for the CalTrans West property by 8 dwelling units to a total of 160 dwelling units. 0 Land Use Element Page 118 02 -12 -96 GPA 95 -1(B) Calculated Density and Intensity Policy • Res. No. 96 -16 Amends residential and commercial land use policy to allow permitted residential density and commercial intensity to be based on parcel size prior to right -of -way dedications or acquisitions. 02 -26 -96 GPA 95 -3 (E) Morgan Development Res. No. 96 -21 Redesignate property located at 507 -521 Orange Avenue from Two Family Residential to Multi- Family Residential and revises the residential development allocation for Statistical Area H -1 (2) to allow additional dwelling units 07 -22 -96 GPA 96 -1 (C) Cantanzarite /Summerhouse Res. No. 96 -56 Alters the boundary between the Retail and Service Commercial and Single Family Residential Detached land use designations for properties located at 3901 East Coast Highway and 352 Hazel Drive. 08 -26 -96 GPA 96 -1 (B) Temple Bat Yahm Res. No. 96 -68 Revise the development allocation for property located at 3011 Camelback Street to allow an additional 40,000 square feet of development. 01 -27 -97 GPA 95-1 (E) Ebell Club Res. No. 97 -05 Redesignate property located at 515 -521 West Balboa Boulevard from Governmental, Educational, and Institutional • Facilities to Single Family Detached Residential and revises Central Balboa Area text. 02 -10 -97 GPA 96 -1 (D) Zoning Code Update Res. No. 97-11 Revise Development Policy B to set floor area ratio limits by statistical area and to revise implementation policies on variable floor area ratio limits to be consistent with new Zoning Code property development regulations. 03 -24 -97 GPA 92 -1 (C) Old Newport Boulevard Specific Plan Res. No. 97 -24 Revise dwelling unit and floor area allocations to reflect provisions of the specific plan. 03 -24 -97 GPA 96 -3 (E) Dahn Corporation Res. No. 97 -26 Redesignate property located at 1 133 Camelback Street from Governmental, Educational, and Institutional Facilities to Governmental,; Educational, and Institutional Facilities/Generallndustrial and revise the text for North Ford Area 2. Land Use Element Page 119 0 06 -23 -97 GPA 95 -2 (E) Newport Harbor Lutheran Church /Castaways Res. No. 97 -55 Revise development allocation of property located at 798 Dover Drive. Redesignate traded land from Residential Single Family Detached to Governmental, Educational and Institutional Facilities. 11 -10 -97 GPA 97 -2 Bonita Canyon Res. No. 97 -76 Add land use designations for property bounded by the San Joaquin Hills Transportation Corridor, Bonita Canyon Road, and MacArthur Boulevard, add a narrative for a new statistical area (Statistical Area M6) for the Bonita Canyon area, revises citywide projections for dwelling units and population. 04/13/98 GPA 97 -3 (A) Via Lido Res. No. 98 -26 Redesignate property in the 3300 block of Via Lido from Retail and Service Commercial to Multi - Family Residential and to establish residential development allocations. LOCATION: 3312 to 3336 Via Lido 05/11/98 GPA 98 -1 (A) 1800 Block West Balboa Boulevard (Bay Shores Inn) Res. No. 98 -30 Redesignate property at 1800 to 1804 West Balboa Boulevard from Two Family Residential to Retail and Service Commercial. 04/13/98 GPA 98 -1(D) Shelton Residence Res. No. 1462 Designate approximately 0.2 acres of the property to Residential Single Family Detaches. (change to map only, no text change) LOCATION: 4700 Surrey Drive 06/22/1998 GPA 97 -3 (D) Block600 Res. No. 98 -48 Allow the expansion of an existing hotel development. LOCATION: Financial Plaza bounded by Newport Center Drive, Santa Cruz Drive, San Joaquin Hills Road and Santa Rosa Drive. 08/24/1998 GPA 98 -2 (B) Amend Policy G Res. No. 98 -61 Restrict certain types of land use conversions or forms of ownership which, by their nature, reduce available housing, are incompatible with residential uses, or present police, health, or safety problems. Users \Plan \gvarin \lue\Appendix. doc Land Use Element Page 120 lrllhit' Pff \ •7 u III ■� ra,`���� I v. , I I �mo rr 1 10 Mg , lod r�i� x J.f, tz J7 �M ACH G E N E R A L P O L I C Y R E P O R T (AS ADOPTED MARCH 13, 1972) 0 )qb • INTRODUCTION Following a series of public hearings before the Planning Commission and City Council, the General Policy Report was adopted by the Planning Commission on January 20, 1972 and by the City Council on March 13, 1972. Throughout the hearings, the Planning Commission, City Council and citizens of the community each attempted to define the basic planning goals for the future of the City. The policy statements now contained in the Report represent a consensus of these goals and a vision of the citizens and public officials of Newport Beach as to what the future City can and should be. The preparation and adoption of the General Policy Report is the initial step in developing a long -range planning program for the City of Newport Beach. The general policy statements contained in the Report are to serve as guidelines to the citizens, public officials and city staff in developing more detailed General Plan policies and proposals. The Policy Report has outlined various objectives for each of the elements of the General Plan including Land use, Circulation and Transportation, Housing, Community Facilities and Services, Natural Resources, Shorelines, Community Design and Preservation and Redevelopment. The policy statements in the General Policy Report have been adopted as the first completed element of the General Plan. Once the General Plan is completed and each of the elements officially *adopted, a wide variety of public and private programs will follow in order to translate its objectives and proposals into three- dimensional reality. The implementation of a General Plan includes `�� the development and adoption of specific plans, the updating and • amendment of existing zoning ordinances, and the development of long -range public service and capital improvement programs. The Plan is intended as a guideline for subsequent programs of detailed planning and implementation. In addition to these programs, a process must be established by which to periodically re- examine and amend the Plan. Public policies and physical conditions will change over time, and an almost continu- ous stream of new information and new proposals will require modifi- cations. The Policies contained within this report will provide the broader or more general guidelines which assist in updating the General Plan. • • f q a • RESOLUTION NO. 745 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH ADOPTING THE GENERAL POLICY REPORT OF THE NEWPORT BEACH GENERAL PLAN WHEREAS, the initial phase of the City's General Plan Program has involved the preparation of a General Policy Report; and WHEREAS, said General Policy Report sets forth general objectives and supporting policies for the future planning and development of the City and will serve as a guide for the develop - ment and implementation of the City's General Plan; and WHEREAS, pursuant to Section 707 of the Newport Beach City Charter, the Planning Commission has held public hearings to consider the adoption of the General Policy Report as a part of the City's General Plan; - NOW, THEREFORE, BE IT RESOLVED that the Planning Commis- sion does hereby adopt as a part of the General Plan, and does recommend to the City Council, the General Policy Report described above, a copy of which is on file in the Newport Beach Community Development Department. REGULARLY PASSED AND ADOPTED by the Planning Commission of the City of Newport Beach, State of California, on the 20th day of January , 1972. airman • ATTEST: Secretary I�7J RESOLUTION NO. 7634 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH ADOPTING THE GENERAL POLICY REPORT OF THE NEWPORT REACH GENERAL PLAN WHEREAS, the initial phase of the City's General Plan = rogram has involved the preparation of a General Policy Report; and WHEREAS, said General Policy Report sets forth general .objectives and supporting policies for the future planning and development of the City and will serve as a guide for the develop- ment and implementation of the City's General Plan; and WHEREAS, the Planning Commission has held a public hearing to consider the adoption of the General Policy Report as a part of the City's General Plan; and . WHEREAS, the City Council has conducted a public hearing to consider the adoption of the General Policy Report in accordance with all provisions of law; NOW, THEREFORE, BE IT RESOLVED that the City Council does hereby adopt, as a part of the General Plan, the General Policy Report, a copy of which is on file in the office of the City Clerk. ADOPTED this 13th day of March 1972. Mayor ATTEST: City C I er ` ,qq 0 IN PLANNING FOR THE FUTURE OF THE COMMUNITY, it shall be the basic underlying goal of the City of Newport Beach to protect and enhance the City's special charm and character; its unique natural and man -made physical environment; its attractive visual environment, and the wide range of social, economic, cultural, educational and recreational opportunities which have contributed to the high quality of life enjoyed by its citizens. Ll H5 C O N T E N T S Item Page Future Growth 1 Land Use 4 Circulation and Transportation 7 Housing 12 Community Facilities and Services 14 Natural Resources 18 Shorelines 22 Community Design 24 Preservation and Redevelopment 27 E 11 I Ulf L FUTURE GROWTH GENERAL OBJECTIVE 1 *_ is the objective of the City of Newport Beach to assure, through the assertion of positive controls over urban growth, the preserva- tion and enhancement of all those present assets which provide for the high quality of life enjoyed by its citizens, and to assure that all support systems such as transportation, parking, recreation facilities, schools, fire and police protection, and utilities can be r.aintained at optimum levels of economic and functional efficiency. SUPPORTING POLICIES • a) The City shall set specific limits on population and dwelling unit densities and the intensity and extent of commercial and industrial development for the general planning area as a whole, and for each individual plan- ning area throughout the community. b) The timing and pace of future development or redevelop- ment shall be limited and controlled to encourage phased and orderly development and to prohibit any premature development which would adversely affect the quality or efficiency of existing or planned public support systems. 0 ICI - 2 - • c) The City shall encourage the growth of income - producing developments to sustain a high revenue base for the provision of public support services only within those areas where the character, amount and location of such developments are compatible with surrounding land uses and the existing character of the community. d) The optimum geographic_ limits of the City shall be established to ensure the retention of the City's unique character and identity. e) In each potential annexation, the area's relationship and importance to the City and all costs and benefits (both economic and environmental) shall be thoroughly identi- fied and weighed for annexation or non - annexation. f) In cooperation with other local or regional agencies and districts, the City shall encourage the annexation of various isolated areas within the County which naturally fall within the planning and service responsibilities of the City. g) Contiguous, unincorporated lands including the downcoast area, shall be included as part of the General Plan area, and criteria shall be prepared for their development. The question of whether these areas will be annexed will be considered after the necessary economic and physical researcf• has been completed and determination can be made as to the advantages and disadvantages of annexation. )-4� - 3 - • Yi) Because the school system and its services play such a vital part in the lives of the citizens of Newport Beach, the City shall endeavor to have municipal boundaries coterminous to the school district boundaries. i) City growth, both in terms of population and geographic limits, shall be coordinated with other appropriate local and regional agencies and with the local school district to best serve the needs of the residents of Newport Beach. L l�� - 4 - E LAND USE GENERAL OBJECTIVE It is the objective of the City of Newport Beach to provide for an orderly balance of both public and private land uses within conven- ient and compatible locations throughout the community, and to ensure that all such uses - their type, amount, design and arrangement - each serve to protect and enhance the character and image of the community as a low - density residential - recreational area. SUPPORTING POLICIES a) The City shall preserve and maintain the predominant • where compatible with adjacent one and two family residential character and density of the community within existing and future neighborhoods throughout the City. b) Higher density residential development shall be limited to those areas where compatible with adjacent land uses and where adequate and convenient commercial services and public support systems such as streets, parking, parks, schools and utilities are, or will be, adequate to serve them. 156 c) The village -like neighborhood atmosphere and identity of existing residential areas shall be preserved and encouraged. d) The City shall provide for a sufficient diversity of land resources to uses so that schools, recreation areas, churches and neighborhood shopping centers are available in close proximity to each resident of the community. e) The type and amount of commercial areas shall be limited to those which can feasibly be supported by their appro- priate trade area and to those which are consistent and compatible with the prime concept and image of the community as a quality, low- density residential area. f) Commercial recreation or destination tourist facilities, in particular, shall be carefully controlled so as to pro- tect the quality residential character of the community and the opportunity of local residents to enjoy (in a safe, attractive and convenient manner) the continued use of the harbor, shoreline and local transportation and parking facilities. g) In view of the City's attraction as a regional and state- wide recreation area; the growing regional and statewide demand for water - oriented recreational facilities, and encourage the opening and development of adjoining ocean �5( the limited capacity of the City's harbor and oceanfront resources to fully satisfy such demands, the City shall encourage the opening and development of adjoining ocean �5( - b - • and waterfront areas outside Newport Bay in a manner which may best serve to distribute the increasing public need for water - oriented recreational facilities. h) Consistent with all other policies to protect and enhance the quality residential character of the community, the City shall encourage both public and private water - oriented recreational and entertainment facilities as a means of providing public access to the waterfront. i) Provisions shall be made for the preservation of suitable and adequate sites for commercial and' industrial marine - related facilities so as to protect the City's historical and maritime atmosphere, and the charm and character such industries have traditionally provided the City. j) General industrial development within the community shall be limited to those areas and uses which are appropriate to and compatible with a quality residential community. k) The City shall develop and maintain suitable and adequate standards for landscaping, sign control, site and building design, parking and the undergrounding of utilities to ensure that all existing and future commercial and industrial developments are compatible with surrounding land uses. 15,� 0 - 7 - CIRCULATION AND TRANSPORTATION GENERAL OBJECTIVE it is the objective of the City of Newport Beach to ensure the orderly development of those facilities which promote the safe, attractive, convenient, and economical movement of people and goods within the Newport Beach area; to ensure the development of all such facilities in a manner which will minimize any detri- mental effects upon the environmental quality of the City; and to assist in the development of a total circulation system to serve the present and future needs of the Orange County region. • SUPPORTING POLICIES a) The local transportation system shall serve as an integral part of the broader regional transportation network, including a balance between various alternate modes of transportation such as highways, mass transit, air and water facilities, that will coordinate local and regional transportation needs and the needs of various age and socio- economic groups. b) The City shall continue the active investigation of all planned local and regional transportation systems to determine the impact of each on the community, and to ensure that all such facilities serve to protect and maintain the sociological, ecological, economic and aesthetic environment of the Newport Beach area. 153 - 8 - • C) Freeways, in ,)articular, shah not bisect or isolate individual communities, neighborhoods, business areas, parks or other homogeneous areas within the City, and shall be designed in such a manner as to protect and enhance any adjacent land uses. 1. Consistent with the objective and policies to preserve the environmental quality of the community, the City shall continue to oppose the development of the Route 1 (Pacific Coast) Freeway within the coastal corridor of Newport Beach. • 2. The City shall promote the future routing of the Corona del Mar Freeway to an alignment which would be northerly from its present planned route through Corona del Mar. As one alterna- tive, the City should consider a possible align- ment of the freeway to a location near or adjacent to Bonita Canyon - Coyote Canyon Road. d) Recognizing the vital relationship which exists between the street and highway network and the use of land, the City shall limit and control the distribution, character and intensity of all land uses which would generate increased levels of traffic beyond the capacity of the existing or planned street system. 151 i - 9 - e) Every attempt should be made to subordinate the automobile in older high - density areas. Alternate means of transportation should be fully explored. f) In view of increasing demands and the economic pressures to expand air transportation services in the Orange County region, the City shall actively encourage and par- ticipate in the planning and development of a regional airport facility at a location which will be least detrimental to surrounding residents and adjacent land uses. The new facilities should be developed for occupancy by 1977 - the date on which specific air facility leases • may be considered for termination or renewal. g) The present location of the Orange County Airport is unacceptable as a site for a regional airport facility and should therefore be restricted to its ultimate function as a local airport, confined to the use of non -jet commercial carriers capable of short take -offs and landings and small privately operated non -jet business and pleasure type air- craft. L� lj5 - 1(11 - i h) The City shall also promote and assist in the development of adequate regulations and controls to reduce the present levels of noise, pollution and other hazards associated with the operations of the Orange County Airport and ensure that such regulations and controls are developed and maintained as a standard that is found to be acceptable to the City of Newport Beach. i) Facilities and landing areas for any helicopter or other short landing and takeoff aircraft within the City shall be limited as to their extent, location and character of operation to protect against any adverse effect on the character or environmental quality of the community. j) The City shall encourage and assist in the planning and development of a regional mass transit system with other appropriate agencies, where such system may best serve to reduce the rising demand for adequate and efficient trans- portation facilities. k) Any mass transit system and the various local support facilities, shall each be designed and operated so as to protect and enhance the physical, social, and ecological environment of the Newport Beach area, 1) The City shall develop and maintain suitable and adequate regulations to assure the provision of sufficient off- s tree t parking with all new developments and encourage joint public - private efforts to improve parking conditions in existing developed areas. 1 CJ • - 11 - m) The City shall ensure the provision of adequate sidewalks and other pedestrian ways and initiate the development of a safe and attractive bicycle trail system throughout the City. n) The City shall encourage the use of a small boat system for sight- seeing passengers in and around the Bay. The system shall be designed in such a way as to protect existing residents and uses which front on the Bay. o) The City shall encourage the maintenance of the existing 0 ferry system between Balboa Island and the peninsula. 0 15� - 12 - HOUSING GENERAL OBJECTIVE It is the objective of the City of Newport Beach to preserve and enhance the community's quality living environment; to maintain and improve the visual character and physical quality of all existing neighborhoods, and to encourage the development of a variety of new housing to adequately serve the needs of all present and future residents of the community. SUPPORTING POLICIES 40 a) The City shall retain the present predominance of single - family residences throughout the community while continu- • ing to provide for a variety of housing types and a diversity of housing needs. b) A variety of housing types and designs shall include multiple - family apartments and townhouses, as well as attached and detached single - family homes in convenient and compatible locations so as to offer a broad housing choice to a variety of family sizes, types, and incomes. c) All new housing shall be developed to include suitable and adequate landscaping, open space, parks and recreation features, and other design amenities to meet the prevail- ing community standards of environmental quality. 9 1ST w - 13 - d) The City shall encourage and assist in the conservation, maintenance, and improvement of all existing residential neighborhoods so as to maintain optimum local standards of housing quality and design. e) Existing housing which fails to meet prevailing standards of health and safety shall be rehabilitated through a systematic program of building and housing code enforce- ment so as to maintain the residential character and quality of the community. f) The City shall support "open housing" for all persons • to purchase or rent adequate housing facilities of their choice, regardless of their age, race, religion, creed, color, or national origin. g) The City shall cooperate with the various local and regional agencies, both public and private, to identify and assist in solving the housing problems of the broader regional community. 0 1c� - 14 - 0 COMMUNITY FACILITIES AND SERVICES GENERAL OBJECTIVE It is the objective of the City of Newport Beach to ensure a full and adequate range of public and private community facilities, and to provide a consistently high level of public services so as to ensure each resident the opportunity to enjoy a safe, healthful and attractive living environment. SUPPORTING POLICIES a) The City shall maintain appropriate levels of health and safety services and facilities to adequately serve the current and future needs of the community, including • police and fire protection, marine safety services, build- ing safety and public utility services. b) The City shall endeavor to provide a full range of year - round recreational facilities and instructional programs to adequately meet the current and future needs of each resident. The varied programs and facilities shall include water sports and activities, beach and harbor facilities, active park facilities, passive open areas and view parks, senior citizen facilities, and bicycle and pedestrian trails. c) For all services and facilities to be provided directly by the City, the City shall exercise the full care necessary to insure that all such.services and facilities are provided and maintained in an efficient and economical manner to the citizens of the community. 1�0 -15- 0 d) The City shall investigate all opportunities for utilizing public services and facilities adequately provided by other agencies, and the exclusion of similarly planned or exist- ing services and facilities which may be adequately pro- vided through the private or commercial sector of the community to ultimately reduce present and future costs of local municipal services. e) Consistent with such policies, the City shall continue City- school district cooperation in the joint use of park and recreation facilities; the development of park sites adjacent to school properties, and the development of relevant open space within individual planning areas throughout the community. (0 - 16 - 0 f) The City shall promote and assist through its planning efforts, the development and maintenance of a full range of quality educational programs and facilities including the various public, private, and parochial school systems. g) The City shall continue to provide for the necessary expansion of public library services and facilities to adequately serve the present and future needs of the community.. The traditional library services should be continued as an extension of public educational opportun- ities and be expanded to include the broadening concept of libraries to serve as community information, communi- cation, cultural and recreational centers for all residents of the community. h) The City shall encourage, stimulate and aid in the : practice and exhibition of the arts in the Newport Beach area, and provide the necessary leadership and coopera- tion to increase and broaden the opportunities for all local citizens, both young and old, to enjoy and partici- pate in cultural activities. i) The City shall encourage a wide range of cultural train- ing activities, from amateur to professional levels, and the development programs as may be established by the various organizations, both public and private, through- • out the community. 10- j) The City shall cooperate with the other governmental agencies and private organizations in providing adequate local and regional facilities for the fulfillment of the cultural needs of the community. }�3 0 NATURAL RESOURCES GENERAL OBJECTIVE It is the objective of the City of Newport Beach to conserve and enhance the unique natural beauty and irreplaceable natural re- sources of the community; to ensure the protection and enhance- ment of the harbor and ocean waters, their adjoining beaches and shoreline, the marine and wildlife habitats, and the natural terraces, hillsides and watershed areas within the community, and to ensure the protection and control of urban development within areas of natural, physical hazards and to encourage the protection of sites of cultural and historic value. SUPPORTING POLICIES a) The City shall encourage and assist in the development of a comprehensive water - quality program to ensure the protection, maintenance and enhancement of the bay and ocean water areas and their life support systems. b) The City and other appropriate agencies shall thereby develop and maintain adequate controls to ensure desirable levels of water quality; to restrict all sources of bacteriological, chemical, biochemical, and other pollutants, and to reduce, as far as possible, harmful amounts of fresh water intrusion, sedimentation, and debris 0 and waste discharges (including waste discharges from boats) into the bay, harbor and ocean water areas. - 19 - -- • c) The City shall endeavor to preserve, in its natural state, the ocean beaches, water, surf action and coastal shoreline in a manner that will ensure their availability for continued public use and enjoyment. Proposals for the construction of anti- erosion structures, off -shore break- waters, or future marinas shall be examined in light of this policy. d) The City shall also endeavor to preserve and enhance a significant portion of the Upper Bay and marine coastal preserves which support varied species of plant, marine and wildlife population to insure their availability and continued use for ecological, educational and aesthetic purposes. e) The City shall preserve and protect those areas within the City that, due to their outstanding aesthetic quality and value, their natural value as watersheds or wildlife habitats, or their high susceptibility to major hazards from such phenomenon as earthquakes, floods (including tidal floods), or landslides, should be considered for permanent open space. I ('5 _ 20 _ • f) The City shall encourage the full utilization and opportunity within permanent open space areas for such uses as bicycle paths, hiking and equestrian trails, picnic facilities, golf ranges, etc., that would provide for the public use and enjoyment of these areas. g) The City shall develop and maintain standards for the development of all hillside areas, encouraging those grading, landscaping and site development techniques which may enhance the natural character of such areas. h) The City shall endeavor to assist through its planning efforts, the proper excavation and recordation of historic and cultural information offered by various sites of known or potential archeological and paleontological value. The appropriate historic and cultural organizations shall be informed, as early as possible, of the probable timing and program for development within such areas. i) The City shall identify and measure the chief sources of noise and air pollutants within the community, and their impact upon the local environment. The City shall also encourage and promote the development of a comprehensive air and noise quality program to ensure_ adequate regula- tions and controls for the preservation and enhancement of the environment. • 0 -i - 21 - j) The City shall continue to prohibit the extraction of oil within the off -shore or inland areas of the City and to discourage any oil production within the immediate vicinity of the City, including the offshore waters under juris- diction of the Federal Government. • 161 SHORELINES GENERAL OBJECTIVE It is the objective of the City of Newport Beach to promote the marine related environment of the comwunity; to preserve and enhance the unique natural beauty and quality of the harbor and ocean front areas; and to provide for the public use and enjoyment of the bay and ocean waters and their shorelines consistent with sound conservation principles. SUPPORTING POLICIES a) The City shall encourage marine recreational and educational opportunities for continued public use and enjoyment, including such activities as: Boating, swimming and sunbathing, sport fishing, underwater diving, surfing, picnicking, and marine and wildlife observation. b) The City shall plan for and encourage the maintenance of the necessary support facilities and services for marine • 0 recreational and educational activities in reasonable numbers and places, including: Marine ways and services, launch- ing facilities, gas and pump -out stations, parking facilities, restrooms, showers, and concessions. • J �� - 23 - c) Natural resources of the shoreline, including the harbor and ocean waters, the adjoining natural beaches and bluffs, and the marine and wildlife habitats and pre- serves shall be conserved or enhanced in a manner that will ensure their availability for continued public use and enjoyment. d) The City shall protect and enhance direct physical and visual access to the waterfront over publicly -owned properties and encourage visual access to the waterfront over privately -owned properties. e) The City shall cooperate with the Orange County Harbor District and the Army Corps of Engineers to ensure the protection and maintenance of the bay and ocean front areas, including the dredging of harbor channels, and the installation and maintenance of such features as bulkheads, seawalls, jettys, beaches, piers, docks, and moorings. 0 � pct -24- 0 COMMUNITY DESIGN GENERAL OBJECTIVE It is the objective of the City of Newport Beach to preserve and enhance the visual character and image of the community; to ensure that all future development occurs in harmony with existing natural and man -made features of traditional or perceptual value to the community; and to upgrade those existing features throughout the City which may detract from the visual character or quality of Newport Beach. SUPPORTING POLICIES Is a) The City shall develop the necessary criteria and guidelines to provide planning direction for the entire City and for the individual communities through- out the City and to ensure the coordination of all public and private developments, improvements, and beautification efforts. b) The planning criteria shall seek to maintain the composition and form of the City as a series of smaller, village -like neighborhoods which have their own distinct attraction and identity and yet serve as a sense of place and identification to the City as a whole. 11a • c) The major natural features, such as the bay and ocean, the shorelines, bluffs and hillsides, and the physical and visual access to these features, should each be preserved as major identifiable forms or connecting visual features throughout the City. d) All existing bridges shall he altered when reconstruc- tion is necessary and future bridges shall be designed to utilize an open -type bridge railing so that pedes- trians and motorists may enjoy the view. e) The City shall develop ordinances and controls to ® encourage the use of open space and natural contour construction throughout hillside areas and the use of view parks and open space to enhance views and access to major natural features. f) The City shall develop suitable and adequate landscaping (including treescapes, street furniture, etc..), under- grounding of utilities, sign controls, and site and building design standards to ensure that all public and private developments are compatible with the natural and man -made resources throughout the community. .- 11l - 26 . f) The question of whether high -rise or large -scale build- ings shall be permitted in Newport Beach shall be determined upon completing necessary general plan studies. If such developments are to be permitted: 1. The City shall develop and maintain specific regulations specifying where and under what conditions high -rise or large -scale improvements may be developed. 2. The location, size, and arrangement of high - rise or other large -scale buildings, and particularly massive clusters of such build- ings, shall be severely limited to protect the human quality or scale of Newport Beach and its predominant existing character as a quality, low- density residential community. 3. High -rise or other large -scale buildings, in particular, shall be prohibited from those areas where the scale or intensity of such development would detract from the existing character or image of adjacent developments or where such buildings would collectively destroy the direct views to major natural features from surrounding areas. l�� PRESERVATION AND REDEVELOPMENT GENERAL OBJECTIVE It is the objective of the City of Newport Beach to preserve and maintain the visual and physical character of all quality residen- tial, commercial and industrial areas throughout the community, and to actively promote the upgrading and improvement of older or deteriorated areas so as to ensure adequate levels of health and safety and to strengthen the local economic environment and visual quality of the community. SUPPORTING POLICIES • a) The City shall identify and promote the continued maintenance and revitalization of individual deterior- ating or blighted residential, commercial and industrial properties within the community through a systematic program of zoning, building and housing code enforcement. b) The City shall encourage and actively support the re- vitalization of extensive deteriorating or blighted commercial and industrial areas on a private basis or through cooperative public - private programs. c) Private remodeling, landscaping, renovation or redevelop- ment efforts should each be assisted by the City through the development of specific area -wide plans or special district plans to provide coordination and guidance to the individual property owners. 1�3 - 28 - • d) The City shall continue to upgrade existing codes and _ ordinances to insure a high quality of standards for all new residential, commercial and industrial develop- - ment and to take full advantage of acceptable scientific and technological advances within the building construc- tion industry. e) The City shall identify and endeavor to preserve and protect those individual areas, buildings, structures, or trees which are deemed to be of major historic, -- cultural, or aesthetic value to the community. • f) Every attempt shall be made to protect the quality of the environment from each potential form or variety — of pollution; including excessive levels of noise, air and water pollutants. n U Executive Summa I. General Plan Summary ................................................................................ ............................... I.I Merced Vision 2015 General Plan ....................................................... ............................... I.II What is the General Plan? .................................................................. ............................... I.III General Plan Diagrams ...................................................................... ............................... I.IV Assumptions and Considerations ....................................................... ............................... I -iii I.V Goals, Policies, and Implementing Actions ....................................... ............................... I -iii I.VI Major Goals ........................................................................................... ...........................I -iv I.VII Chapter by Chapter Summary ................................................................ ...........................I -iv ILGoals and Policies Summary .......................................................................... ............................II -i UrbanExpansion .......................................................................................... ............................... R -i LandUse ...................................................................................................... ............................... II -i Transportation & Circulation ...................................................................... ............................... II -ii Public Services & Facilities .......................................................................... .............................II -iii UrbanDesign .............................................................................................. ............................... 11-v Open Space, Conservation, and Recreation .................................................. ............................... II -v SustainableDevelopment ........................................................................... ............................... II -vi Housing..................................................................................................... ............................... II -vii Noise........................................................................................................ .............................II -viii • (5/28/97) `. I-0 l jl LI MERGED VISION 2015 GENERAL PLAN It has been projected that twenty million people will be added to California's population by the year 2015. A significant portion of this population growth is expected to find its way into the San Joaquin Valley. . Merced, like many other Valley communities, must be prepared to respond to the challenges and changes that population growth pressures will bring to this area. Currently, Merced residents enjoy Merced's compact size, its small -town feeling, surrounding agricultural and open space land, the parks and historic structures, the beautiful tree -lined streets, the creekside bikeways, etc. These are the result of much effort on the part of concerned citizens and appointed and elected officials. These people looked at what the City was and decided what they wanted it to become. This is "planning" - -and what the Merced Vision 2015 General Plan is all about. It builds on the efforts and visions of the past and states the aspirations for the future. The challenge, laid down by those who have preceded us, is to guide our City's growth into the new millennium in such a manner that i -i our children and our children's children may enjoy the same high quality of life that we enjoy today. The Merced Vision 2015 General Plan envisions a growing community that preserves much of its small town flavor . and social setting, a city that has an improved economy, adequate public services and cultural facilities, and a good overall quality of life for its residents. In 2015, people will have various transportation options. Parks and open spaces will link residential, commercial, and employment centers in such a manner as to provide an attractive pedestrian and bicycle alternative to driving. Convenient public transit systems will serve these areas as well. The future of Merced includes the 10th University of California (UC) campus and connection to an improved rail system. The UC campus will provide a major educational resource to the City and its residents, and the improved rail and highway systems will link Merced with all of the major metropolitan areas of the state. The Merced Vision 2015 General Plan anticipates these developments and contains policies and strategies for maximizing the benefits that they will bring to our community. 0 u 0 III • • {tsion 2015 General Plan Executive LII WHAT IS THE GENERAL PLAN? California State law requires all cities and counties to have an adopted general plan. This general plan serves as the blueprint for the community's future growth and development. The general plan must address certain issues which are directly related to and influence land use decisions. General plans must address seven issue areas, known as "elements," which need to be consistent with each other. The seven required elements are land use, transportation, open space, conservation, housing, noise, and safety. The plan must analyze issues of importance to the community, set forth policies for conservation and development, and outline specific programs or actions for implementing these policies. LIII GENERAL PLAN DIAGRAMS The Land Use Diagram is an integral part of the General Plan. The Diagram graphically expresses the Plan's development policies by showing the desired arrangement and general location of land uses. The Diagram is required to be consistent with the General Plan text under California law. To be useful to City officials, staff, and the public, the Land Use Diagram must allow anyone who uses the Plan to reach the same conclusion about the designated use of any property covered by the Plan. Figure 3.1 is the City's Land Use Diagram, which can be found in the map pocket at the back of the General Plan document. It presents the general I -ii distribution of the uses of land within the City of Merced and its SUDP (or growth boundary). The Land Use Diagram and text together specify the number of people and dwelling units per net acre of land for each property planned for residences and the building intensity for commercial and industrial development. Other pertinent features of the Land Use Diagram include the locations of existing and proposed parks, public schools, and other public facilities such as fire stations. General plans also must contain a Circulation Element. This Element shows the location and extent of existing and proposed thoroughfares, trans- portation routes, terminals, and other local public utilities and facilities and correlates them with the Land Use Element. Merced's Circulation Plan (Figure 4.1 of the General Plan) shows current and proposed arterials, collector streets, and local streets as well as bikeways and rail lines (on separate maps). This roadway system has been tested against the planned level of development proposed in this plan and has been found to be adequate. M Merced I esum 2015 General Plan Executive LIV ASSUMPTIONSAND 7) Projected growth estimates will CONSIDERATIONS occur within the planning time - • frames (20 years). The Merced Vision 2015 General Plan relies on several assumptions regarding If some of these events do not occur existing and anticipated future conditions within the next 20 years, the General within Merced's growth area, otherwise Plan goals and policies will need to be known as the Specific Urban reevalutated in light of changing Development Plan (SUDP). (See Figure conditions. 24 in the Urban Expansion Chapter). Specifically, these assumptions are: L V GOALS, POLICIES, AND 1) The 10th University of California IMPLEMENTING (UC) campus will be developed in the ACTIONS vicinity of Lake Yosemite on the northeastern edge of the Merced The heart of the Merced Vision 2015 growth boundary or SUDP. General Plan are the goals, policies, and 2) Future population growth in the implementing actions. In following these Merced growth area will approach directives, the City will chart the course 145,000 by the year 2015 and of growth and development and 240,000 by the year 2035. determine the nature of the environment 3) In order to accommodate efficient and future character of Merced. Goal, levels of service delivery, regional Policy, and Implementing Action are urban development (residential, used in the Plan as defined below: commercial, and industrial) will be focused within the Merced City's • Goal = A general, overall, and ultimate growth area (SUDP) and not in the purpose, aim, or end toward which the unincorporated areas surrounding the City will direct effort. City. • Policy = A specific statement of 4) The average household size in the principle or guiding action which implies SUDP will remain at approximately clear commitment. A general direction three people per dwelling unit. that the City will follow in order to meet 5) To accommodate the future growth its goals by undertaking specific action of the City's SUDP, the General Plan programs. It is assumed that each policy will need to accommodate statement is preceded by the phrase, approximately 48,000 housing units "The City shall..." (roughly double the existing number in the urban area). Implementing Action = An action, 6) To accommodate future growth, activity, or strategy carried out in sufficient land area will need to be set response to adopted Policy to achieve a aside to support approximately specific Goal. 37,700 employment opportunities within the City's growth area. 1�� 5 General Plan Executive • I. VI MAJOR GOALS to conserve them for the use of present and future generations The Merced 2015 General Plan aims to achieve the following goals as well as many others. (A complete summary of L VII CHAPTER BY CHAPTER the General Plan's goals and policies can SUMMARY be found in Chapter II of this Executive Summary.): The Merced Vision 2015 General Plat: is organized into eleven chapters, which are ♦ Expansion of the urban limit line summarized in the following section. (SUDP area) to accommodate expected growth Chapter I— Introduction: ♦ Preservation of prime agricultural California State law requires all cities and land around the City counties to have an adopted general plan. ♦ Continuation of the predominantly This general plan serves as the blueprint north -south growth pattern for the community's future growth and ♦ Expansion of the "Sphere of development. The general plan must Influence" (ultimate urban growth address certain issues which are directly. boundary) to include rural residential related to and influence land use centers east of the City and the UC decisions. campus site /Smith Trust property The Merced Vision 2015 General Plan is ♦ A joint City /County planning effort organized into eleven chapters which • for the area around the future cover the major issue areas affecting the University of California campus City's future growth. The heart of each ♦ Economic Development: Planning of these chapters is the goals, policies, well in advance for industrial/business and implementing actions (see Sections infrastructure park uses and for the infrastructure I. and I.VI). needed to support such development ♦ A flexible and efficient circulation Other highlights of the Introduction system which can accommodate all include: modes of transportation (private cars, . a description of the preparation public transit, bicycles, pedestrians, process of the Merced Vision 2015 etc.) General Plan; ♦ Mixed -use, transit- and pedestrian- . a brief history of the growth and friendly `urban villages" with direct development of the City of Merced access to commercial centers from from 1870 to the present; surrounding neighborhoods ♦ Location of higher densities along . a table that shows where each of the transit corridors State - mandated requirements may be ♦ A diversity of housing types and found in the Plan; opportunities • descriptions of local and regional ♦ Housing affordability planning agencies; and, ♦ "Sustainable Development" = The . information about administering and • efficient use and management of land amending the General Plan over time. and other natural resources in order I -iv Chapter 2- -Urban Expansion. Since 1959, the City has had an adopted general plan with major updates occurring in 1968, 1981, and 1996. The most current update was strongly influenced by a series of long -range planning studies which began in 1990 with the 40 -year growth study or Merced 2030: How Should We Grow? The process continued with the North Merced Conceptual Land Use Plan and the Commercial and Industrial Land Study (1991- 2010). The overall approach of the Merced Vision 2015 General Plan is to develop a strategy to accommodate future population growth in the most efficient manner possible. The General Plan guides urban development to the north towards the least productive agricultural soils in the area and away from other environmentally - sensitive areas to the east, west, and south. Growth in the City of Merced is influenced by the planning policies of Merced County. The extent of future City growth is defined by the urban growth boundary [or Specific Urban Development Plan (SUDP)] adopted by the City and County. The Merced Vision 2015 General Plan proposes an expansion of the City's SUDP by 4,300 acres to accommodate the City's projected growth over the next 20 years. A larger "Sphere of Influence" is also proposed which includes the area around the future University of California campus and the County rural residential centers along the City's eastern boundary. Urban Expansion Goals in the Merced Vision 2015 General Plan are aimed toward maintaining a compact urban form, preserving significant agricultural areas, and promoting annexation to achieve efficient public service delivery. g C►.� �l�!!Il! Vls�ii I -v 0 0 )�l • 0 • Plan Executive A joint City -County planning process is also anticipated for the area around the UC campus, and a "greenbelt" is proposed for the area between Merced and Atwater. Other highlights of the Urban Expansion Chapter include: • a description of the constraints that influenced the City's growth boundaries (also known as the Specific Urban Development Plan or SUDP) and Sphere of Influence; • a discussion of annexations and growth along the City's fringe; and, • population projections for the Merced area from 1995 to 2035. Chapter 3 - -Land Use: The Land Use Chapter of the Merced Vision 2015 General Plan establishes land use goals and policies, supported by implementating actions, for the manner in which new development will occur and existing uses and resources will be preserved in the City of Merced. The future land use configuration of the City will be shaped through the implementation of this chapter. Goals, policies and actions of the Land Use Chapter are intended to support and reinforce the current quality of life in the City. The key element of Land Use policy is the General Plan Land Use Diagram (Figure 3.1 -- included in a pocket at the back of the General Plan document), which depicts the location of the permitted type and density /intensity of all land uses within Merced's SUDP. The land use policies contained in this Plan establish order and focus for the City's land use pattern and provide the framework for future land use planning I -vi and decision making in the City of Merced. The Merced Vision 2015 General Plan Land Use Chapter covers four major issue areas: 1) Residential Neighborhoods: The "neighborhood" is the focus of Merced's residential environment. Much effort has been made to preserve and enhance the City's residential neighborhoods through policies which seek to protect neighborhoods from incompatible developments and blighting influences. Policies relating to the promotion of a wide variety of housing types and convenient access to jobs and commercial services, along with the implementation of Merced's "Urban Village" concept will guide the development of Merced's future neighborhoods. 2) Economic Environment: The City of Merced will likely continue to be the commercial, financial, and governmental center for Merced County during the coming years. Merced will also likely continue to face high unemployment rates compared to statewide averages. In order to combat this, the City must take an active role in economic and job development. The Merced Vision 2015 General Plan has taken a long -range view by designating many more sites for future industrial use than are projected to be needed during the 20- year planning period. This was done because of the need for large sites for certain kinds of industries, the lead time needed to provide sites with N good access and critical infrastructure, the need to overcome impediments to development on some existing industrial sites, to provide market choice, and to reduce unemployment. A new land use category, `Business Park," which allows a mix of commercial, office, and industrial uses has been proposed to help combat increasing air quality and traffic concerns. The Merced Vision 2015 General Plan encourages the development of commercial areas which conveniently serve the residential population, provide employment opportunities, form an attractive segment of the community, and contribute to the community's tax base. Six different categories of commercial land use are defined within the Plan. The Plan also promotes the continued vitality of the downtown and economic development efforts such as the Enterprise Zone. The Land Use Diagram proposes five employment areas with high concentrations of commercial and industrial development. 3) Urban Growth and Design: Mixed -use and transit- and pedestrian - friendly design concepts are to be applied in the City's new growth areas and in existing areas where feasible. It should be noted that pedestrian- and transit - friendly design does not mean that the automobile is excluded. It simply means that more consideration is given to more effectively accommodating pedestrians, bicycles, and transit as well as the private Merced Vision 2015 General I -vii automobile. Efficient circulation of • automobiles will continue to be emphasized but not to the exclusion of other forms of transportation. 4) Specific Plans and Master Development Plans: The City makes use of specific plans and master development plans to master plan large areas. The City has four adopted and four proposed specific plans. Other highlights of the Land Use Chapter include: • land use definitions of planned land uses in Merced in residential, commercial, industrial, reserve, open space, and other categories; allowable densities and intensities in each; and, interrelationships among uses; • a table comparing the distribution of planned land uses in the Merced Vision 2015 General Plan with the 1981 General Plan; and, • an analysis of residential, commercial, and industrial land needs through the year 2015. L.J • 1] :ed Vision 1015 General Plan Executive Summary Mer l— Introductioir `' , ; Chapter 4 -- Transportation and Circulation: The Transportation and Circulation Chapter addresses the City's major road system, local street patterns, air facilities, bus and rail transit, and bicycle and pedestrianways. The goal is to identify the most effective ways to plan for circu- lation while enhancing the community and protecting the environment. The goals and policies presented here are intended to coordinate circulation with land use by concentrating higher residential densities and major trip destinations in the vicinity of major roadways and public transit corridors. The Merced Vision 2015 General Plan Circulation Plan features: • a comprehensive system of arterial streets in a one mile grid system; • an upgraded Highway 59 to serve as a beltway or "ring- road" to carry cross -town traffic around established portions of the community; • a major transit corridor (M Street) designated along the central core of the entire City; and, • an expanded off - street bikepath system along the City's creeks linking together open space areas, employ- ment centers, and residential neighborhoods. Ultimate buildout of the City's SUDP will require significant public improve- ments to the circulation system in order to maintain an acceptable level -of- service, including new highway inter- changes and upgrades to existing interchanges, about 60 miles of new or improved major streets, some separated- I -viii grade railroad crossings, and numerous new bridges and traffic signals. How to finance this needed infrastructure is one of the critical issues facing the community as it grows. Goals and policies in this chapter promote major streets, which are designed to maximize efficiency, and local streets designed to provide access for neighborhood destinations, minimize unnecessary travel demands on major streets, and minimize impacts on the environment. Alternative modes of transportation (bicycles, transit, walking) are also promoted through the provision of adequate facilities and the design of new developments that minimize barriers to their use. Adequate passenger rail and .air service are also an important aspect of the City's circulation system. Several important circulation issues will require further study after the adoption of the General Plan, including access to the UC campus, the location of beltways, upgrading Highway 99 through the City, expanding the off - street bicycle system in South Merced, and financing circulation infrastructure. Other highlights of the Transportation and Circulation Chapter include: • descriptions of the current and planned transportation systems, including regional and local streets and highways, transit services, bicycle facilities, rail and air service, and pedestrian facilities; • characteristics, design standards, and cross - sections for the different categories of streets (arterials, collectors, etc.); and, • a table summarizing the current and projected levels -of- service for roadways throughout the City. Chapter 5 -- Public Services and Facilities: The goals and policies contained in this chapter address the provision of public services and facilities necessary to meet the demands of Merced's residents now and in the future. The General Plan postulates what facilities may be needed or desired in the future. This includes looking for the most cost - effective and efficient ways of providing services as well as searching for alternative means of financing capital improvements. A wide variety of public services and facilities are addressed in this chapter, including: • Fire and Police Protection; • Water • Wastewater • Storm Drainage/Flood Control • Solid Waste Disposal • Schools • Library and Cultural Services • Health and Justice Services The location of fire facilities is a critical factor in providing adequate fire protection to the citizens of Merced. The time and distance that must be traveled to the scene of an emergency can determine whether fire suppression efforts will be successful. The goals, policies, and actions_ in this chapter address locational criteria and distribution goals for new fire facilities. use U�E�.- eo .L r l• -r �•��s ��•. lopmw wo Community-based policing aims to bring police officers into the neighborhoods Merced Yssion 1015 General Plan Executive I -ix they serve to increase citizen involvement and to try to deter criminal activity before it starts. This chapter includes policies designed to implement these concepts. The Merced Water Supply Plan has evaluated the City's water needs through 2030 and suggested strategies for meeting those needs. In cooperation with the County and Merced Irrigation District, the City will develop conservation and recharge efforts to . stabilize the region's aquifer. The provision of adequate wastewater facilities to serve the City's new growth areas will require master planning for new collection facilities and expansion of the City's treatment plant. These issues as well as the promotion of uses for reclaimed water are addressed in the policies in this chapter. The master planning of facilities for managing and disposing of storm water run -off will be mandated as the City's population reaches 100,000. Working with the County and MID, the City will support a regional approach to addressing this mandate. The policies in this chapter address the above efforts as well as designing multi -use (storm drainage, groundwater recharge, flood control, and recreation/open space) facilities. State law mandates that the amount of solid waste deposited in landfills be reduced significantly in the coming years. The City is committed to working with the County to promote source reduction, • • • �U5 • • Plan Executive material recovery, and recycling programs while at the same time reducing impacts from disposal facilities on City residents. As the City grows, new school facilities will need to be provided. Although the responsibility for providing these facilities resides with the school districts, it is in the City's interest to make sure that schools are adequately sized, centrally located to the populations they serve, and adequately served by infrastructure. The goals and policies in this chapter address desired school locational criteria, the collection of school impact fees, and the cooperative planning of higher educational facilities. Library and cultural facilities are essential to maintaining Merced's high quality of life. The City supports these services by planning for new facilities, exploring long -term financing options, encouraging joint use of facilities, and promoting public access to information technology. Government and health- related facilities also provide essential public services which will need to be expanded as the City grows. The policies in this chapter encourage the central location of major government facilities in the downtown area and convenient access to health - related facilities for all of Merced's citizens. I -x Other highlights of the Public Services and Facilities Chapter include: • descriptions of current and future services and facilities provided by the City and others, such as fire and police protection, water, wastewater disposal, storm drainage /flood control, solid waste, schools, and cultural facilities; • goals and policies regarding the maintenance and improvement of Merced's infrastructure, the cost - effective provision of public services, and requiring new development to provide or pay for its fair share of public improvements; and, • a discussion of proposed strategies for financing public facilities. Chapter 6 —Urban Design: Urban design concepts tend to fall into two distinct categories relating to: 1) The location of different land uses throughout the city and their relationship to one another; and, 2) The visual character and appearance of individual buildings, sites, and districts. Within the Merced Vision 2015 General Plan, the urban design focus for new growth areas is primarily defined by the Urban Village concept (mixed use, pedestrian- and transit - friendly neighbor- hoods). These villages are made up of core commercial centers and medium - density residential areas within walking distance of the center, surrounded by lower- density housing. The Urban Village and other land use and design concepts have been implemented in the Merced Vision 2015 10� General Plan through the following guiding principles: • Conserve natural resource areas that give form and character to the community. • Promote an urban form that integrates housing, shops, work places, schools, parks and civic facilities. • Reinforce the elements of the community which give Merced its unique identity. • Expand the city's non - vehicular transportation network. • Promote convenient pedestrian and vehicular access to transit, commercial, recreation, and residential places. �L (XdQ War e, "Urban Yllage" • Reinforce the downtown as a focus point in the City. Conserve the special qualities of existing neighborhoods and districts. • Focus residential, commercial, and employment center development to encourage public transit use. • Maximize the use of city streets as public spaces. • Assure that development takes place in a balanced manner in order to promote the economic vitality of evolving areas. Merced I -xi Plan Executive Other highlights of the Urban Design Chapter include: • a detailed description of the City's "Urban Village" growth model, including definitions of inner villages, outer villages, core commercial areas, and Village Core Residential areas; • policies regarding the appearance of buildings and districts throughout the City; and • suggested urban design guidelines for architects and designers. Chapter 7 —Open Space, Conservation and Recreation: Open space is one of the essential elements contributing to the high quality of life in the City of Merced. It provides a multitude of functions that are beneficial to the community. Open space provides parks and recreation areas, preserves natural resources, provides an avoidance mechanism for development near hazardous areas, and provides buffers between non - compatible uses. The Merced SUDP area includes a significant amount of "open space," including areas preserved for permanent open space, parks, water basins, beltway corridors, agriculture, etc. Additional area will be preserved for open space for recreation, wildlife or wetlands habitat conservation, or agricultural use, through the development review process. The Merced Vision 2015 General Plan recognizes that the urban form of the City of Merced . will be shaped through the retention of open space and agricultural lands. The Land Use Plan proposes the preservation of open space • • E 1�� E LJ 11 Merced Vision 2015 General Plan by concentrating urban development and channeling future development north and south of the existing City onto lands with lesser overall agricultural value. The General Plan takes advantage of the open space opportunities afforded by utility rights -of -way, using them as bike and pedestrian trails, landscaped environmental corridors, or parks. Canals and streams are also used as multi - purpose trailways. Landscape and scenic corridors within the street system (including street trees) provide open space relief and add to the open space character of the Merced community. The Open Space, Conservation, and Recreation chapter contains policies for open space lands and for conservation of natural and man -made resources within the City's SUDP, including water, wildlife, soil, and historic /cultural resources. It also contains policies for the development of recreation resources in the community and the use of open space lands for recreation purposes, including expansion of the City's urban forest and creekside bicycle /trail system. Other highlights of the Open Space, Conservation, and Recreation Chapter include: • descriptions of the various types of open space and parks in the Merced area; • an inventory of the City's biological and wildlife resources, including sensitive species and potential wetlands; • issues for future study (greenbelts, future park sites, groundwater recharge facilities, etc.); and, • an action plan for implementing the City's open space goals. Chapter 8-- Sustainable Development: The Merced Vision 2015 General Plan seeks to build an environmentally and economically "sustainable" city. A "sustainable city" is a city designed, . constructed, and operated to efficiently use land and other natural resources, minimize waste, and manage and conserve resources for the use of present and future generations. A "sustainable" community is one where: 1) housing, schools, shopping areas, and other things which meet most of the daily needs of residents are located within convenient distance of one another; 2) higher population densities are located around transit stops to provide the critical mass of people and activities needed to make transit economically viable; 3) housing provides places to live for a variety of people within a single neighborhood; and 4) mixed use and transit- friendly commercial and employment centers are promoted. Such a community makes efficient use of land and promotes alternative modes of transportation, thus helping to preserve both our air quality and quality of life. I -xii $ This chapter addresses important environmental and resource issues, such as air quality, energy conservation, historic preservation, as well as soil, water, and wildlife resources. Conversion of "prime" agricultural soils to non - agricultural uses can result in an irreversible loss in the agricultural production capacity of the region. Policies contained in the Merced Vision 2015 General Plan focus on the issue of agricultural soil loss and attempt to balance the urban growth needs of the region with the need to minimize urban encroachment onto "prime" agricultural soils. Long -term growth and development in Merced depends on adequate clean water resources. Sustained development can be accommodated through the implemen- tation of policies that address the need to preserve and protect water quality while planning for the future water needs of the City and surrounding agricultural lands. Man's settlement of the San Joaquin Valley has had a profound impact on the wildlife resources of this region over the past 100 years. Today it is recognized that the health of our natural plant and animal communities is a barometer for the overall health of our environment. It is also recognized that modern, healthy human communities can coexist beside healthy wildlife communities with the sound application of open space policy and technology. The General Plan contains policies and actions which are directed to the preservation, protection, and enhancement of the important wildlife habitat resources found in the Merced urban area. Poor air quality has become a negative symbol of modern urban development. I -xiii Our quality of life is often measured by the quality of the air in our urban places. Poor air quality is related to a number of factors. Air quality policies in this Plan address this complex environmental issue by promoting integrated land use and circulation patterns, and cooperation with regional organizations that seek to restore the region's clean air. Energy use is closely related to issues relating to air quality. The burning of fossil fuels as an energy source has been one of the most significant contributors to our deteriorating air quality. Long term growth is highly dependent upon how we use energy today and how we plan future energy use. This chapter contains specific goals and policies which address issues of energy conservation and encourage the use of sustainable energy resources. Historic and cultural resources are important elements in the appearance and man -made environment of Merced. The Merced Vision 2015 General Plan contains numerous references to the linkages between the past, present, and future. This chapter contains specific goals and actions intended to guide future City historic preservation efforts. I () I 0 • Merced Vision 2015 General Plan Executive Chapter I- Lrtroduckoi Other highlights of the Sustainable Development Chapter include: • a discussion of our water resources and water quality data; • data regarding energy use in California and noteworthy energy facts; • a description of Merced's important historical buildings and neighbor- hoods and the context in which they were built; • an inventory of Merced Area soil resources, including soil types, characteristics, and associations; and, • a detailed discussion of air pollutants, including sources, effects on people and the environment, and the extent of the problem in the San Joaquin Valley. Chapter 9 -- Housing (Adopted December 21, 1992): The Housing Chapter is presented in four major sections. They are: 2) Introduction and Overview This section provides background information on the Housing Element and an overview of the rest of the chapter. It includes a glossary of terms used in the Housing Element. 2) Housing Background This section provides a summary of demographic data on Merced's population, housing conditions, and special housing needs in the City of Merced. It also presents the regional housing needs figures from the Merced County Association of Governments, an overview of vacant land and housing development potential, constraints to that potential, a brief discussion of energy I -xiv conservation opportunities, a discussion of at -risk housing units, and an evaluation of the City's 1986 Housing Element. 3) Goals, Policies, & Programs This section presents the goals, policies, and implementing programs pursued by the City from 1992 to 1997 to address housing needs. The goals and their related policies and programs are organized by four goal areas: 1) New Affordable Housing Construction; 2) Housing Conserv- ation and Rehabilitation; 3) Housing Affordability; and, 4) City Coordin- ation. Target dates and respons- ibilities are identified for each program as are Quantified objectives. 4) Implementation Matrices A matrix is provided for each of the four goal areas to provide an overview of the programs identified in the Housing Element and serve as a tool for tracking implementation activities. For each program, the matrix identifies objectives for the one -year and five -year timeframes, implementation responsibilities, est- imated staff hours required, and estimated budget allocation for the first year (1992). l96 Chapter 10— Noise: (AdopledMarch 15, 1993) The main purpose of the Noise Chapter is to identify noisy areas and to provide measures for protecting residents from the harmful effects of excessive noise. The Noise Chapter is based on an analysis of current and projected noise levels for streets and highways, railroads, and airports. Existing noise- sensitive land uses such as hospitals, rest homes, schools, and long -term medical care facilities are identified, and a set of City policies are established to deal with excessive noise. !0;7s 1 !&!0- �R l The Noise Chapter provides a systematic approach to: 1) the - measurement and modeling of noise; 2) the establishment of noise standards; 3) the control of major noise sources; 4) community planning for the regulation of noise; and, 5) the achievement of land use compatibility through the adoption of specific policies with respect to noise. Existing noise contours for all major sources of noise in the City of Merced have been identified. These noise Merced Vision 2015 General Plan Executive I -xv contours are used as a guide for establishing land use patterns in the Land Use Chapter that minimize the exposure of community residents to excessive noise. The Noise Chapter also includes policies and implementation measures that address protecting sensitive land uses from excessive noise, minimizing impacts of noise on the general population, and reducing noise levels. Other highlights of the Noise Chapter include: • strategies and noise abatement techniques for dealing with noise problems; • truck routes and noise compatibility guidelines; • discussions regarding the basic . characteristics of noise as well as social, economic, and psychological effects of noise; and, • technical data used to calculate current and projected noise contours for major noise sources. Chapter I I— Safety: (Adopted January 3, 1995): The main purpose of the Safety Chapter is to provide policies and implementing actions aimed at reducing injuries, death, property damage, and the economic and social dislocation resulting from natural hazards. The Safety Chapter proposes ways of protecting the community from any unreasonable risk associated with such hazards and seeks to minimize the risk as much as practical. It is recognized, however, that hazards are an unavoidable aspect of society and that, therefore, some degree of risk is inherent in everyday life. • is • 1�1 Vision 1015 General Plan • The Safety Chapter provides a systematic approach for responding to hazards relevant to the City of Merced through a set of goals, policies, and actions designed to deal with those hazards. Seismically induced ground shaking, ground failure, dam failurelseiche, flooding, urban and ,Nildland fires, crime, air crashes, and hazardous materials are considered the relevant hazards to the City of Merced. P d' L These policies and actions, among other things: a) encourage the seismic improvement of public facilities and infrastructure; b) endeavor to remove most of the City from the 100 -year floodplain by following certain building standards and supporting federal flood control projects; c) restrict certain land uses in airport approach zones; d) support community -based police services; and, e) promote hazardous materials clean -up efforts. I -xvi Other highlights of the Safety Chapter include: • a discussion of the City's disaster and emergency response systems, including evacuation routes; • maps of areas subject to flooding and dam failure inundation; and, • a detailed discussion of historic seismic activity in California. 1° - GOALS IN A Compact Urban Form u Preservation of Agriculturally Significant Areas III Efficient Urban Expansion POLICIES UE -1.1 Designate areas for new urban development that recognize the physical characteristics and environmental constraints of the planning area. UE -1.2 Promote a compact urban form. UE -1.3 Control the timing, density, and location of new land uses within the City's urban expansion boundaries. UE -1.4 Establish a joint City -County planning program on the UC San Joaquin (Merced) site and Smith Trust lands. UE -1.5 Work with Merced County and the City of Atwater to establish a Greenbelt area between the Cities of Atwater and Merced UE -1.6 Preserve the "Northern City" urban expansion area for anticipated growth needs beyond the year 2015. UE -1.7 Promote annexation of developed areas within the City's Speck Urban Development Plan (SUDP) during the Planning Period. II -i 0 lq� E 1] C J 2015 General Plan Lafid Ilse : Residential& Nei° hborhool'Develo' ment'Conhriuedff, *r Lr1.3 Encourage a diversity of lot sizes in residential subdivisions. L-1.4 Conserve residential areas that are threatened by blighting influences. L-1.5 Protect existing neighborhoods from incompatible developments. Lr1.6 Continue to pursue quality single - family and higher density residential development. Lr1.7 Encourage the location of multi- family developments on sites with good access to transportation, shopping, and services. L-1.8 Create livable and identifiable residential neighborhoods. GOALS • Increased Employment Opportunities for the Citizens of Merced. • A Diverse and Balanced Merced Economy • Preservation of the City's Economic Base • High Quality Industrial Areas • Ready Access to Commercial Services Throughout the City • A Revitalized Downtown Area POLICIES Lr2.1 Encourage further development of appropriate commercial and industrial uses throughout the City. L -2.2 Locate new or expanded industrial parks in appropriate areas. L -2.3 Promote the retention and expansion of existing industrial and commercial businesses. L -2.4 Provide a range of services adjacent to and within industrial areas to reduce auto trips L -2.5 Maintain attractive industrial areas. L -2.6 Provide neighborhood commercial centers in proportion to residential development in the City. Lr2.7 Locate and design new commercial development to provide good access from adjacent neighborhoods and reduce congestion on major streets. L-2.8 Encourage a mixture of uses and activities that will maintain the vitality of the downtown area. Goaltlrea L 3:`;LTrhan`Giotivth GOALS • Living Environments which Encourage People to Use a Variety of Transportation Alternatives • A Compact Urban Village Design for New Growth Areas • Self- sustainin ; Mixed -Use, Pedestrian - Friendly Neighborhoods POLICIES L-3.1 Create land use patterns that will encourage people to walk, bicycle, or use public transit for an increased number of their daily trips. L -3.2 Encourage ill development and a compact urban form. L-3.3 Promote site designs that encourage walking, cycling, and transit use. VVNitl /GM"1"1 •„Vil 4�rN,� ;'LLVp4J �� f GOALS • An Integrated Road System that is Safe and Efficient • A Circulation System that is Convenient and Flexible the T -1.1 Design streets consistent with circulation function and affected land uses. T -1.2 Coordinate circulation and transportation planning with pertinent regional, state, and federal agencies. T -1.3 Design major roads to maximize efficiency. II -ii M 20IS `Trrans "ortat<oii;& Circulatfon ,xStceets�aud Roads= Col°tinued`� x`�f'� ��,,.���„r �� T -1.5 Minimize unnecessary travel demand on major streets. T -1.6 Minimize adverse impacts on the environment from existing and proposed road systems. T -1.7 Minimize street system impacts on residential neighborhoods and other sensitive land uses. T -1.8 Use a minimum peak hour level -of- service (LOS) "D" as a design objective for all new streets in new growth areas and for most existing City streets except under special circumstances. Goal Area T 2 VA7ferna' i' .., tiye Trans ortahon = . 7 s °..,k. ^ €'z' GOALS ■ An Efficient and Comprehensive Public Transit System ■ A Comprehensive System of Safe and Convenient Bicycle Routes (Within the Community and Throughout the Urban Area) ■ A Comprehensive System of Safe and Convenient Pedestrianways POLICIES T -2.1 Provide for and maintain a major transitway along "M" Street and possibly Bellevue Road. T -2.2 Support and enhance the use of public transit. T -2.3 Support a safe and effective public transit system. T -2.4 Encourage the use of bicycles as alternative transportation. T -2.5 Provide convenient bicycle support facilities to encourage bicycle use. T -2.6 Maintain and expand the community's existing bicycle circulation system. T -2.7 Maintain a pedestrian- friendly environment. T -2.8 Improve planning for pedestrians. T -2.9 Ensure that new development provides the facilities and programs that improve the effectiveness of Transportation Control Measures and Congestion Management Programs. GOAL ■ Air and Rail Svstems that Provide Safe and Convenient Service to the Community POLICIES AIR T -3.1 Preserve the municipal airport and its protective zones from incompatible encroachment. T -3.2 Promote and encourage the orderly and timely development of commercial and general aviation facilities. T -3.3 Provide adequate ground transportation systems that complement air transportation facilities. RAIL T -3.4 Reduce rail system impacts on the road system within the urban area. T -3.5 Support enhanced railroad passenger service to Merced. T -3.6 Retain and expand as needed rail facilities serving industrial development. • Maintenance and Improvement of Merced's Existing Infrastructure • New Development Which Includes a Full Complement of Infrastructure and Public Facilities • Efficient and Cost - Effective Public Service Delivery POLICIES P -1.1 Provide adequate public infrastructure and services to meet the needs of future development. P -1.2 Utilize existing infrastructure and public service capacities to the maximum extent possible and provide for the logical, timely, and economically efficient extension of infrastructure and services where necessary. P -1.3 Require new development to provide or pay for its fair share of public facility and infrastructure II -iii I • 0 • • CJ L� Merced rision 1015 General Plan Public Services 8r Factkhes Continuedfl zyr h S _y PS Cs r +�Jr Pr.", o-Y t eeGoalfea P.,'PcBFr fi� 'o+'am3`s s �•�, ct � �.`.� J i' x + �.s'�S? `c GOAL ■ A Community Reasonably Safe From Crime and Fire POLICY P -2.1 Maintain sufficient public protection equipment and personnel to serve the Citys needs. .Goal Area P -3. GOAL ■ An Adequate Water Source, Distribution, and Treatment System in Merced POLICIES P -3.1 Ensure that adequate water supply can be provided within the City's service area, concurrent with service expansion and population growth. P-3.2 In cooperation with the County and the Merced Irrigation District, work to stabilize the region's aguffer. Goal Area P4: `..Wastewater GOAL ■ An Adequate Wastewater Collection, Treatment, and Disposal System in Merced POLICIES P4.1 Provide adequate wastewater collection, treatment, and disposal capacity for projected future needs. P4.2 Consider the use of reclaimed water to reduce non-potable water demands whenever practical. Goal Area P -5: ;Storm Drains' e GOAL ■ An Adequate Storm Drainage Collection and Disposal Svstem in Merced POLICIES P -5.1 Provide effective storm drainage facilities for future development. P -5.2 Integrate drainage facilities with bike paths, sidewalks, recreation facilities, agricultural activities, groundwater rechar e, and landsca in . Goal Area P 6' :.Solid Waste GOAL ■ Solid Waste Management Services That Accommodate the Local Population Without Causing Significant Damage to Environmental Resources POLICIES P-6.1 Establish programs to recover recyclable materials and energy from solid wastes generated within the City. P-6.2 Minimize the potential impacts of waste collection, transportation, and disposal facilities upon the residents of Merced Coa14rea P 7., .Schools', GOAL ■ Adequate School Facilities for All Students in the Merced Urban Area POLICIES P -7.1 Cooperate with Merced Area School Districts to provide elementary, intermediate, and high school sites that are centrally located to the populations they serve and adequate to serve community growth. P -7.2 Support higher educational opportunities. II -iv I� GOAL ■ Support for Cultural and Community Services that Improve and Maintain the Quality of Life POLICIES P-8.1 Support the cultural and health - related needs of the community by incorporating such facilities and services in development and redevelopment proposals. P-8.2 Promote consolidation of complementary or support services to avoid duplication of programs. P-8.3 Work with others to study innovative ways of delivering library services at the neighborhood level to promote community education and provide a focus for community activity and cultural Chapter & —Urban Deszgei x 't , z N Y Goal Area UD I Urban Villa` GOALS • Integrated Urban Form • Transit Oriented Community Design • Pedestrian and Bicycle Compatibility POLICIES UD -1.1 Apply Urban Village design principles to new development in the growth areas of North Merced UD -1.2 Locate Urban Villages to promote convenient vehicular, pedestrian, and transit access. UD -1.3 Promote and facilitate Core Commercial design principles in Village commercial areas. UD -1.4 Promote and facilitate Urban Village residential area design principles. UD -1.5 Design and deve!op public and quasi - public buildings and uses utilizing Urban Village principles. Goal Area UD 2: Overall CDminuni A 066r ance GOALS u A Unique Community Image • Attractive Neighborhoods and Districts • Attractive and Memorable Public Streets POLICIES UD -2.1 Utilize Urban Village design concepts in neighborhood revitalization programs. UD -2.2 Maintain and enhance the unique community appearance of Merced IN Maintainance of Merced's Biological Resources ® A High - Quality, Expanding Urban Forest n Preservation of Scenic Corridors and Resources N Imnrovement and Enhancement of Water Onali OS -1.1 Identify and preserve wildlife habitats which support rare, endangered, or threatened species. OS -1.2 Preserve and enhance creeks in their natural state throughout the planning area. OS -1.3 Promote the protection and enhancement of designated scenic routes. OS -1.4 Improve and expand the City's urban forest. n -v 0 • • 191 • 0 • Merced Vision 2015 General Plan Executive O en S ace Conservation & $ecredwnn'7 n cued � 3 5 foal Area OS 2 0 'ens ace.: or'the:Manx edprdduchon:of Resources GOAL ■ Protection of Regional Agricultural Resources POLICIES OS -2.1 Protect agricultural areas outside the City's SUDP from urban impacts. OS-2.2 Relieve pressures on converting areas containing large concentrations of "prime" agricultural soils to urban uses by providing adequate urban development land within the Merced City SUDP. GOALS • High Quality Recreational Open Space • Adequate Public Recreation Facilities • Comprehensive Urban Trail and Bike Path System POLICIES OS -3.1 Provide high - quality park and open space facilities to serve the needs of a growing population. OS -3.2 Maintain and expand the City's Bikeway and Trail System. OS -3.3 Maintain the City's existing high - quality open space facilities. OS -3.4 Develop a diverse and integrated system of park facilities throughout Merced Goal Area OS-4 0 en S ace` or Public Health`'& Sae `:.. ,. _ 5 •wg GOAL ■ A Safe Environment For Merced's Citizens POLICY OS4.1 Preserve open space areas which are necessary to maintaining public health and safety. :Goal Area'OS =S:', Conservafion of Resources GOALS • Conservation of Water Resources • Preservation and Protection of Soil Resources POLICIES OS -5.1 Promote water conservation throughout the planning area. OS -5.2 Protect soil resources from the erosive forces of wind and water. GOALS • Clean Air with Minimal Toxic Substances and Odor • Clean Air with Minimal Particulate Content • Effective and Efficient Transportation Infrastructure or Cnardinated and Cnanerative inter- Gnvernmental Air Oualitv Programs POLICIES SD -1.1 Accurately determine and fairly mitigate the local and regional air quality impacts of projects proposed in the City of Merced SD -1.2 Coordinate local air quality programs with regional programs and those of neighboring jurisdictions. SD -1.3 Integrate land use planning, transportation planning, and air quality planning for the most efficient use of public resources and for a healthier environment. SD -1.4 Educate the public on the impact of individual transportation, lifestyle, and land use decisions on II -vi Mfg Merced Vision 2015 General Plan Executive `SustairableDevelo inept AIr "Quab ,=- Contifsued; �,���s,;,F�,,;,sa :��.�';�;����K SD-1.5 Provide public facilities and operations which can serve as a model for the private sector in implementation of air quality programs. SD -1.6 Reduce emissions of PM10 and other particulates with local control potential. s GOALS: • A Diverse And Rich Historic and Cultural Resource Environment • A Long-Term Community Historic Preservation/Improvement Program POLICIES: SD -2.1 Identify and preserve the City's archaeological resources. SD -2.2 Identify and preserve the City's historic and cultural resources. Goal AreaSD- 3:`Ene Resources t GOAL ■ Sustainable Energy Resource Use in the City of Merced POLICIES SD -3.1 Promote the use of solar energy technology. SD -3.2 Encourage the use of energy conservation features and low- emission equipment for all new residential and commercial development. Ch4pter9 Goal Area H 1.. -New Affordable Housin Consfructioii:' , ._ ,i.h „ GOALS • Increase The Stock of Affordable Housing for Very Low, Low, and Moderate Income Households • Encourage A Mix of Housing Throughout the City To Meet The Needs of Different Income Groups • Encourage The Construction of Housing and Facilities To Meet Special Needs, Including Farmworkers, Homeless, Large Families, Seniors, And People With Physical Or Mental Disabilities POLICIES H -1.1 Support increased densities in residential areas. H -1.2 Review design standards to support affordable housing. H -1.3 Develop and implement an Affordable Housing Ordinance. H -1.4 Pursue joint development agreements. H -1.5 Provide priority review and permitting for affordable housing projects. H -1.6 Support the construction of second units. H -1.7 Pursue State and Federal funds for new housing construction. H -1.8 Support housing to meet special needs. H -1.4 Continue the `Build -A- House" Project with Merced College. Godl Arta H-2. Housili Ctinsei vatiouand'Rehab R666n GOAL B . Ensure Quality Affordable Housing through the Conservation and Rehabilitation of the Existing Housing Stock POLICIES H -2.1 Continue the City's Housing Rehabilitation Loan Program. H -2.2 Promote preventative maintenance and energy conservation in older housing units. H -2.3 Pursue State and Federal funds to support conservation and rehabilitation. H -2.4 Retain existing subsidized lower- income units. II -vii • 1I M • L� • Merced Vision 2015 General Plan y r d n INSHousing— Conttnued��� �, GOALS • Increase Homeownership Opportunities for Low and Moderate Income Groups • Provide Financial Assistance as Needed to Very Low and Low Income Renter Households POLICIES H -3.1 Provide downpayment assistance to qualifying homebuyers. H -3.2 Work with the Housing Authority to continue and expand Section 8 Programs. H -3.3 Explore the potential for an experimental rental assistance program for the homeless. H -3.4 Coordinate with local agencies to provide assistance to the homeless. H-3.5 Pursue State and Federal funds to assist affordability efforts. Goal Area Hjl! 'CI Coordiniton,' GOALS • Coordinate Innovative Housing Efforts with Private and Nonprofit Developers as well as Other Jurisdictions and City Departments • Ensure accountability and success of the Housing Action Plan POLICIES H4.1 Establish an Affordable Housing Community Fund. H4.2 Educate the public regarding affordable housing issues and programs. H4.3 This policy was deleted by City Council action on 11/4/96. H4.4 Support the City of Merced General Plan Update. H4.5 Periodically review and evaluate the Housing Action Plan. H4.6 Ensure that the City of Merced provides its fair -share of affordable housing. GOALS • A Quiet Environment • Sensitive Land Use Protected From Excessive Noise N -1.1 Minimize the impacts of aircraft noise. N -1.2 Reduce surface vehicle noise. N -1.3 Reduce equipment noise levels. N -1.4 Reduce noise levels at the receiver where noise reduction at the source is not possible. N -1.5 Coordinate planning efforts so that noise - sensitive land uses are not located near major noise sources. N -1.6 Mitigate all significant noise impacts as a condition of project approval for sensitive land use Chapter II ;, —safety Y F f / Y° $' t 49 MW' TP Cis 4 Jt '8^9+ GoalAreaSL'7'Dis' &ter.Pre aredness GOAL ■ General Disaster Preparedness POLICY S -1.1 Develop and maintain emergency re redness procedures for the City. II -viii r t �6 General Plan GOAL ■ Reasonable Safety for City Residents from the Hazards of Earthquake and Other Geologic Activity POLICIES 5 -2.1 Reduce the potential danger from earthquake and seismic- related activity from existing buildings where necessary. S -2.2 Encourage the improvement of all public facilities and infrastructure, such as natural gas, fuel, sewer, water, electricity, and railroad lines and equipment, with up-to -date seismic safety features. 5-2.3 Restrict urban development in all areas with potential ground failure characteristics. 'Goal Area � 3: Floodin" ` " " GOAL M A City Free From Other Than Street Flooding POLICIES 5 -3.1 Endeavor to remove most of the existing City, and the vast majority of the SUDP, from the 100 - year floodplain. 5 -3.2 Maintain essential City services in the event of flooding or dam failure. Goal ire ilrea Ste. '.FPr'otectton GOAL a Fire and Hazardous Material Safety for the Residents of the City and For Those Working in Fire Suppression POLICIES S4.1 Promote the concept of fire protection master planning with fire safety goals, missions, and supporting objectives for the community. S4.2 Maintain a reasonable level of accessibility and infrastructure support for fire suppression, disaster, and other emergency services. GoalAreaSS.; Air GOAL M A Safe Airport Environment Both Above and On the Ground POLICIES S -5.1 Continue to protect approach areas and control zones for both existing and future runway systems through land use regulations and property acquisition where necessary. 5 -5.2 Prevent the encroachment of potential hazards to flight within the Airport's airspace. Goal:4rea S 6 ,Gnme .:•.. x :r r.r .... , p; . .. GOAL ® Reduced Criminal Activity and An Increased Feeling of Safety and Security in the Community POLICIES 5-6.1 Provide superior community-based police services. 5-6.2 Provide services and personnel necessary to maintain community order and public safety. Goal Area S 9:' Hazardous Mat eaials t GOAL e Hazardous Materials Safety for City Residents POLICIES 5-7.1 Prevent injuries and environmental contamination due to the uncontrolled release of hazardous materials. 5 -7.2 Ensure that hazardous materials are cleaned up before a property is developed or redeveloped. II -ix • X61 0 Chapter I -- Introduction 1.1 What Will Merced Be Like in the Year 20157 ...................................... ............................... I -1 1.2 What is a General Plan? ....................................................................... ............................... 1-2 1.3 Legal Requirements ............................................................................. ............................... I -2 1.3. l Maps and Diagrams ................................................................... ............................... I -3 1.3.2 Goals, Policies and Actions ........................................................ ............................... 14 1.4 Organization of the Plan ...................................................................... ............................... I -5 1.4. l Plan Contents ............................................................................. ............................... 1-6 1.5 Specific Goals and Visions ................................................................... ............................... 1 -9 1.5. I Urban Expansion ....................................................................... ............................... 1 -9 1.5.2 Land Use .................................................................................... ............................... 1 -9 1.5.3 Transportation and Circulation .................................................. ............................... 1 -9 1.5.4 Public Services and Facilities ..................................................... ............................... 1-9 1.5.5 Urban Design ............................................................................. ............................... 1-9 1.5.6 Open Space, Conservation, and Recreation ................................ ............................... 1 -10 1.5.7 Sustainable Development ............................................................... ...........................1 -10 1.5.8 Housing ..................................................................................... ............................... I -10 1.5.9 Noise ......................................................................................... ............................... 1-10 1.5.10 Safety ....................................................................................... ............................... 1 -10 1.6 The General Plan Process .................................................................... ............................... 1 -10 1.7 Assumptions and Considerations ......................................................... ............................... 1-11 1.8 Planning Agencies ................................................................................... ...........................1 -12 1.8.1 Planning Agency Organization .................................................. ............................... 1 -12 1.8.2 Regional Planning Organizations ............................................... ............................... 1 -12 • 1.9 Merced in the Region ........................................................................... ............................... 1 -14 1.9.1 The San Joaquin Valley and Merced County .............................. ............................... 1 -14 1.9.2 General Physical Setting ............................................................ ............................... 1 -14 1.9.3 Historic Set ting .......................................................................... ............................... I -15 1.10 Administration of the General Plan .................................................... ............................... 1 -19 1.10. I Amendments to the General Plan ............................................. ............................... I -20 1. 10.2 Adoption of the General Plan ................................................... ............................... 1 -20 (6/6/97) 1-0 N 1.1 WHAT WILL MERCED BE children's children may enjoy the same LIKE IN THE YEAR 2015? high quality of life that we enjoy today. It has been projected that twenty million people will be added to California's population by the year 2015. A significant portion of this population growth is expected to find its way into the San Joaquin Valley. Merced, like many other Valley communities, must be prepared to respond to the challenges and changes that population growth pressures will bring to this area. Currently, Merced residents enjoy Merced's compact size, its small -town feeling, surrounding agricultural and open space land, the parks and historic structures, the beautiful tree -lined streets, the creekside bikeways, etc. These are the result of much effort on the part of concerned citizens and appointed and elected officials. These people looked at what the City was and decided what they wanted it to become. This is "planning " - -and what the Merced Vision 1015 General Plait is all about. It builds on the efforts and visions of the past and states the aspirations for the future. The challenge, laid down by those who have preceded us, is to guide our City's growth into the new millennium in such a manner that our children and our 1 -1 The Merced Vision 1015 General Plan envisions a growing community that preserves much of its small town flavor and social setting, a city that has an improved economy, adequate public services and cultural facilities, and a good overall quality of life for its residents. In 2015, people will have various transportation options. Parks and open spaces will link residential, commercial, and employment centers in such a manner as to provide an attractive pedestrian and bicycle alternative to driving. Convenient public transit systems will serve these areas as well. The future of Merced includes the 10th University of California Campus and connection to an improved rail system. The UC campus will provide a major educational resource to the City and its residents, and the improvements to the rail and highway systems will link Merced with all of the major metropolitan areas of the state. The Merced Vision 1015 General Plan anticipates these developments and contains policies and strategies for maximizing the benefits that they will bring to our community. 0 • • 26 `� • C� ! <sion 2015 1.2 WHAT IS A GENERAL PLAN? A General Plan for a city functions much as a constitution for a nation. It is a guiding framework for decisions. The General Plan is a statement of the community's vision of its long -term or ultimate physical form. Preparing the General Plan can be viewed as an activity which sharpens and focuses the many concerns of citizens within the community and provides structure by which these often conflicting concerns can be forged into a common vision for the future. By focusing attention on issues facing the community and placing them in an expanded time frame, the general plan helps citizens see their community as a complex system - -a living entity that grows and responds to problems and opportunities facing the community. Preparing a general plan serves the following purposes: • To enable the Planning Commission and City Council to reach agreement on long -range development policies; • To provide a basis for judging whether specific private development proposals and public projects are consistent with these policies; • To allow other public agencies and private developers to design projects that are consistent with City policies, or to seek changes in these policies through the General Plan Amend- ment process; • To identify the community's environ- mental, social, and economic goals; • To record the City's policies and standards for the maintenance and 1 -2 improvement of existing development and the location and characteristics of future development; ■ To provide citizens with information about their community and with opportunities to participate in the local planning and decision - making process. 1.3 LEGAL REQUIREMENTS California State law (Government Code Section 65302) requires all cities and counties to have an adopted general plan. This General Plan serves as the blueprint for the community's future growth and development. The General Plan must address certain issues which are directly related to and influence land use decisions. The City Council adopts the General Plan by ordinance as a legal document. The law specifies that each general plan address seven issue areas, known as "elements," which must be consistent with each other. The seven required elements are: 1) Land Use; 2) Circulation; 3) Open Space; 4) Conservation; 5) Housing; 6) Noise; and 7) Safety. Table 1.1 in Section 1.4.1 shows where each State general plan requirement is located within the Merced Vision 2015 General Plan. The plan must analyze issues of importance to the community, set forth policies for conservation and development, and outline specific pro- grams or actions for implementing these policies. City actions, such as those relating to the approval of development projects, zoning and subdivision ordin- ances, specific plans, and capital )5 improvements, must be consistent with the General Plan. The General Plan shall be utilized as a whole. One section is not to be used at the expense of others, but all of them shall be used together, with flexibility. Employed in this way, the General Plan becomes a powerful tool for ensuring consistency, of City actions, while remaining responsive to the changing needs of the times. When optional elements are added to the general plan, they have the same status as a mandated element, and no single chapter or subject supersedes the other. 1.3.1 Maps and Diagrams The Land Use Diagram is an integral part of the General Plan. The diagram graphically expresses the Plan's development policies by showing the desired arrangement and general location of land uses. The diagram is required to be consistent with the General Plan text under California Government Code Section 65302. To be useful to City officials, staff, and the public, the Land Use Diagram must allow anyone who uses the Plan to reach the same conclusion about the designated use of any property covered by the plan. Figure 3.1 is the City's Land Use Diagram and can be found in the map pocket at the back of this document. It presents the general distribution of the uses of land within the City of Merced and its SUDP (or growth boundary). The word "Diagram" is distinguished from "Map" in the context of a California Attorney General Opinion (67 OPS.CAL.ATTY. GEN.75 (3/7/84)) to provide a certain limited degree of t -3 Plan flexibility in applying the Land Use Designations (described in Sections 3.3.3 and 3.9 of the Land Use Chapter) to specific parcels of land. A "diagram" shows the approximate arrangement of and relationships between land uses rather than the precise location and detailed boundaries of land uses which a "map" (like a zoning map) would show. The Land Use Diagram and text together specify the number of people and dwelling units per net acre of land for each property planned for residences and the building intensity for all other proposed development. This building intensity is expressed in terms of a floor area ratio, which is the gross floor area permitted on a site divided by the total net land area of the lot. Other pertinent features of the Land Use Diagram include the locations of existing and proposed parks, public schools, and other public facilities such as fire stations. General plans also must contain a circulation element. This element shows the location and extent of existing and proposed thoroughfares, transportation routes, terminals, and other local public utilities and facilities, and correlates them with the land use element. Maps are needed to show location. Merced's Circulation Plan (Figure 4.1) shows current and proposed arterials, collector streets, and local streets as well as bikeways and rail lines (on separate maps). This roadway system has been tested against the planned level proposed in this plan and_ has been found to be adequate. 0 • E Pb�D 0 • Merced 1 ision 1015 General Plan Together, the Land Use Diagram and Circulation Plan graphically show the managed growth of the City for the next 20 years. The General Plan also contains other maps and diagrams that show various features of Merced and help illustrate various goals and policies of the General Plan. 1.3.2 Goals, Policies and Actions The heart of the General Plan is the set of integrated and internally consistent "Goals," .. Policies," and "Implementing Actions" in each chapter. Goals are long range; they state finished conditions - -the community's vision of what should be done and where. Policies and Implementing Actions are short to intermediate range. Policies state the City's clear commitment on how these Goals will be achieved. Implementing Actions carry out the Policies and are GOALS specific, such as defining land areas to be rezoned or bicycle lanes to be added. Together, Policies and Implementing Actions establish who will carry out the activities needed to meet the Goals as well as how and when the Goals will be met. Policies and Actions guide day -to- day decision - making, so there is continuing progress toward the attainment of Goals. Some Policies and Actions may need to be re- examined and revised during the course of the Plan. While not changing the basic desirability of the Goals, Policies, and Actions in the long term, they will be carried out when suitable resources are available. An example of how the Goals, Policies, and Implementing Actions are set forth in this plan can be seen below along with a definition of each: ■ Goal = A General, Overall, and Ultimate Purpose, Aim, or End Toward Which the City Will Direct Effort POLICIES I -1 Policy = A specific statement of principle or guiding action which implies clear commitment. A general direction that the City shall follow in order to meet its goals by undertaking specific action programs. It is assumed that each policy statement is preceded by the phrase, "The City shall.." Implementing Actions: I.La Implementing Action= An action, activity, or strategy carried out in response to adopted Policy to achieve a specific Goal. Following each Implementing Action is a statement clarifying its meaning or explaining the specific manner in which it will be carried out. 1-4 %31 1.4 ORGANIZATION OF THE PLAN The Merced Vision 2015 General Platt is an update, expansion, and reorganization of the 1981 General Plan. This general plan consists of three separate documents: 1) Merced Vision 2015 General Plan Executive Summary; 2) Merced Vision 2015 General Platt; and 3) Merced Vision 2015 General Plat: Program Environmental Impact Report (EIR), The Merced Vision 2015 General Plan Executive Summary provides a brief overview of the general plan with a summary of goals and policies (and implementing actions) for each subject area. The Merced Vision 2015 General Plan document is organized into eleven different chapters covering all the elements required by State law. Each chapter consists of text, diagrams, and other illustrations relating to an aspect of the City's growth and development. The text explains the issues and discusses them, then states Goals, Policies, and Implementing Actions. The seven man- dated elements are: ® Land Use (Chapter 3) ® Circulation (Chapter 4) w Open Space (Chapter 7) ® Conservation (Chapter 7) ® Housing (Chapter 9) ® Noise (Chapter 10) ® Safety (Chapter 11) Table 1.1 shows where each State general plan requirement is located within these chapters. 1 -5 201S General Plan Other issues are important to the City of Merced but are not required to be separate elements under State law. These issues - -Urban Expansion (Chapter 2), Public Facilities (Chapter 5), Urban Design (Chapter 6), and Sustainable Development (Chapter 8) - -are covered in additional chapters of the Merced Vision: 2015 General Plan, The Land Use, Open Space, and Con- servation Elements were last comprehensively updated in 1981. The Circulation Element was substantially amended in 1993, but still needed additional work to meet changing land use needs. These four elements, there- fore, have been comprehensively updated . and expanded with this general plan. The Housing Element was comprehensively updated (and certified by the State Housing and Community Development Department) in 1992, the Noise Element in 1993, and the Safety Element in 1995. Thus, these elements have simply been reorganized and edited to match the format of the other general plan chapters and have not experienced any significant modifications. (The one exception is the Noise Element where information relating to Castle AFB noise impacts have been eliminated due to the base's closure.) The Merced Vision 2015 General Plan Program EIR documents how the proposed plan will impact the environment in the sixteen subject areas required by the California Environmental Quality Act (CEQA). The EIR also evaluates three different growth alternatives and proposes mitigation measures to reduce environmental impacts. • • 0 )63 2015 General Plan • 1.4.1 Plan Contents The Merced Vision 2015 General Plan is organized into eleven chapters which address the following subjects: • Chapter 1 -- Introduction provides the context within which the Plan has been developed and describes its organization. • Chapter 2- -Urban Expansion sets forth the direction of future City growth. The goals, policies, and actions of this Chapter guide future urban growth away from important agricultural lands in the area and provide a framework within which future urban expansion policies can be developed for the UC Merced campus. • Chapter 3 - -Land Use contains the basic land use policies which will be • used to guide residential, commercial, and industrial development in the City. The "Urban Village" concept of mixed -use and circulation - friendly development is established as the City's primary new growth pattern in this chapter. • Chapter 4 -- Transportation and Circulation establishes policies and programs for development of an integrated municipal circulation and transportation system that accom- modates all modes of transit (automobiles, bicycles, rail, air, etc.). • Chapter 5 -- Public Services and Facilities addresses the public service and facility needs of an expanding municipal population and identifies strategies for meeting those needs. • Chapter 6- -Urban Design provides ideas, in addition to policies, on how . urban design concepts can be applied 1-6 in Merced to promote sustainable development and to maintain a high quality of fife. • Chapter 7 -- Open Space, Conserv- ation, and Recreation contains goals and policies for the development and maintenance of public and private open space areas in the City and for the future expansion of the City's park system. • Chapter 8-- Sustainable Develop- ment addresses the approaches for preserving the City's soil, water, wildlife, air, energy, and historic/ cultural resources. • Chapter 9 -- Housing contains policies and programs for assuring that safe and adequate housing is available to City residents. • Chapter 10- -Noise contains policies and programs focused on reducing urban noise levels. • Chapter 11- -Safety contains policies and programs addressing potential safety issues including seismic events, flooding, crime, fire, hazardous materials, and others. �6 1 Table 1.1 Relationship of General Plan Chapters to State - Mandated Elements 1 -7 0 0 • IN .. =:.SecLOa .. `� •:'P ea .' �'; -.= s .< <� : .MANDATED ELEMENTS " . LAND USE ELEMENT (Chapter 3) Distribution of Housing, Business, & Industry Figure 3.1 Map Holder Distribution of Agricultural Lands & Open Space Figure 3.1 Map Holder Standards of Population Density and Building Intensity 3.3.3; 3.9 36; 363 Land Use Diagram Figure 3.1 Map Holder Distribution of Recreation Facilities, Educational Figure 3.1 Map Holder Facilities, and Public Buildings and Grounds Flood Areas 11.3.4; 11 -19; Figures 11.5a & b 11 -22 & 11 -23 Future Solid and Liquid Waste Facilities 5.2.6 5 -8 Mineral Resources Not Applicable Not Applicable Timberland Preserve Zone Lands Not Applicable Not Applicable Implementation 3.4.4; 3.5.6; 3.6.3 3 -14; 3 -36; 3 -50 CIRCULATION ELEMENT (Chapter 4) Description of Existing System 43 46 Maps of Existing and Proposed Systems Figure 4.1 Foldout Map (after 42) Description of Proposed System 4.3; 4.4; 4.3.3 46; 4 -24; 4 -91 Major Thoroughfares and Transportation Routes 4.3.3; 4.3.4 4 -8; 4 -13 Terminals and Local Public Utilities and Facilities 4.3; 5.2.9 46; 5 -13 Implementation 4.6 4 -41 OPEN SPACE ELEMENT (Chapter 7) Open Space for Preservation of Natural Resources Goal Area OS -1 7 -16 Open Space for Managed Production of Resources Goal Area OS -2 7 -23 Ground Water Recharge 5.3.3; 7.6.6 5 -16; 7 -35 Agricultural Lands 7.2.1; 8.2.1; 8.5. l 7 -2; 8 -2; 8 -34 Open Space for Outdoor Recreation Goal Area OS -3 7 -25 Scenic, Historic, and Cultural Values Goal Area OS -1; 7 -16; 8.2.6 8 -15 Trails, Links, and Park and Recreation Access 4.3.8; 7.2.2; 4 -21; 7 -3 Open Space for Public Health and Safety Goal Area OS-4 7-31 Integration with California Recreational Trails System Not Applicable Not Applicable Action Program/Implementation 7.5; 7.7; 8.4 7 -16; 7 -36; 8 -21 CONSERVATION ELEMENT (Chapter 7) Forests, Rivers, and Wildlife 7.2.3; 8.2.3 7 -7; 86 Water 5.2.3; 7.2.4; 8.2.2 56; 7 -10; 8 -3 Soils 8.2.1; 8.5.1 8 -2; 8 -34 Flood Control 5.2.5; 11.3.4 5 -8; 11 -19 Archeological Resources 7.2.6; 8.2.6 7 -11; 8 -15 Harbors and Fisheries Not Applicable Not Applicable Minerals Not Applicable Not Applicable Air Quality 8.2.4; 8.5.2 8 -9; 8-41 Implementation 7.5; 8.4 7 -16; 8 -21 1 -7 0 0 • IN 0 • Table 1.1 (Continued) .^,,.�,•,'{''. - 'z^ ENEiZALp)ist�N..f h .- . bL�NDATED EI EMENTS two -w : ,N i `ter"/Seetioii '? .n =- HOUSING ELEMENT (Chapter 9) Assessment of Immediate Housing Needs 9.2.5 9 -29 Projected New Construction Needs 9.2.5 9 -29 Potential Housing Sites 9.2.6 9 -31 Map of Housing Sites 9.2.6 9 -31 Governmental Constraints 9.2.7 9 -38 Non - governmental Constraints 9.2.7 9 -38 Energy Conservation 9.2.8 9 -47 Quantified Objectives 9.3 9 -77 Implementation 9.3; 9-4 9 -58; 9 -78 Public Participation 9.1.4 9 -3 Progress on Housing Programs 9.2.9 9-48 NOISE ELEMENT (Chapter 10) Noise Sources 10.3 10 -11 Extent of Noise Problems in Community 10.3 10-11 Existing and Projected Noise Contours Figure 10.1; 10.3; 10 -3; 10 -11; 10.4.5 10 -30 Noise Attenuation Methods 10.1.2 10 -1 Implementation 10.2 10 -8 SAFETY ELEMENT (Chapter 11) Seismic and Geologic Hazards 11.3. I 11-11 Slope Instability/Subsidence 11.3.2 11 -14 Seiche and Dam Failure 11.3.3 11-17 Flooding 11.3.4 11 -19 Fire Hazards and Peak Water Supply 11.3.5 11-25 Emergency Response and Evacuation 11.1.2; 11.3.5 11 -1; 11 -25 Hazardous Materials 11.3.8 11 -36 Implementation 11.2 11 -3 1 -8 A 1.5 SPECIFIC GOALS AND VISIONS The Merced Vision 2015 General Plwj aims to achieve the following Goals, organized by chapter: 1.5.1 Urban Expansion 0 A Compact Urban Form 0 Preservation of Agriculturally Significant Areas 0 Efficient Urban Expansion 1. 5.2 Land Use Residential & Neighborhood Development 0 A Wide Range of Residential Densities and Housing Types 0 Preservation and Enhancement of Existing Neighborhoods 0 Pedestrian- Friendly Residential Environments 0 A Sense of Community Economic Development 0 Increased Employment Opportunities for the Citizens of Merced 0 A Diverse and Balanced Economy 0 High Quality Industrial Areas 0 Ready Access to Commercial Services Throughout the City 0 A Revitalized Downtown Area Urban Growth and Design 0 Living Environments which Encourage People to Use a Variety of Transportation Alternatives o Self- sustaining, Mixed -Use, Pedestrian- Friendly Villages L5.3 Transportation and Circulation Streets and Roads o An Integrated Road System that is Safe and Efficient 1 -9 Merced Vision 1015 o A Circulation System that is Convenient and Flexible 0 A Circulation System that Minimizes Adverse Impacts upon the Community Alternative Transportation 0 An Efficient and Comprehensive Public Transit System 0 A Comprehensive System of Safe and Convenient Bicycle Routes 0 A Comprehensive System of Safe and Convenient Pedestrianways 0 Air and Rail Systems that Provide Safe and Convenient Service to the Community I.S.4 Public Services and Facilities 0 Maintenance and Improvement of Merced's Existing Infrastructure. 0 New Development Which Includes a Full Complement of Infrastructure and Public Facilities 0 Efficient and Cost - Effective Public Service Delivery 0 A Community Reasonably Safe From Crime and Fire 0 Adequate Water, Wastewater, and Storm Drainage Systems 0 Adequate School Facilities for All Students in the Merced Urban Area 0 Support for Cultural and Community Services that Improve and Maintain the Quality of Life for the Residents of Merced L S.5 Urban Design 0 Integrated Urban Form 0 A Unique Community Image 0 Transit Oriented Community Design 0 Attractive Neighborhoods and Districts • 0 • �) Merced Vision 2015 General Plan • 1.5.6 Open Space, Conservation, and Recreation ♦ Maintenance ofMerced's Biological Resources ♦ A High - Quality, Expanding Urban Forest ♦ Preservation of Scenic Corridors and Resources ♦ Improvement and Enhancement of Water Quality ♦ Protection of Regional Agricultural Resources ♦ Adequate Public Recreation Facilities ♦ Comprehensive Urban Trail and Bike Path System L5.7 Sustainable Development ♦ Clean Air With Minimal Toxic Substances and Odor ♦ Coordinated and Cooperative Inter - Governmental Air Quality Programs ♦ A Diverse and Rich Historic and Cultural Resource Environment ♦ Sustainable Energy Resource Use in the City of Merced L 5.8 Housing ♦ Increase the Stock of Affordable Housing ♦ Encourage a Mix of Housing Throughout the City to Meet the Needs of Different Income Groups ♦ Conservation and Rehabilitation of the Existing Housing Stock ♦ Increase Homeownership Opportunities ♦ Coordinate Innovative Housing Efforts I. S.9 Noise ♦ A Quiet Environment • ♦ Sensitive Land Uses Protected From Excessive Noise 1 -10 1. S.10 Safety ♦ General Disaster Preparedness ♦ Reasonable Safety for City Residents from the Hazards of Earthquake and Other Geologic Activity ♦ A City Relatively Free From Flooding ♦ Fire and Hazardous Material Safety ♦ A Safe Airport Environment Both Above and On the Ground ♦ Reduced Criminal Activity and an Increased Feeling of Safety and Security in the Community 1.6 THE GENERAL PLAN PROCESS The City of Merced began formally looking toward its future growth and development beginning in 1959 with the adoption of its first general plan. Comprehensive general plan updates took place in 1968 and 1981. In 1990, the Merced 2030 process (Section 2.2.2) looked 40 years into the future and foresaw a community growing to the north and northeast around Lake Yosemite in a series of self - contained "villages." In 1992, the North Merced Conceptual Land Use Plan sketched out a series of these villages for a 20 -year study area. The decisions made during these two long -range planning efforts guided the preparation of the Merced Vision 2015 General Plan. The General Plan process itself began in August 1992, with the formation of the City of Merced General Plan Citizens Advisory Committee. This committee of 20 to 25 members is made up of ordinary citizens representing a broad cross - section of the community. These citizens �O have devoted much time and effort to reviewing the General Plan through its various stages of development and offering their advice on how certain issues should be addressed. In addition, public forums were held at various stages in the process to give all citizens of the community the opportunity to express their views on general plan issues and to offer advice on which issues needed to be addressed as a high priority. Other highlights of the process include: • In August 1992, the General Plan Technical Advisory Committee was formed, made up of staff representatives from various City, County, and State agencies, to provide input on the plan; • Updates of the Housing, Noise, and Safety Elements in 1992, 1993, and 1995 respectively are completed as well as an interim update of the Circulation Element in 1993; • A series of public forums to discuss the issues are held, starting in October 1993 and ending in February 1997; • Several joint City Council/Planning Commission study sessions are held starting in January 1994 and ending in February 1997; • In 1994, The City of Merced Commercial and Industrial Land Study (1994- 2010), an important background study to the general plan, is completed and undergoes extensive public review; • In July 1996, draft Merced Vision 2015 General Plan documents and the Program Environmental Impact Report (EIR) are completed and made available to the public; t -t 1 2015 General • From July 1996 to March 1997, the Merced Vsion 2015 General Plan is reviewed by various City and County decision makers, state and federal agencies, civic and cultural organ- izations, business groups, and ordinary citizens; • In March and April 1997, public hearings before the Planning Commission and City Council are held. The result of this effort is the Merced Nsion 2015 General Plan, built upon the ideas of Merced's residents and looking towards a bright future of growth and prosperity, new opportunities, and new challenges. 1.7 ASSUMPTIONSAND CONSIDERATIONS The Merced Nsion 2015 General Platt relies on several assumptions regarding existing and anticipated future conditions within Merced's growth area, otherwise known as the Specific Urban Development Plan (SUDP). Specifically, these assumptions are: 1) The 10th University of California (LTC) campus will be developed in the vicinity of Lake Yosemite on the northeastern edge of the Merced growth boundary or SUDP. 2) Future population growth in the Merced growth area will approach 145,000 by the year 2015 and 240,000 by the year 2035. 3) In order to accommodate efficient levels of service delivery, regional urban development (residential, commercial and industrial) will be focused within the Merced City's growth area (SUDP) and not in the • • � tl • unincorporated areas surrounding the City. 4) The average household size in the SUDP will remain at approximately three people per dwelling unit. 5) To accommodate the future growth of the City's SUDP, the plan will need to accommodate approximately 47,000 housing units (roughly double the number in the urban area in 1995). 6) To accommodate future growth, sufficient land area will need to be set aside to support approximately 38,000 employment opportunities within the City's growth area. 7) Projected growth estimates will occur within the planning time - frames (20 years). If some of these events do not occur within the next 20 years, the General Plan goals and policies will need to be reevalutated in light of changing conditions. 1.8 PLANNING AGENCIES 1.8.1 Planning Agency Organization The Merced Vision 2015 General Plan was prepared by the City's Future Planning Division, which is a division of the Development Services Department. The Development Services Department is made up of Future Planning, Current Planning/One -Stop Application Pro- cessing, Engineering, and Inspection Services. The Future Planning Division is under the direction of the City Planner, who reports directly to the Development Services Director/ Assistant City Manager. • Since the plan addresses many different issues, it has been developed in close 1 -12 cooperation with other City departments, (especially the Engineering and Leisure Services divisions), Merced County, the Merced County Association of Govern- ments (MCAG), and many other local, state, and federal agencies. 1.8.2 Regional Planning Organizations • Merced County Association of Governments (MCAG) MCAG was established in 1967 by a joint powers agreement among the Cities of Atwater, Dos Palos, Gustine, Livingston, Los Banos, Merced, and the County of Merced. Its goal is to provide and promote intedurisdictional planning. The agency's primary focus is regional transportation planning and advocacy for highway, bikeway, and transit projects. Other services include community planning, environmental planning, and providing technical planning services to member jurisdictions. MCAG's Governing Board, comprised of representatives from each city and the County, also approves policies and programs for the operation of the County's land- fills and source reduction and recycl- ing programs. • San Joaquin Valley Vnied Air Pollution Control District (&lVUAPCD) The SJVUAPCD, formed in 1991, has jurisdiction over air quality matters in the San Joaquin Valley Air Basin, made up of eight member counties (San Joaquin, Stanislaus, Merced, Madera, Fresno, Kings, Tulare, and Kern). The district oversees the regulation of stationary sources of pollution (industrial processes, etc.) and the implement- a15 ation of transportation control measures aimed at reducing pollution from mobile sources (automobiles, etc.). The district also adopts air quality attainment plans, reviews local agency California Environmental Quality Act (CEQA) documents, and suggests mitigation measures to reduce air quality impacts. In 1994, the district adopted Air Quality Guidelines for General Plans to encourage local communities to adopt air quality policies as part of their general plans. u Castle Joint Powers Authority (JPA) The Castle JPA was formed in 1991 by Merced County and the cities of Atwater and Merced as a multi - jurisdictional authority responsible for planning the civilian reuse and development of Castle Air Force Base and for managing closure and post - closure activities. The JPA consists of two appointed members from each of the three governing bodies of Atwater, Merced, and Merced County with the chairmanship rotating on an annual basis. e Local Agency Formation Commission ( LAFCO) LAFCO's were created by the State in 1963 in order to oversee the growing complexity of overlapping, local governmental jurisdictions. Each county in the State has its own LAFCO. LAFCO's are responsible for coordinating logical and timely changes in local government bound- aries (annexations), conducting special studies which review ways to reorganize and streamline govern- mental structure, and preparing "Spheres of Influence" or ultimate 1 -13 Merced Vsion 2015 growth boundaries (see Section 23.2) for each city and special district in each county. In Merced County, LAFCO is made up of five members- - two representatives chosen on a rotating basis from among the six cities in the county, two members of the Merced County Board of Supervisors, and one public member chosen by the other four members. • Merced Irrigation District (MID) MID is a special district organized and operated under the California Water Code and locally controlled by a Board of Directors elected by voters living within the district boundaries. The district boundaries encompass approximately 250,000 acres in eastern Merced County, including the cities of Merced, Atwater, and Livingston, within a larger Sphere of Influence of 500,000 acres. Its primary function is to supply irrigation water to lands in the district as well as deal with drainage, power generation, flood control, and recreation issues. • Caltrans, District 10 The mission of the California Department of Transportation (Cal - trans) is to "provide leadership on major transportation issues while working with other governmental jurisdictions to plan, develop, manage, and maintain a safe and efficient transportation system." The state is divided into twelve planning districts. Merced County is in - District 10, which also includes the San Joaquin Valley counties of San Joaquin and Stanislaus, five mountain counties (Alpine, Amador, Calaveras, Mariposa, and Tuolumne), and Solano County in the Bay Area. is 2' E E 0 Vision 2015 General Plan 1.9 MERCED IN THE REGION Located in the heart of the San Joaquin Valley, the City of Merced is the Merced County seat as well as the retail com- mercial center for the surrounding region. Known as the "Gateway to Yosemite' because of its historic and current status as a stopping place for visitors on their way to Yosemite, Merced is just 80 miles from the national park. Merced is approximately 150 miles southeast of San Francisco and is one of a chain of cities located along State Highway 99. Highway 99 is one of the two main north -south arteries connecting Southern California to the Pacific Northwest region. The City of Modesto is located 40 miles, Stockton 65 miles, and Sacramento 100 miles to the north of Merced along Highway 99. The City of Fresno is 55 miles and Bakersfield is 165 miles to the south along Highway 99. 91.pAl.n San FrYCl.ea' �� O..MM MO W. TuA.tic 8.n bN * MERCED 9ux. t Hwv W wM.om... 'ori 5.9u. 45 MOnivay Fgpq Figure 1.1 Regional Location 1 -14 1.9.1 The San Joaquin Valley & Merced County The City of Merced is located near the geographic center of the County of Merced which is located in California's San Joaquin Valley (part of the greater Central Valley) along the western slope of the Sierra Nevada mountain range. The County of Merced is bounded on the north by Tuolumne and Stanislaus Counties, on the east by Mariposa County, on the south by Fresno and Madera Counties, and on the west by Santa Clara and San Benito Counties. Merced County, covering about 1,031 square miles, had a 1995 population of 202,789. 1.9.2 General Physical Setting The City of Merced's 1996 city limits are generally bounded on the west by State Highway 59 and the El Capitan Canal, and to the east by McKee Road. The northerly City limits include Fahrens Park and Merced College, while the southerly City limits are generally bounded by the Merced Municipal Airport and Childs Avenue, and by State Highway 99 in Southeast Merced. In 1995, the City of Merced covered 16.96 square miles and had a population of 61,712. The City of Merced is approximately four miles long from north to south and four miles at its widest point from east to west. The northern portion of the City is characterized by gently rolling terrain, while the southerly portion is relatively flat. The northern, western, and eastern portions of the City contain a number of creeks and canals including Bear Creek, Black Rascal Creek, Fahrens Creek, and Cottonwood Creek. Lake Yosemite is located approximately three miles north )I1 and east of the City. The City of Atwater and Castle Airport Aviation and Development Center are located approx- imately four miles northwest of the City. 1. 9.3 Historic Setting In 1994, the City of Merced celebrated "50 Years of Modem Planning" in the city. Planning of the city, however has a long tradition of visionary thinking dating back to the early 1870's. From its humble origins on the banks of Bear Creek up to the present, the City of Merced has been endowed with leadership and a strong community commitment which has resulted in the development of a city that is seen by many as a model of how urban development should occur in the San Joaquin Valley. Early development in the San Joaquin Valley was driven by the development of the Central Pacific Railroad. Today, most of the major cities in the Valley are located along this historic rail line. Transportation corridors were a major influence in the growth and development of San Joaquin Valley communities and Merced is no exception. 1 -15 Merced Vision 2015 General Plan In 1871, Charles H. Huffman was locating townsites along the new railroad line. Huffman oversaw the laying out of the new city's grid type street system oriented along the alignment of the new railroad line. As a result, the older parts of Merced between Bear Creek and the Central Pacific Railroad line are along a southeast/northwest trending angle. Initial lot sales for the new city took place in early 1872, and within a few months several buildings were constructed or under construction. The general layout of the new city focused on the railway with the original El Capitan Hotel serving as a primary entry point into the City. In the 1870's, the City served as an entry point to the gold mining industry of the region. Later, as Yosemite Valley became world renowned, Merced became an important gateway to Yosemite National Park. Along with transportation, economics also played a major role in shaping the features and future of Merced. Perhaps one of the most profound influences on the design and growth of the City after its founding in 1871 was the relocation of the Merced County seat of government from Snelling to Merced. The Central Pacific Railroad offered four city blocks to the new county government for development of a new county courthouse. The new courthouse, dedicated in 1875, was oriented towards the railroad line and connected to the railroad by Courthouse Avenue (now 'W' Street) lined with palm. trees. Early planners envisioned Courthouse Avenue and Huffman Avenue ( "M" Street) as the main business section of the new city, but u E 0 S 0 • General Plan development occurred on the less expensive lots near the tracks along Main and Front (16th) Streets. Merced's commercial and industrial districts were well established by 1875. Commercial establishments located on the north side of Front Street with hotels, stables, and small stores situated on Main Street behind the Front Street business district. The railroad depot, warehouses, and other industrial buildings were located along the tracks. Water was supplied to this area by a large elevated water tank near Main and "M" Streets. Merced had three distinctive residential districts after only three years of existence. Most of Merced's residences were located on 18th and 19th Streets between J and M Streets and on the eastern end of Main Street. The first prestige neighborhood in Merced was "Little Snelling," settled by former residents of the old county seat. Little Snelling was located south of the tracks across from the El Capitan Hotel, between N and O on 14th and l5th Streets and included elaborate homes. Chinatown, a compact self - sustaining community, was located one block to the east of Little Snelling, but was built at a higher density and included a mix of homes and businesses and a Buddhist Temple (or Joss House). Early churches and school facilities were developed in the vicinity of the new courthouse. The new city grew rapidly in the ensuing years, reaching a population of 1,525 by 1880 and 2,009 by 1890. By 1888, the city had a street light system, and Lake Yosemite was constructed and supplied the city with water by 1889. By 1896, electrical 1 -16 r Main Street —circa 1910 power was being supplied to domestic and commercial customers by the Merced Falls Gas and Electric Company. The community's educational system was enhanced by the construction of Merced's first public high school in Courthouse Park in 1897. Merced was incorporated as a sixth class charter city on April 1, 1889. The new city consisted of 1,700 acres bounded by Bear Creek to the north, G Street to the east, Childs Avenue to the south, and West Avenue to the west. In the late 1890's, transportation again had a major impact on the urban design of Merced. The San Francisco and San Joaquin Valley Railroad was granted a right -of -way through Merced. The railroad was given the use of 24th Street in the hope that the competition would force the Southern Pacific to lower its exorbitant freight rates. A station was built along the newly laid tracks near K Street in 1896. The elevated road bed may have retarded growth in northern Merced by greatly reducing access to this area, which remained rural in character until the 1920's. The railroad later became part of the Atchison, Topeka, and Santa Fe in 1900. all After the turn of the century, growth in the city was relatively modest. The most significant residential development was the opening of the Bradley addition in 1903, located on an extension of 21st Street to the east of the canal which ran down G Street, a street that marked the eastern boundary of the original town plan. Large 10 to 20 acre parcels with large homes were characteristic of this area. Improvements in public services and utilities initiated during this period include the establishment of a sewer system (1901), the replacement of boardwalks and dirt paths with concrete sidewalks (1903), the construction of a new county hospital (1903), the addition of paved streets (1906), and the establishment of 24 -hour electric service (1907). Main Street —circa 1930 f. Another significant transportation feature changed the growth characteristics of the city with the construction of the Yosemite Valley Railroad (1905- 1907). The station was located off the end of Main Street in the present day Westgate Shopping Center while the roundhouse and support facilities were situated where Fremont School stands today. The 1 -17 1015 General tracks, laid down the middle of R Street, may have impeded growth in the west end of Merced, which did not develop until after the removal of the tracks in 1946. The choice of Merced as the headquarters of the new railroad brought jobs to the City, increasing the demand for goods and services, and may have been a factor in the surge of both commercial and residential development that took place prior to World War I. During the 1920's, Merced's residential districts expanded west to the Yosemite Valley railroad tracks on R Street, east to G Street, and north to Bear Creek, filling in much of the area between the Santa Fe tracks and the creek. By 1930, Merced's population had increased to 7,066. With the opening of the Yosemite Highway (Highway 140) in 1926, 16th Street began to develop in response to increased automobile traffic. As a result, motels, restaurants, and automotive - related businesses were built along this stretch. In the 1940's, Merced continued to change and grow, reaching a population of 10,000 in 1940. Significant residential growth occurred in Central and South Merced. Merced Airport and Merced Air Field (renamed Castle Air Field in 1947) in nearby Atwater were established in 1942. In 1944, the City's first Planning Commission was appointed. The City's first annexation since its incorporation in 1889 took place in 1946 with the addition of 480 acres east of G Street and south of Bear Creek. The years following World War II brought more expansion and with it the need for more planning. The City • 0 a)b 0 0 Vision 1015 General Charter was adopted in April 1949, the City adopted its first zoning ordinance in 1950, and its first general plan and redevelopment project (15th Street) in 1959. The City expanded to the east with the first annexation in the East Merced Industrial Area in 1957 as well as to the north with the first annexation north of Bear Creek. The first annexation south of Childs Avenue occurred in 1958 and in southeast Merced in 1954. By 1960, the City's population had reached 20,000 and growth was beginning to boom in North Merced. Merced Junior College was established in 1962 and annexed in 1964. The Merced Mall opened in 1969 in the City's first planned development. Single - family residential growth occurred east of G Street and north of Olive. JI The City adopted its first major general plan update in 1968, which signaled a change from the previous mainly east - west growth orientation along Highway 99/16th Street to the north -south growth pattern seen today. This plan actually foresaw the need for a University of 1 -18 California campus in the Valley and thought Merced would be competitive in attracting such a campus. Twenty -seven years later, the UC Regents finally agreed! Another major change that would alter Merced's growth pattern also took place in the 1960's. In 1960, the elevated Highway 99 was constructed along 13th Street, effectively dividing South Merced from the downtown and creating three distinct sub -areas of Merced - -1) North Merced, north of Bear Creek; 2) Central Merced, between Bear Creek and Highway 99; and 3) South Merced, south of Highway 99. In 1971, a special census showed almost 27,000 people living in Merced. In 1973, the Airport Industrial Park was opened, Redevelopment Project Area No. 2 (Downtown) was established, and the Western Industrial Area was annexed. Throughout the 1970's and 1980's, the City's Creekside Bicycle Path system developed and Merced continued to grow. By 1980, Merced's population reached 37,000. A second major general plan update was adopted in 1981. This effort established an official urban growth boundary that directed Merced's growth primarily to the north and south to avoid prime agricultural lands and areas subject to high flood levels to the City's east and west. From 1980 to 1990, the City experienced a significant surge in residential construction activity, cumulating in the addition of 4,000 new dwelling units. Also during that ten -year period, Merced's Southeast Asian population grew from 570 in 1980 to 8,000 in 1990, an increase of over 1,300 percent. By 1990, the nationwide recession slowed down Merced's residential construction activity. However, the residential growth of the preceding decade precipitated a significant amount of commercial construction from 1992 to 1994. This included the addition of many new large discount stores, such as Costco, Walmart, Orchard Supply, etc. In response to growth projections that anticipated a population of up to 250,000 people by 2030 (a five fold increase), the City embarked on a 40 -year growth study, Merced 2030: How Should We Grow ?, in 1990. (See Chapter 2, Section 2.2.2 for details.) As a result of this study, the City established a `pillage" growth pattern for the ensuing 40 years and directed growth to occur primarily to the north and northeast around Lake Yosemite. In 1995, Merced's population stood at 61,712, and Lake Yosemite was selected as the site for the next University of California campus! This selection brings with it many challenges and opportunities, which will no doubt change the face of this community over the next 20 to 40 years. Within this planning context, the Merced Vision 2015 General Plan establishes a vision of what that future Merced will be like. This plan is intended to maintain the foresight practiced by the early citizens and leaders of Merced which resulted in Merced being considered a "Special Place" by most residents and visitors. 1 -19 Merced Vision 2015 General Plan 7 5 1 ,. j 1 Bob Hart i 1.10 ADMINISTRATION OF THE GENERAL PLAN Once adopted, the General Plan does not remain static. State law permits up to four General Plan amendments _ per mandatory element per year (Govern- ment Code 65358[b]). Most amend- ments propose a change in the land use designation of a particular property. As time goes on, the City may determine that it is necessary to revise portions of the text to reflect changing circumstances or philosophy. State law provides direction on how cities can maintain the plan as a contemporary policy guide by requiring the Planning Department to report annually to the City Council on "the status of the plan and progress in its implementation" (Government Code 65400[b]). Since the adoption of the 1981 General Plan, the City Planning Commission and City Council have held a "General Plan Annual Review" each May to serve this purpose. In addition, the City should comprehen- sively review the General Plan every five years to determine whether it is still in • l U��. 0 0 • rision 2015 General Plan step with community values and con- ditions. The Housing Element (last updated in 1992) has a set schedule for review, generally every five years, based on State law. In 1996, the State revised this schedule and Merced's Housing Element will next need to be updated in 2001. 1.10.1 Amendments to the General Plan Amendments to the General Plan may be initiated by the Planning Commission, City Council, City staff, or the general public. Detailed information on the procedure, timing, and costs for amend- ments is available from the City Planning Division. All amendments require application to the City and public hearings before the Planning Commission and City Council. Environmental review in accordance with the provisions of the California Environmental Quality Act also will be required for every General Plan Amendment. California case law has found that any decision on a General Plan Amendment should be supported by findings of fact. These findings are the rationale for making a decision either to approve or deny a project. While specific findings may be applied on a project -by- project basis, at least the following standard findings should be made for each General Plan Amendment: 1) The proposed amendment is in the public interest. The proposed amendment is consistent and compatible with the rest of the General Plan. 2) The potential effects of the proposed amendment have been evaluated and have been determined not to be 1 -20 detrimental to the public health, safety, or welfare. 3) The proposed amendment has been processed in accordance with the applicable provisions of the California Environmental Quality Act and the California Government Code. 1.10.2 Adoption of the General Plan The Merced Vision 2015 General Plan was recommended for approval by the General Plan Citizens Advisory Committee on November 19, 1996 and by the City Planning Commission on March 19, 1997 (Resolution #2409). The General Plan was adopted by City Council Resolution #97 -23 on April 7, . 1997. The most current, official copy of the Land Use Diagram is on display at the Future Planning Division offices at the Merced Civic Center. A list of amendments and revised text reflecting those amendments and copies of the entire General Plan are available at the Planning Division and may also be reviewed at the Merced County Library. 0 • Chapter 3 --Land Use 3.1 Introduction and Aut horization ............................................................ ............................... 3 -1 3.2 Setting .................................................................................................... ............................3 -3 3.3 Land Use Plan Implementat ion ............................................................ ............................... 34 3.3.1 The Land Use Diagram .............................................................. ............................... 3.4 3.3.2 Land Use Development Capacity ................................................ ............................... 3-1 3.3.3 Summary of General Plan Land Use Designat ions ...................... ............................... 3-6 3.3.4 Development Review Process ..................................................... ............................... 3 -10 3.4 Residential Neighborhoods ...................................................................... ...........................3 -11 3.4.1 Background & Scope .................................................................. ............................... 3 -11 3.4.2 Housing Element ....................................................................... ............................... 3 -11 3.4.3 Neighborhood Preservation ............................................................ ...........................3 -12 3.44 Residential Neighborhood Goals, Policies, and Act ions ........... ............................... 3 -I4 3.5 Economic Environment ........................................................................... ...........................3 -21 3.5.1 Background & Scope .................................................................. ............................... 3 -21 3.5.2 Issues Affecting Industrial Development .................................... ............................... 3 -22 3.5.3 Issues Affecting Commercial Development ................................ ............................... 3 -25 3.5.4 Economic Development ............................................................ ............................... 3 -32 3.5.5 Commercial and Industrial Employment Corridors .................... ............................... 3 -34 3.5.6 Commercial and Industrial Goals, Policies, and Actions .......... ............................... 3 -36 3.6 Urban Growth and Design ................................................................... ............................... 3-47 3.6.1 Mixed Uses .................................................................................... ...........................3 -47 3.6.2 Merced's Urban Villages ............................................................ ............................... 3-47 3.6.3 Urban Growth and Design Goals, Policies, and Actions ........... ............................... 3 -50 3.7 Specific Plans/Master Development Plans ............................................ ............................... 3 -54 3.7.1 Fahrens Park Specific Plan ......................................................... ............................... 3 -54 3.7.2 Campus North Specific Plan ...................................................... ............................... 3 -54 3.7.3 Northeast Yosemite Specific Plan ............................................... ............................... 3 -54 3.7.4 Bellevue Ranch Master Development Plan ................................. ............................... 3 -59 3.7.5 Proposed Specific Plans .............................................................. ............................... 3 -59 3.8 Issues for Future Study ......................................................................... ............................... 3 -62 3.8.1 Year 2015 to 2030 Expansion Area ............................................ ............................... 3 -02 3.8.2 U.C. San Joaquin (Merced) Joint Planning Area ........................ ............................... 3-63 3.8.3 Mission Avenue Corridor ........................................................... ............................... 3 -03 3.9 General Plan Land Use Designations .................... :............................................................. 3-63 3.10 Appendix ............................................................................................... ...........................3 -75 3.10.1 Residential Land Needs ............................................................ ............................... 3 -75 3.10.2 Commercial and Industrial Land Needs .................................... ............................... 3 -77 (5/29/97) 3-0 ,)5 3.1 INTRODUCTIONAND AUTHORIZATION The Land Use Chapter of the Merced Vision 2015 Getteral Plan establishes land use goals and policies, supported by implementation actions, for the manner in which new development will occur and existing uses and resources will be preserved in the City of Merced. The future land use configuration of the City will be shaped through the implementation of this chapter. Since it regulates how land is to be utilized, most of the issues and policies contained in all other plan chapters are integrated and synthesized by this chapter. Goals, policies and action programs of the Land Use Chapter are intended to support and reinforce the current quality of life in the City. The Chapter accom- plishes this through the Land Use Diagram, narrative text, and quantifying tables. The key element of Land Use policy is the General Plan Land Use Diagram (Figure 3.1 -- included in a pocket at the back of this document), which depicts the location of the permitted type and. density/intensity of all land uses within Merced's SUDP. The land use policies contained in this Plan establish order and focus for the City's 3 -1 land use pattern and provide the framework for future land use planning and decision making in the City of Merced. Government Code Section 65302(a) requires that a General Plan include a Land Use Element which designates the "general distribution and general location and extent of various types of land uses." The Land Use Element also needs to include a statement of "the standards of population density and building intensity" for the various districts and other territory covered by the General Plan. The Merced Vision 2015 Getteral Plan Land Use Chapter covers four major issue areas: 1) Residential Neighborhoods (Section 3.4)-- dealing with the preservation of existing neighborhoods and future neighborhood planning; 2) Economic Environment (Section 3.5) -- covering economic development and commercial and industrial land uses; 3) Urban Growth and Design (Section 3.6)- outlining mixed -use and transit- oriented concepts to be applied in the City's new growth areas; and 4) Specific Plans/Master Development Plans (Section 3.7)-- discussing the City's four adopted and four proposed specific plans. is Li 0 Figure 3.2 ti 1 1 ML i I I I I I Proposed Sphere of Influence and - Specific Urban Development Plan (SUDP) 3 -2 3.2 SETTING The Merced City expanded Sphere of Influence encompasses approximately 35,000 acres (or 55 square miles), covering the City of Merced, the City's expanded Specific Urban Development Plan (SUDP) area, the County Rural Residential Centers west of Lake Road, and the Joint City /County/UC Planning Area. Other areas that were not considered for urban development are also included because of their relationship to major transportation corridors. The expanded SUDP area includes 20,540 acres and is generally bounded by a line 1/2 mile north of Old Lake Road to the north, Parsons Avenue and McKee Road to the east, Mission Avenue to the south and Highway 59 and Thornton Road to the west. (Figure 3.2 illustrates the City's expanded Sphere of Influence and SUDP). Regional access to the City is provided by State Highways 99, 59, and 140. Highway 99 is a major roadway linking southern California with the northern portions of the state and the Pacific Northwest, Highways 140 and 59 provide linkages to Interstate 5, another north -south transportation corridor in the state. Highway 140 to the east also serves as one of the principal access points to Yosemite National Park and the Sierra recreation areas to the east. The City of Merced was founded as an agricultural community and continues to be an important agricultural center. It also serves as the Merced County seat of government and a regional service center, providing a variety of retail goods 3 -3 Merced Vsion 2015 General Plan and services, health care services, etc. for the surrounding area. In 1992, a land use/zoning inventory of the City disclosed that 4,500 acres (42 %) of the incorporated City area was designated for low- density residential uses. Multi- family residential uses occupied an additional 900 acres (8 %) in the City. Industrial land occupied 1,750 acres (16 %) with commercial areas occupying an additional 900 acres (8 %). Planned developments with a mixture of commercial and residential uses occupied 1,200 acres (11 %). Parks and open space occupied an additional 1,500 acres (14 %) with the balance of the area (1%) used for public uses such as streets and . roads, public buildings, etc. See Figure 3.3. Figure 3.3 City of Merced Land Use Distribution 1992 0 tt% sr 14% o 1% 08% ® 18% ■ 42% 08% ■ Single - Family Residential 0 Mufti- Family Residential ®Industrial O Commercial ® Mixed — Residential & Commercial * Parks and Open Space O Public • • d� 0 u Merced trsion 2015 General Plan Ch ap'ter'3 =L and' Use :. . 3.3 LAND USE PLAN public schools, and other public facilities IMPLEMENTATION such as fire stations. The Land Use Element is implemented primarily by means of the development review process and the required general plan consistency findings which are required for various types of discretionary development permits in California. 3.3.1 The Land Use Diagram The City's Land Use Diagram (Figure 3.1), which is attached separately at the back of this document, is an integral part of the General Plan. The Land Use Diagram presents the proposed general distribution of the uses of land within the City of Merced and its SUDP. The word "Diagram" is distinguished from "Map" in the content of a California Attorney General Opinion (67 OPS.CAL.ATTY. GEN.75 (3/7/84)) to provide a certain limited degree of flexibility in applying the Land Use Designations to specific parcels of land. A "diagram" shows the approximate arrangement of and relation- ships between land uses rather than the precise location and detailed boundaries of land uses which a "map" (like a zoning map) would show. The diagram and text together specify the number of people and dwelling units per net acre of land for each property planned for residences, and the building intensity for all other proposed development. This building intensity is expressed in terms of a floor area ratio, which is the gross floor area permitted on a site divided by the total net land area of the lot. Other pertinent features of the Land Use Diagram include the locations of existing and proposed parks, 3-4 3.3.2 Land Use Development Capacity Within the Merced SUDP, sufficient land has been set aside to accommodate the City's projected growth needs through the year 2015. Additional growth capa- city has been accommodated in the SUDP to minimize the potential adverse effects of creating a limited urban land inventory. When projecting growth needs in future years, it is recognized that circumstances may arise which could not be reasonably predicted. Growth may occur at a more rapid or at a much slower pace than projected. The Merced City General Plan has been prepared to accommodate the most optimistic growth projections to assure that adequate infrastructure can be planned for optimum buildout of the City. At the same time, annexations of unincorporated areas within the SUDP are to be reviewed in light of available infrastructure such as streets, sewer collection lines and capacity, water system capacity, storm water drainage systems and other necessary infra- structure needs. Table 3.1 compares the distribution of planned land uses on Figure 3.1, the Merced Vision 2015 Land Use Diagram, with the 1981 General Plan Land Use Diagram. These acreage figures were calculated by the Merced County Association of Governments in 1995. Merced rision 2015 General Table 3.1 Merced Planned Land Use Summary (1981 General Plan SUDP vs. 2015 General Plan SUDP) Laod Use ' Classification .. 1981 General Plan SUDP 2015 General Plan SUDP Percenty `Chan e Aci a "s % of Total .:.'` Acres - 1'11..%.o r f To ` RR (Rural Residential) AG (Agriculture) 370 220 2.3% 1.3% Total Agricultural Residential 590 3.6% 500 2.4% -16.0% LD (Low- Density Residential) LMD (Low- Medium Density) 6,030 870 37.1% 5.4% Total Single-Family Residential 6,900 42.5% 9,930 48.3% 44.0% HMD (High- Medium Density) HD (High Density Residential) RMD (Residential Mobile Home) 830 90 140 5.1% 0.6% 0.9% Total:Lfuld- Family 1,060 6.6% 1,240 6.0% 162% P/G (Public /Government) CO (Commercial Office) 480 320 3.0% 2.0% Total Office 800 5.0% 1,100 5.4% 38.3% IND (Industrial) IND -R (Industrial Reserve) 1,820 630 11.2% 3.9% 2,800 120 Total Industrial 2,450 15.1% 2,920 14.2% 18.9% BP (Business Park) BP -R (Business Park Reserve) 0 0 0.0% 0.0% 620 280 Total Business Park 0 0.0% 900 4.4% n1a CG (General Commercial) CN (Neighborhood Commercial) CT (Thoroughfare Commercial) HC (Heavy Commercial) CC (Regional/Community) 380 140 180 120 570 2.4% 0.9% 1.1% 0.7% 3.5% Total Commercial 1,390 8.6% 1,660 8.1 % 18.9% PK (Open Space/Park) PKY (Parkway) 450 180 2.8% 1.1% (Note) Total Open S ace 630 3.9% 1,490 7.3% 134.0% Total School 540 3.3% 800 3.9% 49.2% Total (UEA) Urban Ex ansion Area 1,860 11.4% 0 0.0% n/a TOTAL SUDP AREA 1 16,220 100.0% 20,540 1 100.0% 26.5% 0 Note: Open Space Inventory for the 2015 SUDP includes arterial street rights -of -way) Source: Figure 3.1 -Land Use Diagram as calculated by Merced County Association of Governments • 3 -5 3b 0 0 0 Merced {vision 10I5 General Plan 1. 3.3.3 Summary of General Plan Land Use Designations The Land Use chapter establishes the proposed general distribution and extent of land uses within the City of Merced and its SUDP. This section contains the Land Use Diagram and a summary of the Land Use Designations for the Merced Vision 2015 General Plan. More detailed definitions can be found in Section 3.9.) This section was develop- ed in compliance with Section 65302(a) of the California Government Code. The following Land Use Designation descriptions define the Land Use Areas depicted on the Land Use Diagram of this General Plan. These General Plan Land Use Designations describe the extent of the uses of land within the Merced Urban Planning Area including standards of population density and building intensity (Table 3.2) as required by Section 65302(a) of the California Government Code. RESIDENTIAL RR (Rural Residential) [Ito 3 dwelling units per acre (du/ac)J To provide single family homes on large lots in a semi -rural environment, and as a buffer between agricultural land and other environmentally sensitive or resource areas and the City's urbanized areas. LD (Low Density Residential) (2 to 6 du /ac) To provide single family residential dwellings served by City services throughout the City. Primarily single - family detached housing, but options such as condominiums and zero -lot -line units can be developed. 3-6 LMD (Low- Medium Density Residential) (6 to 12 du /ac) To provide duplexes, triplexes, four - plexes, condominiums, zero -lot -line as well as single - family detached units on appropriately sized lots. HMD (High- Medium Density Residential) (12 to 24 du /ac) To provide areas for multi - family development such as apartments, higher density triplex/fourplex units and condominiums. HD (High Density Residential) (24 to 36 du /ac) To provide for the highest multi - family residential densities typically found only in limited areas of the City. RMH (Mobile Home Park Residential) (6 to 10 dzdac) To provide designated areas within the City for the establishment of Mobile Home Park residential environments. VR (Village Core Residential) (7 to 30 du /ac for a minimum average of 10 du/ac) To provide for the development of mixed -use, medium - density urban `village' centers in the undeveloped portions of the Merced SUDP. COMMERCIAL CO (Commercial Professional Office) To provide for a wide range of office commercial uses within the City. The array of relatively small -scale office activities range from professional uses (such as medical, dental, law, engineering, counseling, and archi- tecture) to typical commercial/business office activities like real estate agencies and insurance agencies, financial institutions (banks, and savings and loans), and travel agencies. G CN (Neighborhood Commercial) To provide sites for retail shopping areas, primarily in shopping centers, containing a wide variety of businesses including retail stores, eating and drinking establishments, commercial recreation, auto services, etc., to serve residential neighborhoods. CV (Convenience Commercial) To provide sites for small I- to 5 -acre centers with mini- markets, fast food restaurants, small specialty shops, video rentals, coin laundries, beauty salons, and small professional offices, to serve convenience shopping needs of the surrounding neighborhood. 3 -7 RC (Reeional/Community Commercial) To provide community and regional commercial centers to serve the full depth and variety of retail goods, general merchandise, apparel, and home furnishings, with one or more major department stores as key tenants. CT (Thoroughfare Commercial) To accommodate auto - oriented com- merce and the needs of people traveling on highways. Large recreational facilities and some "heavy commercial' uses are also common. Typical uses include motels, gas stations, truck stops, restaurants, automobile sales, auto repair shops, bowling alleys, driving ranges, skating rinks, souvenir shops, carwashes, and plant nurseries. CG (General Commercial) To provide areas for general commercial uses which are land- intensive commercial operations, involving some light manu- facturing„ repair, or wholesaling of goods. Typical activities include lumber- yards, automobile wrecking yards, farm equipment or mobile home sales, and building supplies and machine shops. • 0 LI • Merced Vsion 2015 General Plan Chapter 3 -Land Use s INDUSTRIAL IND (Industrial) This designation provides for the full range of industrial activities, including but not limited to manufacturing, food processing, trucking, packing, and recycling, as well as related office and production facilities. BP (Business Park) To provide areas for a mix of commercial, office, and industrial uses with shared access and parking facilities. Uses could include a wide variety of light manufacturing, warehousing, office and service business activities. I RESERVE RES -R (Residential Reserve) To provide areas for future urban density residential expansion within the Merced SUDP. This classification, along with the other reserve classifications described below, is to be combined with an interim use classification, such as Agriculture, which maintains existing use practices in the area but establishes expected future uses based on need. COM -R (Commercial Reserve) To provide areas for future commercial expansion within the Merced SUDP. 3 -8 IND -R (Industrial Reserve) To provide areas for future industrial expansion within the Merced SUDP. BP -R Business Park Reserve) To provide areas for future business park expansion within the Merced SUDP. At (Area of Interest) In accordance with the Merced County General Plan, this designation is applied to areas located outside the City's SUDP proximate to City territory, but not currently planned for annexation or City service, whose development may impact City planning efforts. • 1 P/G (Public /Government) To provide public facilities such as schools, fire stations, police stations, public buildings (libraries, courthouse, public offices, etc.) and similar types of public uses and facilities. F 4r'. OS -PK (Open Snace- Park/Recreation) To provide public and private open space for outdoor recreation both passive and active. OS -PK areas may be designated in areas containing public parks, golf courses, greens, commons, playgrounds, landscape areas and similar types of public and public open spaces. X33 <tsion 20IS General Table 3.2 Standards of Population Density and Building Intensity *Does not apply until area is redesignated from "Reserve." * *New Zoning District(s) may be created for these land uses. 3 -9 • E ��ll J ffigh-Medium Density Thoroughfare (CT) V, Ile WOMMON, ' �///// ///////N /.: . �//// / / / / / / /W/ � //// ///////ENWM / / / // /// .. % /// / // / // / / /r /// MO// / / / ///O/. V////// / //� /. *Does not apply until area is redesignated from "Reserve." * *New Zoning District(s) may be created for these land uses. 3 -9 • E ��ll J • • • Merced Vision 2015 General Plan 3.3.4 Development Review Process Implementation of the land use polices and standards set forth in the Merced Vision 2015 General Plan relies primarily on the City's development review process. Within the City's incorporated limits, review of zoning permits, subdivision maps, and other discretionary development/construction permits re- quires a finding be made that the application or permit is "consistent" with the General Plan. Within the unincorporated areas of the City's SUDP, development permit review must be initiated with an annexation application and is subject to review and approval of the Merced County Local Agency Formation Commission (LAFCO). Within these areas, develop- ment shall be generally consistent with the type and extent of land uses described in this Land Use Element. Within the unincorporated expansion areas of the SUDP, development shall be considered timely only if adequate infrastructure is in place or can be provided within a reasonable time frame relative to the approval of the annexation and development proposal. Consid- eration should be given to phasing development in such a manner as to assure development of all elements of the land use concept. 3 -10 Schools and parks should be dedicated concurrent with commercial and residen- tial uses. Furthermore, areas must be set aside for land uses that will be needed in later phases but where market demand needs to mature, such as commercial and higher density housing areas. "Urban Villages" (Section 3.6.2) represent, relatively large projects which typically involve multiple land owners and will need be executed over several years. The phasing of the project is critical to its success, both as a financial undertaking and as a mechanism to encourage transit use. In order to encourage the public service agencies to provide public facilities in a timely manner to serve the needs of residents, developers are asked to dedicate sites designated for public uses concurrent with development of commercial and residential uses. Developers should also work with the City to ensure that the recommended mixture of land uses are achieved in a timely manner. Development proposals within the unincorporated areas of the City's SUDP and Sphere of Influence will be guided by the terms of the City /County property tax - sharing agreement adopted in 1997, discussed in Section 2.3.4. ��5 3.4 RESIDENTIAL NEIGHBORHOODS The "neighborhood" is the focus of the residential environment in the City of Merced. Neighborhoods typically reflect various stages of the City's development over the years. The evolution of the City has resulted in the development' of residential areas served by commercial centers which have been traditionally located at the intersections of two arterial streets. Merced's neighborhoods tend to be unified by architectural style which reflects the period within which most of the houses in the neighborhood were built. Over the years, planning efforts have attempted to develop "neigh- borhood" focused schools and recreation facilities. Various housing programs have resulted in rehabilitation of some older residential neighborhood housing and improving neighborhood infrastructure (drainage, sidewalks, streets, etc.). 3.4.1 Background & Scope The "Neighborhood" focus of the 1981 City General Plan is continued and enhanced in the Merced Vision 2015 General Plan. In early Merced City planning efforts, the focus of residential policy was to guide development and maintenance policy with the goal of improving the residential environment or the character of "neighborhood" living environments in Merced. Housing is a very important issue in the City of Merced, as it is throughout the State. State law establishes housing as a primary concern of planning by means of requiring a Housing Element. Beyond the 3 -11 Plan requirement of the Housing Element, however, is the City's overall interest in preserving and enhancing its residential neighborhoods. This focus, past, present, and future, is what makes Merced a "Special Place" to live and work. The character of Merced is closely related to its older, well established residential neighborhoods. The implementation of Merced's "Urban Village" concept will guide the development of Merced's future neighborhoods. 3.4.2 Housing Element State law establishes minimum require- ments for a general plan. The law, requires that the plan contain a Land Use Element which focuses on issues of urban design and development, residential densities, and intensities of use. At the same time, the law requires that a city or county adopt a Housing Element. The Housing Element must be prepared to a very exact standard to comply with state law and focuses primarily on identifying a strategy for meeting the various housing needs in a community and improving the quality of the existing housing stock. Current law calls for the Housing Element to be updated every 5 years. The City of Merced Housing Element (Chapter 9) was adopted in late 1992 and will next need to be updated in 2001 (extended from 1997 by act of the State legislature in 1996). While the Housing Element focuses primarily on the housing stock in a community, this section of the Land Use Element focuses on the residential neighborhoods within which this housing stock is located or is to be developed. • 0 • • L] • Merced Vision 2015 General. 3.4.3 Neighborhood Preservation Neighborhoods Neighborhoods are the foundation of the City. Strong, healthy neighborhoods are vital to the overall well -being of the community. A "neighborhood" is a group of homes that share some common identity because of location, building style, density, or the people who live there. Neighborhoods give people a sense of belonging, of comfort, and of refuge. They allow people to connect with their neighbors informally, to meet others casually, to share interests, and to experience the diversity of cultures, ages, and ways of living that add to the richness of the community. Physically, neighborhood characteristics usually include a `walkable" area, a mixture of uses that relate to one another- -for example, housing and a neighborhood shopping center - -and a focal point like a school or park that gives identity to an area. Each "neighborhood" in Merced has a distinct character, depending on when it was built, the style and mixture of homes, and where it is located. Preserving the individual character of the City's neighborhoods is an important concern for Merced residents, but there currently exists no formal structure in which this can be accomplished. No formal neighborhood boundaries have ever been established within the City and that makes addressing the concerns of individual neighborhoods more difficult. Neighborhood Planning As the City grows and becomes more diversified, the City can help guide residents in coordinating their activities to deal with neighborhood issues if the residents wish. Such coordinated efforts are usually more effective in solving problems than individual actions would be. Individual neighborhood plans can even be formulated, with the input of neighborhood residents, and coordinated by City staff to address specific problems or improvements. To improve the dialogue between the City and the neighborhoods, the City should facilitate the development of a formal neighborhood planning process for dealing with neighborhood issues and soliciting citizen input on these issues. The City should encourage interested citizens to help define this process. Boundaries for neighborhoods throughout the City (possibly based on the existing Community Action Network and/or Neighborhood Watch areas) would need to be defined, and the formation of neighborhood associations for each of these areas should be encouraged. Perhaps a central committee 3 -12 L;,� r made up of representatives from these neighborhood associations could then meet on a regular basis. They could discuss issues which require further action or affect more than one neighborhood and try to formulate possible solutions. This would allow more direct citizen involvement in problems that affect their neighborhoods. As the City grows, neighborhood associations can also substitute for more formal City government action. For example, neighborhood associations can use block meetings and peer pressure to correct neighborhood problems rather than seek City adoption and enforcement of ordinances to deal with neighborhood concerns. A neighborhood approach can be better tailored to resolving the particular problems of an area than can city -wide government action. Neighborhood Preservation One of Merced's major assets lies in its older, well - established residential neigh- borhoods. These neighborhoods often lie in close proximity to commercial or office areas and are subject to pressures for conversion to non - residential uses. Serious impacts from traffic, parking, and noise can intrude into these otherwise stable neighborhoods. 3 -13 0 .. f... Plan Changing patterns of ownership in older residential areas can also be a threat to neighborhood stability. As more units become rentals, that can lead to reduced maintenance and care for the housing units. As time goes by, this can lead to reduced property values and cause more owners to leave the neighborhoods. However, the City has recognized these disturbing factors and is taking steps to prevent the deterioration of its well - established neighborhoods through strong neighborhood preservation policies (Policies L -1.5 and L -1.8), interface regulations in the Zoning Ordinance, and housing rehabilitation programs (Housing Element, Chapter 9). Creating New Neighborhoods With the same concern, the City is striving to carefully evaluate all new development in order to create new neighborhoods with the same valued characteristics which are a part of Merced's older residential areas. Some of these characteristics, which are often pointed to with pride, are streets lined with a canopy of mature trees, a variety of architectural styles, well- maintained exteriors and landscaping, controlled traffic levels, and convenient location of schools and parks. Merced's "Urban Village Concept," explained in detail in Section 3.6 and Chapter 6, is one way of creating such neighborhoods. 0 0 • • L Merced Vision 2015 General Plan Chapter 3 -Land Use ` 3.4.4 Residential Neighborhood Goals, Policies, and Actions The goals and policies which follow reflect the City of Merced's desire to maintain and enhance the quality of the City's residential neighborhoods. GOALS • Housing Opportunities in Balance with Jobs Created in the Merced Urban Area • A Wide Range of Residential Densities and Housing Types in the City • Preservation and Enhancement of Existing Neighborhoods • Quality Residential Environments • Pedestrian - Friendly Residential Environments • A Sense of Community POLICIES L -1.1 Promote balanced development which provides jobs, services and housing. L -1.2 Encourage a diversity of building types, ownership, prices, designs, and site plans for residential areas throughout the City. L-1.3 Encourage a diversity of lot sizes in residential subdivisions. L -1.4 Conserve residential areas that are threatened by blighting influences. L -1.5 Protect existing neighborhoods from incompatible developments. L-1.6 Continue to pursue quality single - family and higher density residential development. L -1.7 Encourage the location of multi - family developments on sites with good access to transportation, shopping, and services. L -1.8 Create livable and identifiable residential neighborhoods. 3 -14 C� C, C, . The long term economic health of the City is enhanced by maintaining housing opportunities that accommodate the local labor force. At the same time, residential development must have adequate and appropriate services which are accessible. The balance between job growth, housing opportunity and services not only supports stable economic growth in Merced, it also reduces vehicle trips for work commutes and service, and enhances the overall quality of life for Merced residents. Implementing Adions: l.l.a Promote mixed use development combining compatible employment, service and residential elements. Mired use development plans would typically be proposed in the new growth areas of Merced in accordance with the Urban Villages development standards. The City should consider reviewing its zoning and development codes in the established areas of the City to determine if policies and programs could be proposed which would facilitate the location of appropriate employment centers and services. 1.1.b Periodically review job growth statistics in the Merced urban area compared to new residential development. The City should maintain and monitor housing cost data for different types of housing in the Merced Metropolitan area and for different parts of the City. This data would need to be periodically compared to existing employment opportunities to determine if there is a reasonable relationship between housing and jobs and determine if increased housing costs in a sector or area indicates demand for a particular type of housing. l.l.c Determine the types of housing opportunities needed for the type of employment opportunities being created in the City. The City should periodically review State employment statistics for the Merced Metropolitan Area and determine if new housing construction has been occurring in relative balance with job growth. Value and type of housing should be somewhat related to the types of jobs being created. Over time, if it appears that normal market forces are not matching housing growth with employment, the City may need to take action to promote the appropriate type of housing development by type and location. ''T ti av� S f..d �• i � a 5x v.3, x ��'* {? y <r � �'til Encourage a Dcyersrty of Buddcreg Types, ,Ownershr!p,�,Prices� Descgns, 'and `Site flans F'o'r ResidentralAreas�Throu ho'u1 The G ��, N� �r }s�.. ,�' Implementing Actions: 1.2.a Encourage higher - density residential developments within walking distance (approx. 1/4 mile) of commercial centers. The Urban Villages Concept calls for higher-density residential developments within walking distance 3 -15 0 • • ��b 0 u Vision 2015 General of village commercial cores. A wide range of densities, including small -lot single - family, townhouses, and apartments, can be allowed in these "Village Core Residential" areas to achieve an overall average density of at least 10 units per acre. This residential development will help ensure greater support for transit and the economic viability of the commercial uses. These principles should be applied to most of the City's new growth areas and financial incentives explored for promoting their use. 1.2.b Encourage residential and/or office above retail in the downtown area and in neighborhood commercial cores. The City's Central Commercial (C -C) zone currently allows residential uses as well as commercial uses, but most of the other commercial zones do not allow residential uses. Most of the zoning downtown is C -C. Consideration should be given to amending the Zoning Ordinance to allow and encourage residential above retail in other commercial zones or making use of Planned Development zoning to allow such uses. Traditionally retail uses outside of the downtown area are in single -story buildings. Additional upper floors with residential or office uses should be encouraged in order to provide a higher degree of street security at night, concentrated pedestrian activity, increased support for transit, and a greater number of lunch -time and after -work shoppers. 1.2.c Continue to allow second units in single - family areas and consider amending the Zoning Ordinance to allow rental of these units to people other than relatives or age 65 or older. The City's Zoning Ordinance currently allows the second units in single - family areas but they must be occupied by relatives by blood or marriage of the owner-occupant of the principal dwelling or people age 65 or older. Second units of this type can offer important housing opportunities for singles, low - income tenants, and college students if allowed. Second units which can be rented to students and entry-level staff and faculty could provide an important housing resource to the UC campus. Performance standards would need to be established for such units which should still require the owner to occupy the primary unit on the lot to avoid problems with "absentee" landlords. 1.2.d Encourage duplexes on corner lots in low- density residential areas. The City's Zoning Ordinance currently allows duplexes on comer lots in single - family residential areas with a conditional use permit if the lots are at least 5,000 square feet and the lot does not front only on an alley or collector or higher order street. Such duplexes should be encouraged. Consideration should be given to allowing these duplexes as permitted uses as long as the same requirements are met. 1.2.e Consider density increases for existing residential sites where the necessary conditions exist for higher densities. Areas where such density increases should be considered would be areas along major transit corridors (such as the M Street transitway), areas within walking distance of commercial services, and infill sites. 1.2.f Create a new zoning category to correspond with the "Village Core Residential" land use category for mixed densities in residential areas within walking distance of neighborhood commercial centers. The "Village Core Residential" land use category proposed in this general plan does not have a corresponding zoning category. (This category is known simply as "Village Residential" on the Land Use Diagram, Figure 3. 1.) Planned Development zoning could be used on an interim basis (Table 3.2). A new zoning category should be created which would allow a mix of densities and housing types (small -lot single - family, townhouses, duplexes, apartments) in order to achieve a minimum average density of 10 units per acre. 3 -16 ) 0 Merced Vision 2015 General To encourage a wide variety of housing types to meet the City's diverse housing needs, the City shall promote the following Implementing Actions: 1.3.a Continue the use of Residential Planned Developments to provide for smaller lot sizes in single- family developments. The City's Low - Density Residential (R -1) zones currently have 5,000 -, 6,000 -, 10,000 -, and 20,000 - square foot minimum lot sizes. With the use of Residential Planned Developments, smaller lot sizes and other options (zero-lot-line, cluster housing, etc.) can be allowed, thus offering a variety of housing choices to meet the City's diverse housing needs. 1.3.b Continue to retain large lot parcel zoning (10,000 to 20,000 square feet) along Bear Creek and in areas adjacent to the urban fringe. Larger residential and estate lots have traditionally been required along Bear Creek Drive to preserve its rural and scenic nature. Larger lots and estate lots adjacent to the urban fringe provide a good transition from higher urban densities to adjacent agricultural or Waal residential uses. The City should review its policies and standards to make sure no barriers exist to developing larger lots within the City limits to meet market demand. 1.3.c Continue to use the "Random -mixed Lot" ordinance (MMC 20.10.065) to allow a mix of lot widths and lot sizes in R -1 -6 (single- family residential— 6,000 square -foot minimum lot size) zones. This ordinance allows a mixture of lot widths ranging from 45 to 65 feet in single - family residential areas. The smaller lots are required to be "mixed -in" with the other lot widths with no more than two of these lots adjacent to one another. Up to 40 percent of the lots in a subdivision may be of this smaller width as long as 25 percent of the remaining lots are at least 65 feet wide. This allows a greater variety of housing designs while rewarding the developer with a small percentage of additional lots. Many o(Merced's existing residential neighborhoods are threatened by blighting influences. Merced's neighborhoods are the life blood of this community and considerable effort must be made to avoid their deterioration. Implementing Actions: 1.4.a Conduct a study of nonconforming land uses and determine if the land use designations/ zoning should be changed to conform to the existing use or if changes should be made to the Zoning Ordinance restrictions on nonconforming uses. There exist a number of land uses throughout the City which are "nonconforming," meaning that the existing use of the property would not be allowed under the current zoning even though the use was allowed under the zoning which was in place when it was built For example, an area which was once 3 -17 0 • 11 • 0 General Plan residential has been converted to a commercial district. Over time, most residences were tom down and replaced with commercial development, but some "non- conforming" residences continue to exist. Under the provisions of the City's Zoning Ordinance (MMC 20.60), these nonconforming uses may continue to exist, but their survival is not encouraged. This means that they cannot be enlarged or extended nor can they be rebuilt if they are substantially destroyed. Non - conforming structures often have trouble obtaining insurance and financing because of these restrictions, which can lead to blight. For the most part, these nonconforming uses should not be encouraged However, a study of these uses should be conducted to see if there may be some existing non - conforming uses which may merit special consideration. This special consideration may lead to a change in land use/zoning designation or possible changes to the Zoning Ordinance restrictions. otes: For additional implmenfing implementing actions, please refer to the Housing Elemmt (Chapter 9)—Goal Area 2. Merced's existing neighborhoods should be protected from incompatible commercial and industrial uses which may cause adverse impacts on the residences. Implementing Actions: 1.5.a Continue to use the Interface Overlay Zone regulations for the review of proposed land uses adjacent to residential areas. The Interface Overlay regulations (MIMIC 20.52.010) require conditional use permits for commercial, and industrial developments directly adjacent to residential uses. The purpose of the use permit is to ensure that the residential areas are protected from possible negative effects such as obtrusive lighting, traffic, noise, loss of privacy, etc., from adjacent higher - intensity uses. Expanded setbacks, landscape buffers, height limits, restrictions on lighting and access, limited store hours, and other measures can be applied to these developments to make them better neighbors. These regulations also apply to high density residential uses adjacent to single- family zones. 1.5.b Evaluate traffic and circulation generated by large scale commercial and industrial projects and limit their adverse impacts on residential areas. Sometimes commercial and industrial development can cause negative impacts on residential areas without being directly adjacent to them, and thus could not be addressed under the Interface Overlay regulations. Traffic is a particular concern. Traffic from employees or customers going to commercial and industrial areas can pass through residential areas and cause adverse impacts. Through the City's Development Review process, the City should watch for circulation patterns which may encourage such pass - through traffic and make alternatives available to eliminate or limit these patterns. Changes to collectors and other streets that may cause existing traffic to take new routes should also be monitored 1.5.c Continue to implement City Council Resolution #84 -105 establishing policy for zone changes in the Central Residential Area of the City (bounded by 18th Street on the south, Glen Avenue on the east, and Bear Creek on the north and west). ■ This resolution declares the City's desire "to protect and preserve the single - family character of the City's Central Residential Area by discouraging any application of a zone change which would result in the creation of additional commercial or multi - family residential uses within the area unless the applicant establishes, by clear and convincing evidence, that the benefits of the rezoning outweigh the perceived detriment to the City." 3 -18 a0 WAI ■ The following impacts are to be considered criteria for evaluating a zone change request: 1) negative or economic impacts on existing residential properties; 2) impacts on the City's Redevelopment Area goals and objectives; 3) impacts on the number of owner- occupied dwellings; and 4) the impact on the availability of affordable single- family housing in the area. ■ The resolution additionally requires that public hearing notices for such zone change requests be sent to all property owners within 500 feet of the property instead of the State - required 300 feet. To ensure the quality of the City's residential areas, the City shall pursue the following Implementing Actions: 1.6.a Continue to review proposed subdivision designs to ensure the provision of adequate circulation, public improvements, common open space, landscaping, maintenance, etc. through the Development Review process. Subdivision maps are reviewed by City staff and the Planning Commission prior to approval through the public hearing process. The maps are reviewed to ensure that adequate circulation (auto, bicycle, and pedestrian), public improvements, open space, landscaping, etc. are provided. 1.6.b Continue to require multi - family projects to comply, at minimum, with the adopted standards and design guidelines contained in the "City of Merced Multi- Family Design Standards and Guidelines." Multi - family projects of three or more units are subject the City of Merced Multi- Family Design Standards and Guidelines (MMC 20.54.290 to 20.54.310). There are different standards for planned development projects, non - planned development projects of six or more units, and non - planned development projects of three to five units. Standards are set for building design, setbacks, signs, mechanical equipment, trash collection areas, fencing, landscaping, parking areas, and addressing. Po1:cy Ul 7 A x i f Encourage the Location of lllullr Fanuly DeveloMmeiits ou Sltes h 5 -Goord Access, fo �T'ra�' `orfiitron; iho �h "iri �, ;and Servlices:��� ���s� , � �.��Y�,�a;' Multi family developments are crucial to meeting the housing needs ofMerced's growing population. They need to be located in appropriate areas where services are readily available to serve the needs of residents in an efficient manner. Implementing Actions: 1.7.a Designate areas adjoining arterial streets, major transportation routes and commercial areas for multi- family development. Through the general plan process, sufficient areas for multi - family residential development should be 3 -19 0 0 • • 0 • Vision 2015 General Plan designated. Locations appropriate for such development include areas adjoining arterial streets, major transportation routes, and commercial areas. On a yearly basis during the General Plan Annual Review, the City should determine if the inventory of available multi - family property will be sufficient to meet the City's needs. Potential multi - family sites which are too distant from necessary services should be discouraged 1.7.b Use the Urban Village Concept to promote higher density residential development adjacent to commercial services and trausiL Multi- family development should be located in Village Core Residential areas for ready access to commercial services and transit. Implementing Actions: 1.8.a Encourage Neighborhood Watch programs and other neighborhood associations throughout the City which facilitate concern for and contact with one's neighbors. Continue to promote Neighborhood Watch, the Community Action Network, and other such programs which lead to increased interaction between neighbors. 1.8.b Define specific neighborhood boundaries using natural or man -made features, such as creeks and roads, or by common community facilities (parks, schools, shopping centers). Ethnic and economic boundaries are discouraged. As part of a neighborhood planning process, specific neighborhood boundaries will need to be determined. These neighborhood boundaries should be based on the above criteria as much as possible. 1.8.c. Develop a neighborhood planning process by which the concerns of specific neighborhoods can be addressed through neighborhood plans. After adoption of the General Plan, the City should explore various options for creating a neighborhood planning process to address the needs of individual neighborhoods. These options could include the formation of new neighborhood associations or councils or the use of existing Neighborhood Watch and Community Action Network associations. These plans should strive for a high -level of public participation at the neighborhood level. 3 -20 l 5 �t 3.5 ECONOMIC ENVIRONMENT 3.5.1 Background & Scope Economic Environment The economic environment of Merced, like other local jurisdictions, consists of a number of interconnected elements. It is also influenced by a variety of factors which can range from the overall health of the national economy to local decisions. This portion of the General Plan summarizes some important factors which affect the local economy and briefly analyzes what makes the local economy function. By isolating the different segments of the economy, those factors which can be realistically affected within the context of the General Plan are identified. From there, policies and recommendations are proposed which will encourage the improvement and long -range stabilization of Merced's economy. The City of Merced is likely to continue to be the commercial, financial, and governmental center for Merced County during the coming years. It remains relatively autonomous and centrally located between the competitive trade centers of Fresno to the south and Modesto to the north. The community contains the heaviest population concen- tration in the County, and the City's role as a regional trade center is strengthened by its position as the County seat. The seasonal fluctuations of agricultural employment and the food processing industry are often noted as a deficiency in the local economy and are a cause of short-term variations in the local 3 -21 Fision 2015 General unemployment rates. Overall, unemploy- ment in the County, which is reflective of the City as well, runs consistently above the statewide unemployment rate. During the 1980's, jobs only grew 24% while population grew 58 %. Job Development To achieve lower unemployment rates in the community, the City must play an active role in job development. Since 1960, the County employment data has shown a steadily increasing ratio of services - producing employment to goods - producing employment. Services - producing employment includes jobs in government, services, wholesale trade, retail trade, transportation, public utilities, finance, insurance, and real estate. The basic job categories for goods - producing employment are agri- culture, manufacturing, construction, and mining. The development of industrial or manufacturing jobs will have a multiplier effect by generating other services - producing employment. Also, the increasing ratio of service - producing employment to goods - producing employment demonstrates an increasing urbanization of the area with clear trends away from a totally agricultural economy. As Merced's role as an urban center in the Central Valley increases, so will its role as a government and trade center for the County. Increased personal income from non- agricultural employment and an increasing population, even at slow non- industrially induced rates, will continue to stimulate the service - producing employment sectors of the local economy. • 0 'I�0 1 Ll • • plan A healthy economy provides choice, convenience, and employment for the residents of Merced, along with profits for the developer and business owner. The General Plan can be an integral part of this economic environment by clarifying the community's goals and outlining a set of actions for achieving them. This will serve to assist both the local decision maker and the investor/ developer by clearly stating the City's position toward economic development. 3.5.2 Issues Affecting Industrial Development Industrial Setting Since the 1959 General Plan, industrial development in the City has been focused in three main industrial areas: 1) The Santa Fe Industrial Park (also known as the Eastern Industrial Area), reserved for heavy industry, located south of Highway 140 along Kibby and Tower Roads; 2) The Airport Industrial Park, reserved for light manufacturing, surrounding the Merced Municipal Airport in South Merced; and 3) The Southern Pacific Industrial Park (also know as the Western Industrial Area) on the west side of Highway 59 between Santa Fe Drive and Highway 99. In 1980, the City lacked much large scale industrial development, so no new industrial areas were proposed in the 1980 General Plan. During the 1980's and 1990's, however, Merced's industrial base has grown and has begun to diversify away from the traditional agricultural base. Total manufacturing 3 -22 jobs have increased and important new industries (printing and publishing, boat building, warehousing and distribution, and containers and packaging) have developed. Retaining Existing Indust ndustrY It is one of the primary goals of this General Plan to properly utilize the existing industrial areas in Merced and to protect them from encroachment by non- industrially related uses which may affect their continued growth and expansion. Existing industries must be encouraged to expand and grow (adding new jobs) to remain competitive. Several policies later in this chapter (Section 3.5.6) address ways to achieve this goal. Developing New Industrial Areas As well as retaining existing industry, the City must recruit new industry to bring much needed jobs to the community. Unlike housing and some retail business, industrial development needs early attention in a comprehensive plan. The locational requirements and land needs of modern industrial facilities cannot be satisfied with land "left over" after all other uses have been designated on the land use diagram. Few firms are free to locate wherever they choose. Site selection for major capital investments is influenced by many factors including wage scales, local cost of living, utility rates, tax levels, and transportation costs. Resource based manufacturing and processing plants must also be near raw materials, and have access to processed material suppliers and fabricators of components used in the industry. Where transport- ation represents a major element of �`11 production cost and where other factors most of the land is not available in • permit it, industries tend to select sites large parcels under single ownership, close to the markets they serve. The near necessary transportation availability of a suitable labor force is facilities. The planned expansion of also a significant determinant in site the Santa Fe Industrial Park in selection for many specialized industries. southeast Merced would be able to All of these tangible factors play a major accommodate such users. role in site selections; some can be b) Market Choice: Because of the influenced by the General Plan, and others cannot. various factors which go into an industry selecting a site (see previous Long Ranee Planning for Industrial Land section), it is necessary to have an inventory of sites with a wide variety The Merced Vision 2015 General Plan of sizes, locations, costs, and Land Use Diagram designates amenities. To be competitive, approximately 3,200 acres for industrial Merced needs to be able to offer use. It is estimated (see Section 3.10.2) prospective industries more than just that the City will need from 1,900 to one or two sites that may suit their . 3,200 acres of industrial land to support needs. A limited supply of sites also the City's projected job growth through tends to increase the price of land, the year 2015. Why, then, is the City which negates one of Merced's planning for all this industrial land? The competitive advantages (low land answer is based on the following factors. costs) over other areas. ♦ The Need for Large Sites c) Time Needed to Make Sites ♦ Market Choice Available: In order to be ♦ Time Needed to Make Sites competitive, it is not enough to Available simply designate a number of sites for ♦ Impediments to Development industrial use. Prospective industries ♦ Reducing Unemployment want to have sites that already have utilities and required infrastructure. These factors are described in detail In order to make sure that needed below. infrastructure is in place, it is a) The Need for Lame Site Many necessary to plan for it well in types of industry, especially food advance of the need for development. processing and distribution/ The Merced Airport Industrial Park warehousing, require sites with large was able to offer readily - available amounts of acreage in order to sites to industry because the City had accommodate land- intensive oper- the forethought in the 1970's to ations, open space buffer areas, truck provide necessary infrastructure to storage and parking, waste the park before there was a demand. application, etc., as well as for future expansion. Merced's 1995 inventory of industrial sites will not • accommodate these users because 3 -23 v ��0 • • CJ Merced Vision 2015 General d) Impediments to Deveoopmenl: Many sites that have been designated as industrial on the City's General Plan Land Use Diagram for many years have impediments to development which, although not insurmountable, will need time to resolve. In the meantime, these sites are not available for development because the cost to develop is too high for most prospective users. One example is the Southern Pacific Industrial Park in western Merced, where the remaining sites are located in a flood plain. The proposed Corps of Engineers Flood Control Project (see the Safety Chapter, Section 11.3.4) will resolve this difficulty, but there is no definite time table for when that project will be completed, and interim solutions to allow development are expensive. e) Reducing Unemplovment: For many years, Merced County has had one of the highest unemployment rates both in the San Joaquin Valley and the State. If Merced is to lower that figure, more jobs will have to be produced in this area than have been previously. More jobs require more industry and more industrial land. Because of these factors, the City has planned for enough industrial land on the Land Use Diagram to accommodate more than 20 years of growth (the life of this General Plan). Business Parks Within this general plan, the City is recommending that industrial areas become more flexible. Because of increasing air quality and traffic 3 -24 concerns, it is becoming desirable to provide many commercial and service activities convenient to industrial activities for easier accessibility by industrial employees. If restaurants, health clubs, daycare centers, auto services, some offices, limited retail activities, and other land uses that are needed by industrial employees could be located convenient to such zones, it could have substantial traffic and air quality benefits to the community as well as making it easier for industrial employees to conduct business, run errands, etc. without having to drive across town. The City currently does not encourage or even allow in some cases these kinds of uses. The City, therefore, proposes to make some adjustments to the City's Zoning Ordinance to allow such uses in industrial areas. A new land use category, "business park ", that is being introduced with this general plan also reflects the idea of having mixed -use industrial areas. `Business parks" would allow a mix of commercial, office, and industrial uses with shared access and parking facilities. These business parks would be located mostly along Highway 59 and Highway 99. It is assumed that on the average approximately one -third of the land uses in these business parks will be commercial, one -third office, and one- third industrial. Most retail uses that would normally be found in a shopping center would not be appropriate in these areas, however. Retail sales of large products (such as building supplies, appliances, and furniture) and most heavy commercial ll uses would be appropriate; but department stores and grocery stores probably would not. These parks would not likely be attractive for most professional offices, but some commercial offices and all regional ( "back ") offices would be encouraged. Light industry would be appropriate, but heavy industry would not. Overall Community Quality Another key role of the General Plan in the development of industry pertains to less tangible elements which are crucial in promoting economic growth. Many business enterprises are strongly influenced by the character of the community when choosing a location. Among paramount concerns are an adequate housing supply, freedom from deterioration and blight, the quality of schools and other public facilities and services, and the availability of cultural and recreational resources. For example, industries will not pick sites where their operations are likely to result in complaints from nearby residents, or where a firm's own employees and vehicles must strongly compete with other traffic using the same routes. In this respect, the City's overall success in carrying out the goals of all the General Plan chapters will be important to promoting economic growth. The comparative economics of Merced's competitors will continue to make industrial promotion a challenge. However, Merced's ability to maintain a high quality of life for its residents, to present a clean, attractive appearance, and to provide efficient service levels and infrastructure will give Merced an advantage over many of its competitors. 3 -25 3.5.3 Issues Affecting Commercial • Development CONINMRCIAL SETTING The 1959 General Plan concentrated major commercial uses in the downtown and along G Street. Neighborhood commercial centers were spread throughout the community. In the 1968 General Plan, there was an attempt to eliminate many existing commercial areas by designating them for residential uses. In the 1981 General Plan, commercial policies were directed at improvement of existing commercial areas of the City. Commercial activity was concentrated in the Downtown area, the Merced Mall area, and along the G Street and Yosemite Park Way corridors. A new retail commercial area was proposed near the Childs Avenue interchange with Highway 99. Office development was concentrated in those same areas as well as in the area around the County offices and Mercy Hospital. In 1981, the community felt that Downtown Merced should remain the primary retail commercial center of the City and that no new shopping areas should be established, unless the need could be clearly shown and they would not adversely affect the other existing areas. Consequently, no new areas were established. In 1990, a random survey of Merced County households found that a large percentage shopped outside of Merced County on a regular basis. Much needed sales tax dollars were "leaking" out of the County because Merced County shoppers could not find the goods they needed at a price they wanted to pay. A 0 � 5� 0 0 • General Plan need for more discount department stores, department stores, clothing stores, and sit -down restaurants was cited. In 1992, there were a number of commercial users that wanted to locate in Merced but could not find sites large enough to accommodate them. In order to address that short-term need, a study was undertaken by the City Planning and Economic Development staffs to find sites for those users. In June 1992, the City Council approved the staff recommendation to encourage develop- ment of fourteen different commercial and industrial sites throughout the community. Subsequently, Costco, Wal- Mart, Toys R Us, Orchard Supply Hardware, and Circuit City opened for business in 1993 -95. The Merced Irsion 2015 General Plan proposes the development of new commercial areas as well as the improvement of existing commercial areas. It is the intent of the General Plan to encourage the development of com- mercial areas which conveniently serve the residential population, provide employment opportunities, form an attractive segment of the community, and contribute to the community's tax base. COMvMRCIAL CLASSIFICATIONS The functional classification of com- mercial uses by the market they serve and the size and characteristics of their operations form the basis for the commercial segment of the General Plan. Six categories of commercial land use are defined in the General Plan (see Sections 3.3.3 and 3.9). Issues regarding each type of commercial use are discussed in the following sections. 1) Thoroughfare Commercial The primary function of thoroughfare commercial areas is to accommodate auto - oriented commerce and the needs of people traveling on highways. Thoroughfare commercial areas should be located along highways and arterials leading into and through the City. While thoroughfare. commercial areas contain a wide mixture of uses, some commercial uses are more appropriately located in other areas. Uses that often prove inappropriate include neighbor- hood retail functions, professional offices, and heavy commercial uses. The visual image created by these areas usually represent the motorist's first and lasting impression of the City. These areas are often called "strip commercial" areas which carry a number of negative connotations, including excessive signs, poor or no landscaping, unscreened storage and loading areas, and disruptive vehicle access. This creates a disjointed appearance which has the compounding effect of making each new use compete for visual identity through larger signs or a flashy appearance. Therefore, it will benefit the City to ensure that these areas attempt to project an image of well designed and maintained development. To facilitate a coordinated design approach to improve several of the existing thoroughfare commercial areas, specific corridor plans may be prepared as a follow -up action to the General Plan. Corridor plans for Yosemite Park Way and Martin Luther King Jr. Way /South 3 -26 7 �5 Highway 59 could be prepared in conjunction with the "Gateways Redevelopment Project." The "16th Street Design Standards" (developed in 1988) and the "Yosemite Park Way Design Plan" (adopted in 1984), are examples of such corridor plans. 2) Neighborhood and Convenience Centers Neighborhood centers are designed to provide for the sale of convenience goods (food, drugs, and sundries) and personal services which meet the daily needs of an immediate neighborhood trade area. (See Section 3.9 for a more detailed definition.) A supermarket is usually the principal tenant in a neighborhood center. Geographical convenience is the most important factor in the shopper's choice of facility in this commercial category. The appropriate market area for neighborhood centers is usually a one -half to one -mile radius. The variety of goods and services offered is usually quite similar between neighborhood centers, unless more than one center is allowed to locate within the same drawing area. If this occurs, the competition for floor space may begin to attract other uses, such as home furnishings, appliances, clothing sales, and business services. At this point, the facilities begin to take on a community center function for the which they may be improperly located or designed to handle. In addition, the "strip commercial" effect can be caused by multiple neighborhood centers located in close proximity along major thoroughfares. This dilemma can be seen in the area of G Street and Olive Avenue. Often, it would be more appropriate for the non - neighborhood i <sion 2015 General Plan Chaptei3 —Lan Use: uses to locate in a community/regional center, thereby lessening the impact on the adjacent residential areas and the traffic load on major streets. In addition to the standard neighborhood center, there is also the possibility of creating a designation for convenience centers. This type of facility could locate on a small site of one to five acres and serve the immediate residential neighborhood. The major tenant would be a shop- and -go type food store with maybe one or two other tenants providing personal services. This might be considered the modern version of the "mom and pop" grocery store. At this time, however, the chain -type outfits marketing this kind of business usually prefer to locate on major thoroughfares in the vicinity of other larger commercial facilities and not independently in residential neighborhoods. It is still a worthwhile concept, however, which the City should try to accommodate if the opportunity arises. 3) Community and Regional Centers Often cities define two distinct categories of major retail centers, community centers and regional centers. Because of Merced's present population and size, these categories are grouped together. The major retail centers in Merced serve the community and also attract customers from a wider regional market. There are four existing areas of the City which fit into the regional commercial category: a) Merced Mall; b) Olivewood Shopping Center/Walmart; c) Westgate Shopping Center; and d) Downtown. Three more community commercial areas are being designated with this General Plan - -a) one in the vicinity of Highway 0 f, J 3 -27 �5� • i 11 Merced Vision 2015 General 59 and Olive Avenue; b) one in South Merced near Highway 99 and Childs Avenue; and c) another in the North Merced Village area near M Street and Bellevue Road. The community and regional centers are distinguished from the downtown area because in general they are arch- itecturally- unified facilities built on a single site or a combination of adjacent sites, managed as a single operating unit with on -site parking provided. The definitive feature for a community or regional center is major tenant classi- fication and the amount of auxiliary facilities. A community center has a junior department store and/or variety store as the major tenant or combination of major tenants. The regional center provides shopping goods, general merchandise, apparel, and home furnishings in full depth and variety, with one or more major department or specialty stores as the key tenants. In Merced, the Westgate shopping center could be defined as a community center and Merced Mall as a regional center. 4) Commercial and Professional Office As a land use category, commercial and professional offices function in a variety of locations in the City. In some cases, they will tend to congregate as a result of the immediate surroundings, as seen around the County Courthouse and Mercy Hospital. In other situations, they are grouped by zoning or in the desire to locate in planned office complexes. In the downtown area, offices and financial institutions are an integral element in maintaining the viability of the central business district as an economic center for the City and County. Therefore, regional commercial and government- related offices should be encouraged to locate in the downtown area whenever possible. Professional offices which serve local interests should be directed toward the neighborhoods which they serve. `Back office" functions and regional headquarters which have large space needs that can't be accommodated downtown are encouraged to locate along the Highway 59 corridor or the M Street transitway. Large areas are designated for commercial office use (about 1,100 acres) on the Land Use Diagram, mostly along Highway 59 and across arterials from Village Core Commercial Centers, even though the land use needs analysis (see Section 3.10.2) shows the need for only about half of that amount. The reason for this is the critical nature of location for these uses. (Office uses need to be near retail services and prime access routes, and "back offices" have large space needs which cannot be accommodated elsewhere.) There will be a need for significantly more office land along these major streets in the future (by 2035) due to growth in the area and to the possible influence of the UC campus. These sites must be reserved for office use at this time because it would be extremely difficult to designate them in the future, once residential growth occurs around them. If it turns out that the land is not needed for offices, it can easily be converted to residential use in the future. 3 -28 53 CENTRAL BUSINESS DISTRICT/ DowNCowN Like most older communities, Merced's central business district was once the center of retail and business activity for the entire community. During the 1960's and 1970's, the downtown area experienced a seiious decline as many retail commercial uses moved to the newly- developing suburban areas north of Bear Creek. The City has remained deeply committed, however, to revitalizing the downtown area. In 1974, the City's Redevelopment Project No. 2 (Figure 3.4) was adopted. In 1975, a strategy for revitalizing downtown was established. This strategy suggested the construction of a civic/cultural center, the attraction of new financial and office facilities, and maximum rehabilitation and retention of remaining businesses, with a special emphasis on financial uses, automotive sales, tourist activities, and community level shopping facilities. The 1981 General Plan contained strong policies in support of this strategy and also discouraged the creation of any new Merced rision 2015 General regional commercial centers which might compete with the downtown revitalization efforts. In 1991, the Downtown Merced Market Strategy Task Force was formed to develop a consensus on the proper direction for downtown, since it was no longer appropriate to limit commercial development outside the downtown due to changing shopping habits and air quality concerns. The following "Vision for Downtown Merced" was subsequently adopted: "Downtown is Merced's most diverse social and economic center. Downtown will continue to play a dominant role in cultural and civic activity, finance, and government. Downtown will become a stronger center for business, education, housing, and local and regional retail. " A set of strategies and tactics to achieve this vision were also adopted. These strategies have been translated into General Plan policies and actions (see Policy L -2.8). Figure 3.4a Redevelopment Project No. 2 11; MIN s�_�...w�fI11Yl%AlllAllll� 7I.AF�. fi111L�.R111111111111 IIS#1�! IIRn -.= �,�r••; ' arrrtrrrrrrr rr.rrrY rrrurY rrr WrWrr.� �- 'J�f!!� '■ ■ ■ ■ ■ ■ 3 -29 0 0, �5� d e v y i o � m Z C y C a a V is N ISO Kd iS O is KS �I 'i �j 3 -30 h G�� GATEWAYS REDEVELOPMENT PROJECT AREA In July 1996, the Merced City Council adopted the Gateways Redevelopment Project. The project is a 30 -year plan to improve a 1,700 -acre area around two "gateway" arterials into the City- - Yosemite Park Way (Highway 140) and Martin Luther King Jr. Way (Figures 3.4b and 3.4c). These "gateways" are important entrances into the City from Yosemite National Park and Mariposa County to the east and Highway 59 and Highway 152 from Los Banos and the Bay Area to the south. The goal of the Plan is to eliminate blight by providing needed public improvements; by encouraging rehabilitation and repair of deteriorated structures; by facilitating land assembly and development which will result in housing opportunities, employment opportunities, and an expanded tax base; and by promoting development in Merced Vision 2015 General accordance with the General Plan. A Gateways Project Area Committee made- up of area residents was formed to help oversee the Plan. In pursuit of the above goal, the following priorities were established: 1) Develop basic neighborhood and village services through additional retail centers; 2) Improve the physical image of the Gateways arterials and areas; 3) Improve the streets and transportation network along with storm drainage facilities; 4) Develop more affordable housing and promote rehabilitation; 5) Assist in industrial development to create new employment opportunities; 6) Carry out other public improvements; and, 7) Create family entertainment centers and youth program facilities. 3 -31 0 Iu )5�) Figure 3.4c Gateways Redevelopment Project Area —East i _ym• *A• Pat r+u Fl. 1 I I I II 1 • 9 e�l A I 81 !m 1 !! Y (A4arbm 1 t � I � I7A ri"� omr •.e I_ =' _— i 21 it LE6END i_� Protect keo Boundory � 5eraa,we I� m+e e.eoeo S A urvey Mary Bound Bovnd 3 -31 0 Iu )5�) • • 0 Merced Vision 1015 3.5.4 Economic Development Enterprise Zone In December 1991, the City of Merced along with the City of Atwater and parts of Merced County were designated as an Enterprise Zone by the State of California. This zone designation, which covers most of the commercial and industrial land within the City (Figure 3.5), provides tax benefits and other financial incentives for businesses to create new jobs and make business investments within the community. These benefits include tax credits, tax deductions, hiring assistance, fast -track permit processing, price reductions on City -owned land, discounts on public improvements, and the use of improvement districts. A Recycling Market Development Zone designation was added in 1992 to stimulate markets for recycled material within the Enterprise Zone area. Economic Development/Target Industries The Economic Development Business Plan for Merced was adopted by the City Council in August 1992 and revised in 1995 upon the recommendation of the Economic Development Advisory Com- mittee. The plan identifies Merced's comparative advantages over other Valley communities, target industries, our competition for those industries, and a marketing strategy for bringing new businesses to Merced. In summary, the report concludes that Merced's comparative advantage lies in what Merced has that others do not. Merced has advantages for users seeking low costs relative to the rest of 3 -32 California, a growing local population that's highly diverse, a central location on major transportation routes with easy access to markets, abundant low - skilled labor, and abundant water. For industry, this means Merced will be attractive to manufacturing companies from other parts of the state, companies dependent upon the agricultural base, industries that do not impose air quality problems, and companies performing traditional manufacturing tasks. Merced is also attractive to certain kinds of "high tech" companies willing to precede a University location, and also has opportunities in the auto parts industry due to the 1995 location of Arvin Sango here. In retail, Merced will be attractive to discounters, and convenience and service uses. As Merced's incomes rise, there will be increased demand for "upscale" shopping, but probably not enough to support major upscale retailers, such as Macy's or Nordstrom's, at least not for some time, unless they develop smaller, scaled -down versions for communities like Merced. Based on these advantages, the Business Plan identifies various commercial and industrial "targets." Those industries are subject to change to reflect market conditions. Choice of target businesses does not mean other users will be excluded from the community, just that active development recruitment efforts should be focused on these areas which have the most chance of success. • • Merced Vision 2015 General Plan ChWter3 -Land Use' 3.5.5 Commercial and Industrial Employment Corridors The General Plan Land Use Diagram proposes several employment areas with heavy concentrations of commercial and industrial development. These areas, seen in Figure 3.6, are generally described as follows: 1) Existing City -- Within the existing City limits, generally bounded by Yosemite Avenue to the north, McKee Road to the east, Childs Avenue to the south, and Highway 59 to the west. This area includes the downtown core, the Olive Avenue commercial corridor, the G Street and Yosemite Parkway commercial corridors, the Merced Airport Industrial Park, as well as scattered neighborhood commercial uses. No significant expansion of these areas is expected except for an expansion of the Airport Industrial Park to the south. 2) Highway 59 Corridor- -Along the east and west sides of the proposed Highway 59 Western Beltway from Old Lake Road north to Highway 99 south. Significant business park and industrial development (including expansion of the existing Western Industrial Area) is proposed along this corridor. Some commercial areas are also located along this corridor. These developments will be served by a system of frontage and reverse frontage roads in order to protect the traffic - carrying capacity of the highway (Section 4.7.2). 3) North Merced Villages- -The area generally bounded by Yosemite Avenue to the south, Lake Road to the east, Old Lake Road to the north, 3 -34 and Highway 59 to the west. This area will support various neighbor- hood commercial, office, and com- munity commercial development along the major east -west arterials throughout the area. These commer- cial cores will be surrounded by higher- density residential development and will emphasize transit and pedestrian access. 4) South Merced -- Generally the area south of Childs Avenue, west of Highway 99, north of Mission Avenue, and east of Thornton Road. This area will likely house regional commercial, industrial, and business park development along Highway 99, . as well as neighborhood commercial centers throughout the area and auto - oriented general commercial uses along South Highway 59. Specific plans have been proposed for this area (see Section 3.7.5). 5) Southeast Merced - -The area generally bounded by Highway 140 to the north, the Fairfield Canal to the east, Highway 99 to the west, and Mission Avenue to the south. Southeast Merced houses the Santa Fe Industrial Park which is proposed for expansion and extension of its boundaries south to Mission Avenue. A neighborhood commercial center along Childs Avenue is proposed. Significant highway- oriented commercial and business park development will be considered for the areas adjacent to the proposed Mission Avenue/ Highway 99 Interchange and will be held in reserve for these uses until the interchange is actually built. � 5� is 0 Merced Vision 2015 General Plan Chapter3 —L and Use 3.5.6 Commercial and Industrial Goals, Policies, and Actions GOALS • Increased Employment Opportunities for the Citizens of Merced • A Diverse and Balanced Merced Economy • Preservation of the City's Economic Base • High Quality Industrial Areas • Ready Access to Commercial Services Throughout the City • A Revitalized Downtown Area POLICIES L-2.1 Encourage further development of appropriate commercial and industrial uses throughout the City. L -2.2 Locate new or expanded industrial parks in appropriate areas. L-2.3 Promote the retention and expansion of existing industrial and commercial businesses. L-2.1 Provide a range of services adjacent to and within industrial areas to reduce auto trips. L-2.5 Maintain attractive industrial areas. L-2.6 Provide neighborhood commercial centers in proportion to residential development in the City. L.2.7 Locate and design new commercial development to provide good access from adjacent neighborhoods and reduce congestion on major streets. L-2.8 Encourage a mixture of uses and activities that will maintain the vitality of the downtown area. 3 -36 Plan In order to further develop the City's economic and job base, new areas for commercial and industrial development must be designated. In addition to designating such land, the community needs to be actively involved in recruiting new industries and businesses. Implementing Actions. 2.1.a Designate adequate amounts of commercial and industrial land to serve the City's employment needs through 2015 and beyond. Based on employment projections and employee per acre ratios, the amount of land needed to accommodate commercial, office, and industrial uses can be determined The General Plan Land Use Diagram contains sufficient amounts of appropriately designated land to meet these needs. Since these projections will change over time with changing market conditions, it will be necessary to update this information on a regular basis in order to ensure that the City's supply of commercial and industrial land remains adequate. The Planning Commission's General Plan Annual Review would be the appropriate time to review this information. 2.1.b Maintain an inventory of vacant commercial and industrial land and make this inventory available to the public and the development community. Several sources for such information currently exist. The City of Merced Economic Development Department maintains such an inventory. In addition, "Site- Find" is a countywide site selection search service created by the Merced County Economic Development Corporation (1viCEDCO) using the Geographic Information System (GIS) developed by the Merced County Association of Governments. "Site- Find" can conduct a comprehensive search of Merced County's more than 63,000 parcels and deliver a list of available commercial and industrial properties within minutes. The City will continue to work with MCAG to make sure the system or a similar system remains up-to -date. 2.1.c Continue the City's Economic Development activities. Work closely with the Chamber of Commerce, Merced County Economic Development Corporation, the Business Council, the Economic Development Advisory Committee, etc. to implement the City's Economic Development Business Plan. 2.1.d Develop incentives as appropriate to encourage new commercial and industrial development. Work with agencies involved in economic development activities to develop incentives such as those offered through the Enterprise Zone to encourage new commercial and industrial development. 2.1.e Specifically target South Merced as an area that needs more commercial retail and office development. South Merced's large residential population is currently underserved by retail commercial and office uses. Except for some scattered convenience commercial uses, this area lacks even the most basic services. Because of the low average incomes of this area, it is difficult to entice major commercial users to locate in South Merced even though most of the available land is located in the Enterprise Zone. The City will need to make considerable effort to turn this situation around. The new Redevelopment Area for this area would provide the necessary incentives. 3 -37 11 • u i • C1 J Merced Vision 2015 General Plan 2.1.f Promote industrial development that offers full -time, non - seasonal employment. Merced's traditionally agriculture -based economy has led to large swings in unemployment due to the seasonal nature of agriculture. The City should, therefore, target new industries for recruitment purposes who can offer year -round employment. 2.1.g Maintain a list of target industries for economic development purposes. The City's Economic Development Business Plan outlines target industry sectors for both industrial and commercial development. These are intended to be impermanent target choices which will be reviewed and modified as economic conditions change by the City's Economic Development Advisory Committee. Choice of target industries does not mean that other users are excluded from the community; it only indicates where it is believed active development recruitment efforts will be the most effective. Geographic target markets are also defined and prioritized for recruiting efforts in the Business Plan. 2.1.h Evaluate the future role of the Merced Airport and the desirability of expanding uses in the Airport Industrial Park to further promote tourism uses dependent on aviation access. It may be desirable to promote tourist- related services in the area surrounding the Merced Municipal Airport to take advantage of Merced's status as the "Gateway to Yosemite" and being the nearest airport to Yosemite capable of handling large aircraft. At the same time, options should be explored for possible future non - aviation uses of the Airport if the reuse of Castle AFB leads to the development of a competing airport. 2.1A Actively market the benefits of the Merced - Atwater Enterprise Zone and Recycling Enterprise Zone. The City of Merced will continue to cooperate with the Merced Chamber of Commerce's calling programs for local businesses located within the Enterprise Zone and describe the Enterprise Zone program and its benefits to them, as well as the Recycling Zone. Seminars and presentations will also be conducted on a periodic basis. The City will also highlight the benefits of the Enterprise Zone in its marketing brochures and other promotional material. It is important to designate areas for new industrial development ahead of other uses due to the area and access needs of industry as well as the need to avoid planning for incompatible uses adjacent to industrial areas which might interfere with continued industrial operations. Implementing Actions. 2.2.a Industrial areas should be located where they will have good access to air transportation, rail transportation, or major highway transportation links. Merced's three existing industrial parks are located where they have good access from air, rail, and/or highway transportation. New and expanded industrial areas proposed on the Land Use Diagram (along North Highway 59, along Highway 99, etc.) are also located to take advantage of good access. Any future industrial areas would also need to follow this criteria. 3 -38 Vision 2015 General 2.2.b Industrial reserve areas should be protected from non - industrial use or premature development through agricultural zoning until such time as the land is needed for industrial development. The City will work closely with the County to assure that industrial reserve areas are protected from premature or incompatible development. Generally, areas designated as "Industrial Reserve" will be combined with an interim use classification, such as Agriculture on the County General Plan, which maintains existing use practices in the area but establishes expected future uses based on need Industrial reserve areas are designated on the Land Use Diagram within the Merced SUDP south of Mission Avenue adjacent to Highway 99. 2.2.c Parcels of land in industrial reserve areas should remain as large as possible in order to accommodate a variety of plant sizes and types in the future. Lot splits should be discouraged in industrial reserve areas until such time as they are ready for development in order to provide maximum flexibility for future uses. The City will work with the County to ensure that industrial reserve areas are zoned for the appropriate Agriculture Zones which require 20 -acre or 40 -acre minimum parcel sizes. 2.2.d Develop an action program which outlines priorities for annexing new industrial and commercial areas and includes plans for providing services and infrastructure to these future industrial/commercial areas. Under the direction of the Economic Development Advisory Committee and the Planning Commission, the City should establish an action program for annexing new industrial and commercial areas which would include plans for providing infrastructure. Since it takes time to bring industrial sites "on- line ", it is imperative that this be done in a timely manner. The first priority has been identified as providing services to the South Airport Industrial Park In order to maintain the City's economic base, it's not enough to attract new businesses. Existing businesses, if taken for granted, can leave the area, go out ofbusiness, or stop growing. By reaching out to existing businesses, the City can make sure that their current and future needs are being met as well as promote their expansion. Implementing Actions: 2.3.a Protect industrial areas from encroachment by non - industrially - related uses. Designate buffer areas (which may include open space areas, business parks, commercial development, and/or heavily - landscaped roadways or parkways) between industrial and residential uses. Guidelines should be established for these buffer areas to address their minimum size, development standards, etc. 2.3.b Continue to improve the permit approval process to ensure that industrial development project are approved in a timely manner. The Development Services Department has over the last few years made considerable effort to streamline the permit approval process for residential, commercial, and industrial projects. These efforts are expected to continue on an ongoing basis. The development of design guidelines for commercial and industrial projects could be developed to make the City's expectations clearer. 3 -39 f� • I ;;. ,A w Vision 1015 2.3.c Maintain a business outreach program to ensure that the needs of existing businesses are being met. The City's Economic Development Department along with the Chamber of Commerce, the Economic Development Advisory Committee, and the Small Business Development Center, participate in various programs which contact local businesses regarding retention and expansion opportunities. By providing services adjacent to or within industrial areas so that employees don't have to leave the area to eat lunch or run errands, the number ojnoon hour auto trips may be reduced. Implementing Actions. 2.4.a Establish a new zoning designation called "business park" which would allow a mix of heavy commercial, "back office," and light industrial uses. The General Plan introduces a new land use designation, "Business Park "Planned Development zoning can be used on an interim basis, but a "business park" zone should be established which would allow a mix of heavy commercial, "back office," and light industrial uses. By allowing this mix of uses, the number of auto trips may be reduced within these areas. 2.4.b Continue to allow services, such as restaurants and other retail commercial uses which mainly serve industrial employees, to locate in industrial zones as discretionary uses. The City's Light Industrial Zone allows restaurants which serve employees and are located in main buildings as accessory uses. Retail commercial uses which are deemed appropriate by the Planning Commission are allowed as conditional uses. 2.4.c Consideration should be given to provide attractive, efficient, and affordable means of mass transit between industrial areas and residential areas of the City. Transit routes should serve industrial areas so that employees can reach their jobs by means other than the private automobile. The location of industrial areas and other major employment centers will be considered as transit routes are established. 2.4.d Consideration should be given to making changes to the Zoning Ordinance which allow for some commercial and service activities in and/or convenient to industrial areas. Because of increasing air quality and traffic concerns, it is becoming desirable to provide commercial and service activities convenient to industrial activities for easier accessibility by industrial employees. If restaurants, health clubs, daycare centers, auto services, some offices, and limited retail activities that draw primarily from industrial areas could be located convenient to such zones, it could have substantial traffic and air quality benefits to the community as well as making it easier for industrial employees to conduct business, run errands, etc. without having to drive across town. The City currently does not encourage or even allow in some cases these kinds of uses. Changes to the Zoning Ordinance will be necessary to achieve this objective. 3-40 Merced Vision 2015 General Plan �; ` k '� �' `Chapler3 Larid'Use For the purpose of recruiting new businesses and retaining existing businesses and for overall City image and appearance, attractive industrial areas should be maintained. Implementing Actions: 2.5.a Continue to require Site Plan Review of new industrial development and the application of standards regarding landscaping, appearance, circulation, access, and parking. The City currently requires Site Plan Review for new industrial development and the expansion of existing industries. This staff -level review applies consistent standards regarding landscaping, access, etc. to ensure that industrial areas are developed in an attractive manner while still recognizing that industrial development standards need to be flexible to balance aesthetic needs with operational practices. The emphasis should be placed on maintaining an attractive appearance along the perimeter of industrial areas where they are visible to other land uses and the public. 2.5.b Consider requiring the planting of parking lot trees in industrial areas, perhaps at a reduced standard instead of the one tree for each six parking spaces required in other areas, to provide shade, reduce glare, and reduce reflective heat. Residential and commercial development throughout the City is required to provide one tree for each six parldng spaces in parldng lots to provide shade, reduce glare and reflective heat, and to promote a more attractive appearance. Industrial areas are not required to do the same even though they often have large expansions of asphalt which would benefit from the introduction of trees. The City should consider requiring the planting of parking lot trees in industrial areas but at a reduced rate so as not to create an undue burden on industrial development. 2.5.c Require the removal or screening of all rubbish, abandoned buildings, processing wastes, old equipment, or other forms of blight in industrial areas. Through the Site Plan Review process, the City requires the screening of unsightly areas from view from the public streets. 2.5.d Investigate the possibility of regulating industrial development on the basis of or in combination with performance standards instead of strictly by definition of specific allowable uses as in the Zoning Ordinance. Performance standards, if they can be made applicable, have the capability of translating the classified industrial categories (light and heavy industrial) into a well -defined and meaningful system for identifying possible impacts of different industrial uses. Under such a system, industrial land uses can be located and administered in a more effective and flexible manner. 3-41 0 i • Merced Vision 1015 General Plan Residents of the City should have ready access to commercial services inclose proximity to their homes for convenience and to eliminate the need for excessive automobile trips. Neighborhood centers with grocery, drug, video, and other stores which serve the needs ofsurrounding residents should be distributed throughout the City to serve most residential areas. Implementing Actions., 2.6.a Neighborhood commercial centers should be located approximately one mile apart along major arterial streets adjacent to residential areas throughout the City. A one -mile radius is the standard service area for neighborhood commercial centers. Therefore, in order to ensure that most residents in Merced have ready access to commercial services, neighborhood commercial centers should be located at regular intervals (approximately one for each square mile of residential development) along major streets within the SUDP. The Land Use Diagram attempts to meet this standard, but additional sites may need to be designated in the future. The General Plan Annual Review would offer a good opportunity to review neighborhood commercial needs on a yearly basis. 2.6.b Special emphasis should be placed on encouraging the development of neighborhood commercial center(s) in the general vicinity of the South Highway 59 corridor to serve the needs of South Merced residents. The South Merced area is currently underserved by commercial services. Many South Merced residents need to travel to Central and North Merced for even their basic shopping needs because of the lack of neighborhood commercial services in South Merced Although several areas have been designated for such development, actual development has not taken place or has been limited The City will explore alternatives for encouraging neighborhood commercial services in the area. Among the possible tools may be the Enterprise Zone and the Gateways Redevelopment Project Area, both which include this area. 2.6.c Efforts should be made to encourage the development of a neighborhood commercial center in the area east of G Street between Yosemite Avenue and North Bear Creek Drive. This nearly 2 -mile- square -mile area is almost entirely built-out with single - family development, with some scattered duplex development. The only commercial services in the area are located along the far edge of this area, G Street, leaving those residents who live on the eastern edges (Parsons and McKee) over one mile or more from commercial services. There are very few vacant sites left in this area which would be suitable for commercial development. Additionally, residents may be concerned about the impacts of commercial uses on their neighborhoods. Efforts should be made, perhaps through a neighborhood planning process, to determine if there is a suitable commercial site in the area which would be supported by neighborhood residents. 3-42 t} '±ice t 2.6.d Efforts should be made to encourage the development of a neighborhood commercial center(s) in Southeast Merced in the general area east of Parsons Avenue on Childs or Gerard Avenue. This area bounded by Highway 140 to the north and Parsons Avenue and Highway 99 to the south and west is also underserved by neighborhood commercial uses. Several vacant or underutilized sites are currently zoned for commercial uses but have not been developed with uses that serve the adjacent neighborhoods. The City should explore alternative strategies for encouraging the development of these sites with services to serve the residents of this area. Neighborhood, Regional, Community, and Convenience Commercial areas throughout the City serve many adjacent neighborhoods. Their locations along major arterials also offer these commercial areas good visibility from passing motorists, which allows them to serve more than just their immediate neighbors. Sometimes, however, this leads to the reduced efficiency ofthese arterials ifcommercial driveways are allowed to proliferate in areas near major intersections. These problems can be minimized if commercial developments are located and designed carefully. Implementing Actions. 2.7.a New retail commercial designations shall be located along arterials at their intersections with collector streets (at 1/4 mile or 1/2 mile locations) in new growth areas. These commercial areas should not be located at the intersections of two arterials. Locating commercial developments at the corners of two major streets is fairly common practice in cities throughout the country. However, these locations, while offering maximum visibility to drive -by traffic, often lead to access and circulation problems. Conflicts often arise between slower motorists entering or leaving these commercial areas and motorists using the arterials for higher speed cross- town trips. These conflicts not only decrease the efficiency of the intersection over time(the number of vehicles able to pass through the intersection within a certain period), but can lead to increasingly difficult access to and from these centers by customers. Locations away from these major intersections but still along arterials at collector street intersections offer the combined benefits of high visibility and easier access for both drive -by traffic and for adjacent residential areas. On the Land Use Diagram, new commercial centers are located along major streets at their intersections with collector streets at the 1/2 mile point on a mile grid of major arterials. Traffic signals will likely be required at these intersections, providing a full range of turning movements into the shopping areas. Several examples of such developments already exist (Walmart, Olivewood Center, Bear Creek Galleria, Bear Creek Plaza, etc.). 2.7.b Commercial centers shall be designed to provide direct vehicular and pedestrian access from surrounding neighborhoods. In no case shall trips which could be internal (from adjacent neighborhood to center) be forced onto an arterial. Commercial centers should allow vehicular and pedestrian access from adjacent neighborhoods through the use of internal street access, driveways off of residential streets, and pedestrian accessways. 3-43 0 • � b� • • r1sion 2.7.c The number of commercial driveways on major streets shall be minimized and located in areas where they will cause minimal conflicts with traffic flow on major streets and through intersections. Commercial driveways should be kept to a minimum on major streets and located in areas away from intersections where they can cause conflicts with intersection turning movements, traffic flow, and signal loop/detection areas. When possible, they should be placed adjacent to whichever property lines are the farthest distance from the intersection; but in no case should driveways be closer than 25 feet from an intersection. 2.7.d Cross - access and shared driveways between adjacent commercial uses shall be provided as much as feasible. Adjacent commercial uses should allow access between them without customer traffic having to go back out onto the public streets to travel between uses. Driveways off major streets should be shared as much as feasible between adjacent businesses to minimize the number required on major streets. This should be applied to all new development as much as feasible and to existing development whenever possible. 2.7.e Commercial developments shall be designed to encourage pedestrian, bicycle, and transit access. Sidewalks, pedestrian accessways, bike racks and/or lockers, on -site transit stops, and transit shelters are among the design features that can be used in commercial areas to encourage alternative modes of access for their customers. 2.7.f Continue to implement City Council Resolution #93 -10 establishing policy for the location of retail and service related uses in North Merced. This resolution states that "the City desires to establish a policy which balances the need for commercial growth with the need to preserve the capacity of arterial streets and achieve long - standing planning objectives." The resolution sets forth the following guidelines for the location of retail and service- related uses in North Merced (north of Bear Creek): 1) "Freestanding retail and service- related uses on arterial streets in North Merced are discouraged in order to minimize the number of driveways and to better control location of driveways in relation to signalized intersections, with the objective of improving safety and not reducing capacity." 2) "Clustering of retail and service- related uses in shopping centers is encouraged for convenient pedestrian circulation, simpler internal circulation, and as a contribution to energy- efficient circulation and improved air quality (less start- and -stop car hopping)." 3) "Freestanding retail and service commercial land uses in North Merced should be located either: a) inside shopping centers (subject to the provisions below); or b) outside shopping centers if limited to professional offices, financial institutions, and restaurants." 4) "Freestanding uses in shopping centers and sites which can be integrated with shopping centers are appropriate locations for offices and financial uses, restaurants, auto - oriented uses such as service stations and fast -food restaurants, and retail and service commercial uses providing these uses are consistent with the General Plan and Site Utilization Plan or zoning district." 5) "Uses on freestanding pads should: a) be compatible and consistent in design, materials, and colors with the main building complex; b) have circulation and access consistent with the Site Utilization Plan (SUP) if located in a Planned Development; and c) share common driveways with no new driveways on arterial streets." 3-44 Merced Vision 1015 General In 1991, the Downtown Merced Market Strategy Task Force (a 25- member group representing a broad range ofcommunity interests) was formed to develop a consensus on the proper direction for downtown. They developed the following strategiesfor achieving the goal of maintaining downtown as the City's center ofcultural and civic activity, finance, and government. These efforts would be led by the Economic Development Committee, the Chamber of Commerce, the Merced Downtown Association, the Redevelopment Agency, and others. It has been observed that the presence ofa university, even those not adjacent to downtowns, often stimulate downtown retail growth in such areas as theaters, pubs, restaurants, book and clothing stores, and other retail. Merced's future UC campus may have the same effect. Implementing Actions: 2.8.a Strengthen downtown cultural activities and focus on Merced's cultural diversity. Strategies for achieving this include development of a senior center, a youth center, and a multi- cultural arts center as well as establishing a major annual event downtown, expanding the Farmers Market, and developing a program to retain or relocate clubs and civic groups to the downtown. 2.8.b Retain all existing and attract new financial service businesses, office uses, and government- related offices in downtown Merced. The identification of sites for additional financial activities and the recruitment of new institutions (especially back office functions, data centers, and regional headquarters) is a top priority. Existing City and County government offices should be encouraged to remain downtown and new government - related social service offices should be encouraged to locate in the downtown. 2.8.c Create a compact, walkable retail core with multi - cultural offerings and mixed -use development. Attempts will be made to create unified store hours, recruit restaurants and apparel retailers, intensify the downtown promotion program, and cluster retail uses in a more compact area of downtown (generally bounded by 19th Street, O Street, the Southern Pacific railroad tracks, and Martin Luther King Jr. Way). 2.8.d Develop a mix of regionally- oriented businesses along Highway 99. Possibilities include further development of a major discount retail center, a freeway - oriented factory outlet center, and an international marketplace as well as renovation of the K- Mart/Savemart Center at 15th and Martin Luther King. 2.8.e Preserve the existing housing stock and build a mix of new higher density housing. Working with the City Housing Program and the Redevelopment Agency, rehabilitation of the existing housing stock would be pursued through the implementation of financial incentives and policy changes. Affordable high- density infill housing for seniors, low and moderate income households, singles, and downtown workers would be encouraged along with market -rate condominiums. 3-45 • L] E X16 • • General Plan 2.8.f Develop more office space downtown through renovation and new construction The City will attempt to create more office space downtown for all types of businesses and services concentrated near the retail core. Renovation of upper floors of existing buildings for office use will also be encouraged and a business recruitment program to attract new downtown businesses will be considered. 2.8.g Strengthen transportation systems to support downtown's economic base Creation of an internal downtown transit system, improvements to the City transit system, and expansion of downtown arterial street capacity would be sought. 2.8.h Develop downtown educational and training facilities and activities Strategies include the development of a consolidated education center (including Merced College, satellite locations for higher education, and adult education and training) and a downtown day care center. 2.8.i. Continue to use Redevelopment funds to upgrade downtown's appearance and infrastructure, to develop new public projects to implement the Downtown strategy, to assist in the development and financing of private projects, and to market the downtown area. The Merced Redevelopment Agency has been used for all these purposes in the past and should continue to pursue these goals. 3-46 3.6 URBANGROWTHAND DESIGN Growth in the Merced urban area is expected to continue at or near the same pace as has occurred during the past twenty years. Concern over the pace and direction of growth resulted in the City undertaking a study to identify policies and standards that can be used to guide future growth in a manner that preserves and enhances the present quality of life in Merced. In 1990, Merced 2030 -How Should We Grow? analyzed the various growth and expansion options available to the City (Section 2.2.2). As a result of this study, it was determined that the optimum expansion scenario for the City was to pursue a northward growth pattern towards Lake Yosemite and the future U.C. Merced site. It was additionally determined that the urban design of these expansion areas should be based on mixed use, pedestrian- and transit - friendly design principles. Application of mixed -use, pedestrian - and transit - friendly design principles will be encouraged in all new growth areas of the City, mainly in North Merced through the use of Merced's "Urban Village" model. These same principles have broader implications, however, and can also be applied to developed areas, as feasible, when new development or redevelopment is proposed. It should be noted that pedestrian- and transit - friendly design does not mean that the automobile is excluded. It simply means that more consideration is given to more effectively accommodating pedestrians, bicycles, and transit as well 3 -47 S General Plan as the private automobile. Efficient circulation of automobiles will continue to be emphasized, but not to the exclusion of other forms of transportation. Mixed -use land use principles are discussed below, followed by a brief description of Merced's "Urban Village" land use concepts. (More details regarding villages are contained in Chapter 6, Urban Design.) Policies regarding the promotion of mixed -use, pedestrian- and transit - friendly neighbor- hoods are addressed in Section 3.6.3. 3.6.1 Mixed Uses Promoting the development of "mixed - use" (residential, services and employment) centers helps to minimize reliance on the automobile. Merced's land use planning philosophy promotes development of a mixed use plan which locates commercial, employment, and residential development in relatively close proximity to each other. The City's use of "planned development" zoning, which allows for a mix of uses, illustrates the City's longtime commit- ment to these principles. This mixed -use approach, as reflected on the Land Use Diagram, takes the typical elements of urban growth -- retail centers, single family and multifamily housing, roads, and public services- -and reorgan- izes them to form a more efficient and pedestrian- friendly development pattern. 3.6.2 Merced's Urban Villages The fundamental building block for establishing mixed -use, pedestrian- and transit - friendly areas is the Urban Village. Urban Villages are compact, • �1a 0 10 11 Merced Vision 201S General Plan Chapter3 —Land Use - R mixed -use districts that will accommodate projected growth, help maintain Merced's present quality of life, and help ensure its continued economic vitality. Villages achieve these goals by encouraging pedestrian and transit travel, and by planning for more than single -use, low density developments that can generate traffic congestion, air pollution, a scarcity of affordable housing, monotonous landscapes and poor utilization of environmental and land resources. Guiding Principles The Urban Village and other land use and design concepts have been implemented in the Merced Vision 2015 General Plan through the following guiding principles (discussed in more detail in the Urban Design chapter, Section 6.2): • Conserve natural resource areas that give form and character to the community. • Promote an urban form that integrates housing, shops, work places, schools, parks and civic facilities. • Reinforce the elements of the community which give Merced its unique identity. • Expand the city's non - vehicular transportation network. • Promote convenient pedestrian and vehicular access to transit, commercial, recreation, and residential places. • Reinforce the downtown as a focus point in the City. 348 • Conserve the special qualities of existing neighborhoods and districts. • Focus residential, commercial, and employment center development to encourage public transit use. • Maximize the use of city streets as public spaces. • Assure that development takes place in a balanced manner in order to promote the economic vitality of evolving areas. Inner Villages The Inner Village is a mixed -use community within an average 1/4 mile walking distance of a transit stop and Core Commercial area. All Inner- Villages include a mixture of parks, shops, medium density homes, and civic uses. Inner Villages combine these uses within a comfortable walking distance, making it convenient for residents and employees to travel by transit, bicycle or foot as well as by car. The Inner Village areas are also known as Village Core Residential Areas. Core Commercial Areas Each Village must have a mixed -use Core Commercial area located immediately adjacent to the Inner Village X13 or Village Core Residential neighborhoods. At a minimum, this core area should provide convenience retail and civic sites. Larger cores may also include major super- markets, professional offices, day care, restaurants, service commercial, enter- tainment uses, comparison retail and other retail stores. A transit stop and village green should be located between commercial uses and Village Core Residential areas. Outer Villages Less compact areas surrounding the Inner Villages contain traditional single - family housing, some office uses, schools, and open space. These areas are known as the Outer Village. The Outer Villages are tied to the Inner Villages by a local network of connector streets. This convenient network eliminates the need for local trips on area arterials, thereby reducing demand on these roads. The local street system, on the other hand, is designed to be inconvenient for through traffic, providing safe paths for pedestrians and bicyclists. (Outer Village .;4; 1 Office or R=&nfial ly (,Outer Yllage L_r. -_� Figure 3.8 "Inner and Outer rillage" Diagram 3-49 Plan These Outer Village areas are simply traditional single- family neighborhoods, except that an emphasis is placed on convenient access to the mixed -use areas. The majority of land in the "Villages" on the Land Use Diagram are Outer Village areas. Distribution of Villages Villages should be distributed in a pattern that allows the greatest number of residents access to a variety of shopping opportunities. Villages should also be located to permit residents to walk to retail and public facilities without having to cross an arterial street. Villages need locations that take advantage of main transit lines and existing retail market demand. Villages should be located to maximize access to their Core Commercial areas from Outer Village Areas without relying on arterial streets. Villages with major retail centers should be spaced at least one mile apart and distributed to serve various growth subareas. Generally, there should be one Village for each full square mile bound by arterial streets, except in rural areas. U 0 0 rced Vision 1015 General Plan �pter3 —Land Use. ;.; , • 3.6.3 Urban Grmvth and Design Goals, Policies, and Actions GOALS ■ Living Environments which Encourage People to Use a Variety of Transportation Alternatives ■ A Compact Urban Village Design for New Growth Areas ■ Self- sustaining, Mixed-Use, Pedestrian-Friendly Neighborhoods POLICIES L-3.1 Create land use patterns that will encourage people to walk, bicycle, or use public transit for an increased number of their daily trips. Lr3.2 Encourage infill development and a compact urban form. L -3.3 Promote site designs that encourage walking, cycling, and transit use. Policy L-3.1 Create Land Use Patterns That Will Encourage People to Walk, Bicycle, or Use PublicTr'ansit For an Increased Number ofTheir Daib tries. Existing land use patterns in some of the City ofMerced, like many other urban areas in the San Joaquin Valley, are not conducive to walking, cycling, and transit use. Many office developments have low employment densities and are often isolated from commercial services, forcing people to drive to eat lunch or to complete errands. High- density residential projects often have little if any commercial development nearby or discourage pedestrian access to commercial uses with block walls and large parking lots. The most common single family lot size of 6,000 to 10,000 square feet leads to population densities too low to support frequent and direct transit service. The predominant suburban development patterns force all local trips for shopping, recreation, school, as well as commute trips onto the arterial street system. This leads to ever wider, more congested arterial streets which in turn discourage people from walking or cycling to even nearby destinations. Implementing Actions. 3.1.a Encourage pedestrian or transit - friendly designs at suitable locations: Most of the new growth areas in North and South Merced would be appropriate for pedestrian- and transit - friendly developments. Encourage the preparation of a specific or community plan for large scale new development which incorporates the goals and policies of the City's Urban Design Chapter. 3 -50 a15 3.1.b Work to preserve and enhance existing neighborhoods and commercial districts which have transit and pedestrian- friendly designs. Pursue redevelopment projects to improve the image of pedestrian- friendly neighborhoods and shopping districts (pedestrian amenities, street trees, transit facilities, etc.). 3.1.c Plan areas for higher density development within 1/4 mile of locations identified as transit hubs and commercial centers. Review and revise as necessary the City's development and the Zoning Ordinance standards and maps designating high-density land uses in areas planned for transit hubs and commercial centers. 3.1.d Encourage higher housing densities in areas served by the full range of urban services. • Encourage high and medium-density housing at sites within walking distance of transit and neighborhood commercial services during general plan updates and developer initiated general plan amendments. • Consider higher housing densities for areas around existing and planned transit hubs. • Encourage developers to take advantage of density bonus provisions of the Zoning Ordinance for projects located around transit hubs on existing or planned transit corridors. 3.1.e Encourage mixed -use developments that provide commercial services such as day care centers, restaurants, banks, and stores near employment centers. Establish mixed -use zone district standards. Tailor the allowed uses to those best suited for a pedestrian environment. 3.11 Work closely with school districts to help them choose school site locations that allow students to safely walk or bicycle from their homes. When specific plans or subdivisions propose school sites for dedication, accept sites that emphasize the ability of students to safely walk or bicycle to school. Incorporate school sites into larger neighborhood activity centers where practical; this concept could include parks, day care facilities, and neighborhood commercial uses. Schools will be encouraged to locate adjacent to Village Core Residential Areas. 3.1.g Encourage regional shopping malls/centers at sites capable of support by a full range of transportation options. Identify sites with access by freeway or major arterial and potential for light rail access. The site could be a regional transit hub and major pedestrian -oriented activity center to increase transit mode share. 3.1.h Consider air quality and mobility when reviewing any proposed change to the land use pattern of this community. This step could be part of a CEQA process established by the City of Merced in reviewing General Plan Amendments. 3 -51 E 0 E a -) (P • Merced rision Sprawling, low- density and discontiguous development discourages the use ofalternative transportation modes and increases travel distances. Infrastructure costs and most environmental impacts are less when development is more compact. Implementing Actions. 3.2.a Encourage infill of vacant parcels. • Conduct a survey of vacant lands. Develop strategies for encouraging their development with appropriate uses. • Encourage infill projects that are determined to be compatible with existing development. • Encourage growth to occur in and around activity centers, transportation nodes, underutilized infrastructure systems, and redevelopment areas. • Work with land owners to re- designate vacant lands suitable for higher densities or for transit/pedestrian- oriented developments during general plan updates and periodic reviews. 3.2.b Encourage infill and redevelopment projects within the urban area that could enhance the effectiveness of the transit system. • Encourage projects that increase pedestrian activity and mixed -uses. • Encourage commercial uses that are complementary to urban employment centers. • Strategically locate high - density development to provide good transit access. (Notes: Please refer to the Urban Expansion Chapter for policies relating to keeping a compact urban form while promofinp urban extension.) Most developments are designed to provide the most direct and convenient access by car at the exclusion ofother modes of transportation. It is possible to design sites in ways that encourage less polluting transportation modes and still support access by motor vehicle. Implementing Actions: 3.3.a Encourage project designs which increase the convenience, safety and comfort of people using transit, walking or cycling. Review the City's Zoning Ordinance for possible amendment to include air quality design standards. Design standards must be general enough to apply under all but the most unusual circumstances to avoid the need for numerous zone variances and modifications. Some design measures like sidewalk widths and landscaping requirements are very appropriate for design standards. Design measures dealing with parking lot designs and building facades may be better left as guidelines because of site to site differences. 3 -52 �1 3.3.b Encourage all subdivision street and lot designs, commercial site plans, and multi - family site plans to improve access by transit, bicycle, and walking. Review the City's development review procedures and modify, as appropriate, to include policies that accommodate access and internal circulation by alternative transportation modes. Develop design guidelines that illustrate preferred designs. Just a few examples of design measures that could be recommended during design review include: • Direct access to commercial centers from surrounding neighborhoods. • Intra- development designs that incorporate integrated street patterns rather than designs which limit ingress and egress options to the development and restricts traffic to a limited number of arterials. • Primary ground floor commercial building entrances should orient to plazas, parks, or pedestrian - oriented streets, not to interior blocks or parking lots as feasible. • Promote the use of trees and plants in travelway landscaping and residences. • Building facades should be varied and articulated to provide visual interest to pedestrians. • Street trees should be placed in planter strips or tree wells. Tree species should be selected to create a unified image for the street and provide an effective canopy. • Sidewalks should provide an unobstructed path. Larger sidewalk dimensions are desirable in commercial areas where pedestrian activity will be greatest. • Encourage the use of front porches, bay window, and balconies which face onto the street to increase social interaction and provide heightened security for residential streets. 3.3.d Encourage all development projects proposed within 2,000 feet of an existing or planned light rail transit, commuter rail, express bus or transit corridor stop, to incorporate site design measures that improve accessibility to the transit system. Analyze existing land use patterns and constraints around transit facilities to identify appropriate design measures 3 -53 0 • ,1� 0 E 2015 General Plan 3.7 SPECIFIC PLANS/ MASTER DEVELOPMENT PLANS In 1996, the City of Merced had three adopted "Specific Plans" and one "Master Development Plan," all located in the North Merced planning area. These plans were developed as a way of master - planning large areas under consideration for development. Most of these plan areas were under the ownership of a single property owner or a limited number of property owners at their time of adoption. The plans include detailed descriptions of land use, circulation, public improvements, and open space for the area as well as conditions of approval regarding the developer's obligations for installing needed infrastructure. These "Specific Plans" do not necessarily conform with the requirements of Government Code Section 65450 et seq. They were developed as a guide for infrastructure development and to provide the land owners some direction with respect to City intentions and concerns for these areas. This planning practice is legally consistent with the City ofMerced's status as a charter city. 3.71 Fahrens Park Specific Plan The Fahrens Park Specific Plan was originally adopted in 1984 and was substantially amended in 1990 and 1996. The specific plan area includes approximately 300 acres bounded by R Street to the east, Yosemite Avenue (extended) to the north, Highway 59 to the west, and Black Rascal Creek to the 3 -54 south (Figure 3.9). The specific plan calls for single - family residential development, open space (including Fahrens Community Park and a flood control channel), along with a small amount of medium - density residential development. 3.7 2 Campus North Specific Plan The Campus North Specific Plan was originally adopted in 1985 and was substantially amended in 1990 and 1997. The specific plan area includes 78 acres generally located west of G Street, north of Black Rascal Creek, and south of Donna Drive (Figure 3.10). The plan calls for single - family homes on standard and small lots, a 350 -unit senior housing and healthcare campus, and 5 acres of professional office uses. 3.7 3 Northeast Yosemite Specific Plan The Northeast Yosemite Specific Plan was adopted in 1989 and has undergone some minor revisions since that time. The specific plan covers the square mile (640 acres) bounded by Yosemite Avenue to the south, G Street to the west, Cardella Road to the north, and Gardner Road to the east (Figure 3.11). The plan currently calls for mostly single - family residential development with some duplex and multi - family develop- ment. Other uses include three church sites, Cruickshank Middle School, a 10- acre park site, and a small neighborhood commercial site. The Land Use Diagram proposes the addition of a 25 -acre professional office site on the south side of Cardella, one -half mile east of G St. �� 1 _4 _ UIU�IJf1 1 � I BUENA �t w w w. ,LwL mU E _ c m m E N G —_o > m c ° o V fI I 1 I DONNA DRIVE _ 1 � O - V I I I �1"tt�' i W ° PROFESSIONAL P DR.(EXTE NDED) < r 0 MM QS N RTIH I ° OFFICES + _ I I I 1 1 I I I 1 I` N 5.1 ACRES EL PORTAL DRIVE (EXTENDED) 11 1 438 AIITS W 5 I' SENIOR HOUSING : y & HEALTHCARE = TOTAL UNITS: 605 TOTAL ACRES: 78.4 FAMILY + 4-L/ �. " �� x zxz x f 350 UNITS 12.9 ACRES IKE TRAIL N r 0 200 CAMPUS NORTH SITE PLAN 144 .4 .'rte Figure / Campus North Specific Plan �[ aata� {'$�r'�a�'i,:c- '�g zr, ��.�.nn .;•:aF««... w.��TO:�. �- 3 -56 c' �bl • ����• Noun neMM if•�1� Natoli' \�W 11111E �� °� ■iiiw 9.1 ■. Ali rwon o�iin -� L LI I I I I I I I I ,may -'•„ 1 1 T ,1 7 T , YOS IM P� ■ milli, M ma Iasn �C ►aa, : ,,fall •a•ns .E ae•_:n• roean u1h�C • MM =MITE SPECIFIC PLAN 1.,3 10 Apartments/ Condominiums ( =17.21 Acres) 2. 160 Apartments/ Condominiums (-8.99 Acres) 0. 45 Slagle Family Res / donces 4. Catholic Church 09 Acres) S. Church Site (:8 Acres) 6, 92 Single Family Residences 7. 155 Apartmonts/ Condominiums 189.68 Acres) S. 20 Apartments/ Condominiums (- 1.SAcros) 2. 95 Single Family Residences 10. 560 Single Family Residences '�©, Park & Open space Space School TOTAL UNITS 2,010 3 -57 11. Park 010 Acres) 12. School 1r20 Acres) 10, 72 OIIP /OSCS (tBAcres) 14, Cottonwood Creek/ 8lkewey(-7 Acres) 15. 144 Largo Lot Rosldoncos (-74 Acres) 16. Private Residence (:2 Acres) 6slst.) 17. Private Residence (esistj 18. Church Site 19. 118 Single Fam. Rosidonces - 20. Commercial Site 21.96 Single Fem. Residences 22. tae SM1,14- Femlly Residences —Sewor District Saell. 111111 SPOCIOC Plan 0oun, t} E s )s ling Trees Figure 3.11 Northeast Yosemite Specific Plan I �� 01- YOS IM P� ■ milli, M ma Iasn �C ►aa, : ,,fall •a•ns .E ae•_:n• roean u1h�C • MM =MITE SPECIFIC PLAN 1.,3 10 Apartments/ Condominiums ( =17.21 Acres) 2. 160 Apartments/ Condominiums (-8.99 Acres) 0. 45 Slagle Family Res / donces 4. Catholic Church 09 Acres) S. Church Site (:8 Acres) 6, 92 Single Family Residences 7. 155 Apartmonts/ Condominiums 189.68 Acres) S. 20 Apartments/ Condominiums (- 1.SAcros) 2. 95 Single Family Residences 10. 560 Single Family Residences '�©, Park & Open space Space School TOTAL UNITS 2,010 3 -57 11. Park 010 Acres) 12. School 1r20 Acres) 10, 72 OIIP /OSCS (tBAcres) 14, Cottonwood Creek/ 8lkewey(-7 Acres) 15. 144 Largo Lot Rosldoncos (-74 Acres) 16. Private Residence (:2 Acres) 6slst.) 17. Private Residence (esistj 18. Church Site 19. 118 Single Fam. Rosidonces - 20. Commercial Site 21.96 Single Fem. Residences 22. tae SM1,14- Femlly Residences —Sewor District Saell. 111111 SPOCIOC Plan 0oun, t} E s )s ling Trees Figure 3.11 Northeast Yosemite Specific Plan I �� 01- 3 -58 ­'.I... ". Land Use .. " Acres -Units . . Single-Family Detached 561 2,247 -2,808 Single - Family —Patio Homes 334 1.837 -2,171 Multi- Family 76 759 -1,669 Commercial 92 Office 23 Elementary Schools 21 Park and Transit Station 15 Park 78 Open Space/Creeks 120 High School 43 Fire Slatims 2 TOTAL 1,365 1 4,843 -6,648 Figure 3.12 Bellevue Ranch Master Development Plan 3.7.4 Bellevue Ranch Master Development Plan The Bellevue Ranch Master Develop- ment Plan was adopted in June 1995. The master plan covers 1,365 acres, generally bound by Old Lake Road to the north, G Street to the east, Cottonwood Creek, Merced College, and Lehigh Drive to the south, and the future extension of Street to the west (Figure 3.12). The plan calls for a great deal of single - family residential and multi - family residential development as well as a substantial amount of retail commercial and professional office development adjacent to the east -west arterials running through the site. Other uses include two or perhaps more elementary school sites, one high school site, nearly 200 acres of park land and open space, and two fire station sites. The Bellevue Ranch project was designed in accordance with the "Urban Villages Concept", which allows for an integration of residential, commercial, open space, and public facility uses within the framework of a transit- oriented circulation system. The Master Development Plan is the tool for implementation of the Merced Villages Design Guidelines and the policies of the General Plan while serving as a bridge between the two policy documents. This plan will guide the overall development of the project, coordinate the mix of land uses, provide for adequate circulation between uses, and identify the required infrastructure and public facilities. 3 -59 Merced t <sion 2015 General Plan 3.7.5 Proposed Specific Plans The Specific Planning process is envisioned as an important implement- ation tool in the Merced Vision 2015 General Plan. It is important to note, however, that it is intended to be a flexible tool that accomplishes a specific planning purpose and does not unnecessarily frustrate the development process. As envisioned in this plan, a "Specific Plan" may or may not conform with the requirements of Government Code Section 65450. A specific plan may be limited to a specific development concern or issue in a planning area. It may or may not need to conform to the public hearing processes generally required of specific plans, depending on the issue(s) addressed in the plan. Proposed Specific Plans The Land Use Diagram proposes the establishment of four additional specific plan areas (Figure 3.13). These areas are as follows: 1) South Merced- -West Specific Plan: Approximately one square mile, bounded by Childs Avenue to the north, West Avenue to the west, Mission Avenue to the south, and South Highway 59 to the east. 2) South Merced —East Specific Plan: Approximately two square miles, bounded by Childs Avenue to the north, South Highway 59 to the west, Mission Avenue to the south, and Highway 99 to the east. 0 0 �7 �1 oS 3) South Thornton Specific Plan. Approximately 350 acres, bounded by Highway 99 to the north, 1/4 mile west of Thornton Avenue to the west, Highway 140 to the south, and Massasso Road to the east. 4) Fahre?zs Creek Specific Plan: One square mile, bounded by Highway 59 to the west, Yosemite Avenue to the south, R Street (extended) to the east, and Cardella Road (extended) to the north. North Merced Specific Plan Needs The Land Use Diagram, which shows the land uses proposed for the expansion areas of North Merced, provides specific direction for the development of this area. Future specific planning concerns in this area should focus on the issues of infrastructure, timing and phasing of development, and the means by which infrastructure and other necessary improvements can be financed. These issues need to address area -wide concerns beyond an individual property or development site. This planning effort, unless it results in a substantial modification to the planned use of land in the area, would not normally require public hearings or review beyond what would normally be required for the specific development entitlement requested (i.e. subdivision map, annexation, re- zoning, etc.). South Merced Specific Planning Needs Through the General Plan update process it was determined that there were a number of important land use issues which needed to be addressed in the South Merced area. It was also felt that 3-61 Vision 1015 these issues could only be adequately addressed with a high degree of neighborhood and property owner participation given the developed nature of the area. Important questions concerning the sizing and location of commercial and open space areas need to be examined, in light of the City's Village development concept and the interest in promoting transit - friendly development in Merced. This latter concern will become more critical in future years as the UC campus area develops. The specific plan process in South Merced is envisioned to be focused on . refining existing land use proposals in the area. Infrastructure concerns would need to address areas presently undeveloped or under - developed as well as the need to upgrade some infrastructure in the built -up areas. The location of schools, park land and transit facilities to serve this area would need to be evaluated in light of possible changes in existing land use. Present land use proposals, as depicted on the Land Use Diagram for South Merced, are considered "interim" land uses until such time as the specific plans for this area are completed and adopted. (The interim designation for most of these areas is "Residential Reserve. ") These Specific Plans are expected to result in modifications to the Land Use Diagram and would become Merced General Plan amendments subject to the requirements of state law for public hearings and review. • • E Merced Vision 2015 • Specific Plan Guiding Principles The following guiding principles should be used in developing these specific plans: 1) The "Urban Villages" concept should be considered and reviewed for feasibility for implementation in this areas as part of the planning process. 2) In South Merced, non - residential uses shall be considered for areas within the Merced Municipal Airport Clear Zones. 3) Rehabilitation, redesignation, and redevelopment of existing blighted uses should be considered (for example, the auto wrecking yards near Childs and Highway 99 and the residential and heavy commercial areas east of the Airport). 4) Plans which include or are adjacent • to established neighborhoods will address the needs of these neighbor- hoods and potential adverse impacts resulting from plan implementation. 5) The specific planning process should be focused on the planning issues or concerns which need to be resolved for that planning area and, to this degree, provide data, information or policy clarification necessary to carry out the goals of the Merced Vision 2015 General Plan. 6) In instances where the plan results in changes in land use from existing policy, extensive public participation by area residents and property owners in the planning process will be emphasized. The City shall undertake the develop- ment of these specific plans subsequent • to the adoption of the General Plan. The costs of developing the plan may be assessed to those builders and developers 3-62 who will benefit from the plan as development takes place. 3.8 ISSUES FOR FUTURE STUDY There are areas within the City's Planning Area which will require future study. These areas are not expected to build -out during the 20 -year life of this General Plan, but they will affect the future growth of the City. 3.8.1 Year 2015 to 2030 Expansion Area During the Merced 2030 process in 1990 (Section 2.2.2), the "Northern City" growth scenario was adopted. This scenario represented the projected City expansion area up to the year 2030. The General Plan Land Use Diagram and 2015 SUDP includes the portion of that area that is projected to meet our growth needs up to the year 2015. Future general plan updates will likely consider development for the rest of the 2030 area north of the 2015 SUDP. This area contains the Merced County Landfill on its westerly boundary and extends beyond La Paloma Road to the north and east around the U.C. Campus site. Special concern and consideration should be given to this area to assure its availability for Merced City urban expansion beyond the year 2015. Additionally, extension of infrastructure to the area should reflect the need to provide adequate buffers around the County's solid waste disposal site. �0 3.8.2 U.0 San Joaquin (Merced) Joint Planning Area The area surrounding the proposed U.C. campus site, comprised of approximately 10,000 acres, has been identified by both the City of Merced and Merced County as an area requiring cooperative planning. Such joint planning can help assure the availability of services and infrastructure to the area and the proper integration of land uses between this area and the adjacent City urban area. A joint planning process has been established for the UC area. This process is described in Section 2.6.1 of the Urban Expansion Chapter. 3.8.3 Mission Avenue Corridor The City's expanded SUDP boundary ends at Mission Avenue. An area extending from Thornton Road to Highway 99 for one - quarter mile south of Mission Avenue is included in the expanded Sphere of Influence, however. This is because of its relationship to the Mission Avenue circulation corridor, and the possible impact that development on the south side of the corridor could have on its capacity and efficiency. This area may be appropriate for employment centers . in the long -term when Mission Avenue is developed as an arterial and the Mission/Highway 99 interchange is built. Future planning of this area should reflect the potential for employment centers in this area and the necessary infrastructure and housing opportunities necessary to support such development. In the interim, this area should be considered a reserve with agriculture uses being allowed. Plan 3.9 GENERAL PLAN LAND • USE DESIGNATIONS The following Land Use Designation descriptions define the Land Use Areas depicted on the Land Use Diagram of this General Plan. These General Plan Land Use Designations describe the extent of the uses of land within the Merced Urban Planning Area including standards of population density (dwelling units per acre) and building intensity (floor area ratios)` as required by Section 65302(a) of the California Government Code. 1) RESIDENTIAL LAND USE DESIGNATIONS A) RR (Rural Residential) a. Purpose and Intent: To provide single family homes on large lots in a semi -rural environment and provide a long term low- density residential buffer between agricultural land and other environmentally sensitive or resource areas and the urbanized areas of the City of Merced. b. Locational Criteria: RR areas may be designated along the interface between the more urban areas of the City of Merced and the boundaries of the City's SUDP and/or lands adjacent to Agricultural or other Open Space areas within the City's SUDP. The primary areas appropriate for this designation are the west and east sides of the City's SUDP. t See definition at the end of this section or in Chapter 12, Glossary. 0 • 3-63 0 ( b Merced Vsion 2015 General Plan Chapter 3 4and Use:" a Land Use Density and Intensity of Use: The Residential Density within the RR area is one dwelling unit per gross acre. Up to three dwelling units per acre are allowed if public sewer and water systems are available. B) LD (Low Density Residential) a. Purpose and Intent: To provide single family residential dwellings served by City services throughout the City of Merced. This designation consists primarily of single - family detached housing, but a diversity of single - family housing types, such as condominium and zero -lot -line residential units, can be developed. A Locational Criteria: LD areas may be designated throughout the City with lower densities typically toward the edges of the City's growth, adjacent to the RR, or other urban "buffer" areas. This residential classification can also be applied along special planning areas such as scenic corridors and Open Space areas. r- Land Use Density and Intensity of Use: The Residential Density within the LD land use classification is 2.0 to 6.0 dwelling units per gross acre. 3-64 C) LMD (Low- Medium Density Residential) a. Purpose and Intent: To provide duplexes, triplexes, four - plexes, condominiums, zero -lot -line as well as single - family detached units on appropriately sized lots. A Locational Criteria: LMD areas are typically designated close to commercial or other services and adjacent to parks and playgrounds. This land use classification should be applied in areas near major streets and thoroughfares for convenient access and on in -fill sites. r- Land Use Density and Intensity of Use The Residential Density within the LMD land use classification is 6.1 to 12.0 dwelling units per gross acre. D) HMD (High- Medium Density Residential) a. Purpose and Intent: To provide areas for multi - family development such as apartments, higher density triplex/fourplex units and condominiums. b. Locational Criteria: HMD areas may be applied to areas near commercial centers or other similar uses and areas with convenient access to a major thoroughfare and/or public transportation. a Land Use Density and Intensity of Use: The Residential Density within the HMD land use classification is 12.1 to 24.0 dwelling units per gross acre. E) HD (High Density Residential) a. Purpose and Intent: To provide for the highest multi - family residential densities typically found only in limited areas of the City. b. Locational Criteria: HD areas may be designated in close proximity to employment centers, the downtown area of Merced or other suitable sites near public transportation and services. c. Land Use Density and Intensity of Use: The Residential Density within the HD land use classification is 24.1 to 36.0 dwelling units per gross acre. F) RMH (Mobile Home Park Residential) a. Purpose and Intent: To provide designated areas within the City for the establishment and maintenance of Mobile Home Park residential environments. b. Locational Criteria: RMH areas may be designated on large parcels of land with good access to City streets and State highways. RMH sites should be well buffered from traditional single - family residential 3-65 neighborhoods and may be considered appropriate low maintenance, low to medium priced senior citizen housing. c- Land Use Density and Intensity of Use: The Residential Density within the RMH land use classification is 6.0 to 10.0 dwelling units per gross acre. G) VR (Village Core Residential) a. Purpose and Intent: To provide for the development of `urban villages" in the undeveloped portions of the Merced SUDP. The VR designation is intended to provide general guidance for development of the residential areas within 1/4 mile of designated Village Commercial Core areas. This category is titled simply "Village Residential" on the Land Use Diagram. b. Locational Criteria: The VR designation is to be applied within a 1/4 -mile radius of designated "Village Commercial Core" areas on the Land Use Diagram. A range of densities and dwelling types are permitted in Village Core Residential areas as long as the average minimum density (10 du/ac) is met. c Land Use Density & Intensity of Use: Villages are mixed -use areas. Residential densities within Village Core Residential areas must be a minimum of 7 units per acre, an average minimum of at least 10 units per acre, and a maximum of 30 units per acre. H) RES -R (Residential Reserve) (see page 3 -69) ��O 2015 Genera[ 2) COMAMRCIAL LAND USE DESIGNATIONS A) CO (Commercial/Professional Office a. Purpose and Intent: To provide for a broad range of office commercial uses within the City of Merced, recognizing the changing character and needs of professional office users with the advent of improved information processing technology and the overall economic base of the City and the region. b. Locational Criteria: CO areas should be encouraged as employment centers adjacent to established commercial areas and residential centers to minimize trip generation and vehicle trip length. G Land Use Intensity: The land use intensity within the CO land use classification is an average Floor Area Ratio (FAR) of 0.50 square feet of building area per square foot of net acreage of an individual site (or 0.39 when applied to gross acres). Lower FAR's are appropriate for large commercial business office complexes and regional office centers. d Typical Commercial - Professional Office Uses: Professional Office: Typical professional activities are medical, dental, law, engineering, counseling, and architectural offices on a relatively small -scale with few employees and where the public is usually seen by appointment only. Merced's professional offices are located mostly downtown, near 3-66 Mercy Hospital and the County Courthouse, and along the Olive Avenue and G Street corridors. Commercial/Business Office: Commercial/business office activities include real estate agencies, insurance agencies, financial institutions (banks and savings and loan), and travel agencies on a relatively small scale and where the public is welcomed without appointment. Merced's commercial offices locate in most of the same areas as professional offices, but they tend to concentrate more along the heavily traveled corridors. Regiona)PTack" Office: Large office uses with a large number of employees come in two varieties. Traditional "back" offices, like Farmer's Insurance, have large numbers of employees working in a central location processing applications, orders, loans, etc. from a large regional area with little or no public contact. These offices can be located almost anywhere as long as there is enough land and the site has good access. Government and public utility regional offices, such as the City of Merced, the Merced County Courts and Administrative Complex, and PG &E's M Street office, also house large numbers of employees in a central location, but also have frequent interactions with members of the public. These types of regional offices are often located downtown. �C1� B) CN ( Neighborhood Commercial) a. Purpose and Intent: To provide sites for retail shopping areas, primarily in shopping centers, containing a wide variety of businesses including retail stores, eating and drinking establishments, commercial recreation, auto services etc., to serve residential neighborhoods. b. Locational Criteria: CN areas should be designated within planned Village Centers and adjacent to neighborhoods in the Merced urban area, spaced approximately 1 mile apart along arterials. a Land Use Intensity: The land use intensity within the CN classification is an average Floor Area Ratio (FAR) 0.35 square feet of building area per square foot of net acreage of an individual site (or 0.27 when applied to gross acres). d Typical Neighborhood Commercial Uses: Under the City's current zoning, neighbor- hood centers are designed to provide for the sale of convenience goods (food, drugs, and sundries) and personal services, which meet the daily needs of an immediate 3-67 Merced Vision 2015 General Plan neighborhood trade area. Grocery stores, bake shops, drug stores, beauty shops, dry cleaners, video rental stores, offices, banks, and restaurants are typical uses. Existing neighborhood centers in Merced vary in size and scale, including Bear Creek Galleria, Bear Creek Village, Payless Plaza, Raley's Shopping Center, and smaller centers along G Street at Alexander Ave., Brookdale Dr., and 16th St. C) CV (Convenience Commercial) a. Purpose and Intent: To provide sites for small 1 to 5 acre centers with mini- markets (e.g. "7 -11'x, fast food restaurants, small specialty shops, video rentals, coin laundries, beauty salons, and small professional offices. They are meant to serve the convenience shopping needs of the surrounding neighborhood and should not contain major anchor stores. b. Locational Criteria: CV areas should be designated within planned Village Centers and areas which may not have the market support for full CN centers. They should be designated along major arterials and adjacent to the neighborhoods they serve. c- Land Use Intensity: The land use intensity within the CV classification is a average Floor Area Ratio (FAR) of 0.35 square feet of building area per square foot of net acreage of an individual site (or 0.27 when applied to gross acres). 0 Is ��a Merced Yrsion 2015 General Plan D) RC (Regional/Community Commercial) a. Purpose and Intent: To provide community and regional commercial centers to serve the full depth and variety of retail goods, general merchandise, apparel, and home furnishings with one or more major department stores as the key tenants. They are distinguished from one another in that regional centers draw from the larger regional market area outside the City. Merced Mall and the downtown are considered regional centers whereas Westgate is more of a community center. b. Locational Criteria: RC areas are designated in areas with central access to the surrounding region by means of major City thoroughfare or expressway. Since regional centers draw their customer base from a broad area, there is only limited need for development of new regional centers within the Merced SUDP. c. Land Use Intensity: The land use intensity within the RC classification is a Floor Area Ratio (FAR) of 0.35 square feet of building area per square foot of net acreage of an individual site (or 0.27 when applied to gross acres). For the Downtown, FAR's of up to 6.0 would be allowed within the Downtown Parking District without any discretionary approval. Any buildings over 60 feet in height require a conditional use permit in the Central Commercial (C -C) Zone, which most of the Downtown is zoned. The C -C zone has no required setbacks, so large FAR's would be allowed. �yzuW E) CT (Thoroughfare Commercial) a. Purpose and Intent: The primary function of this land use classification is to accommodate auto - oriented commerce and the needs of people traveling on highways. Large recreational facilities and some "heavy commercial" uses are also common. Typical uses include motels, gas stations, truck stops, restaurants, automobile sales, auto repair shops, bowling alleys, driving ranges, skating rinks, souvenir shops, car washes, and nurseries. b. Locational Criteria: CT areas may be along Highway 99, Highway 59, and Highway 140. c. Land Use Intensity: The land use intensity within the CT classification is a average Floor Area Ratio (FAR) of 0.35 square feet of building area per square foot of net acreage of an individual site (or 0.27 when applied to gross acres). 3fi8 �Q F) CG (General Commercial) a. Purpose and Intent. To provide areas for general commercial uses which are typically land - intensive commercial operations and involve some light manufacturing, repair, or wholesale sale of goods. They may involve transport of materials by heavy trucks and can require large loading and docking areas, which create interface problems with retail uses. Typical uses include lumberyards, automobile wrecking yards, farm equipment or mobile home sales, building supplies, heavy equipment repair, warehousing, machine shops, print shops, nurseries, kennels, and cemeteries. b. Locational Criteria: CG areas may be designated in a variety of locations with good highway access and in the vicinity of established industrial centers. Most general commercial uses in Merced are located along 16'" Street, Martin Luther King Jr. Way, and South Highway 59. c. Land Use Intensity: The land use intensity within the CG classification is an average Floor Area Ratio (FAR) of 0.35 square feet of building area per square foot of net acreage of an individual site (or 0.27 when applied to gross acres). 3-69 2015 3) BUSINESS PARK DESIGNATIONS A) BP Business Park) a. Purpose and Intent: To provide areas for a mix of commercial, office, and industrial uses with shared access and parking facilities. Uses could include a wide variety of light manufacturing, warehousing, office and service business activities. b. Locational Criteria: BP areas may be designated in a variety of areas with good access, close to residential population centers and urban service centers to minimize vehicle traffic generation and trip length. c Land Use Intensity: The land use intensity within the BP classification is a average Floor Area Ratio (FAR) of 0.40 square feet of building area per square foot of net acreage of an individual site (or 0.17 when applied to gross acres). 0 • � (d rision • 4) INDUSTRIAL LAND USE Licht Industrial: Light Industrial DESIGNATIONS uses encompass most types of light A) IND (Industrial) manufacturing, wholesale, and storage activities, such as a Purpose and Intent: To provide warehousing/distribution facilities, for industrial uses in the Merced packaging, light fabrication and SUDP. This designation provides assembly, soft drink bottling, for the full range of industrial uses, manufacturing of electronic devices, including but not limited to lumberyards, public utility manufacturing, food processing, substations, corporation yards, and trucking, packing, and recycling, as nurseries. The Western Industrial well as those enterprises which may Park and Airport Industrial Park are want to combine office and Merced's two existing light production aspects of their business industrial areas. Light industrial in the same complex. uses are usually compatible with b. Locational Criteria: IND areas surrounding commercial and may be designated in a variety of residential development. locations which are served by a Heavy Industrial: Heavy industry, state highway or major arterial, rail which in Merced is concentrated in and/or air transportation access. the Santa Fe Industrial Park along c Land Use Intensity. The land Highway 140, allows heavy manu- • use intensity within the IND Land facturing, food processing, metal Use Classification area is a average fabricating plants, railroad yards, Floor Area Ratio of approximately truck depots, etc. Such uses are 0.30 to 0.50 square feet of building best located away from residential per square foot of net acreage of an and most commercial development individual site (or around 0.17 when because of potentially undesirable applied to gross acres). noise, odor, and traffic impacts. d Use Classifications: Several Light industrial uses can also be types of industrial uses can be located in heavy industrial areas. proposed within an area designated However, to use up limited heavy IND and appropriately zoned. industrial capacity for other land Compatible industrial use types uses could create long -term include: capacity problems. I� 3 -70 y\ 5 1 _! 3 -70 y\ 5 5) RESERVE LAND USE DESIGNATIONS A) RES -R (Residential Reserve) a Purpose and Intent: To provide areas for future urban density residential expansion within the Merced SUDP. This classification is to be combined with an interim use classification, such as Agriculture, which maintains existing use practices in the area but establishes expected future uses based on need. b. Locational Criteria: RES -R areas may be designated within the Merced SUDP along the urban fringe where growth is not expected within the planning period, and within Specific Plan areas where additional planning is necessary before precise land use designations are determined . r- Land Use Intensity: The land use intensity within the RES -R Land Use Classification is the same as for the LD classification (2.0 to 6.0 dwelling units per gross acre). However, this density would not apply until the area is redesignated as "Residential' and annexed. In accordance with the City/County Tax Sharing Agreement adopted in 1997, the County can continue to implement existing urban zoning if development adheres to adopted City standards, however, lands zoned A -1 (General Agricultural) will remain rural in character until annexed into the City. B) COM -R (Commercial Reserve) a. Purpose and Intent: To provide areas for future commercial 3 -71 Merced 1 ision 1015 General expansion within the Merced SUDP. This classification is to be combined with an interim use classification, such as Agriculture, which maintains existing use practices in the area but establishes expected future uses based on need and infrastructure improvements. b. Locational Criteria: COM -R areas should be designated along major thoroughfares or adjacent to highway interchanges where commercial land use is anticipated beyond the 20 -year life of this General Plan. c- Land Use Intensity: The land use intensity within the COM -R Land Use Classification is the same as for the CN classification (0.35 square feet of building per square foot of net area of an individual site). However, this FAR will not apply until the area is redesignated as "Commercial' and annexed. In accordance with the City/County Tax Sharing Agreement adopted in 1997, the County can continue to implement existing urban zoning if development adheres to adopted City standards, however, lands zoned A -1 (General Agricultural) will remain rural in character until annexed into the City. C) IND -R Qndustrial Reserve) a Purpose and Intent: To provide areas for future industrial expansion within the Merced SUDP. This classification is to be combined with an interim use classification, such as Agriculture, which maintains existing use practices in the area but establishes expected future uses based on need. ,0 0 ��tb Merced Vision 2015 • b. Locational Criteria: IND -R areas may be designated in and around established or designated Industrial areas within the Merced SUDP, or in areas identified as having unique industrial utility due to factors such as proximity to transportation, utilities or other necessary industrial infrastructure. c- Land Use Intensity: The land use intensity within the IND -R Land Use Classification is the same as for the IND classification (0.30 to 0.50 square feet of building per square foot of net acres of an individual site). However, this FAR will not apply until the area is redesignated as "Industrial" and annexed. In accordance with the City /County Tax Sharing Agreement adopted in 1997, the . County can continue to implement existing urban zoning if develop- ment adheres to adopted City standards, however, lands zoned A- 1 (General Agricultural) will remain rural in character until annexed into the City. D) BP -R (Business Park Reserve) a. Purpose and Intent. To provide areas for future business park expansion within the Merced SUDP. This classification is to be combined with an interim use classification, such as Agriculture, which maintains existing use practices in the area but establishes expected future uses based on need and infrastructure improvements. b. Locational Criteria: BP -R areas may be designated in a variety of areas with good access, close to residential population centers and urban service centers, to minimize 3 -72 vehicle traffic generation and trip length where business park use is anticipated beyond the 20 -year life of this General Plan. a Land Use Intensity: The land use intensity within the BP -R Land Use Classification is the same as for the BP classification (0.40 square feet of building per square foot of net area of an individual site). However, this FAR will not apply until the area is redesignated as BP and annexed. In accordance with the City /County Tax Sharing Agreement adopted in 1997, the County can continue to implement existing urban zoning if develop- ment adheres to adopted City standards, however, lands zoned A- 1 (General Agricultural) will remain rural in character until annexed into the City. E) Al (Area of Interest) a. Purpose and Intent: In accordance with the Merced County General Plan, this designation is applied to areas located outside the City's SUDP proximate to City territory, but not currently planned for annexation or City service, whose development may impact City planning efforts. b. Locational Criteria: AI areas, designated north of the City's SUDP, are identified as part of the urban growth area for the City though the year 2030. An AI "greenbelt" is also located to the west of the SUDP between Merced and Atwater (Section 2.6.3), and an additional AI may be designated in conjunction with the County east of Lake Road. a11 c Land Use Intensity: Develop- ment in these Areas of Interest is generally limited to agricultural and open space uses, except for areas where substantial urban develop- ment exists. Development pro- posals creating parcel sizes of less than 20 acres in size would be deemed inconsistent with the pur- pose and intent of this land use policy except were the parcel is being created for public use or benefit. 6) OTHER LAND USE DESIGNATIONS A) P/G (Public /Government) a. Purpose and Intent. To provide public facilities such as schools, fire stations, police stations, public buildings (libraries, courthouse, public offices, etc.) and similar types of public uses and facilities. b. Locational Criteria: P/G areas may be designated in areas according to demonstrated public need, standard public facility location criteria, and procedures applicable to the type of public use. c Land Use Intensity: The lands designated for public facilities and uses are not governed by the normal standards of density and intensity of use applied to other land use classifications. 3 -73 Merced Vision 2015 B) OS -PK (Open Space - Park/Recreation Facility) a. Purpose and Intent: To provide public and private open space for both passive and active outdoor recreation. b. Locational Criteria: OS -PK areas may be designated in areas containing public parks, golf courses, greens, commons, play - grounds, landscape areas and similar types of public and private open spaces. "Floating" park and school sites are shown on the Land Use Diagram with asterisks ( *) to indicate need for such uses in a general area for which no precise location has been identified. c. Land Use Intensity: Residential and commercial development is limited within areas classified as OS -PK. Limited service com- mercial activity may be accommod- ated within this land use class- ification, provided it is directly related to the recreation activity conducted on site and the Floor Area Ratio does not exceed 0.10. 'FLOOR AREA RATIO (FAR): The gross floor area of all buildings on a lot divided by the lot area. For example, a building of 10,000 square feet on a 10,000�quar foot la would result in a FAR of 1.0. It is a measure of development intensity. In the above example, a 5,000 -squar foot building but two stories in height would have the same FAR. Merced Vsion 2015 General Plan Table 3.2 Standards of Population Density and Building Intensity ' I Residential Table 3.2 Standards of Population Density and Building Intensity •.• • , ® j///////////// 1 , • 1 j / /// / / i//// / / /ii • = �/ / /// /// 0111/// �O//O10/0000i%/OO1/% %OOO/O11111/.%OOO10i Business Park V00001 /1 /Oi 1 1 0110111//10110��//101110 off OOKMITIM 1 i ' • ' m0111111111110��111111111 /11��O1/O11/1111Oi X1111111% • , y6 ' I Residential Avera a .. g Residential ' Poou lation Low-Medium Densiti�=���Wl Density jVet Average' Person/ High-Medium Densitv 11/ (UmtslGross Floor Area' Persons! Acre LandUse Desi nation - Zoniu +' Acre Ratio AR) Housin " iJmt ` e ' •.• • , ® j///////////// 1 , • 1 j / /// / / i//// / / /ii • = �/ / /// /// 0111/// �O//O10/0000i%/OO1/% %OOO/O11111/.%OOO10i Business Park V00001 /1 /Oi 1 1 0110111//10110��//101110 off OOKMITIM 1 i ' • ' m0111111111110��111111111 /11��O1/O11/1111Oi X1111111% • , y6 ' I Low-Medium Densiti�=���Wl High-Medium Densitv 11/ Mobile Home Park (RMH, Village Core Residential S SON OWU r CommerciaMofessional ' •, ,•. ® ®i////0/00, � �//// " ////// / / /i// / / / /// // Convenience y6 3.10 APPENDIX 3.10.1 Residential Land Needs The amount of residential land which the City would need to provide to accommodate expected residential development through the year 2015 and beyond was calculated based on projected population growth. Table 3.3 illustrates the expected population growth within the Merced SUDP, including U.C. off - campus growth through the Year 2035 (expected build -out year of the campus). These projections were derived from population projections for Merced County developed by the Merced County Association of Governments (based on California Department of Finance projections) and estimated population impacts from the UC San Joaquin Site Selection Environmental Impact Report. From these population projections the number of dwelling units were derived, Plan assuming 3.02 persons per dwelling unit. The number of acres needed for each five -year interval were then determined assuming an average of 5.0 single - family dwelling units per acre and 14.0 multi- family dwelling units per acre. These acreage figures were then added to the amount of developed residential land in the City in 1990. Table 3.4 illustrates the estimated number of residential acres which will need to be developed to accommodate the expected population growth. The table also indicates the number of acres of residential land which are included on the Land Use Diagram. The table shows that the City will have sufficient land to. accommodate the expected population growth at least through the Year 2015. Table 3.3 City of Merced Population Projections (1990 to 2035) Year ` ^i Ci 20]5 SUDP . U:C: Off cum Total , '.: Pecceut of.Counf 1990 60,900 0 60,900 34.1% 1995 73,830 0 73,830 35.2% 2000 84,940 0 84,940 35.5% 2005 100,880 0 100,880 36.5% 2010 116,800 5,850 122,650 38.3% 2015 133,250 12,100 145,350 39.2% 2020 149,700 18,360 168,060 39.7% 2035 202.070 37,140 239,210 42.3% 3 -75 0 0 YJ 0 L] Irision 2015 General Plan Table 3.4 City of Merced Residential Land Needs (1995 to 2035) Year.. :.AddiWo: M&a0l"-' 'aaaea I -TT-:.,�(4V 1- A -vw Id 1990,61 V11f1111Z111111A 11,530 4,600 7,510 1 670 5,270 1995 13,000 4,300 2,580 520 1,720 120 640 5,910 2000 11,100 3.680 2,200 440 1,480 110 550 61490 2005 15,900 5,270 3,160 630 2,110 150 780 7,270 2010 21,800 7,220 4,330 870 2,890 210 1,080 81350 2015 22,700 7,520 4,510 900 3,010 220 1,120 9,47" Residential Acres Proposed in SUDP 11,670 2020 1 22,700 1 7,520 1 4,510 900 3,016 1 220 1,120 10,590 2035 1 71,100 1 23,540 1 14,120 2,820 9,420 1 670 3,490 1 14,080 Motes: (1) Includes Expanded SUDP and U. C. off-campus growth (2) Assuming 3.02peopleperdwelling unit, starting in 1995 (3) Housing figures include number of units needed to maintain a 5% vacancy rate (4) Assuming 60% of units are single-family and 40% are multi family. starting in 1995 (5) Assuming 5.0 unitslacrefor single-family and 14.0 uniWacreformulti-family (6) 1990figums are total numbers ofdeveloped units and acres within the City SUDP 3-76 3 0, 3.10.2 Commercial and Industrial Land Needs In 1994, the City of Merced Commercial and Industrial Land Study (1994 -2010) was developed as a background document to the General Plan Update. The study attempted to determine what the City's commercial and industrial land needs would be over a fifteen - year - period. This information has subsequently been modified to reflect revised population and employment projections based on the decision to locate the University of California (UC) campus at Lake Yosemite. Commercial and industrial uses have been designated on the Land Use Diagram generally based on the estimated range of land needs. However, in some instances (i.e. industrial and office uses), more land has been designated than the estimated "need" because of factors previously discussed in Section 3.5.2 and 3.5.3. It will be important to review and update this data from time to time to make sure that the City is 'maintaining an adequate supply of commercial and industrial land. i�IM Job Growth Commercial and industrial land needs are related to the number of jobs the City would need to accommodate during that time. Employment projections for various job sectors were developed by City staff based on data from Merced County employment projections, the UC San Joaquin Environmental Impact Report, the 1990 Census, and the 1987 Census of Manufacturing, Retail, Service, and Wholesale Trade. The job sectors are grouped into three major categories based on the type of land use designation which would be required: • Industrial (construction, manu- facturing, wholesale trade, transportation and public utilities) • Retail commercial (retail); • Office commercial (service, government, and finance/ insurancetreal estate). The number of jobs that will need to be added within each major category for each five -year interval are summarized in Table 3.5 below. Table 3.5 City of Merced Employment Projections By Land Use Category (1990 to 2015 and 2035) Job Sector/ 1990 1995 2000 2005 2010 2015 2035 Industrial Jobs 8,300 9,620 11,220 13,100 15,460 17,640 28,680 Jobs Added in 5 Years +1,320 +1,600 +1,880 +2,360 +2,180 +11,040 Total Jobs Added +9,340 +20,380 Retail Commercial 5,320 6,490 7,910 9,650 11,940 14,160 25,850 Jobs Added in5Years +1,170 +1,420 +1,740 +2,290 +2,220. +11,690 Total Jobs Added +8,840 +20,530 OPriceCommercial 3,350 4,110 5,050 6,220 5,380 5,940 21,690 Jobs Added in 5 Years +760 +940 +1,170 1 -840 1 +560 +15,750 Total Jobs Added I 1 +2,590 +18,340 TOTAL JOBS 16,970 1 20,220 24,180 1 28,970 1 32,780 1 37,740 1 76,220 3 -77 0 E 0 L General Plan Employees Per Acre In order to translate numbers of jobs into numbers of acres of land needed, it was necessary to determine average employee per acre ratios for Merced. These ratios vary widely region by region and industry by industry due to differences in land and construction costs, the use of automated technology vs. labor- intensive operations, etc. This makes it difficult to determine the proper ratio to use, yet it is critical for deriving a good estimate of land needs. Since the ratio is inversely proportional, choosing a ratio which is too high can lead to underestimating one's land needs while a ratio which is too low can lead to an oversupply of land. Various sources for determining ratios for Merced were explored, including a sample survey of major employers, other cities' plans, and other regional planning studies. Because of the above factors, it was determined that a range of ratios should be used. The following employee per acre ratios best described the existing and expected future needs of the City: a) 5.0 to 15.0 employees per industrial acre; b) 5.0 to 15.0 employees per retail commercial acre; and c) 8.0 to 15.0 employees per office commercial acre. Inventory of Developed Land From the Merced County Association of Governments, an inventory of developed City commercial, industrial, and residential land for 1990 was obtained. Table 3.6 below summarizes the results. Acreage Needs Using the City employment projections and the above employee per acre ratios, the estimated number of acres the City would need to add to the existing inventory of industrial, commercial, and office acreage through the year 2015 was calculated. Table 3.7 on the next page summarizes the City's range of commercial and industrial land needs, which varies widely depending on the numbers of employees per acre that is assumed. These ranges can be compared with the amount of commercial and industrial land designated on the Land Use Diagram (Table 3.7). As discussed previously in this chapter, it is necessary with some industrial and office development to plan for more than may be needed due to the importance of location, changing demographics, and other factors. Table 3.6 Developed Land within the City Limits 3 -78 Designated Wrthtn * ;3 Total } f c,ty Limits a3 Y; Vacant La nd � �` peveloped Land': „ Zouin Of Laird 1990 - .. 1990 M% Industrial 1,750 650 1,100 Retail Commercial 1,050 150 900 Office Commercial 260 40 220 3 -78 General Plan Table 3.7 Commercial and Industrial Land Needs (1995 to 2015 and 2035) LAND USE .. Acres Needed ::• r 1990 " 1995 i'? 2000' 2005 ' ` 2010 .,`2015. < 2035 s'- 5,190 Additional Acres 1MDUMRLtr, (5.0 Employees/Acre) 1,100 1,370 1,690 2,070 2,540 2,980 5,190 Additional Acres +170 +310 +380 +470 +440 +1,110 Total Acres Added +4,090 (10.OEmployees/Acre) 1,100 1,230 1,390 1,580 1,820 2,040 3,140 Additional Acres +130 +160 +190 +240 +120 +1100 Total Acres Added +2,040 (15.0 Employees/Acre) 1,100 1,190 1,300 1,430 1,590 1,740 2,480 Additional Acres +90 +110 +130 +160 +150 +740 Total Acres Added +1,380 RANGE (with 10% 1,910 to 2,730 to vacant reserve Added) - - - - - - 3 ,2gp - x..5,710 Industrial Land in SUDP* 3,220 RETAU. COMMERmAr, (5.0 Employees/Acre) 900 1,130 1,410 1,760 2,220 2,660 5,000 Additional Acres +130 +180 +350 +460 +440 +1,340 Total Acres Added +4,100 (10.0 Employees/Acre) 900 1,020 1,160 1,330 1,560 1,780 2,950 Additional Acres +120 +140 +170 +130 +220 +1,170 Total Acres Added +2.050 (15.OEmployees/Acre) 900 980 1,080 1,200 1,350 1,500 2,280 Additional Acres +80 +100 +120 +150 +150 +780 Total Acres Added +1,380 RANGE (with 10% 1,650 to 2;510 to vacant reserve added) _ 2,930 -5500 Retail Commercial Land in SUDP* 1,960 OFFICE COMMERCIAL (8.0 Employees/Acre) 220 320 440 590 480 550 2,520 Additional Acres +100 +120 +150 -110 +70 +1,970 Total Acres Added +1,300 (10.0 Employees/Acre) 220 300 390 510 430 490 2,070 Additional Acres +80 +90 +120 -80 +60 +1,580 Total Acres Added +1,850 (15.0 Employees/Acre) 220 270 330 410 350 390 1,440 Additional Acres +50 +60 +80 -60 +40 +1,050 Total Acres Added +1,120 RANGE (with 10% 430 to 1,580 to vacant reserve added) 610 ,2.770 O>itce- Commercial Land in SUDP* 1_400 *Includes] 13 (300 acres) of Business Park Total Acreage (900 acres) 3 -79 0 0 1)65 J