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HomeMy WebLinkAboutSS3 - Joint City Council - Planning Commission SessionC� CITY OF NEWPORT BEACH CITY COUNCIL STAFF REPORT Study Session No. 3 April 13, 2004 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Planning Department Tamara Campbell, Senior Planner 949 -644 -3238 tcampbell@city.newport-beach.ca.us SUBJECT: Joint City Council /Planning Commission Study Session General Plan Update — Planning Issues Report The General Plan Update Scope of Work identifies periodic study sessions of the Planning Commission and City Council when key elements of the process are completed. Recently, the General Plan Update Committee (GPUC) and the General Plan Advisory Committee • (GPAC) reviewed an important document that sets the stage for future General Plan work. The attached issues report identifies all the planning issues identified in the visioning process and during the compilation of background information which will have to be addressed in the update. In some cases, issues are identified that will need to be resolved with policies, and in other cases, they are facts or circumstances that need to be accounted for during our planning process. During this study session, the City Council and Planning Commission are asked to review the attached report and identify any issues that need clarification or deletion. In addition, any new issues identified during the study session should be discussed and direction provided. Other items recently completed include the Technical Background Report (TBR), a 900 - page compilation of data and previously written studies. The background report includes previously reviewed studies on traffic, retail market, fiscal impact, biological resources and hazards, as well as newly compiled information on land use, infrastructure, public services and public safety. This information will be used in the existing setting sections of the updated General Plan and the EIR and was also used to identify planning issues put forth in the Planning Issues Report. Future GPAC efforts will include the discussion of "Guiding Principles" designed to assist with the formulation of land use alternatives and policies. Principles to be considered relate to Economic Development, Hotels/Motels and Harbor Development. Other "Guiding Principles" will be developed relating to Community Character, Affordable Housing, • Mobility, Conservation and Hazards. These Guiding Principles will be reviewed at another study session of the City Council and Planning Commission before GPAC begins General Plan Update — Planning Issues Report April 13, 2004 Page 2 subcommittee discussions on land use altematives for geographic sub -areas of the • community. Prepared by: Submitted by: amara Campbel , nior anner Sharon Z. Wood sis ant City Manager Attachment: Planning Issues Report • • C J • CITY OF NEWPORT BEACH PLANNING ISSUES REPORT This document presents a summary of the issues that have been identified through the public Visioning Process, and technical research and analyses as conducted by City staff and their consultants during preparation of the Technical Background Report (TBR) prepared for the update of the General Plan. Issues defined here represent opportunities, constraints, and challenges facing the City of Newport Beach as related to each of the General Plan elements. These are an important component of the planning process as they provide a basis for which goals, policies, and implementation programs will be incorporated into the updated General Plan. Issues identified by the General Plan Advisory Committee (GPAC) and participants of the Visioning Process are shown in the first column, while issues identified based on research for the TBR are shown in the second column. Checkmarks are placed under the column headings "Policy" and/or "Framework" indicating the statement may be addressed by policy, or provides a fact that should be considered in the update of the General Plan. Visioning participants desire an ✓ appropriate mix of uses that sustains Newport Beach as primarily a residential beach town with broad appeal as a tourist destination. There is concern over the potential ✓ impacts of new development on the City's community character. As the City's available vacant properties ✓ planned for development are built out, any additional development will occur as infill or re -use of existing properties, possibly including structures that integrate housing with commercial uses (mixed -use). The Greenlight Initiative (Measure S) ✓ requires residents to vote on development proposals that exceed limits established in the General Plan (i.e., 100 homes, 100 peak hour car trips, or 40,000 square feet of commercial building space) General Plan Technical Background Report City of Newport Beach Planning Issues Report wskfft TedinkalBack ouid Report ✓ Frwwwork development include Mariner's Mile, Opportunities for new housing units are ✓ Central Balboa, Cannery Village, limited as there are few vacant parcels McFadden Square, Lido Marina Village, available for development. Assuming the Airport Business Area, and Newport development of Banning Ranch, Southern Center. California Association of Governments' Rezoning of underutilized commercial (SCAG) projected housing need for the ✓ lands for residential or mixed -use City of 1,421 new households of varying development should be considered, income levels for 2000 -2005 could be particularly Central Balboa and accommodated. McFadden Square. Some older residential areas (e.g., Corona ✓ del Mar and Lido Isle) have been developed with two housing units built on three legal lots. Legally, these homes could be demolished and replaced with housing built on each legal lot of record, increasing overall development densities. While larger residential homes and their ✓ effects is a trend of major concern to many in Newport Beach, residents have mixed opinions on whether existing regulations are sufficient for now. Some residents feel "mansionization" should be controlled, while others feel larger homes contribute to higher property values in the City. The appropriate scale varies by neighborhood and geographic area. {§.rY'.� ` =yf a. �QQ'YS�.AInf: Ix Specific areas appropriate for mixed -use In addition to the specific areas identified ✓ development include Mariner's Mile, in the Visioning process, other areas within Central Balboa, Cannery Village, the City may be suitable for mixed -use McFadden Square, Lido Marina Village, development. the Airport Business Area, and Newport Center. Rezoning of underutilized commercial ✓ lands for residential or mixed -use development should be considered, particularly Central Balboa and McFadden Square. City of Newport Beach • • • • • E Land Use Too," !Vg�w = Policy Rxrwwork . ¢•. k•:� �. i.. c NERWORK, . 1 , neighborhoods throughout the City is an Six areas have been identified as Specific ✓ ongoing concern. Plan areas in the existing land use element: Mariner's Mile, Cannery . Village/ McFadden Square, Newport Shores, Santa Ana Heights, Central Balboa, and Old RiicSYi Newport Blvd. In addition, it is the intent The ability to increase parklands is ✓ to formulate a Specific Plan for Corona del constrained by the land costs and lack of Mar. availability of developable properties. Programs have been developed for the ✓ improvement of several community areas, exist in West Newport and the Banning including the Balboa Sign Overlay, Ranch area. Active parks are a particular Mariner's Mile Design Framework, Central need on the west side of the city. Balboa Public Improvements, and Corona Gymnasiums represent a need as some ✓ del Mar Vision 2004 Plan. facilities are currently rented from private ResldentM.Wdo nmerdid.Interface The impact of traffic on residential With the exception of the Airport Business ✓ neighborhoods throughout the City is an area and Newport Center, most ongoing concern. commercial areas are in close proximity to residential neighborhoods, which can create conflicts due to traffic, parking, air and noise pollution. RiicSYi arid'. n Spate The ability to increase parklands is ✓ ✓ constrained by the land costs and lack of availability of developable properties. Opportunities for park space acquisitions exist in West Newport and the Banning Ranch area. Active parks are a particular need on the west side of the city. Gymnasiums represent a need as some ✓ facilities are currently rented from private sources. Lighted athletic fields have been identified ✓ as a particular recreational need. Banning Ranch includes open space ✓ opportunities, which could be reduced through development. Development of tidelands or other public ✓ lands is opposed, while many favor the preservation of such areas. General Plan Technical Background Report City of Newport Beach Planning Issues Report Vhkowng Technical Background ROW Polky Framework The City's ecologically sensitive areas are a ✓ critical natural resource that limit active recreational opportunities and provide mote passive use of these areas. Santa Ana Heights is the City's only ✓ equesttian area, and there is interest in Residents ate divided over the need to preserve Banning Ranch as an open space opportunity or to develop it fot needed housing. Development would potentially affect the aesthetic value of natutal open space currently afforded by the area. Ranch GPAC members feel that the discussion ✓ tegatding the future of Banning Ranch future should not be limited, and also include assessment of mote options. Santa Ana Heights Mariners Mile Santa Ana Heights appeats to lack most neighborhood serving commetcial uses, such as grocery stores, banks, gyms, and testautants. ✓ As a recent annexation, much of the ✓ existing development does not comply with Newport Beach's standatds and zoning code violations ate commonplace. Santa Ana Heights is the City's only ✓ equesttian area, and there is interest in maintaining it without impacting Some conflict has atisen between neighboring residential areas or the ✓ commercial uses along Coast Hwy and environment. Mariners Mile City of Newport Beach • C 11 Matinet's Mile is chatacretized by a wide ✓ diversity and a ftagmented pattetn of uses — matine, highway oriented, local - serving tetail, etc. At issue are the apptoptiate type, mix, and scale of uses and future development, including the apptoptiateness of matine and visitot- serving uses. Some conflict has atisen between ✓ commercial uses along Coast Hwy and tesidential uses on the bluffs above Matinet's Mile. City of Newport Beach • C 11 • u Land Use Visioning Technical Background ReW policy Framework Mixed -use represents an opportunity for Portions of Mariner's Mile are vacant and ✓ development. underdeveloped and provide opportunities for new development. Impacts of new development on Coast Highway's traffic are of concern. ✓ In Mariner's Mile, some marine - related ✓ uses are leaving the area. There may be some pressure to transition sites devoted to uses such as boat sales to more intensive uses. ✓ Multiple property ownerships may ✓ complicate coordination of a cohesive pattern of development. There has been discussion of developing a ✓ boardwalk along the waterfront area. Issues ✓ associated with a new boardwalk would involve access and parking as well as economic feasibility. Old Newport Blvd./West Newport Industrial Lido Marina Village /City Hall Mixed -use represents an opportunity for Lido Village has experienced a high number ✓ development. of building vacancies. At issue, is the appropriate type and scale of development • that will enhance its character. General Plan Technical Background Reporl The expansion of Hoag Hospital offers ✓ opportunities for the development of medical - related uses within the West Newport Industrial area and Old Newport Boulevard. Old Newport Boulevard contains a ✓ fragmented mix of uses resulting from its evolution as a retail thoroughfare to a secondary roadway with increased development of medical offices. An issue is the character of the West ✓ Newport Industrial area — whether it should change to accommodate residential or other uses, or remain a small -scale industrial area. Multiple ownership of individual parcels ✓ inhibits the area's cohesive and integrated development. Lido Marina Village /City Hall Mixed -use represents an opportunity for Lido Village has experienced a high number ✓ development. of building vacancies. At issue, is the appropriate type and scale of development • that will enhance its character. General Plan Technical Background Reporl City of Newport Beach Planning Issues Report W310"Ing Technical Background Policy Framework development. Parking in the area may be inadequate to ✓ support full occupancy of the commercial uses. Multiple ownership of individual parcels ✓ inhibits the area's cohesive and integrated development. There is question whether City Hall is City Hall is considered to be too small to ✓ still located centrally for its residents. function as the administrative center of the ✓ City. Cannery Village Mixed -use represents an opportunity for Requests for large- scale, multi -lot ✓ development. developments in Cannery Village could impact the area's character with increased traffic and parking demand. Mixed -use issues such as building design, ✓ type of commercial uses, and ensuring the compatibility of residential uses need to be addressed in new development. Multiple ownership of individual parcels ✓ inhibits the area's cohesive and integrated development. McFadden Square Mixed -use represents an opportunity for ✓ development. Central Balboa Year -round tourism on Balboa Peninsula ✓ is inadequate to support all commercial areas and interest has been expressed to rezone areas for residential or mixed -use development. Corona Del Mar The business community and residents Traffic congestion on Pacific Coast ✓ have expressed a desire to improve or Highway may conflict with the intended enhance the Corona del Mar's village pedestrian nature of the Corona del Mar character through installation of area. In addition, parking deficiencies streetscape amenities or other present conflicts with adjacent residential improvements. neighborhoods as customers encroach upon residential street parking. City of Newport Beach • E • n • • \J Land Use Visioning I Technical Background Report Polky I Framework Newport Center /Fashion Island Fashion Island: a majority of residents There is zoning capacity for additional ✓ and businesses support keeping retail development, though, there is a question space at current levels, but many are still regarding the adequacy of demand for willing to back expansion of existing office and/or hotel uses to support ✓ stores and moderate increases for new additional development. businesses. present an opportunity for re -use or Newport Center: a majority of residents redevelopment. The City's Economic ✓ and businesses support little or no change Development Committee has studied the to Newport Center, but some are willing redevelopment of the airport area in order to allow growth for existing companies. to maximize productivity of the area for Newport Center: adding residential uses property owners and the City. New ✓ represents an opportunity for future development could have impacts on the development. residential community, and /or require Airport Business Area Support for land use strategies that ✓ prevent the expansion of John Wayne Airport. New mixed -use and residential uses The Airport Business area has a number of ✓ represent an opportunity for under - performing land uses, which may development. present an opportunity for re -use or redevelopment. The City's Economic Development Committee has studied the redevelopment of the airport area in order to maximize productivity of the area for property owners and the City. New development could have impacts on the residential community, and /or require circulation improvements. Multiple ownership of individual parcels ✓ may constrain new development proposals. A portion of the city is located immediately ✓ adjacent to John Wayne Airport and is therefore subject to compliance with the Orange County Airport Land Use Plan. General Plan Technical Background Report Clty of Newport Beach Planning Issues Report Economic Development Appropriate mix and scale of uses based ✓ on the vision of Newport Beach as primarily a residential beach town that, while attractive to tourists, should not be identified primarily as a tourist destination. There is strong demand for development ✓ based on the City's physical beauty, and resident's purchasing power. Protection and enhancement of harbors ✓ and beaches is a priority, including improvement as recreational areas, resulting in economic benefits. Areas of the City needing revitalization: Opportunities for infill development may ✓ Balboa Village, Mariner's Mile, Old positively contribute to the revitalization of Newport Blvd., Cannery Village, Central an area. Balboa Peninsula, McFadden Square, West Newport (Newport Shores), and the mixed residential /industrial area above Hoag Hospital (West Newport Industrial). The City should be proactive in creating a revitalization vision to help guide future private development. Mixed opinions regarding the potential ✓ impact of economic development on the City, with business owners being slightly more in favor of economic development than residents. The concern here is whether economic development will detract from residents' quality of life. However, when asked if the City should encourage growth in the local economy to help pay for municipal services, a significant majority of those who responded said "yes ", although there was disagreement about how that should be done. City of Newport Beach is is d) • • Economic Development Visioning Technical Back round Re Policy Framework Participants were divided on whether the ✓ City should continue to accommodate job growth. Many felt it is a question of the type of jobs and associated impacts. Those who did express support for growth state that the City should °accommodate" but not "promote" additional employment opportunities. While people want the City to set firm ✓ constraints on development, including expansion of employment centers and hotels, additional development may be acceptable in certain areas under certain conditions. Comnlerdal The City does very well in serving the retail ✓ shopping needs of both residents and visitors. Although the balance between demand and sales is very close, the City actually captures large amounts of spending in some categories from the surrounding region, while losing local spending in other categories. The City's retail base is particularly strong ✓ in boats, autos, restaurants, furniture, apparel, and specialty retail stores. Conversely, relatively large sales leakages ✓ ✓ occur in other general merchandise, family clothing, discount department stores, and home improvement store categories. Most of these spending categories represent "big box" retail store categories that require large tracts of land and seek more central locations than tourist oriented coastal areas. Such uses could possibly be located in the Airport area and in the other areas near the State Route 73 corridor, along with additional service commercial /flex space and car dealerships. General Plan Technical Background Reporl ,i City of Newport Beach Manning Issues Report Wsioning Technical Background ReW Policy Framework The commercial centers in the coastal area ✓ largely serve the visitor market and do not capture a large proportion of residents' spending, with the exception of Corona del Mar, which has the broadest base of local - serving retailers. Except for the Balboa Village area, most of ✓ the coastal commercial centers perform adequately in terms of sales per square foot (so. In Balboa Village, the average is relatively low in a number of the visitor - serving store type categories, reflecting the less accessible location and attractiveness of this older commercial area. Questions have been raised about possibly reducing the amount of commercial zoning in this area. In terms of opportunities for new retail ✓ establishments in the coastal subareas, the focus should be on retail categories that have sales leakage throughout all of Newport Beach and would also be at the appropriate scale of commercial development. Certain specialty retail categories such as music and bookstores would fit these criteria. In Mariners Mile, there may be some ✓ ✓ pressure to transition sites devoted to boat sales to more intensive uses. Lido Marina Village may see pressure for ✓ redevelopment as retail uses underperform. 10 While Newport Beach has a variety of ✓ ✓ meeting facilities, major convention centers are mainly concentrated in Anaheim. More recently, Huntington Beach's new waterfront development poses competition for Newport at the small to mid -size business meeting scale. The lack of larger facilities in Newport limits the City's business trade potential. City of Newport Beach • F_ IL C J 12 • • \J Economic Development Wsloning Technical Background RPW Policy Framexmrk Participants were generally in favor of shipyards and water- dependent ✓ tourism, but divided on providing more manufacturing/repair services with tourist accommodations, including residential uses. lodging. However, if new hotels are to be Marine proponents would like to see ✓ built, most respondents agree they should greater use of limited public shore access be concentrated in the Airport Business sites to increase visitorship or marine ✓ ✓ Area and Newport Center. industry. Additional hotel development in the City Marine uses, such as the harbor and ✓ is an issue for future consideration, as it boating, provide economic benefits to the could have traffic, noise, and visual City as well as recreation and leisure impacts, and could diminish open space. opportunities. Balancing the benefits with Marine Industry Office/industrial Uses Economic pressure continues to replace ✓ ✓ shipyards and water- dependent manufacturing/repair services with residential uses. Marine proponents would like to see ✓ greater use of limited public shore access sites to increase visitorship or marine ✓ ✓ industry. Marine uses, such as the harbor and ✓ boating, provide economic benefits to the City as well as recreation and leisure opportunities. Balancing the benefits with the impacts associated with noise, water, and natural resources is important. The Harbor Commission proposes a ✓ proactive- sustainable growth option for marine uses that projects a diversification, consolidation, and more efficient grouping of marine uses and water- dependent activities (see letter from the Harbor Commission). Office/industrial Uses General Plan Technical Background Report 11 .z Potential exists for transition of older ✓ properties in the Airport Area to more intensive use, as well as the addition of major retail uses in the Airport Area on sites currently occupied by industrial or office uses. Economic pressure threatens the viability of ✓ ✓ light industrial uses in the West Newport Industrial area. General Plan Technical Background Report 11 .z City of Newport Beach Planning Issues Report Moning Technical Background Report Policy Framework There may be the possibility for expansion ✓ of medical uses in the hospital area, particularly medical R &D. The City would benefit from an economic ✓ transition in existing office and industrial spaces toward businesses that generate greater sales tax through off -site product sales. The sales tax is such an important component of the City's fiscal picture, it would be important to consider ways to encourage firms that generate taxable non - retail sales and taxable business -to- business transactions. Population • • Demographics The housing element indicates a trend of ✓ increasing population size for seniors aged 65 and above. This will place greater demand on the City to provide senior - related services and housing. Housing As population within the City increases in ✓ the future the density of residential development might increase. This is likely to take form as infill development because there are limited amounts of undeveloped land not committed to open space. Mobile home units for affordable to low ✓ and /or moderate income households have been converted or are in the process of converting to market rate status. The demand for housing points to a trend ✓ ✓ of declining housing vacancy rates. Coupled with rising prices for housing in Orange County, housing affordability will be further reduced for the local work force. A significant percentage of senior citizens ✓ ✓ live at or below the Federal poverty level. There is insufficient amount of affordable housing for senior citizens (age 65 and older) in the City. 12 City of Newport Beach • • • i�; C J • • Circulation Visioning Technical BackgroundReport fREL Framework The City may need to explore less Consistent with the Regional Housing ✓ ✓ restrictive level of service (LOS) standards Needs Assessment (RHNA) allocation for for unique areas or intersections (e.g., the City, Newport Beach will need to Airport Area) that are already develop approximately 476 new housing experiencing congestion and where units within its 1999 City limits and 945 congestion is expected to occur. new housing units in the Newport Coast and Newport Ridge annexation areas to ✓ ✓ accommodate projected growth in the region by 2005. Specifically, 53 low and 83 moderate income residential units will be needed within the 1999 City boundaries. Within the Newport Coast and Newport Ridge areas, 95 low income residential units will be needed. Banning Ranch is currently designated for ✓ single- family development under Orange County's General Plan. While some housing may be able to be developed under this policy, the site may have environmental constraints that limit the potential for development. As SCAG projects future job growth in the ✓ City in the next decade, additional housing may be needed to accommodate the future workforce. A limited supply of vacant land will ✓ continue to put pressure on housing prices. Circulation Roadway System Input rCtCived during the visioning process suggests that additional traffic /congestion should be discouraged. Encouraging usher modes of tianspmtauvin such as public transit would decrease traffic and congestion. ✓ The City may need to explore less There are intersections with ICU values ✓ ✓ restrictive level of service (LOS) standards greater than 0.90 (LOS "E" or worse) and for unique areas or intersections (e.g., considered deficient per the current Airport Area) that are already Circulation Element for buildout of the experiencing congestion and where adopted General Plan in either peak hour congestion is expected to occur. in the City. Some residential areas experience ✓ ✓ congestion from cut- through traffic. General Plan Technical Background Reporl 13 iW City of Newport Beach Planning Issues Report ywoning Technical Background Report Policy Framework Additional grade separations are ✓ considered to be undesirable. Growth in areas surrounding the City, ✓ ✓ combined with the growth included in the currently adopted land use element, will result in increased congestion, even with the full construction of the Circulation Element roadway system. , Through traffic on key roadways (Coast The levels of through traffic are fairly ✓ Highway, MacArthur Boulevard, etc.) has typical. At the same time, the potential for been identified as a perceived issue. additional through traffic is directly related to the ability of the regional highway system to accommodate ongoing growth in regional traffic. The areas where through traffic have higher occurrences include: Coast Highway in the southernmost portion of the City to MacArthur Boulevard, and the Airport Business area. On Coast Highway, the role of Traffic volumes will increase on Coast ✓ ✓ automobiles should be de- emphasized, Highway resulting from development with enhanced accessibility for other accommodated by the existing General modes (e.g. pedestrian access from the Plan. beach to Mariner's Mile), and traffic in Corona del Mar should be decreased. Peak season volumes have been raised as Roadway volume traffic count data ✓ an issue, especially on the Balboa indicates that summer weekend daily traffic Peninsula. volumes increase by more than 30% on Newport Boulevard south of Coast Highway and Balboa Boulevard east of 20th Street on the Peninsula. The increases in traffic on other roadways throughout the City are relatively modest. Roadway volume traffic count data ✓ indicates that summer weekday daily traffic volumes increased based on data collected on Newport Boulevard in front of City Hall. The increases on mid -week weekdays (Tuesday through Thursday) compared to shoulder season weekday conditions are approximately half of the increase observed for summer weekend day. Summer traffic volume increases on Mondays and Fridays, however, are very similar to the summer weekend day increases. 14 City of Newport Beach • • 11 • E E Circulation " 4.+a ,�, -�,.:. PaHit ,. . Parking in the coastal areas (Balboa The parking issues on the Peninsula and ✓ ✓ Peninsula, Balboa Island, etc.) is generally Balboa Island are well- recognized issues. A viewed as inadequate. parking study was completed by MMA that identifies issues and potential policies to address those. Public Transk 'Ihe City of Newport Beach is committed An established network of bus routes ✓ ✓ to ensuring that public transportation operated by Orange County remains a viable alternative to the Transportation Authority provides access to automobile for residents. Expanding employment centers, shopping and public transit received some support from recreational areas within the City. visioning participants. Although, ridership is low, future public improvements can be designed to promote the use of public transportation as an Efforts could be made to provide frequent alternative to the automobile. Ridership ✓ pedestrian access points from Coast patterns could be assessed to determine if Highway south to Newport Bay. habits or preferences, as opposed to network adequacy, is the contributor to low public transit use. The Centerline project is proposed to be ✓ ✓ located near the City of Newport Beach and provide access to John Wayne Airport. This may provide an opportunity for enhanced alternative mode (non - automotive) accessibility/mobility within the airport area of the City. Pedestrian 6 Bicycle Mobility /Accessibility General Plan Technical Background Report 15 i-) The Newport Beach bikeways and nails ✓ system contains off - street bike paths, sidewalk bikeways, and on- street bike trails. However, the current master planned system is not complete at this time; many linkages remain to be completed. Additionally, an equestrian trail system exists in Santa Ana Heights. Efforts could be made to provide frequent ✓ pedestrian access points from Coast Highway south to Newport Bay. General Plan Technical Background Report 15 i-) City of Newport Beach Planning Issues Report Vilsioning Technical Back round Report Policy Framework Pedestrian access is vital to encouraging Coast Highway is heavily auto - oriented. ✓ alternative travel modes. Mariner's Mile No comprehensive strategy for pedestrian (Coast Highway between Newport improvements exists. Boulevard and the Back Bay Bridge) and Corona del Mar has been raised as a particular concern. ✓ Expansion of John Wayne Airport (SNA) has recently been approved to increase capacity from 8.4 (7.8 of which is used) to 10.8 million travelers (an increase of 38.5 percent over current passengers). SNA will continue to be a regional airport, acting as a secondary facility to Los Angeles International Airport. Concern for retaining the maritime The proximity of Newport Beach to the ✓ ✓ industries (i.e., passenger service to Pacific Ocean creates unique transportation Balboa Island, Balboa Peninsula, and opportunities and conflicts. Specifically, the Catalina Island, as well as water taxi maritime uses around Newport Bay service in the harbor) in the City was a increase traffic congestion in the area. topic of visioning discussions. However, the City's proximity to the Pacific Ocean also allows for alternative travel modes such as the Balboa Ferry, Catalina Ferry, and water taxi service. The City does not have policies and ✓ supporting resources (i.e., truck route map) within the Circulation Element that memorialize the City's truck routes and restrictions. The Diemer and Weymouth Filtration ✓ Plants currently have remaining capacity, but it is not known whether this is sufficient to accommodate future ¢rowth.1 • • Both water treatment plants currently serving Newport Beach also serve much of Los Angeles and Orange counties. Thus, determining whether there is sufficient capacity to serve future development within the Planning Area is not possible. • 16 City of Newport Beach I� • • • Water System VIsioning Technical Background Report Policy Framewotk In addition to the existing groundwater ✓ treatment plant, a new one is being constructed to serve existing development. Although there is currently adequate capacity to serve existing development, it is not known at this time whether these plants can accommodate future growth. The imported water supply for the portion ✓ ✓ of the Planning Area served by the City of Newport Beach is sufficient until 2010, but future improvements to meet the City's imported water demand beyond 2010 will be needed. Orange County Water District (OCWD) ✓ has indicated that groundwater supplies are expected to meet any future demand requirements in Newport Beach for the portion of the Planning Area served by the City until 2020. Under normal conditions, Irvine Ranch ✓ Water District's (IRWD) Water Resources Management Plan indicates that there would be an adequate water supply to meet average and maximum day future demand through 2025. Under drought or source outage (emergency) conditions, maximum month demands under all supply outages, with the exception of two scenarios, would be met. If there were supply outages at the Diemer Filtration Plant or Dyer Road Well Field, IRWD would be unable to provide maximum month demands in any given year through 2025. The Water Master Plan identifies the ✓ ✓ opportunity for increasing recycled water through provision of recycled water from neighboring water districts. The City needs to prepare and adopt a ✓ Recycled Water Ordinance, as required by the 2000 Urban Water Management Plan. There is an opportunity for the City to ✓ consider the implementation of desalination plants. General Plan Technical Background Report 17 City of Newport Beach Planning Issues Report VIsioning Technical Back round Report Policy Framework The City participates in many local and ✓ regional water conservation programs such as the Countywide Low Flush Toilet Retrofit and Rebate Program, and Conjunctive Use Programs. The City also implements urban water conservation practices. As water infrastructure continues to age ✓ and deteriorate, capital expenditures will have to be made for repair and replacement. Wastewater Syst The three wastewater treatment plants have ✓ adequate capacity to serve existing development within the Planning Area. It is not known at this time whether adequate capacity existing to serve future development? The City of Newport Beach 1996 Master ✓ ✓ Plan of Sewers identifies deficiencies, which have yet to be upgraded. As a result of existing system deficiencies, the City has experienced the occurrence of sanitary sewer overflows. As wastewater infrastructure continues to ✓ age and deteriorate, capital expenditures will have to be made for repair and replacement. Storm Drain Systems Portions of the City's existing stormwater ✓ facilities are insufficient to convey the runoff for the 10 -year or 100 -year storm events. In addition, 14 percent of the analyzed streets and existing drainage facilities are insufficient to convey runoff for the 2 -year design storm. F- IL • ' The wastewater treatment plants currently serving Newport Beach also serve customers in central and northwest Orange County. Thus, determining whether there is sufficient capacity to serve future development within the Planning Area is not possible. • 18 City of Newport Beach ^o • L] • Solld Waste Visioning Technica /Background RPW PONCY Framework Although there are no known deficiencies ✓ in the areas of Newport Coast, Newport Ridge, Bay Knolls, and Santa Ana Heights, the Storm Drain Master Plan needs to be updated to include the recently- annexed areas of the City. Maintenance of the stormwater facilities ✓ needs to be increased in order to limit periodic street flooding. Stormwater runoff in the City is impacted ✓ by urban uses and can contain pollutants. Implementation of best management practices designed to prevent and control the contribution of pollutants to the storm drain system are required, as well as many other Federal, State, and local regulations. Solid Waste The three landfills serving the City have ✓ ✓ capacity to serve current development for several years. Specifically, closure dates are estimated to be in 2013 for the Olmda Alpha Sanitary Landfill, 2040 for the Prima Deschecha Sanitary Landfill, and 2024 for the Bowerman Sanitary Landfill. Currently, the City's nonexclusive solid ✓ waste franchise program requires all commercial haulers to recycle at least 50 percent of the waste they collect from the City, which is consistent with the State - established goal. In 2001, the City diverted 49.5 percent of ✓ its overall solid waste stream. With new development and expansion of ✓ existing infrastructure, there is an opportunity for the City to improve upon existing energy conservation programs, as well as pursuing alternative forms of energy sources. General Plan Technical Background Report 19 City of Newport Beach Planning Issues Report Wsloning I Technical Sac round Repod -Micy J framework Fire Protection With development of the Newport Coast ✓ ✓ area, the City may need to relocate an existing fire station in the area to meet anticipated needs at buildout. Response presents a challenge for both fire and emergency medical services, as emergency access is limited in portions of the area to Pacific Coast Highway (PCH) only.' Relocation of Station 1, which serves the ✓ Balboa Peninsula, may be required to better serve the area. If the Banning Ranch area is developed, relocation of Station 2 may be necessary. Areas such as Balboa Peninsula, Balboa ✓ Island, and Corona del Mar contain dense development that have old structures, which may not contain fire -rated building materials or be fitted with fire sprinklers. Thus, these areas present a high -fire hazard, to be subject to rehabilitation and /or additional regulations that increase fire - resistance in these areas. Future increases in growth in the City ✓ could result in increased traffic congestion, which would affect the ability of the Department to respond to emergencies. The Orange County Sheriffs Harbor Patrol ✓ currently provides firefighting services in the Harbor and ocean, which augment land -based firefighting services. Public safety should be a funding priority, ✓ though the issue was not explicitly prioritized, which may indicate an overall satisfaction with the current level of safety service. • • 'Riley, Timothy. 2003. Personal communication with Chief of Newport Beach Fire Department, 11 November. • 20 City of Newport Beach 22 C J E Police Protection Wslonino I Technical Back round Re Wd 1-8&yj Fmmmork Police The existing staffing level of 1.8 officers per ✓ 1,000 residents is below the NBPD's goal of 1.9 officers per 1,000 residents. The City administers the Volunteers in ✓ Policing Program and there are opportunities to expand their presence in the field. With increased population in the furore, ✓ the City may need to expand the services that the NBPD provides in the area of Crime Prevention. With increased population in the future, ✓ the services of the Orange County Sheriffs Harbor Patrol may need to be expanded. The City and County have initiated discussions on whether the City should assume these services. Residents have indicated through the ✓ visioning process that public safety should be a funding priority. Participants did nor explicitly prioritize the issue, which could indicate an overall satisfaction with the current level of safety service. Education Significant issues pertaining to schools in ✓ Newport Beach are nor identified by the Newporr -Mesa School District. The City of Newport Beach is nor ✓ ✓ currently meeting its goal for parkland. As of January 1, 2002, the City was 0.8 acre per one thousand residents below its goal of 5.0 acres of parkland per one thousand residents. The City has identified a 2010 parkland ✓ ✓ need of 455 acres based on population projections; this is 115 acres more than the existing inventory, and approximately 77 acres more than what is expected to be available in 2010. General Plan Technical Background Report 21 v City of Newport Beach Planning Issues Report Wsioning Technical Backwinind Report PollCY Framework Additional population increases are ✓ expected, spurred by infill development and annexations. The demand for recreation facilities will continue to grow and this demand will be compounded with current parkland deficiencies. Although the City is largely urbanized, ✓ there are still several existing vacant parcels of varying size, some of which could be developed for active or passive recreational uses. There are several environmentally sensitive ✓ areas identified by the City and discussed throughout this document, some of which may provide opportunities for passive recreational uses such as nature observation and hiking. It may be a challenge to enhance the recreational and open space qualities of these, while focusing on their sensitivity and overriding need for preservation. Environmental Study Areas located in and ✓ around the Upper Newport Bay and tideland, canyon, and natural areas away from the Upper Bay, such as those found in Newport Coast and Banning Ranch, could be protected and open to the level of public access consistent with this protection. Recreational and commercial use of the ✓ tidelands generates $6 million of annual revenue while yearly expenditures range from $11 to $12 million. However, the City has approved some development on tidelands (e.g., Balboa Bay Club), and is considering additional development at Marina Park. Residents have expressed a strong desire for ✓ additional beach and harbor facilities, such as boat launching and sailing facilities. 22 City of Newport Beach C J C • ^b • • Parks Visioning Technical Background Report EoEL rfamemirk The 1998 Recreation Element identified a ✓ deficiency in lighted sports fields. Meeting this need will be challenging due to the large amount of area required for this park type, the lack of available, suitable land, and the high cost of such land. Regional recreation resources in the City, such as public beaches and the Upper Newport Bay, are not suitable for general park use or for meeting these active sport- recreational needs. The 1998 Recreation Element identified a ✓ deficiency for indoor facilities. Additional indoor facilities could be planned, located preferably within a communiry-level park. The 1998 Recreation Element identified ✓ ✓ that community centers are at maximum capacity during peak hours, which limits the ability to offer additional classes. The statewide effort to reduce class sizes has ✓ ✓ generated the need for additional classroom space at the local level. This could cause the Newport Mesa Unified School District to reactivate "dormant" school sites presently leased to the City for recreational purposes and could impact the availability of sports fields for group sports such as soccer, softball, and little league. The upper Newport Bay is a major ✓ ✓ environmental and recreational resource for the City and the surrounding region. Although located directly in the City of Newport Beach, the Upper Bay is considered a regional resource. Increased and initial preservation of adjacent parcels could contribute to satisfying open space, passive recreation, and resource protection needs for both the region and the City. The 1998 Recreation Element identified a ✓ need for public restrooms at existing beach and harbor facilities. This is a problem for those on boars not equipped with restroom facilities, to visitors to Upper Newport Bay, and on long stretches of beach land without available facilities. General Plan Technical Background Report 23 City of Newport Beach Planning Issues Report Ifisioninq I TKhfdca18wAvnWd&2W Pol Framework Civic and Cultural Amenities One of Newport Beach's amenities is the ✓ breadth of cultural and arts organizations and events, which contribute to an enriched cultural life for its residents and attracts visitors. Residents have expressed a desire for A community cultural arts center has been ✓ additional facilities, but potential identified as a community need. locations for new cultural facilities within the City have not been identified. Biological Upper Newport Bay is one of the largest ✓ coastal wetlands remaining in southern California, and is an ecological resource of national significance. It also provides habitat for threatened species. Areas of Crystal Cove State Beach and ✓ Corona del Mar have been designated a Marine Life Refuge and an Area of Special Biological Significance. Sensitive marine mammals and plants occur ✓ or potentially frequent the nearshore waters along the City coastlines. Eelgrass (Zostera marina) is a marine ✓ resource in Newport Harbor and in Upper Newport Bay that provides important nursery and foraging habitat for a variety of invertebrate and fish species. Sites within Newport Harbor and Upper ✓ ✓ Newport Bay have been identified as eelgrass enhancement sites for a joint U.S. Army Corps of Engineers /County of Orange /City of Newport Beach plan to enhance between 5 and 10 acres of eelgrass in Newport Bay. These sites can also be used to mitigate losses of eelgrass that occur as a result of City harbor projects, as well as individual homeowner dock and seawall construction and/or renovation projects. 24 Oty of Newport Beach • • • 2- • • • Hydrology and Water Quality Ifisioning Technical Background Report Policy Framework Federally or State listed (as endangered or ✓ threatened) plant species and wildlife species occur or have the potential to occur within the City. Additional nonlisted, but "sensitive" wildlife species and "sensitive" plant species occur or potentially occur within the City. Wildlife corridors within the City of ✓ Newport Beach and the SOI provide valuable habitat for many terrestrial wildlife species. A number of features and drainages within ✓ the City of Newport Beach could be delineated as waters of the United States and fall under the jurisdiction the COE, pursuant to Section 404 of the Clean Water Act. A total of 29 Environmental Study Areas ✓ have been identified within the City or SOI: 20 within the Coastal Zone and 9 outside it. The current potential threats to Environmental Study Areas within the City or SOI include water quality, traffic, noise, public access, encroaching development, erosion and sedimentation (i.e. dredging and filling), stormwater runoff, invasive species introductions (i.e. weeds or feral domestic animals). Hydrology Future development is likely to increase the ✓ amount of impervious surfaces, thereby increasing stormwater runoff and sedimentation. This could result in potential deterioration in water quality within the Planning Area, and affect the freshwater wetlands, estuary, upper and lower Newport Bay, and the ocean. Residents would like to make pollution ✓ clean up and the revitalization of beach areas a priority. General Plan Technical Background Report 25 C'dy of Newport Beach Planning Issues Report Visioning Technical Background Report Policy Framework Some bay beaches are impacted by urban Urban activities such as the use of fertilizers ✓ runoff, which brings pollutants such as within the Planning Area contribute to the trash, oils, pesticides, per waste, and trace degradation of existing groundwater metals, all of which may impair wildlife quality. habitat and limit bay users' enjoyment of swimming and other water contact sports. Specifically, degraded water quality of Newport Bay and Semeniuk Slough could increase the number of days the beach is closed. New federal and regional regulations may ✓ require the City to adopt new water quality provisions. Improving water quality was identified as Water quality within Newport Beach is ✓ a funding priority during the City's enhanced through implementation of visioning process. various programs such as the Narional Pollution Elimination Discharge System (NPDES). Under the NPDES, the City is required to obtain and adhere to the municipal storm sewer system permit by implementing best management practices. Natural and man -made activities cause ✓ sedimentation and require dredging in order to improve water quality. As San Diego Creek feeds into Newport Bay, it was channelized so that sediment could be routed to the bay. Three major dredging projects of Newport Bay have occurred, with the last one being in 1998. The Army Corps of Engineers performs annual surveys of the bay to determine if dredging is required. GPAC members recommend rhar the ✓ City define separate water quality and conservation policies for different categories of water resources such as ocean /bay and drinking. Business owners consider the City's water ✓ quality a very important attribute in having a business located in Newport Beach. 26 City of Newport Beach C • L J 9 • • \J Air Quality Visloninq F Technical Bads d Re rt Polk Framework Air Quality Continued development will increase the ✓ amount of air pollutant sources within the Planning Area. The primary source of these emissions will be motor vehicles from travel within the Planning Area, as well as commuters within the South Coast Air Basin. These emissions could be reduced through planning programs that reduce the length and or number of vehicle trips, and encourage residents to work locally, rideshare, or use alternative forms of transportation. Other sources of mobile air emissions could be from aircraft and recreational water craft operating within or in the vicinity of the Planning Area. Continued development will increase the ✓ amount of stationary air pollutant sources within the Planning Area. These sources are from construction activities, implementation of industrial or manufacturing uses, and boilers that provide heat. These emissions will be limited and regulated by the SCAQMD through their New Source Review (NSR) permitting procedures. Vehicles capable of using alternative fuels ✓ and possibly electricity may be commercially available and economically viable in the near future. These vehicles will need a large infrastructure to support and refuel these vehicles before the public can accept them. Topography The existing topography provides a ✓ dramatic backdrop that helps define the visual form of the City. Significant topographic features include the bluffs. General Plan Technical Background Report 27 _c City of Newport Beach Planning Issues Report Vilsioning Technical Background Report Policy Framework Visioning participants indicated the desire ✓ to protect and preserve the bluffs located within the City. Bluffs that were mentioned as particularly significant include Castaways, Banning Ranch, Sunset Ridge, Hoag, Newport Coast, and Irvine Terrace. Some support was expressed for restricting the height and size of homes, establishing large setbacks to protect bluffs, and being more restrictive in the use of variances. Some participants wanted to balance increased controls with the rights of the property owners. In general, the Newport Coast Local ✓ ✓ Coastal Program grading standards tends to locate development on ridges in Newport Coast and Newport Ridge areas in order to maintain the existing topographic form. Visual Resources Protection of public view corridors has As the City contains significant visual ✓ been stated as a priority by Visioning resources—coast, bluffs, hillsides and participants. canyons and much of Newport Beach's character and visual quality derives from its natural setting, it becomes important to protect views and encourage development that enhances such views. While the Draft Local Coastal Program has established design guidelines and setback standards to protect views, these may not be applicable to other areas of concern within the Planning Area. Mansionization of homes may also affect While the City has Shoreline Height ✓ views of bluffs from lower lying areas. Limitation regulations, the According to Visioning participants, "mansionization" of homes upland from development on or near coastal bluffs the coast may affect the community needs to balance land use controls with character of certain neighborhoods and the rights of property owners. have secondary visual impacts. In addition, the City has no regulations that determine the placement of development on bluffs. There is an opportunity to provide vista ✓ turn out points and interpretative signs to add to the quality of life for residents and visitors. 28 City of Newport Beach 11 • • • C J • Mineral Resources VIsioning Technical Background Report Polky Framework State Route 1 (SR -1) is identified as ✓ Eligible for State Scenic Highway designation and could be nominated for the State Scenic Highway program. Trees are an important visual resource ✓ within the Planning Area. City Council Policy G -1 requires trees categorized as landmark, dedicated, or neighborhood trees, which contribute to and give character to an entire neighborhood, be retained. Artificial light and glare impacts from ✓ existing development such as lighted athletic fields, future development, and vehicles can affect existing uses. Visioning participants have expressed a ✓ desire for the City to preserve tidelands and public open space, both of which have the potential to contribute to visual quality. Mineral Resources Future development and /or recreation use ✓ ✓ of the Banning Ranch area could require remediarion and clean -up, as well as be impacted by existing oil operations. Opportunities exist for remediarion and /or ✓ reuse of the 33 abandoned oil well sires concentrated along the northwest boundary and located throughout the Planning Area. Cultural Resources The City does nor have an ordinance to No local historic preservation standards ✓ regulate or protect historic resources, currently exist for potentially historic which could result in the loss of these structures in the Planning Area that are nor resources. Some participants of the already included on an official register. visioning process fear that adoption of Historical structures could be demolished such an ordinance would result in undue or substantially altered to facilitate new property rights restrictions. development (e.g., residential development) if preservation standards are nor developed. General Plan Technical Background Reporl 29 City of Newport Beach Planning Issues Report Valoning Technkat Background Report Policy Framework Development could occur on or directly ✓ adjacent to Native American cultural sites because those cultural resources, although often associated with archaeological sites, are not currently identified. An ad hoc Historic Preservation Advisory In 1992 the Ad Hoc Historic Preservation ✓ ✓ Committee identified over 60 historic Advisory Committee (AHHPAC) applied structures and compiled the City's for inclusion of structures on the Historic Resource Inventory in the early AHHPAC Historical Resources Inventory 1990's. Some residents consider the on the City Register. This and other inventory outdated and limited in scope, unidentified resources in the Planning Area and want a new inventory to be compiled. present opportunities to recognize significant cultural resources. Unknown cultural resources of all types are ✓ subject to an increased risk of damage or destruction as a result of increased human activity (e.g., hiking and other outdoor recreational activity). Protection of the City's historic villages ✓ and their unique character, such as Corona del Mar, Balboa Island, Mariner's Mile, and Lido Marina should be addressed. The City may address these issues by limiting the permitted uses, establishing design guidelines, and establishing a design review process. Coastal The low -lying areas around the City's ✓ ✓ harbor, including the Balboa Peninsula, Newport Bay, Balboa Island, and Lido Isle are susceptible to tsunamis and permanent inundation from sea level rise. Ocean front properties within the City and ✓ ✓ the low -lying areas of Newport Bay are susceptible to storm surges. Natural processes such as long -shore drift, ✓ ✓ stone surge, and sea level rise may lead to coastal erosion involving the City's beaches and bluffs. 30 City of Newport Beach C J • • • • • Seismic Hazards Visionina I Technical end Ree2d Poltc Framework Seismic Hazards Several active and potentially active faults ✓ ✓ have been mapped across or under the City that may generate earthquakes and cause strong seismic ground shaking. Structures located along the City coast, ✓ ✓ around Newport Bay, and the major stream channels within the City are highly susceptible to liquefaction during an earthquake. Sites in the San Joaquin Hills along the ✓ ✓ margins of the larger drainage channels and an area just west of the Santa Ma River outlet that are underlain by alluvial sediments may be particularly vulnerable to seismically induced settlement. The central and eastern portions of ✓ ✓ Newport Beach have steep terrain and are subject to seismically induced slope failure. Geologic The bluffs along Upper Newport Bay, ✓ ✓ Newport Harbor, and the Pacific Ocean along with the steep -sided canyons of the San Joaquin Hills, are highly susceptible to slope instability. The bluffs along the beaches and bays in ✓ ✓ the City are susceptible to erosion, heavy precipitation, and the adverse effects of increased runoff and irrigation from development. Small landslides, slumps, and mudflows may occur throughout the San Joaquin Hills during times of heavy and prolonged rainfall. The lowland areas and canyon bottoms in ✓ ✓ the City are underlain by compressible soils that are subject to soil settlement under loading and are susceptible to the effects of liquefaction when saturated with water. General Plan Technical Background Report 31 City of Newport Beach Planning Issues Report Wsloning Technical Background Polky Framework The thick soil profiles developed on the older marine deposits exposed west of Newport Bay have a moderate expansion potential. Flooding Areas within the City that are located within 100 - and 500 -year flood zones are susceptible to storm - induced flooding. Approximately 75 percent of households ✓ ✓ located in the 100 -year floodplain within the City do not have flood insurance. Potential failure of existing flood retention and water storage structures serving the City may result in flooding of portions of the City. Fire Hazards The eastern portion of the City is ✓ ✓ susceptible to damage from wildland fire, with the undeveloped canyon and hillside areas classified as high fire hazard zones. Transportation corridors cutting through fire -prone areas have increased the potential for fires to impact the southeastern portion of the City. Heavy traffic during peak hours in the City ✓ and long travel distances in the canyon and hillside areas of the southeastern portion of the City can delay fire department responses. Orange County Fire Authority (OCFA) has ✓ ✓ classified the Newport Coast area, Moro Canyon area, and surrounding hillsides to the east of the City as Special Fire Protection Areas (SFPA). When Newport Coast was annexed, the City adopted OCFA's mapping for the area. However, due to new developments in the area, the boundaries for SFPA are changing. 32 City of Newport Beach • • F_ IL -v • L J • Hazardous Materials Management Visioning Technical Background Report ML Framework As structures in older residential areas of the City, including Balboa Peninsula, Balboa Island, and Corona del Mar, may not contain fire -rated building materials or be fitted with fire sprinklers, there is a higher probability of a structural fire impacting adjacent structures. As the City is divided into two regions by Upper and Lower Newport Bay, with approximately one -third of the Fire Department assets located west of Newport Bay and the remaining assets located east of the bay, the limited number of roadways that are available to connect these two sides make it difficult for fire stations on both sides of the bay to support each other during multiple alarm emergencies. However, since the Newport Beach Fire Department is part of a mutual aid agreement with other fire departments within the region, the City can receive aid in emergency situations. With development of Newport Coast in the future, the City may consider the construction of another fire station to serve that area. Hazardous .. - Federal and Stare air quality criteria are expected to become more stringent in the near future. There are two facilities in the Newport ✓ Beach area that are listed in the most recently available Toxics Release Inventory (TRI). These include (1) Conexant Systems Ins. located at 4311 Jamboree Road; and (2) Hixson Metal Finishing located at 829 Production Place. In addition to the two large quantity ✓ hazardous waste generators and approximately 115 small quantiry generators currently in the Newport Beach area, the number of small quantiry generators is expected to increase with additional development in the City. General Plan Technical Background Report 33 City of Newport Beach Planning Issues Report Ifisioning Technical Background Report Policy Framework According to the State Water Resources ✓ Control Board, approximately 29 leaking underground storage tank sites are still in various stages of the remediation process. Due to the medical uses within the ✓ Planning Area, including Hoag Hospital, medical wastes require disposal. Disposal of these wastes is required to be consistent with existing Federal, State, and local regulations. There are two oil fields with active wells ✓ located in the Planning Area. Hazardous materials may be generated in association with the activities in the one oil field located in the City, and the other oil field located primarily within the County, which is considered to be in the City's Sphere of Influence. Natural seepages of gas occur in the western ✓ and southwestern portions of the City, while methane gas associated with an abandoned landfill has been reported near the City's northwestern corner. Strong ground shaking caused by an ✓ earthquake on one of the many faults in the region could cause the release of hazardous materials at any of the hazardous materials facilities in the City. Aviation Hazards Incase of a potential commercial airliner ✓ crash within the City of Newport Beach, the City may want to formalize a Memorandum of Understanding with JWA and the Orange County Fire Authority regarding the response of Aircraft Rescue Fire Fighting (ARFF) vehicles. Direct communication between Traffic ✓ Control at JWA and Fire /Rescue Dispatch for the City of Newport Beach currently does not exist. 34 City of Newport Beach • • • E • E Noise Visioning Technical Background Report Policy Framework A formalized training program involving all ✓ different entities (NBFD, NBPD, OCFA, OC Sheriff) currently does not exist. Continued development will likely increase ✓ the amount of construction noise sources within the Planning Area. These activities will generally occur during daytime hours in accordance with the City of Newport Beach Municipal Code. Continued development will increase the ✓ amount of noise sources within the Planning Area. The primary source of increased noise levels will be motor vehicles (on freeways and arterials). The use of water craft will also contribute to the ambient noise levels. New mechanical equipment will also generate noise, although it will be controlled in accordance with the City of Newport Beach Municipal Code. Increased noise levels at existing noise ✓ sensitive uses — particularly older homes and facilities catering to sensitive receptors located in close proximity to roadways —are a challenge to address since attenuation generally requires the construction of sound walls and /or retrofitting the existing buildings with new windows and ventilation systems. Noise from aircraft at John Wayne Airport ✓ contributes to ambient noise levels in the Planning Area and may need to be addressed if air traffic increases. Nighttime restaurant opportunities and ✓ residential gatherings will continue to generate noise in the Harbor area and throughout the Planning Area, and may warrant distinct actions as new development both generates and is a receptor to nighttime noise. General Plan Technical Background Report 35